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HomeMy WebLinkAbout04-06 Brookland Manor Residential Townhouses - Redbud - BackfileMASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: I--- VDOT Fire Marshal ✓ Sanitation Authority `'-- County Engineer City of Winchester flGIS (Mapping) Inspections Dept. ✓ Parks & Recreation Health Dip"t Winchest * nal Airport One copy of the master development plan application. Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings. Submission Fee TRACKING Date Jt� O Application received 5 s p C- Fee Paid (amount: S� ../ 3• G O ) °G Preliminary MDP heard by Planning Commission - Action taken. ,APPROm-r, 6 Preliminary MDP heard by Board of Supervisors - Action taken: AMOVM lJ� Letter to applicant regarding Board action and revisions (if required). Final MDP submitted with review agency, PC and BOS comments addressed. LoFinal MDP signed by County Administrator and Planning Director (send two copies to applicant). -a` ` o Administratively approved; letter sent to applicant. NOTES: DATE: dG File opened. Q CS( Reference Manual updated/number assigned. 6 d G D-base updated. List of adjoiners given to staff member for verification. One black & white location map requested from Mapping & Graphics. Four sets of labels requested from Data Processing. D File given to Renee' to update Application Action Summary. CLOSE OUT FILE: Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works and Jane Anderson in Real Estate receive a copy of the administrative approval letter. Jane wants a copy of the final action letter even if the application was denied or withdrawn.) ,I „ File stamped approved /denied or"withdrawn." Reference Manual updated. SID /D-base updated. i' given to Renee' for final update to Application Action Summary. File in file drawer. C \CarohCommon\Trackmg shec¢\TRACKING. MDP Rev 01CH03 D.AT�Ef� RECEIVED FROM ADDRESS PC;'`/X r� jGIC FOR tGC� !C DOLLARS $ �✓(> 5-24- (( 2-) ) -1. a MT! AMT. OF CASH ACCOUNT I I AMT. PAID O,S �Q CHECK BALANCE I MONEY DUE ORDER 6 BY 7'VQ '4I rM. Fla copy COUkg of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 April 17, 2007 Mr. David L. Frank Dewberry LLC 1503 Edwards Ferry Road, NE Leesburg, VA 20176 Re: Administrative Approval of Final Master Development Plan #04-06 Brookland Manor Property Identification Number: 54-2-5 & 54-2-6 (Zoning: RP) Dear Mr. Frank: Frederick County administratively approved the above -referenced final master development plan on April 16, 2007. The master development plan is approved for the development of 68 single-family attached (townhouses), 1.36-acre historical out -lot, and two (2) tot lots on a net site area of 8.73 acres within the Red Bud Magisterial District. The property which would comprise this development is located south of Valley Mill Road (Route 659), on Brookland Lane (Route 658). All requirements of the Frederick County Zoning and Subdivision Ordinances have been satisfied in the approved final master development plan, including approval by all relevant review agencies. I am providing you with five (5) signed copies of the approved final master development plan. Please make sure these plans are distributed accordingly. Please note that approval of a subdivision design plan is required prior to the subdivision or development of this parcel. .1. Sincerely, Bernard S. Suchicital Planner I Attachments BSS/dlw cc: Philip Lemieux, Red Bud District Supervisor Gregory Kerr and Christopher Mohn, Red Bud Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue Dave Holliday, 420 West Jubal Early Drive, Suite 103, Winchester, VA 22601 Joe Wilder, Public Works 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Po- 4-G & I' Da. � , "q q=V r, -, k.. Dewberry Transmittal 1503 Edwards Feny Rd., Suite 200 Leesburg, VA 20176 Phone 703-771-8004 Metro 703-478-1335 Fax 703-771-4091 Survey Fax 703-771-2630 Atlanta, GA Fairfax, VA 7 Lanham, MD Q Baltimore, MD Q Fredericksburg, VA Q Leesburg, VA 0 Chicago, II, A Gaithersburg, MD ■ Manassas, VA To: Frederick County Planning 107 North Kent Street, Suite 202 Date: 4/5/2007 Project No: Project Name: Brookland Manor MDP Winchester, Virginia 22601 Reference: Attention: Bernie Suchicital Carbon Copy: we i ransmit: ® as per your request under separate cover by mail by messenger © by pick up ® by overnight carrier ❑K Copies: Date: 7 4/5/2007 the following: © prints specifications © change order shop drawings reproducibles © cd product literature 0 computations © descriptions 0 Number: for: © your approval © your review and comment © your file/use 0 revision and submission FMI distribution 0 Description: ignature sets of Brookland Manor MDP Comments: LEE If enclosures are not w note- n1�An� ---' Transmittal' .. tasto Dewberry & Davis LLC is an equal opportunity employer and as such, complies with Section of Executive order 11246 as amended by Executive order 11357. r- © as requested by ® as approved by ® as submitted for approval by , please acknowledge receipt of enclosures © return enclosures to us Sent by: David Frank • • I'. ***@ ' Dewberry Transmittal � APR 3 2007 1503 Edwards Ferry Rd., Suite 200 Leesburg, VA 20176 Phone 703-771-8004 Metro 703-478-1335 Fax 703-771-4091 Survey Fax 703-771-2630 (] Atlanta, GA ® Fairfax, VA ❑ Lanham, MD ❑E Baltimore, MD ❑ Fredericksburg, VA 0 Leesburg, VA ® Chicago, IL ❑ Gaithersburg, MD ❑ Manassas, VA To: Frederick County Planning and Development Date: 4/2/2007 Project No: 107 North Kent Street Project Name: Brookland Manor MI nchester, Virginia Attention: Bernie Suchicital We Transmit: ❑ as per your request ❑ under separate cover ❑ by mail V by messenger ❑ by pick up ❑ by overnight carrier LI the following: ❑ prints ❑ specifications ❑ change order ❑ " op drawings ❑ reproducibles ❑ cd ❑ product literature ❑ computations ❑ descriptions 171 for: ❑� your approval ❑ your review and comment LI your file/use ❑ revision and submission ❑ distribution ❑ as requested by ❑ as approved by as submitted for approval by ❑ please acknowledge receipt of enclosures return enclosures to us Copies: Date: Number: Description: Final Master Developemnt Plan signature sets 4/2/2007 If enclosures are not as noted please notify us at once Dewberry & Davis LI.0 is an equal opportunity employer and as such, complies with Section of Executive Order 11246 as amended by Executive Order 11357, Transmittal # 14466 Sent by: David Frank CESSIBILITY is A ACC9BILITY ties can approach, enter and exit the work area. Work areas, used only by inmates or detainees and security personnel, or portions of work areas, that are less than 150 square feet and that do not serve holding cells or housing cells required (14 m2) in area and elevated 7 inches (178 mm) or more to be accessible, are not required to be accessible or to be above the ground or finish floor where the elevation is es- served by an accessible route. sential to the function of the space shall be exempt from all 1103.2.14 Fuel -dispensing systems. The operable -equirements. p parts on fuel -dispensing devices shall comply with ICC A117.1, [103.2.4 Detached dwellings. Detached one- and two-fam- Section 308.2.1 or 308.3.1. ly dwellings and accessory structures, and their associated sites and facilities as applicable in Section 101.2, are not re- luired to be accessible. SECTION 1104 1103.2.5 Utility buildings. Occupancies in Group U are ex- ACCESSIBLE ROUTE .mpt from the requirements of this chapter other than the 1104.1 Site arrival points. Accessible routes within the site bllowing: shall be provided from public transportation stops, accessible 1. In agricultural buildings, access is required to paved work areas and areas open to the general public. 2. Private garages or carports that contain required accessible parking. 103.2.6 Construction sites. Structures, sites and equip- ient directly associated with the actual processes of con- truction including, but not limited to, scaffolding, bridging, iaterials hoists, materials storage or construction trailers re not required to be accessible. 103.2.7 Raised areas. Raised areas used primarily for pur- oses of security, life safety or fire safety including, but not mited to, observation galleries, prison guard towers, fire )wers or lifeguard stands are not required to be accessible - to be served by an accessible route. 103.2.8 Limited access spaces. Nonoccupiable spaces ac- .ssed only by ladders, catwalks, crawl spaces, freight ele- ctors or very narrow passageways are not required to be .cessible. 103.2.9 Equipment spaces. Spaces frequented only by :rsonnel for maintenance, repair or monitoring of equip- ent are not required to be accessible. Such spaces include, It are not limited to, elevator pits, elevator penthouses, me- Lanical, electrical or communications equipment rooms, ping or equipment catwalks, water or sewage treatment imp rooms and stations. electric subst o s and trans- rmer vaults, and highway and tunnel utility facilities. 03.2.10 Single -occupant structures. Single -occupant uctures accessed only by passageways below grade or el- ated above grade including, but not limited to, toll booths it are accessed only by underground tunnels, are not re- ired to be accessible. 03.2.11 Residential Group R-1. Buildings of Group R-1 ntaining not more than five sleeping units for rent or hire it are also occupied as the residence of the proprietor are t required to be accessible. 03.2.12 Day care facilities. Where a day care facility roups A-3, E, I-4 and R-3) is part of a dwelling unit, only portion of the structure utilized for the day care facility is uired to be accessible. 13.2.13 Detention and correctional facilities. In deten- i and correctional facilities, common use areas that are parking and accessible passenger loading zones and public streets or sidewalks to the accessible building entrance served. Exception: An accessible route shall not be required be- tween site arrival points and the building or facility entrance if the only means of access between them is a vehicular way not providing for pedestrian access. 1104.2 Within a site. At least one accessible route shall con- nect accessible buildings, accessible facilities, accessible ele- ments and accessible spaces that are on the same site. Exception: An accessible route is not required between ac- cessible buildings, accessible facilities, accessible elements and accessible spaces that have, as the only means of access I between them, a vehicular way not providing for pedestrian access. 1104.3 Connected spaces. When a building, or portion of a building, is required to be accessible, an accessible route shall be provided to each portion of the building, to accessible build- ing entrances connecting accessible pedestrian walkways and the public way. Where only one accessible route is provided, the accessible route shall not pass through kitchens, storage rooms, restrooms, closets or similar spaces. Exceptions: 1. In assembly areas with fixed seating required to be accessible, an accessible route shall not be required to serve fixed seating where wheelchair spaces or desig- nated aisle seats required to be on an accessible route are not provided. 2. Accessible routes shall not be required to mezzanines provided that the building or facility has no more than one story, or where multiple stories are not connected by an accessible route as permitted by Section 1104.4. 3. A single accessible route is permitted to pass through a kitchen or storage room in an accessible dwelling unit. 1104.3.1 Employee work areas. Common use circulation paths within employee work areas shall be accessible routes. Exceptions: 1. Common use circulation paths, located within em- ployee work areas that are less than 300 square feet (27.9 m2) in size and defined by permanently in- 2003 INTERNATIONAL BUILDING CODE@ stalled partitions, counters, casework or furnish- ings, shall not be required to be accessible routes. 2. Common use circulation paths, located within em- ployee work areas, that are an integral component of equipment, shall not be required to be accessible routes. 3. Common use circulation paths, located within ex- terior employee work areas that are fully exposed to the weather, shall not be required to be accessi- ble routes. 1104.3.2 Press boxes. Press boxes in assembly areas shall be on an accessible route. Exceptions: 1. An accessible route shall not be required to press boxes in bleachers that have points of entry at only one level, provided that the aggregate area of all press boxes is 500 square feet (46 m2) maximum. 2. An accessible route shall not be required to free-standing press boxes that are elevated above grade 12 feet (3660 mm) minimum provided that the aggregate area of all press boxes is-500 square feet (46 m2) maximum. 1104.4 Multilevel buildings and facilities. At least one acces- sible route shall connect each accessible level, including mez- zanines, in multilevel buildings and facilities. Exceptions: 1. An accessible route is not required to stories and mez- zanines above and below accessible levels that have an aggregate area of not more than 3,000 square feet (278.7 m2). This exception shall not apply to: 1.1. Multiple tenant facilities of Group M occu- pancies containing five or more tenant spaces; 1.2. Levels containing offices of health care pro- viders (Group B or I); or 1.3. Passenger transportation facilities and air- ports (Group A-3 or B). 2. In Group A, I, R and S occupancies, levels that do not contain accessible elements or other spaces required by Section 1107 or 1108 are not required to be served by an accessible route from an accessible level. 3. In air traffic control towers, an accessible route is not required to serve the cab and the floor immediately below the cab. 4. Where a two-story building or facility has one story with an occupant load of five or fewer persons that does not contain public use space, that story shall not be required to be connected by an accessible route to the story above or below. 1104.5 Location. Accessible routes shall coincide with or be located in the same area as a general circulation path. Where the circulation path is interior, the accessible route shall also be in- terior. 2003 INTERNATIONAL BUILDING CODEO Exception: Accessible routes from parking garages con- tained within and serving Type B dwelling units are not re- quired to be interior. 1104.6 Security barriers. Security barriers including, but not limited to, security bollards and security check points shall not obstruct a required accessible route or accessible means of egress. Exception: Where security barriers incorporate elements that cannot comply with these requirements, such as certain metal detectors, fluoroscopes or other similar devices, the accessible route shall be permitted to be provided adjacent to security screening devices. The accessible route shall per- mit persons with disabilities passing around security barri- ers to maintain visual contact with their personal items to the same extent provided others passing through the secu- rity barrier. SECTION 1105 ACCESSIBLE ENTRANCES 1105.1 Public entrances. In addition to accessible entrances required by Sections 1105.1.1 through 1105.1.6, at least 50 percent of all public entrances shall be accessible. Exceptions: 1. An accessible entrance is not required to areas not required to be accessible. 2. Loading and service entrances that are not the only entrance to a tenant space. 1105.1.1 Parking garage entrances. Where provided, di- rect access for pedestrians from parking structures to build- ings or facility entrances shall be accessible. 1105.1.2 Entrances from tunnels or elevated walkways. Where direct access is provided for pedestrians from a pe- destrian tunnel or elevated walkway to a building or facility, at least one entrance to the building or facility from each tunnel or walkway shall be accessible. 1105.1.3 Restricted entrances. Where restricted entrances are provided to a building or facility, at least one restricted entrance to the building or facility shall be accessible. 1105.1.4 Entrances for inmates or detainees. Where en- trances used only by inmates or detainees and security per- sonnel are provided at judicial facilities, detention facilities or correctional facilities, at least one such entrance shall be accessible. 1105.1.5 Service entrances. If a service entrance is the only entrance to a building or a tenant space in a facility, that en- trance shall be accessible. 1105.1.6 Tenant spaces, dwelling units and sleeping units. At least one accessible entrance shall be provided to each tenant, dwelling unit and sleeping unit in a facility. Exceptions: 1. An accessible entrance is not required to tenants that are not required to be accessible. 227 MASONRY STEEL WOOD FASTEN- ING SCHED coNVEN- TIONAL CONST GLASS & GLAZING �Pl35!i�. SYSTEMS INTERIOR ENVIRON EXTERIOR WALLS ROOFING ISTRUCT DESIGN LIVE ICT LOAD 5& TABLE _-'CT FOUNDA- TIONS Message Page 1 of 3 x 0 0 Bernard S. Suchicital From: Bernard S. Suchicital [bsuchici@co.frederick.va.us] Sent: Wednesday, March 28, 2007 11:56 AM To: 'Frank, David' Subject: RE: Brookalnd Manor MDP and Subdivision design plans Good morning David, I received the subdivision design plan for Brookland Manor the other day, thank you. I hope to review it later this week or next week. We have yet to recieve Subdivision Design Plan approval letters from: VDOT, Sanitation Authority, Inspections Dept, Fire Marshal, Parks & Rec, Public Works, and GIS. Site Plan forms will not be applicable for this packet. Yes, this office is ready to sign off on the MDP for Brookland Manor. Please submit a minimum of five (5) full sets of the MDP for signatures. Please be sure to have all signature blocks signed before final submittal. Let me know if there is anything else I can do to help. Bernie Bernard S. Suchicital Planner I Department of Planning & Development County of Frederick 107 N. Kent Street, Suite 202 Winchester, VA 22601 T:540-665-5651 F: 540-665-6395 E: bsuchici(aco.frederick.va.us -----Original Message ----- From: Frank, David [mailto:dfrank@Dewberry.com] Sent: Monday, March 26, 2007 10:23 AM To: Bernard S. Suchicital Subject: RE: Brookalnd Manor MDP and Subdivision design plans Bernie, With the fence detail being cleaned up, are you looking for MDP Signature sets? We can run some and send them over if you are ready for them. You were correct. The plans were in Winchester our office not yet submitted. You should have them now. We have some agency approvals for the construction documents, but as you may recall the Site plan format was used on the original submission. Do you need us to have the agencies fill out the subdivision approval forms or will the ones we have suffice? I also noticed that you listed the agencies we need approval from on the 1-22-07 1st review response letter. Can you confirm the list of approvals needed as: Frederick County Public Works Frederick County GIS Frederick County Planning Frederick County Fire Marshall Frederick County Building Inspections Frederick County Sanitation Authority VDOT The reason I ask is that I also have a letter form the Winchester Regional Airport and a Site Plan approval form dated 10-12-06. 1 just want double check and make sure that the above list is all the agencies that 3/28/2007 Message Page 2 of 3 0 will be needed. I will go ahead and submit the Winchester Regional Airport approval anyway for the record. I plan on providing a letter from Jesse Moffet of the Winchester -Frederick Service Authority as well since we did work with him on the trunk line connection. Thanks for your assistance. David (703)771-8004 office (540)974-4393 mobile From: Bernard S. Suchicital[mailto:bsuchici@co.frederick.va.us] Sent: Thursday, March 22, 2007 12:30 PM To: Frank, David Subject: RE: Brookalnd Manor MDP and Subdivision design plans Hey David, I just finished reviewing the MDP submission for Brookland Manor. On Sheet 5 of 5, the fence detail is cut off. Everything else looks great. Regarding the 2nd submission of the SDP for this project, this office has yet to recieve it. Let me know if there is anything else that I can do for you. Bernie Bernard S. Suchicital Planner I Department of Planning & Development County of Frederick 107 N. Kent Street, Suite 202 Winchester, VA 22601 T:540-665-5651 F: 540-665-6395 E: bsuchici0co.frederick.va.us -----Original Message ----- From: Frank, David [mailto:dfrank@Dewberry.com] Sent: Tuesday, March 20, 2007 5:52 PM To: Bernard S. Suchicital Subject: Brookalnd Manor MDP and Subdivision design plans Good evening Bernie, I wanted to check on the status of the Brookland Manor plans in planning at this time. We have come back in with the second submission of the subdivision design plans and I am hoping to not have any hang-ups due to the MDP. If the MDP is ready for signature I would like to get signature sets in to you. I also was wondering when it looks like you will be able to have reviewed the second submission of the subdivision plans. Please let me know if you have any concerns or comments on either of these projects. David David L. Frank, CLA Associate and Project Manager Dewberry 1503 Edwards Ferry Road, NE Suite 200 Leesburg, Virginia 20176 (703)771-8004 office (703)771-4091 Facsimilie (540)974-4393 mobile 3/28/2007 Message Page 3 of 3 Visit Dewberry's website at www.dewberry.com This email transmission may contain confidential or privileged information. If you receive this email message in error, notify the sender by email and delete the email without reading, copying or disclosing the email contents. The unauthorized use or dissemination of any confidential or privileged information contained in this email is prohibited. If you are not the intended recipient and intentionally intercept or forward this message to someone else, you may be subject to criminal and/or civil penalties. See 18 U.S.C. 2511 et seq. Visit Dewberry's website at www.dewberry.com This email transmission may contain confidential or privileged information. If you receive this email message in error, notify the sender by email and delete the email without reading, copying or disclosing the email contents. The unauthorized use or dissemination of any confidential or privileged information contained in this email is prohibited. If you are not the intended recipient and intentionally intercept or forward this message to someone else, you may be subject to criminal and/or civil penalties. See 18 U.S.C. 2511 et seq. 3/28/2007 • Q FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 January 29, 2007 Mr. David Frank Dewberry, LLC 1503 Edwards Ferry Road, NE Leesburg, VA 20176 RE: MODIFICATION REQUEST OF BROOKLAND MANOR MDP Property Identification Number: 54-2-5 & 6 Dear Mr. Frank: This letter is to confirm that your request for a modification to modify the landscape screening and residential separation buffer requirements of the Zoning Ordinance was approved by the Frederick County Planning Commission at their meeting on January 17, 2007. In summary, your request was for a modification of § 165-37B(1) — Landscape Screening, to enable replacing the required landscape easement along the southwestern boundary with $10,000 into an account reserved for the HOA for long term maintenance and landscaping of the open spaces. A modification of § 165-37C(3) — Interior Residential Screening, was also granted to enable the placement of a picket fence and cherry trees in lieu of a double row of evergreens between the historical out -lot and proposed townhouses. This property is located on Brookland Lane, off Valley Mill Road (Route 659), and is identified with Property Identification Numbers 54-2-5 and 54-2-6 in the Red Bud Magisterial District. If you have any questions regarding the approval of this modification, please feel free to call this office. Sincerely, Bernard S. Suchicital Planner I BSS/bad cc: David Holliday, 420 W. Jubal Early Dr., Ste. 103, Winchester, VA 22601 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 5401665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Bernard S. Suchicital, Planner I RE: Landscape Buffer Waiver Request Master Development Plan #04-06 — Brookland Manor DATE: January 4, 2007 On July 26, 2006 the Board of Supervisors approved the Master Development Plan 404-06 — Brookland Manor. This project is for 68 townhouses and one historical residential out -lot, on 8.83 acres at the southern terminus of Brookland Lane in the Red Bud Magisterial District. The applicant is seeking the approval of the Planning Commission to modify the buffer and screening requirements for this project. Currently, there are townhouses to the north, east and west of the site. An existing single-family detached subdivision borders the site to the southwest, and the developing Abrains Pointe community is to the southeast, with an open space parcel between the two uses. Since the MDP was approved, the applicant feels that a modification to the residential separation buffer may be appropriate. This residential separation buffer was an internal buffer separating an existing historic home from the proposed townhouses. The Zoning Ordinance calls for a double row of evergreens separating the historic house from the townhouses. As such, Dewberry & Davis, LLC is requesting a waiver for Sections 165-37B(1) — Landscape Screening and 165-37C(3) — Interior Residential Screening of Chapter 165, of the Frederick County Zoning Ordinance. A copy of the proposed modifications has been included for your information. In accordance with Section 165-37C(3), the Planning Commission may allow the requirements to be waived where natural barriers, topography or other features achieve the functions of an interior separation buffer. The townhouse development has one historic single-family lot on the property. The applicant is proposing to modify the front and southern side yards. The two modified boundaries will provide a picket fence and nine flowering cherry trees in lieu of the required double row of evergreen plantings between the two residential uses. An additional 30 plantings will be located adjacent to the planned trail within the project's open space. Staff feels that these modifications will meet the intent of the Ordinance while protecting the aesthetic qualities of the historic site. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Landscape Buffer Waiver Request — MDP #04-06 — Brookland Manor Page 2 January 4, 2007 Similarly, in accordance with Section 165-37B(1), the Planning Commission may allow the requirements to be waived where natural barriers, topography or other features achieve the functions of the landscape screen. The required landscape screen consists of a totally landscaped easement at least ten feet in depth with a minimum landscaping density of three plants per ten linear feet, and they shall be at least four feet in height at planting and intended to reach a minimum height of six feet at maturity. The southwestern boundary of the townhouse development borders three residential lots of the Heritage Hills subdivision. This area consists of a steep (elevation difference of 70' or greater) and densely wooded area greater than 50' in depth, making the required plantings impractical. The applicant proposes to modify this by placing $10,000 (the equivalent value of the required plantings) into an account reserved for the HOA for long term maintenance and landscaping of the open spaces. It is proposed that the money will be required to be placed into an account prior to the 49"' residential building permit. Staff feels that these modifications will meet the intent of the Ordinance. The waiver requests are enabled by and appear meet the intent of the Zoning Ordinance. Action by the Planning Commission is appropriate. No recommendation from the Board of Supervisors is necessary. A copy of the letter to the Planning Department, from Dewberiy & Davis, LLC, is attached, explaining the request. Please contact our department if you need additional information. BSS/bad Attachments E E W ; I TV PK 1 - 1 a Ot i T � J =II■.,' 3,42 PAM -1 (11 Aerial Map 0 0 Cl _`• f. Dewberry 1503 Edwards Ferry Road Suite 200 Leesburg, Virginia 20176-6680 703 771 800703 478 1335 metro 703 771 4091 fax www.dewberry.com D EC 2 2 2006 December 22, 2006 Mr. Bernard S. Suchicital Planner I Department of Planning and Development County of Frederick 107 North Kent Street, Suite 202 Winchester, VA 22601 Re: Brookland Manor Subdivision Landscape Buffer Waiver Request Dear Mr. Suchicital: On behalf of Brookland Manor, LLC, we formally request a waiver of Sections 165- 37.C(3) Interior Residential Screening and 165-37.B(1) Landscape Screening of Chapter 165, the Subdivision Ordinance, of the Code of Frederick County. On July 26, 2006 the Frederick County Board of Supervisors approved the Master Development Plan for the Brookland Manor project. In proceeding with development plans, clear and practical improvements can be achieved for the final development with modifications to the buffer and screening requirements. The Planning Commission may waive the buffering requirements where topography or other features achieve the functions of the landscape screen. Specifically the owner requests modifications to two areas requiring landscape buffer plantings: 1. Per Section 165-37.C(3) of the Code, an Interior Residential Separation Buffer is required between the proposed town houses and the preserved historic out lot. Typically, a double row of evergreen plantings is required between the two residential uses. Through this waiver request, a modification to the front yard and southern side yard providing parking for the historic home is proposed. The two modified boundaries will provide a picket fence and nine (9) flowering cherry trees in lieu of the required evergreen plantings. In addition to the proposed fencing and cherry trees, 30 specific plantings as detailed in the attached exhibit will be planted adjacent to the asphalt trail planed within the project open space. The aesthetic appeal of the historic property will be better preserved with this modification while the value and intent of the ordinance will be met with the resulting development plans. 2. Per Section 165-37.B(1) of the Code, a residential separation buffer is also required along the southern boundary of the property. The southeast boundary adjacent to the Abrams point subdivision will maintain, through its approved development plans, an existing densely wooded slope in excess of 50 feet in depth. These areas will not necessitate additional buffer plantings since the adjacent development has already adequately provided for the separation buffer. The southwestern boundary of the development also borders a steep densely wooded area grater than 50 feet in depth. This area, however, is not in a dedicated open space and requires buffer plantings. The buffer plantings can be installed as required by the ordinance; however the densely wooded slopes of the adjacent property have an elevation difference in excess of 70 feet. This topographic constraint makes planting along the adjacent three lots of the Heritage Hills Section lA residential development boundary impractical. This waiver requests a modification to this buffer requirement by proposing to place $10,000 into an account for the Brookland Manor Home Owners Association. As opposed to installing the typical buffer plantings, the value of the plantings will be specifically reserved for the maintenance and landscaping of the HOA open spaces along the southern border of the development over time. The modification to the buffer planting requirements will better serve the adjoining communities than if the typical plantings are Dewberry & Davis LLC 0 9 placed along the southern Boundary of the Brookland Manor development. Funding will be available for the HOA to provide long term maintenance and introduce new plantings into the adjoining open space between the two developments. It is also proposed that the money will be required to be placed into an account prior to the 49t" residential building permit. As construction documents have been prepared it has become evident that significant qualitative improvements can be made to the project with modifications to the referenced landscape buffer yards. The waiver requests for the Brookland Manor development are justified through the modification and redistribution of buffering elements throughout the development. The proposed modifications respect the intent of the ordinances while also providing for higher quality of life through enhanced open space plantings and the long term maintenance of buffering landscaping. Sincerely, David L. Frank, CLA Project Manager Cc: Dave Holliday, Brookland Manor, LLC 1) Dewberry • • 1191 D e w b e r r Transmittal D EC 2 2 2006 1503 Edwards Ferry Rd., Suite 200 Leesburg, VA 20176 Phone 703-771-8004 Metro 703-478-1335 Fax 703-771-4091 Survey Fax 703-771-2630 ❑ Atlanta, GA Fairfax, VA ❑ Lanham, MD ❑ Baltimore, MD ❑ Fredericksburg, VA ® Leesburg, VA ❑ Chicago, IL ❑ Gaithersburg, MD ❑S Manassas, VA To: Frederick County Planning and Developemnt Date: 12/22/2006 Project No: 1000-8400 107 North Kent Street Project Name: Brookland Manor Winchester, Virginia 22601 Reference: Carbon Copy: Attention: Bernard Surchicital We Transmit: the following: for: as per your request ® prints ® your approval ❑ as requested by ❑ under separate cover ❑ specifications ® your review and comment 541 by mail F change order ❑ your file/use ® as approved by by messenger shop drawings ❑ revision and submission FR by pick up ? reproducibles ❑ distribution ®as submitted for approval by 0 by overnight 1 cd ® ® please acknowledge receipt of carrier ❑ product literature enclosures ❑ ❑ computations ❑ return enclosures to us ❑ descriptions Copies: Date: Number: Description: 1 12/22/2006 Waiver Request cover letter 1 Full size Exhibit 4 11 "x17" reduced scale exhibit Comments: If enclosures are not as noted, please notify us at once Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order It 246 as amended by Executive Order 11357. Transmittal # 13751 Sent by: David Frank 0 • Brookland Manor MDP and Subdivision — Internal Residential Buffer /Modification Internal Residential Separation Buffer Waiver/Modification: 1. requesting modification along front and southern/downhill side of Historic House. 2. total length of modification request approx 205 linear feet 3. number of required plantings typical of 205 linear feet is 51 trees 4. requesting that some plantings be transferred adjacent to the proposed trail amenity in the development The applicant is requesting that in lieu of the typical double row of evergreen trees being planted, a picket fence and flowering cherry trees be planted along the front and southern parking area side of the historic house being preserved. As depicted on the attached plan 205 linear feet of picket fence is proposed with 9 flowering cherry trees. The Kwanzan Cherry is being selected and is expecting a height and spread of 35 feet at maturity. In order to offset the typical cost associated with this planting requirement 30 additional ornamental tree, evergreen tree and large shade tree plantings are being proposed adjacent to a recreational trail amenity planned with the development. These plants are specified in the detailed landscaping plan also found on the waiver planting plan exhibit. This waiver/Modification proposes the 39 depicted plantings and picket fencing to be installed in lieu of the 51 typical evergreen trees placed in a double row. This waiver does not propose any modifications to the required double row of evergreens that are along the northern edge of the Historic lot and the southwestern property line below the historic lot parking area. • 9 �=syt Dewberry Transmittal 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA 22601 Phone 540.6782700 !J Atlanta, GA _ ❑ Fairfax, VA Gaithersburg, MD _ � I Chicago, IL Fairfax, Leesburg, VA 1A Baltimore, MD Fredericksburg, VA Lanham, MD To: County of Frederick Planning Dept. 107 North Kent Street Winchester, VA 22601 ►ttention: lBemie Suchiatal We Transmit: the following: ❑ as per your request ❑ prints ❑ under separate cover ❑ specifications ❑ by mail ❑ change order © by messenger ❑ shop drawings [� by pick up ❑ reproducibles j by overnight ❑ samples carrier ❑ product literature ❑ computations ❑ descriptions El Copies: Date: Number. 7 9/8/2006 Final MDP Comments: SEP 1 5 r, Fax 540.678.2703 ❑ Manassas, VA © Winchester, VA /8-0006 jProject No: 10008400 — - --- ect Name: Brookland Manor ICarbon COPY I for: ❑ your approval ❑ your review and comment II your file/use revision and submission ❑ distribution El If enclosures are not as noted, please notify us at once Transmittal # 4908 Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order 11246 as amended by Executive Order 1135T as requested by I -approved by I I as submitted for approval by L_ I please acknowledge receipt of enclosures return enclosures to us Sent by: DAVID FRANK 1.1 Dewberry Transmittal 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA 22601 Phone 540.678.2700 Fax 540.678.2703 Atlanta, GA ❑ Fairfax, VA ❑ Gaithersburg, MD Manassas, VA ❑ Chicago, IL ❑ Leesbrrrg, VA LJ Baltimore, MD L I Fredericksburg, VA ❑ Lanham, MD ❑ Winchester, VA To:�County of Frederick Date: 7/12/2006 Project No: 10008400 Planning Department Project Name: Brookland Manor 170 North Kent Street Reference: �lJ I S PA l < Winchester, VA 22601 ICarbon Copy. Attention: Bemard S. Suchic ital We Transmit: the following: for: ❑ as per your request ❑ prints ❑ your approval ❑ as requested by ❑ under separate cover ❑ specifications ❑ your review and comment ❑ by mail ❑ change order ❑ your file/use ❑ as approved by by messenger ❑ shop drawings ❑ revision and submission ❑ by pick up ❑ reproducibles ❑ distribution ❑ as submitted for approval by ❑ by overnight ❑ samples ❑ ❑ acknowledge receipt of carrier product literature El product enclosures ❑ ❑ computations ❑ return enclosures to us ❑ descriptions El Copies: Date: Number. Description: 26 7/12/2006 Final Master Development Plans If enclosures we not as noted, plem notify us at once Dewberry & Davis LLC s "Ip�Ym_-7�( �,�,arKl, ac such, wmplies wtlh Section of Executive Order 11 r{kEOtliJp Order 11357. Transmittal # 4887 Sent by. David Frank 0 • Page 1 of 2 Bernard S. Suchicital From: Frank, David [dfrank@Dewberry.com] Sent: Thursday, December 21, 2006 4:40 PM To: Bernard S. Suchicital Subject: RE: Brookland Manor Thank you. I will be submitting a schematic and a cover letter explaining the waiver request. After the 1-17-07 PC meeting We can add the appropriate notes to the MDP and come in for final signature. Have a great Holiday. David David L. Frank, CLA Associate and Project Manager Dewberry 1503 Edwards Ferry Road, NE Suite 200 Leesburg, Virginia 20176 (703) 771-8004 office (703) 771-4091 facsimilie (540) 974-4393 mobile From: Bernard S. Suchicital [mailto:bsuchici@co.frederick.va.us] Sent: Thursday, December 21, 2006 4:36 PM To: Frank, David Subject: Brookland Manor Hey David, I just talked to Eric real quick regarding your waiver inquiry. We are open to any proposal you have. Perhaps a notation on the MDP that states a dollar amount will be given to the HOA for landscape maintenance at roughly the halfway point of construction. Both Eric and I will be out until Wednesday. Have a safe and happy Holiday! Bernie =o) Bernard S. Suchicital Planner I Department of Planning & Development County of Frederick 107 N. Kent Street, Suite 202 Winchester, Virginia 22601 540-665-5651 540-665-6395 (fax) bsuchici@co.frederick.va.us Visit Dewberry's website at www.dewberry.com This email transmission may contain confidential or privileged information. If you receive this email message in error, notify the sender by email and delete the email without reading, copying or disclosing the email contents. The unauthorized use or dissemination of any confidential or privileged information 12/27/2006 Page 2 of 2 contained in this email is prohibited. If you are not the intended recipient and intentionally intercept or forward this message to someone else, you may be subject to criminal and/or civil penalties. See 18 U.S.C. 2511 et seq. 12/27/2006 rM (WAEMaERICK I July 27, 2006 Mr. David Frank Dewberry 611 W. Jubal Early Dr., Bldg. B, Ste. C Winchester, VA 22601 Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: MASTER DEVELOPMENT PLAN #04-06 FOR BROOKLAND MANOR Dear Mr. Frank: The Frederick County Board of Supervisors approved the above referenced Preliminary Master Development Plan on July 26, 2006. Your firm will need to submit a Final Master Development Plan for this project which addresses all review agency comments, as well as all comments of the Planning Commission and Board of Supervisors. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions regarding the approval of this master plan or requirements needed for submission of your Final Master Development Plan, please do not hesitate to call me. Sincerely, Bernard S. Suchicital Planner I BSS/bad cc: Philip A. Lemieux, Red Bud Magisterial District Supervisor Gregory S. Kerr, Red Bud Magisterial District Commissioner Christopher Mohn, Red Bud Magisterial District Commissioner Jane Anderson, Real Estate Holliday Construction Co., Inc., 420 W. Jubal Early Dr., Bldg. B, Ste. C, Winchester, VA 22601 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 MASTER DEVELOPMENT PLAN #04-06 BROOKLAND MANOR Staff Report for the Board of Supervisors Prepared: July 10, 2006 Staff Contact: Bernard S. Suchicital, Planner I This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 07/5/06 Recommended Approval Board of Supervisors: 07/26/06 Pending LOCATION: The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill Road (Route 659). MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBER: 54-2-5 and 54-2-6 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant & Residential ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) South: RP (Residential Performance) East: RP (Residential Performance) West: RP (Residential Performance) Use: Residential (Multifamily) Use: Vacant Use: Residential (Multifamily) Use: Residential (Single Family) PROPOSED USE: 68 Townhouse units on 8.83 acres. The gross residential density proposed for this development is 7.69 dwelling units per acre. MDP #04-06, Brookland A July 10, 2006 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master plan for this property appears to have a measurable impact on Route 659, the VDOT facility which would provide access to the property. The proposed master development plan is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for insurance of appropriate permits to cover said work. Frederick County Fire Marshal: Plans approved as submitted. Frederick County Public Works: The revised MDP for Brookland Manor transmitted on May 10, 2006, has adequately addressed all of our previous MDP comments except that related to wetlands delineation. Consequently, we will reserve our final approval until receipt of the wetlands study. Frederick County Sanitation Authority: 2nd Review approved. Frederick County Inspections Department: Demolition permit is required to remove any existing structures. No additional comments required at this time. Frederick County — Winchester Health Department: No comment as public water and sewer to be provided. GIS Department: Monticello Square and Worsham Terrace have been approved and entered into the Frederick County road naming system. Addresses will be assigned at the building permit stage. Department of Parks & Recreation: Plan appears to meet open space and recreational unit requirements. A detailed plan for the proposed recreational units will be needed for review by the Parks & Recreation Dept. staff. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 69 residential townhouses will impact as follows: 21 elementary school students, 8 middle school students and 8 high school students for a total of 37 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this master MDP #04-06, Brookland A July 10, 2006 Page 3 development plan on current and future school needs should be considered during the approval process. Planning & Zonina: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill Road (Route 659). C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject property as being zoned R-3 (Residential, General). The R-1 (Residential, Limited), R-2 (Residential, Limited), and R-3 Districts were subsequently combined to form the RP (Residential Performance) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. D) Intended Use The project proposes to have 68 Townhouse units on 8.83 acres. The proposal also indicates the preservation of the historic Brook Land House on a separate 1.25 acre historical out -lot. E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. (Comprehensive Policy Plan, p. 1-1) Land Use Compatibility: The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the County where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally MDP #04-06, Brookland Manor July 10, 2006 Page 4 created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The 8.83 acres contained in the Master Development Plan is part of the Route 7 East Corridor Land Use Plan. The land use plan does call for residential on these properties. Historic Resources: The subject properties include the Brook Land House (#34-1148), originally built ca. 1790-1810. The outbuildings were added to the property ca. 1940, and include a brick dairy house, concrete silo, corn crib and meathouse/rootcellar. The applicant has expressed their intent on preserving the house for residential use, but will be removing the outbuildings from the property. Environment: The subject site contains a variety of environmental features to include a perennial stream (Abrams Creek), and steep slopes. The application proposes to incorporate the conservation of these sensitive environmental features into the overall development plan. The open space will contain 39.1% (1.42 acres) of environmental features. Transportation: Access to the subject site will be via an existing two-lane minor collector road, Brookland Lane (Route 658), which links Valley Mill Road (Route 659) to the development. The proposed MDP indicates that there will be 588 vehicle trips per day on Brookland Lane. Recreation: Section 165-64 of the Frederick County Zoning Ordinance states the housing types with lots of less than 5,000 square feet shall provide one recreational unit per 30 dwelling units. The applicant has addressed this by providing two (2) tot lots for the project, as well as an eight -foot (8') wide, 500 linear -foot (approximate) asphalt trail. STAFF CONCLUSIONS FOR THE 07/05/06 PLANNING COMMISSION MEETING: This Master Development Plan (MDP) application is for 68 Townhouse units (minimum 2,000 square foot lots average 2,420 square feet) in the RP (Residential Performance) Zoning District. The preliminary MDP for the Brookland Manor project does conform to the policies of the Comprehensive Policy Plan and County Ordinance. An issue revolving around sidewalks on Brookland Lane has been resolved; the applicant will build 5' sidewalks on both sides of Brookland Lane. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. 0 0 MDP #04-06, Brookland Manor July 10, 2006 Page 5 PLANNING COMMISSION SUMMARY AND ACTION OF THE 07/05/06 MEETING: The applicant's representative stated there were topographical constraints with steep slopes on Brookland Lane which would make it difficult to construct sidewalks on both sides of the street. He reported VDOT's acquiescence of not needing sidewalks along both sides of Brookland Lane and the applicant planned to make some off -site improvements to match the sidewalk funds that would have been required. Staff reported that the Subdivision Ordinance, Section 144-18A, requires sidewalks on both sides of collector, arterial, and local streets; staff added there was no provision for a waiver or alternative. A problem was recognized by the Commission, because of the ordinance requirement and the requisite not being provided by the applicant. The applicant's representative stated that if the Subdivision Ordinance did not allow for this kind of waiver or this type of topographic constraint, then the applicant would be willing to place sidewalks on both sides of Brookland Lane within the right-of-way provided. Referring to the comment from the Public Works Department, a member of the Commission inquired about the wetlands delineation. The applicant's representative stated that the study had been completed by their consultant and no wetlands will be disturbed by this project. There were no public comments. The Planning Commission unanimously recommended approval with the stipulation that sidewalks are provided on both sides of Brookland Lane. (Note: Commissioner Manuel abstained; Commissioners Light and Ours were absent from the meeting.) l��rM I ..n� rPlll 1_� � 1 _ AN 81_`s.q `81_ m - JUHNSON, JACK�E ETALS ►. - � .01 121 .gy CITY'OF�?� • 71 Frederick County, Virginia Master Development Plan ApplicatiARgra k1t4006 APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received 16 Complete. Date of acceptance. Incomplete. Date of return. 1. Project Title: Brookland Manor Application # 0 r04 2. Owner's Name: Brookland Manor LC. (Please list the names of all owners or parties in interest) 3. Applicant: C/O David Holliday Construction Co. Inc. Address: 420 West Jubal early Drive, Suite 103 Winchester, VA 22601 Phone Number: (540) 667-2120 4. Design Company: Devberr Address: 611 West Jubal Early Drive, BLdg. B,SuiteC Winchester, VA 22601 Phone Number: (540) 678-2700 Contact Name: David Frank Page 11 Frederick County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: Brookland Land off Valley Mill Road Red Bud District Frederick County, Virginia 6. Total Acreage: 10.5369 Acres 7. Property Information: a) Property Identification Number (PIN): (.;P_IN. 817292-' 348500 b) Current Zoning: RP c) Present Use: Vacant/Residental d) Proposed Uses: Residental/Townhouse e) Adjoining Property Information: Property Identification Numbers North GPIN. 818323159200 South GPIN. 819106876500 East DB. 681/PG.674 West GPIN. 816297200400 fl Magisterial District: 8. Is this an original or amended Master Development Plan? Original x Amended Property Uses Residental/Open Spaces Vacant Open Space ORen Space Red Bud I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature:1----== Date:'° Page 12 • Special Limited Power of Attorney ' 1 County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Brookland Manbr LLC (Phone) 66--7_-2120) (Address) 420 West Jubal Early Dr. . Suite 102, Win hesfeif, VA 601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (ups), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by 050018510 TM 54((2)) Parcel 6 Instrument No. 04000,8784 on Page , and is described as v, TM 54((2)) Parcel 5 Parcel: Lot: Block: Section: Subdivision: do hereby make, constitute and appoint. - (Name) Dewberry (Phone) 678-2700 `Address) 611 West Jubal Early Drive,Bldg.B, Suite C, Winchester VA 22601 To -act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: G Rezoning (Including proffers) G Conditional Use Permits (G) Master Development Plan (Preliminary and Final) G Subdivision (C) Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is therwise re coded or modified. In witness thereof, ''(we) have hereto set m (our) hand and seal this day of , 200, Signature(s) State' of Virginia, City/County of e(td er(* To -wit: I, M y/ Jo a Notary Public in and for the jurisdiction aforesaid, certify that the person4s��` who signed to the foregoing instrument and who is (are) known to me, personally appeared before me bh- 3 l' as acknowledged the same before me in the jurisdiction aforesaid this Oday of �Me-, „ 260 06, c My Commission Expires: 10- 31-01 Notary NWC - ` 0 0 I. Purpose and Introduction The property was evaluated for the presence of jurisdictional waters of the United States (including wetlands) during June 2006, using criteria established in the Federal Register (33 CFR Part 328 - Definition of Waters of the United States), and in the Environmental Laboratory. 1987. "Corps of Engineers Wetland Delineation Manual", Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Mississippi (the Manual). Once these areas were located, the aforementioned criteria were applied and all areas which met the specified conditions were delineated as jurisdictional waters of the United States (WUS). Non -vegetated WUS were delineated to the extent of the Ordinary High Water Level (OHWL). Vegetated WUS (wetlands) were delineated according to conditions specified in the Manual. The methods described in the Manual were used as a guide for the field delineation of the wetland/upland boundary. This analysis requires positive indications of hydric soils, identifiable wetland hydrology, and a dominance of hydrophytic vegetation to be considered a wetland. Where positive indications of the above three parameters are seen, the area is considered non -tidal wetland. Any areas which lacked one or more of the previously stated parameters was not considered a jurisdictional wetland. The boundary between wetland and upland was flagged using white/red polka-dot surveyor's flagging. This procedure dictated the wetland boundary determination for the entire site. All other portions of the site not delineated as jurisdictional Waters of the United States (including wetlands) are considered to be non jurisdictional uplands and not subject to regulation using the criteria specified above. II. Site Location and Conditions The property consists of approximately 10 acres of land in eastern Frederick County. The site fronts north of Abrams Creek and is accessed by Brookland Lane (Figure 1.). The current condition of the site is old field with some second growth woody species. The site has a general southeastern slope aspect and drains to Abrams Creek. III. Available Document Research A. USGS Map The 7.5 minute Winchester Quadrangle (Figure 2.) depicts the site as non - forested with Abrams Creek shown as a perennial stream. No significant features are shown on the map. Five structures are shown on site, two of which have been identified as single family residences. • • B. NWI Map The National Wetland Inventory Map (NWI), prepared by the U. S. Fish and Wildlife Service, is a map resource which provides indications regarding the location of wetland areas. Wetlands types are identified using the methodology described in Classification of Wetlands and Deepwater Habitats of the United States' The NWI - Winchester Quadrangle (Figure 3.) depicts Abrams Creek as a riverine, perennial waterway (R3UBH). No other wetlands are mapped within the boundaries of the site. C_ Snilc The soil survey for this portion of Frederick County (Figure 4.) shows three (3) soil series mapped within the property limits. Table 1 lists all phases of each soil series. Table 1. Soils Map Unit Description Hydric Component 9B Clearbrook channery silt loam, 2 - 7% slopes. None 29 Massanetta loam. None 41C Weikert-Berks channery silt loam, 7 - 15% slopes. None 41 D Weikert-Berks channery silt loam, 15 - 25% slopes. None F7741 E Weikert-Berks channery silt loam, 25 - 65% slopes. None In referring to Hydric Soils of Virginia, USDA, Miscellaneous Publication (Revised December 15, 1995) none of the soils are listed as hydric. The Soil Survey of Frederick County, VA (1987) provides descriptions of all mapped soil types. IV. Site Assessment Data A. Hydrology The property is located in the watershed described above. Topography on site consists of gently sloping to steep terrain with a southeastern slope aspects. The source of hydrology is from overland runoff. 'Cowardin, Lewis M. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, Biological Services Program; FWS/OBS-79/31. Fj i B. Soils Hydric soils are formed when significant periods of soil saturation and/or inundation occur within the upper part of the soil profile. During the growing season chemical and physical changes in the soil result in dominant matrix colors of 2 or less when compared to a soil color chart. Minerals, such as iron and manganese, form masses and appear as reddish -brown and black blotches. In sandy soils, organic material accumulation and/or streaking and is indicative. of a hydric soil. Several holes were augured on site. The samples were examined for the presence of indicators of anaerobic (oxygen poor) activity. These conditions are not apparent on site. The data sheet contained in Appendix A documents the conditions observed at one data point location. C. Vegetation Plant species are given an indicator status which denotes the type of moisture regime in which the plant is most likely to found. The indicator status list, and the status categories, have been developed by the U.S. Fish and Wildlife Service. The indicator status categories are as follows: Obligate Wetland (OBL) - Plants that occur almost always (estimated probability >99%) in wetlands under natural conditions, but which may also occur rarely (estimated probability <1 %) in non -wetlands. Facultative Wetland (FACW) - Plants that occur usually (estimated probability. >67 - 99%) in wetlands, but also occur (estimated probability 1 - 33%) in non -wetlands. Facultative (FAC) - Plants with a similar likelihood (estimated probability 33 - 67%) of occurring in both wetlands and non -wetlands. Facultative Upland (FACU) - Plants that occur sometimes (estimated probability 1 - 33%) in wetlands, but occur more often (estimated probability >67 - 99%) in non -wetlands. Obligate Upland (UPL) - Plants that occur rarely (estimated probability <1 %) in wetlands, bot occur almost always (estimated probability >99%) in non - wetlands under natural conditions. The vegetative composition in the area of the data point location is dominated by herbaceous grasses typically found in agricultural fields used for hay production. Species observed are listed on the attached data sheet (Appendix A). 3 V. Wetland Determination -_r The jurisdictional waters of the United States (WUS) flagged on site consist of one stream. The stream is located along the southeastern side of the site and flows in an easterly direction. The stream is identified as Abrams Creek. The WUS/Upland interface has been flagged using white/red polka-dot surveyors ribbon. Ribbons are numbered consecutively for clarity. Information collected at the data point is included on the attached Data Form (Appendix A). Jurisdictional WUS delineated in the field are described on the plan and are highlighted for reference. Photographs were taken at the sample point location as well as along the stream, and are included in this report for your reference. This delineation is not considered complete until verified by a representative of the U.S. Army Corps of Engineers. Certification This report is intended for the use of the recipient only. All information contained in this report has been gathered and prepared in accordance with Federal, State and local regulations and/or ordinances in effect on the date this report was prepared. The information contained in this report is true and accurate to the best of my belief and knowled . .6 �vc:ltc J es E. Irre dyer 41347 G�30� James �P !`AD, PWS 4 (( �f 41 K1 :JUL Wetland Delineation Report for Brookland Manor Frederick County, Virginia Prepared for: David Holliday Construction 420 W. Juba[ Early Drive Suite 103 Winchester, VA 22601 Attn: David Holliday Prepared by: James E. Irre, PWD, PWS McCarthy & Associates, Inc. 221 Lower Valley Road Strasburg, Virginia 22657 (540) 631-0979 June 2006 • ' Street Atlas USACai2006 S✓rr ACT y o'NAYNEPL t �4ry0 pi O i h!R � 15 � Rllg f C;R gOP '•, L7 'h'klEgq `•., WS SORy Uek C"— a House ke ckd 0 `� SERRYNUE FlKF-- .. - __ `F 315 8ie'%vaieonWon6�- '"D $isTord QLEgV Hanxaon Gn4o CMer`MIKMittt R�slduaM B."xpess iAarYeh SWw; Shnn lino `� �- Shenandoah Hill V 0tsFll 4P0 .y�0(�,yDaVF �1 HCgt CW CW vgiLEy z�, f MJtI RD ''? �G ,407 ci P ARKS;06 � GY ' W y W p Ali W 2 ._c g VAttEYVILLRD i 2 W ri �TW1H HILL CIP N390 10' 40 33 VV78° 07' 44.50" LEWiS GR �,� y v 7k � 90101`1i'C /2Y 3,�'Y �.p Frederi[M Height-, F, iNC?01y Bt%D G� Cad 5 A Qr u STAFF ORGOR t' yy� Skbc; 3 p� i l�'U V SR 657 2 a `a SR Ej; F4rRFOV R A O Greenwood Heights N Data use subjectto license IQ came 1 - 12,600 © 2005 OeLorme. Street Atlas USAO 2006 MN 10PW1� mo m m m www delorme cam 1" =m1,066 7 ft Data Zoom 14-0 McCarthy & Associates, Inc. 221 Lower Valley Road Figure 1. Strasburg, Virginia 22657 Vicinity Map (540) 631-0979 _ • y I 14_ ". �_ 4_ ales—^ " '�•�. L _� � •� 4 o-o-~ ter. i `• � lot _ _.,, ,,� =err ��•� *f r•r �• �1 f r .rr' .ram,'" • l Pk 411 )46P It f 1 rAm Q 2002 De Lorme. 3-D TopoQ uads ®. Data copyrigtrt of content owner. �III WWW.dB1O mB.COm � 9_SW V II McCarthy & Associates, Inc. Figure 2. 221 Lower Valley Road USGS Map Strasburg, Virginia 22657 Winchester Quadrangle (540) 631-0979 s . - - 4W a"fib. •,, �1 Ak IT tok s ,N a r ` • .. # f McCarthy & Associates, Inc. Figure 3. 221 Lower Valley Road NWI Map Strasburg, Virginia 22657 Winchester Quadrangle (540) 631-0979 IB McCarthy & Associates, Inc. 221 Lower Valley Road Strasburg, Virginia 22657 (540) 631-0979 41C Figure 4. Soils Map - Sheets 30 & 36 Frederick County Soil Survey « 4 /II Appendix A DATA FORM • ROUTINE WETLAND DETERMOTION (1987 COE Wetlands Delineation Manual) Project/Site: Brookland Manor Project No: Date: 14-Jun-2006 Applicant/Owner: Holliday Construction County: Frederick Investigators: J.Irre State: Virginia Plot ID: 1 Do Normal Circumstances exist on the site? es No Community ID: Dry Meadow Is the site significantly disturbed (Atypical Situation:)? Yes No Transect ID: Is the area a potential Problem Area? Yes No Field Location: (If needed, explain on the reverse side) near flag Al VEGETATION (USFWS Region No. 1) Dominant Plant Species(Latin/Common) Stratum Indicator Plant Species(Latin/Common) Stratum 11ndicator Festuca arundinacea Herb FACU Symphoricarpos orbiculatus Shrub UPL Fescue,Kentucky Coral -Berry Fraxinus pennsylvanica Tree FACW I Alliaria petiolata Herb FACU- Ash,Green Mustard,Garlic Juglans nigra Tree FACU I Lonicera japonica Vine FAC- Walnut, Black Honeysuckle,Japanese Acer negundo Tree FAC+ Box -Elder Percent of Dominant Species that are OBL, FACW or FAC: (excluding FAC-) 2/7 = 28.57% FAC Neutral: 1/5 = 20.00% Numeric Index: 25/7 = 3.57 Remarks: HYDROLOGY NO Recorded Data(Describe in Remarks): N/A Stream, Lake or Tide Gauge N/A Aerial Photographs N/A Other YES No Recorded Data Field Observations Depth of Surface Water: N/A (in.) Depth to Free Water in Pit: N/A (in.) Depth to Saturated Soil: N/A (in.) Wetland Hydrology Indicators Primary Indicators NO Inundated NO Saturated in Upper 12 Inches NO Water MarksNO Drift Lines NO Sediment Deposits NO Drainage Patterns in Wetlands Secondary Indicators (2 or more required): NO Oxidized Root Channels in Upper 12 Inches NO Water -Stained LeavesNO Local Soil Survey Data NO FAC-Neutral Test NO Other (Explain in Remarks) Remarks: No evidence of hydrologic activity. J. Irre Page 1 of 2 WetForm'm DATA FORM • ROUTINE WETLAND DETERMOTION (1987 COE Wetlands Delineation Manual) Project/Site: Brookland Manor Project No: Date: 14-Jun-2006 Applicant/Owner: Holliday Construction County: Frederick Investigators: J.Irre State: Virginia Plot ID: 1 SOILS Map Unit Name (Series and Phase): Massanaetta loam Map Symbol: 29 Drainage Class: Mod. well Mapped Hydric Inclusion? None Taxonomy (Subgroup): Fluvaquentic Hapludolls Field Observations Confirm Mapped Type? Yes No Profile Description Depth Matrix Color Mottle Color Mottle (inches) Horizon (Munsell Moist) (Munsell Moist) Abundance/Contrast Texture, Concretions, Structure, etc n/a N/A N/A N/A N/A Loam Hydric Soil Indicators: NO Histosol NO Concretions NO Histic Epipedon NO High Organic Content in Surface Layer in Sandy Soils NO Sulfidic Odor NO Organic Streaking in Sandy Soils NO Aquic Moisture Regime NO Listed on Local Hydric Soils List NO Reducing Conditions NO Listed on National Hydric Soils List NO Gleyed or Low Chroma Colors YES Other (Explain in Remarks) Remarks: No samples taken because the other two parameters are absent. WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes No Is the Sampling Point within the Wetland? Yes No Wetland Hydrology Present? Yes MNo Hydric Soils Present? Yes Remarks: J. Irre Page 2 of 2 WetForm"O 71 ..For 16 ,V�,� • 'ap�/ t fb .�1 $ 6. y< • +I►.� �4;�: � •� • . y .. �._. ,yam».., r '' '•OAfY'. �� ik^^ - 4 +ups 06/13/2006 MAI Ile ro 7 ^!w�,. 1►;. .s. r'L t a� �.' S1_ gyp. -T ' ' .� ta_ � ��� ..:/Mv _:ten. Y � •13 - n 06/13/2-006 ti j• + > � �.1S �} `�i�. 'V %sue -y- •"!!f.M 7'1 - f A IF a � a�'e * ?< .�,� :•+�' _ram '•� �� i 0 -eel rt; • �. s 06/13/2006 06/13/200 ...yin 3 � �.�• A -Miry ` ? � t �r• h • 06/13/2006 + tEl A- C AN � 1 16 W-W 71 ' t, { : �'v x,. _ � .t•�'1 r i ' 4 ,:Kr t � - -.,ate .+ � e� r qq L i„•anlr srgi a � �.: •._ • 1 V f } ,!MI 1 .� � mil• - s 1 « MASTER DEVELOPMENT PLAN #04-06 BROOKLAND MANOR Staff Report for the Planning Commission Prepared: June 16, 2006 Staff Contact: Bernard S. Suchicital, Planner I This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 07/5/06 Pending Board of Supervisors: 07/26/06 Pending LOCATION: The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill Road (Route 659). MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBER: 54-2-5 and 54-2-6 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant & Residential ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) South: RP (Residential Performance) East: RP (Residential Performance) West: RP (Residential Performance) Use: Residential (Multifamily) Use: Vacant Use: Residential (Multifamily) Use: Residential (Single Family) PROPOSED USE: 68 Townhouse units on 8.83 acres. The gross residential density proposed for this development is 7.69 dwelling units per acre. MDP #04-06, Brookland At June 16, 2006 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master plan for this property appears to have a measurable impact on Route 659, the VDOT facility which would provide access to the property. The proposed master development plan is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for insurance of appropriate permits to cover said work. Frederick County Fire Marshal: Plans approved as submitted. Frederick County Public Works: The revised MDP for Brookland Manor transmitted on May 10, 2006, has adequately addressed all of our previous MDP comments except that related to wetlands delineation. Consequently, we will reserve our final approval until receipt of the wetlands study. Frederick County Sanitation Authority: 2nd Review approved. Frederick County Inspections Department: Demolition permit is required to remove any existing structures. No additional comments required at this time. Frederick County — Winchester Health Department: No comment as public water and sewer to be provided. GIS Department: Monticello Square and Worsham Terrace have been approved and entered into the Frederick County road naming system. Addresses will be assigned at the building permit stage. Department of Parks & Recreation: Plan appears to meet open space and recreational unit requirements. A detailed plan for the proposed recreational units will be needed for review by the Parks & Recreation Dept. staff. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 69 residential townhouses will impact as follows: 21 elementary school students, 8 middle school students and 8 high school students for a total of 37 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this master MDP #04-06, Brookland A • June 16, 2006 Page 3 development plan on current and future school needs should be considered during the approval process. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill Road (Route 659). C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject property as being zoned R-3 (Residential, General). The R-1 (Residential, Limited), R-2 (Residential, Limited), and R-3 Districts were subsequently combined to form the RP (Residential Performance) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. D) Intended Use - The project proposes to have 68 Townhouse units on 8.83 acres. The proposal also indicates the preservation of the historic Brook Land House on a separate 1.25 acre historical out -lot. E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. (Comprehensive Policy Plan, p. 1-1) Land Use Compatibility: The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the County where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally MDP #04-06, Brookland Ma• • June 16, 2006 Page 4 created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The 8.83 acres contained in the Master Development Plan is part of the Route 7 East Corridor Land Use Plan. The land use plan does call for residential on these properties. Historic Resources: The subject properties include the Brook Land House (#34-1148), originally built ca. 1790-1810. The outbuildings were added to the property ca. 1940, and include a brick dairy house, concrete silo, corn crib and meathouse/rootcellar. The applicant has expressed their intent on preserving the house for residential use, but will be removing the outbuildings from the property. Environment: The subject site contains a variety of environmental features to include a perennial stream (Abrams Creek), and steep slopes. The application proposes to incorporate the conservation of these sensitive environmental features into the overall development plan. The open space will contain 39.1% (1.42 acres) of environmental features. Transportation: Access to the subject site will be via an existing two-lane minor collector road, Brookland Lane (Route 658), which links Valley Mill Road (Route 659) to the development. The proposed MDP indicates that there will be 588 vehicle trips per day on Brookland Lane. Recreation: Section 165-64 of the Frederick County Zoning Ordinance states the housing types with lots of less than 5,000 square feet shall provide one recreational unit per 30 dwelling units. The applicant has addressed this by providing two (2) tot lots for the project, as well as an eight -foot (8') wide, 500 linear -foot (approximate) asphalt trail. F) Issues taff has identified the following issues that still require attention, modification, and arification. These outstanding issues are as follows: • Continuation of the five foot sidewalk along the west side of Brookland Lane to Weathervane Drive [Section 144-18A(1) of the Frederick County Subdivision Ordinance], that it may be appropriately linked to the Brookland Manor project with the existing residences of Windstone. STAFF CONCLUSIONS FOR THE 07/05/06 PLANNING COMMISSION MEETING: This Master Development Plan (MDP) application is for 68 Townhouse units (minimum 2,000 square foot lots average 2,420 square feet) in the RP (Residential Performance) Zoning District. The preliminary MDP for the Brookland Manor project does conform to the policies of the MDP #04-06, Brookland Manor • June 16, 2006 Page 5 Comprehensive Policy Plan. However, Section 144-18A of the Frederick County Code requires that sidewalks be installed along both sides of all local, collector and arterial streets. The applicant states that the west side of Brookland Lane is too steep for said infrastructure. Staff F-e6en3�tlr�ap�e d eve op en c ^t g��Pcl �11 �f st ff'c rnnratineS All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. • Transmittal Dewberry 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA 22601 Phone 540.678.2700 Fax 540.678.2703 Atlanta, GA Fairfax, VA —' Gaithersburg, MD ❑ Manassas, VA Chicago, IL Leesburg, VA u Baltimore, MD __ Fredericksburg, VA Lanham, MD C Winchester, VA ro: Frederick County Planning Department Date: 6/15/2006 Project No: 11000840 107 North Kent Street VA 22601 ►ttention: (Bernard Suchicital We Transmit: the following: n, as per your request _J prints under separate cover specifications by mail change order by messenger — shop drawings by pick up — reproducibles by overnight samples carrier l' product literature L u' computations descriptions Copies: Date: Number. 45 6/15/2006 1 lFinall MDP Name: 113rookland Manor Copy: for: F, your approval your review and comment your file/use revision and submission distribution U ® as requested by © as approved by as submitted for approval by ❑ please acknowledge receipt of enclosures FrA return enclosures to us If enclosures are not as noted, please notify us at once Transmittal # 4873 Sent by: DAVID FRANK Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order 11246 as amended by Executive Order 11357. %;.,t • 4 ,`§� �, to, :a°'ak wry , � v s§ .. 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'.$r iV`*.q:.AMC Y.a.. ,.v,• � r � +�v a 'i.� `.: � ¢ 'ram-'�, m?"tl�',�"�` �a „,>.i"R e'k+,0�,` �y "�' as° , .., a.. :,,'� �" y .` ^, ;.''bfr' �,,. , � , , .«. ° IRS— $ I ago jz- N,qG .a,TO 'a. xf tv! . •ask . & w.i¢ ^`" �.�v� y ,' . .'� 9 pY t , ' +deb ' AA 1 2Q (it Wilk- d M, ' rcaW, 71 vq r �d {{i §j son y �, � ESRI ArcExplorer 2.0 Existing Building N Monday, Mar 27 2006 E ran, 10, Luub 1V:jIHivi vuui No.4145 P. 112 Frederick Comity,Virginia Master Develo went Plan Application Package Request for Master DeveloRment Plan Comments Virginia Department of Transportation MaiLtQ- Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach wee (3) copies of the MDP with the sheet. Applicant's Name: Dewberry Att! nav4.4 Address: 611 West Jubal Early Drive, Bid . B Suite C Winchester VA 22601 Phone Numbcx- _ (540) 678-2700 Name of development and/or description of the request: Brookl and Manor SLtid -vi Gion Maater DeyelspiDant Plan Location ofproperfy: Rronklanri Tana > >nn FAPr Sn„t-h n9 Rrnni l and Valley Mill Intersection. -Lana-- Virginia Department of Transportation's Comments; 0--ral ITZ14 • - R - • ' •• 1 Im • ii b Page 20 • • `eper` Dewberry Transmittal 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA 22601 Phone 540.678.2700 Fax 540.678.2703 ® Atlanta, GA ❑ Fairfax, VA ❑ Gaithersburg, MD ❑ Manassas, VA ❑ Chicago, IL ®Leesburg, VA Baltimore, MD ❑Fredericksburg, VA ❑Lanham, MD ❑� Winchester, VA To: Frederick County Planning Department Date: 6/15/2006 Project No: 100084000 107 North Kent Street Project Name: Brookland Manor Winchester, VA 22601 Reference: Master Development Plan Carbon Copy: Attention: Bernard Suchicital We Transmit: the following: for: ❑ as per your request V prints ® your approval ® under separate cover 0 specifications your review and comment ❑ by mail ❑ change order ❑ your file/use by messenger ® shop drawings ❑ revision and submission ❑ by pick up ❑ reproducibles ❑ distribution ❑ by overnight 0 samples carrier FRI product literature ❑ ❑ computations descriptions ® as requested by ® as approved by ® as submitted for approval by please acknowledge receipt of enclosures ❑ return enclosures to us Copies: Date: Number: Description: 1 6/15/2006 100084000 Master Development Plan 1 6/15/2006 100084000 Approval Letter from VDOT L-r �+ I I cnrnrnPnts' I U L JUR t U AM i i� I Please call if you have anv ouestions. Thank vou. Ifenclosures are not as noted, please notify us at once Transmittal # 4872 Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order 11246 as amended by Executive Order 11357. Sent by: David Frank • Frederick County, Virginia Master Development Plan Application PackaLye Request for Master Development Plan Comments J U N 1 5 20 Virginia Department of Transportation Mail to: Hand deliver to: Virginia Department of Transportation Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike 14031 Old Valley Pike Winchester, VA 22603 Edinburg, Virginia 22824 (540) 535-1818 (540) 984-5600 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: David Holliday Construction Co Inc Address: 420 W Jubal Early Drive, Suite 10 Winchester Va. 22601 Phone Number: (540) 667-2120 Name of development and/or description of the request: Brookland Manor Location of property: At the end of Brookland Lane approx 1/2 mile south of Valley Mill Road in Red Bud niatrj,.,-, Frederick County Virginia Virginia Department of Transportation's Comments: See attached email from VDOT to David Frank with D berry dated 06/15/06. Page 20 Brookland Manor MDP - V) Comments is Page I of I Frank, David From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.Ingram@VDOT.Virginia.gov] Sent: Thursday, June 15, 2006 9:32 AM To: Frank, David Cc: Ingram, Lloyd; 'Eric Lawrence' Subject: Brookland Manor MDP - VDOT Comments Attachments: SCN_20060615092912_001.pdf The master plan for this property appears to have a measurable impact on Route 659, the VDOT facility which would provide access to the property. The proposed master development plan is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Thank you for allowing us the opportunity to comment. Please provide one hard copy of the MDP, once the County has signed the MDP, as well as a digital copy. «S C N_20060615092912_001. pdf>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) J U N 1 5 2006 Page 1 of 1 Bernard S. Suchicital From: Bernard S. Suchicital [bsuchici@co.frederick.va.us] Sent: Tuesday, June 13, 2006 4:53 PM To: David Frank Subject: Brookland Manor Hey David, The Brookland Manor MDP was pushed back to the July 5th Planning Commission meeting, and is still tentatively scheduled for the July 26th Board of Supervisors meeting. There are still a few items I need by this Friday to complete my staff report: - Your office informed me that they will supply me with VDOT's approval letter last week. I have still yet to receive it. - What is the percentage of environmental features located within the open space? - I need the figures for vehicle trips/day generated for this project. - On the cover sheet of the MDP, can you clarify the acreage for the project? The subdivision area reads 8.84 acres, but the breakdown reads 9.55 acres o Phase I (lots) = 2.65 acres o Phase II (lots) = 1.12 acres _ 'j z% r `� o Open Space = 1.43 acres o Private Streets = 2.65 acres-- i u 3 o Historic Outlot = 1.25 acres o R.O. W. = 0.45 acres I recall the issue initially was to be below 10.0 acres to achieve your desired density, so staff concluded that the existing Brookland Lane R.O.W. would be excluded. These are the only issues I need answered by Friday. Please call if you have any questions. Bernie Bernard 5. Suchicital Planner I Department of Planning & Development County of Frederick 107 N. Kent Street, Suite 202 Winchester, Virginia 22601 540-665-5651 540-665-6395 (fax) bsuchici@co.frederick.va.us 6/13/2006 • • Page 1 of 1 Bernard S. Suchicital From: Frank, David [dfrank@Dewberry.com] Sent: Friday, June 02, 2006 3:45 PM To: Bernard S. Suchicital Subject: RE: Brookland Manor Thank you Bernie, I am tracking down the fire marshal comments. I have a call in to the wetlands consultant to check the status of his report. You will need 44 full size copies of the plans to send out to the PC and others. Do you need anything else from us, or is everything now in order? David From: Bernard S. Suchicital [mailto:bsuchici@co.frederick.va.us] Sent: Friday, June 02, 2006 10:18 AM To: Frank, David Subject: Brookland Manor Hey Frank, I talked to Ed in Public Works yesterday. He said that he will try to get a letter drafted by Monday regarding the MDP. If everything from the revised set of plans has been addressed properly, he will place his stamp on approval contingent that a wetlands survey will be completed. Also, have you received a comment letter from the Fire Marshal Dept? Bernie Bernard S. Suchicital Planner I Department of Planning & Development County of Frederick 107 N. Kent Street, Suite 202 Winchester, Virginia 22601 540-665-5651 540-665-6395 (fax) bsuchici@co.frederick.va.us 6/13/2006 • • June 5, 2006 Mr. David L. Frank, CLA Dewberry 611 West Jubal Early Drive Building B., Suite C Winchester, Virginia 22601-6501 RE: Brookland Manor Master Development Plan (MDP) Frederick County, Virginia Dear Mr. Frank: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 The revised MDF for Brookland TNA-- ror transmitted on May 10, 2006, has adequately addressed all of our previous MDP comments except that related to wetlands delineation. Consequently, we will reserve our final approval until receipt of the wetlands study. Sincerely, Harvey E. awsnyder, Jr., P.E. Director of Public Works HES/rls cc: Bernie Suchicital, Planning and Development file C:\Program Files\WordPerfect Office 11\Rhonda\TEMPCOMMENTS\brooklandmanorrevmdpcom.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 • h Dewberry Transmittal 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA22601 Phone 540.678.2700 Atlanta, GA _ 1 Fairfax, VA � Gaithersburg, MD L_ I Chicago, IL I_1 Leesburg, VA Baltimore, MD 1 Fredericksburg, VA ! 1 Lanham, MD To: 'Frederick County Planning 107 North Kent Street Suite 202 Winchester, VA 22601 Attention: Bernard S. Suchicital We Transmit: the following: as per your request ❑ prints _J under separate cover ❑ specifications by mail ❑ change order �I by messenger ❑ shop drawings by pick up ❑ reproducibles by overnight ❑ samples carrier ❑ product literature ❑ computations ❑ descriptions LI 5/4/2006 ect Name: Broc Copy: Fax 540.678.2703 ❑ Manassas, VA d❑ Winchester, VA oject No: 110008400 d Manor for: __i your approval ❑ your review and comment ❑ your file/use ❑I revision and submission ❑ distribution as requested by LI as approved by — ® as submitted for approval by ❑ please acknowledge receipt of enclosures return enclosures to us Copies: Date: Number: Description: 1 5/4/2006 Request for MDP Comments If enclosures are not as noted, please notify us at once Transmittal # 4820 Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order 11246 as amended by Executive Order 11357. Sent by: DAVID FRANK Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: David Holliday Construction Co., Tn Address: _ 420 W. Jubal Early Drive, Suite 10 Winchester VA 22601 Phone Number: (540) 667— 2120 Name of development and/or description of the request: Brookland Manor Location of property: At the end of Brookl and Tan . apnrnx 112 ,ni 1 P t-h of Valley Mill Road in Red Bird 1)i G ri rt, Frarlari Ck Cnlinr)� Vi mini Frederick County Sanitation Authority's Comments: Fred Crick County Sanitation Authority use only Date received Review tiumhcr; 12 3 4 3 (please circle one) Date reviewed Date approvcd Revisions required Signature and Date r i Page 22 Transmittal JUN 5 Dewberry 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA 22601 Phone 540.678.2700 Fax 540.678.2703 - Atlanta, GA ❑ Fairfax, VA Gaithersburg, MD ❑ Manassas, VA ❑ Chicago, IL Leesburg, VA Baltimore, MD l—J Fredericksburg, VA Lanham, MD d❑ Winchester, VA To: County of Frederick Planning Dept. Date: 6/5/2006 Proj 107 North Kent Street Project Name: Brookland Winchester, VA 22601 Reference: Carbon Copy: Attention: Bernard S. Suchicital We Transmit: the following: for: as per your request CJ prints your approval under separate cover specifications FN your review and comment by mail ❑ change order E your file/use by messenger ❑ shop drawings ❑ revision and submission by pick up ❑ reproducibles distribution by overnight L_' samples ❑m carrier L product literature ❑E computations descriptions ect No: 10008400 Manor 0 as requested by J as approved by ❑ as submitted for approval by n please acknowledge receipt of enclosures return enclosures to us Copies: Date: Number: Description: 44 6/5/2006 Copies of MDP 1 6/5/2006 Revised Application 1 6/5/2006 GIS Comment Approval 1 6/5/2006 Fire Marshal Approval If enciostres are not as noted, please notify us at once Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order 11246 as amended by Executive Order 11357. Transmittal # 4857 Sent by: David Frank RECEIVED MAY 17 Z006 Dewberry -Winchester Department of GIS (Geographic Information Systems) Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5614 (540) 665-5614 The GIS Department will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: David Holliday Construction Co., Inc. Address: 420 W. Jubal Early Drive, Suite 103 Winchester, VA. 22601 Phone number: (540) 667-2120 Name of development and/or description of the request: Brookland Manor Location of property: At the end of Broolkand Lane, approx 1/2 mile south of Valley Mill Road in Red Bud District, Frederick County. Virginia GIS Dept. Comments: PAQ Ce,w0 ����v�� ,`}yi►� 'V4of_—< �( i _ +r'< f1�E ►i i1F k-ti (�{'Pk' � F p �r+y' i rl it) (2 C)L-L alk6 0 4,\�i I N(v a,, s T-F V( LQ i U — iUN F Z) fQ i i}�� 13LI i L_J Itj td r-_i2 GIS OFFICE, USE ONLY": Date received n5,-1C Incomplete Date reviewed OS,A7 t�G? Sigiiattirc and Date: Date revision received Incomplete Date reviewed Date approved 1c X c w x vzxozxzA Control number MDP06-OOO1R Project Name Brookland Manor Address 611 W. Jubal Early Dr. Type Application Revised Master Development Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review iew and Comments Date received Date reviewed Date Revised 6/5/2006 6/5/2006 Applicant Dewberry & Davis LLC City State Zip Applicant Phone Winchester VA 22601 540-678-2700 Tax ID Number Fire District 54-2-5,54-2-6 18 Emergency Vehicle Access Comments Access Comments Additional Comments Flans approved as submitted. Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Rescue District 18 Election District Red Bud Residential Sprinkler System Yes Fire Lane Required No Special Hazards No Plan Approval Recommended Reviewed By Signature,`'`"`�--_. Yes J. Bauserman Title _ 'PL.;s N A P P I' ai l2 VO& Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: David Holliday Construction Co., Inc. Address: 420 W Jubal Early Drive, Suite 103 Winchester, VA 22601 Phone Number: (540) 667-2120 Name of development and/or description of the request: Brookland Manor Location of property: At the end of Brookland Lane, approx. 1/2 mile south of Valley Mill Road in Red Bud District. Frederick County, Virginia Department of Planning and Development's Comments: Page 21 • Frederick County, Virginia Master Development Plan Application Package Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Yes No ►� 1. Name of proposed development. 2. Name, address, and telephone number of owner. 3. Name, address, and telephone number of developer. 4. Name, address, and telephone number of designer. 5. Signed certificate of surveyor, engineer, or architect. 6. Date plan prepared and date of revisions. 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should be cited. / "Approved 8. A space labeled by the Director of Planning and Development" for the approval signature and date of approval. 9. A space labeled "Approved by the County Administrator" for the approval signature and date of approval. 10. Magisterial District. 11. Sheet size less than 42 inches. Page 13 9 Frederick County, Virginia Master Development Plan Application Package General Information Yes No 1. Location map (scale 1:2000). 2. Scale of the AMP is not to exceed 1:100. 3. North Arrow. 4. Legend describing all symbols. 5. Surveyed boundaries of all lots and parcels. 6. Acreage of all parcels included in the MDP. N7. ✓PT- Topography contour lines at acceptable intervals. A 8. A schedule of phases, boundary of phases, and order of development. 9. Use, zoning, and property owner of all adjoining properties. ram^ 10. Location of proposed uses (location, boundaries, arrangement). 11. Location and treatment of historic structures and sites. 12. History of all land divisions in relation to this tract. 13. Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. ✓ 14. Amount and percentage of disturbed and protected land in common open space. Page 14 Frederick County, Virginia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the I st floor of the Frederick County Administration Building, 107 North Kent Street. NAME ADDRESS / PROPERTY NUMBER Name Oakcrest' Properties LLC. Address % 2055 -7Valle-y, Ave . Winchester VA 22601 Property # 54-B- 3-1-2, 3, &4 Brentwood Homeowner's Association 126 Pebblebrook LN,Winchester, V 22602 55C - 5 -=3 - 89A Camp field, LLC/Frederick Development Co., Inc. P.O. Box 868 Winchester VA 22604 PIN 11 55 - 2 -1 Paper Mill Park Co. P.O. Box 3 Winchester, VA 22604 54 - 3 - 2 54H - 21A-100:" Heritage Hills (Michael H. Cullers) P.O. Box 2123 Winchester, VA 22604 54H - 21A -101 Heritage Hills (Paul G. Evens) 127 Huntcrest Drive Winchester VA 22602 54H - 21A -99:. Windstone Homeowner's Association Inc. 2055 Valley Ave. Winchester VA 22601 541 - 7 - 1- 90A Page 18 Frederick County, Virginia Master Development Plan Application Package Name Address Property # City ofiVin.chester P.O. Box 263 54 — A — 121 Page 19 Jan. 1d, 2UU6 1U:31NIVl V J U I � No, 4145 P. 2/2 s COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE GREGORYA. WHIRLEY EDINBURG, VA 22824 ACTING COMMONWEALTH TRANSPORTATION COMMISSIONER VDOT Comments to Brookland Manor Request for Master Development Plan Comments January 18, 2006 The preliminary master plan for this property appears to have a measurable Impact on Routes 658 and 659, the VDOT facilities which would provide access to the property. While overall the proposal looks acceptable, VDOT offers the following comments: Please clarify why the 3" utility strip between sidewalk and roadway is not in place as shown in the "Road Design Manual Appendix B Subdivision Street Design Guide". Also note that if 4" sidewalks are used a passing area must be provided every 200'. Please provide a sheet containing any transportation proffers that apply to this rezoning. Also the anticipated trip generation. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Thank you for allowing us the opportunity to comment. VirginiaDOT.org WE KEEP VIRGINIA MOVING o COUN Department of Planning and DevelopMent 540/665-565I FAX: 540/ 665-6395 February 27, 2006 Dewberry & Davis LLC Attention: David L. Frank 611 W. Jubal Early Drive Winchester, VA 22601 RE: Preliminary Master Development Plan Review Comments Brookland Manor Property Identification Numbers (PIN) 54-2-5 & 6 Dear Mr. Frank: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above. Preliminary Review Comments: 1. On Sheet 1 of 4, the vicinity map needs to have a scale of 1:2000. 2. Gross Density. According to Section 165-62C of the Frederick County Zoning Ordinance, in no case shall the gross density of any development within an approved MDP which contains more than ten acres and less than 100 acres exceed 5.5 dwellings per acre. The plans submitted to this office indicate a gross density of 6.9 dwellings per acre. Please adjust the plans to conform to the ordinance. 3. On Sheet 1 of 4, in the Approval Block, adjust the Director's block to read "Department of Planning & Development." 4. On Sheet 1 of 4, the required recreation unit is one per 30 dwellings, not 25. 5. Sidewalks. Add a sidewalk to the east side of Brookland Lane. Extend sidewalks on both sides of Brookland Lane to the corners of Weathervane Drive and Copperfield Lane, and increase the width of all sidewalks to five feet. 6. Road Details. The details shown on Sheet 2 of 4 needs to include a utility strip between the curb and sidewalk. 7. Ornamental Landscaping. Provide a breakdown of the total trees required per lot. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Y Mr. David L. Frank, Re: Brookland Manor MDP February 27, 2006 Page 2 8. General Notes. On Sheet 2 of 4, include a note in the General Notes column that will state that all utilities will be buried underground. 9. On Sheet 3 of 4, show the riparian buffer for Abrams Creek. 10. On Sheet 3 of 4, provide the PIN and acreage for all adjoining properties. 11. Recreation Units. The third recreational unit has not been shown on Sheet 3 of 4. This unit should be something other than a tot lot. A trail running through portions of the open space should be considered. 12. Setbacks. On Sheet 3 of 4, adjust the street setback label to read 20' front setback and the side perimeter yard setback is 50', not 30'. 13. On Sheet 3 of 4, an easement for the SWM area should be shown. OCul-De-Sac Location. The new location shown for the cul-de-sac would create a nonconforming front BRL for the structure on the historic outlot. The cul-de-sac should be moved further away or remain in current platted location. 15. Crosswalks. Provide crosswalks as indicated on Sheet 3 of 4. Please ensure that all comments are addressed when revising the MDP. Once all comments have been addressed and review agency comments received, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. The review fee for this application will be $3,054 (2,000 base + $1,054 @ $100 per acre). Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Fife Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I S, Frederick County Sanitation Authority, and the Virginia Department of Transportation. I have attached a marked copy of the plans to assist with the revisions. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Bernard S. Suchicital, Planner I Attachment BSS/bad COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 February 28, 2006 Mr. David Frank. Dewberry and Davis, L.L.C. 611 Jubal Early Drive Building B, Suite C Winchester, Virginia 22601 RE: Brookland Manor Master Development Plan (MDP) Frederick County, Virginia Dear Mr. Frank: We have completed our review of the proposed MDP for the Brookland Manor subdivision and offer the following comments: Refer to Sheet 2 of 4: Under the list of utility contacts, eliminate the reference to garbage collection. For one thing, the Frederick County Sanitation Authority has nothing to do with garbage collection. Secondly, curbside trash collection will be the responsibility of the homeowners' association, not Frederick County. 2. Refer to Sheet 3 of 4: a. Units 455 and #56 encroach on an existing utility easement. Therefore, they should be deleted from the proposed development. The list of lots shown on sheet 2 of 4 should be revised, accordingly. b. Delineate any existing wetlands on this site. Provide this office with a copy of the wetlands study. Also, provide the Corps of Engineers with a copy of the MDP in conjunction with the wetlands study. C. Verify the accuracy of the designated 100-year flood plain. We suggest that you obtain a recent flood plain study (2004) performed by the Bowman Consulting Group to establish realistic 100-year flood levels and their corresponding elevations. Fills will not be allowed within the 100-year flood plain unless the above referenced flood plain study is revised, accordingly. 107 North Kent Street • Winchester, Virginia 22601-5000 • 0 Brookland Minor MDP Comments Page 2 February 28, 2006 3. Refer to Sheet 4 of 4: a. It is assumed that the two existing barns and one-story frame house will be demolished to accommodate the proposed development. Demolition permits will be required for these structures. Asbestos inspections may also be required depending on the age of the structures. b. Any existing wells should be grouted prior to abandonment. C. Any existing drainfields and septic tanks should be properly abandoned using the Virginia State Health Department's guidelines. I can be reached at 722-8214 if you should have any questions regarding the above comments. Sincerely, JA&A.J�/j.? r � Harvey E. Str Snyder, Jr., P.E. Director of Public Works HES/rls cc: Planning and Development file C:\Program Piles\18'ordPerfect Office I I\Rlionda\TGNIPCC)NIAIENTS\hrooklandtnanonndpcom.irpd 4 JAN 9 2006 Request Master Development Plan Comments Department of GIS (Geographic Information Systems) Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5614 (540) 665-5614 The GIS Department will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Dewberry Att: David Frank Address: 611 West Jubal Early Drive, Bldg. B, Suite C Winchester, VA 22601 Phone number: (540) 678-2700 Name of development and/or description of the request: Brookland Manor Subdivision Master Development PLan Location of property: Brookland Lane, 1700 Feet South of Brookland Lane and Valley Mill Intersection. GIS Dept. Comments: iWIs MAP �ui2Es 7� /r!f �G rr1E.�7- O� TZcJo oZo•4>> sV�-n�ES , Or�E_ J�2 TI�a< �o� /�ofb9 iV /-7/-6 siy€ o-A-- onE 13����y, r3✓�/�-�.-�it� �A-y /Uci d� Gcs� ..J .vE.tJ .v��S. GIS OFFICEUSEONLY: Date received 0/!-9-0G Date revision received Date approved Incomplete Incomplete Date reviewed Date reviewed Signature and Date: ,/� 4 /-z0- d✓ • • Cope, Marcus From: Marcus Lemasters [mlemaste@co.frederick.va.us] Sent: Thursday, April 13, 2006 1:35 PM To: Cope, Marcus Subject: Brookland Manor road names Mr. Cope, Patrick Fly passed your email inquiry on to me Monticello Square is already approved and in the system for Brookland Square I cannot accept Mount Vernon, but Worsham works well. So I went ahead and entered Worsham into the Frederick County Road Naming and Numbering System. If you have any further questions or concerns on the Road Naming for Brookland Manor, please feel free to contact me. Marcus Marcus D. Lemasters, Director Frederick County Dept. of GIS • /UUV o Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 2nd Floor Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MAP with the sheet. Applicant's Name: Dewberry Att: David Frank Address: 611 West Jubal Early Drive BLdQ B Suite C Winchester VA 22601 Phone Number: (540) 678-2700 Name of development and/or description of the request: Brookland Manor Subdivision Master Develo ment Plan Location of property: Brookland Lane 1700 Feet South of Brookland Lane and Valley Mill Intersection. Department of Parks and Recreation's Comments: Plan appears to meet open space and recreational unit requirements A detailed plan for the proposed recreational units will be needed for review by the Parks and Recreation Department staff. Department of Parks and Recreation use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Si -nature aril Date 1/23/06 Page 28 S011ents AnF c P S2, c F a Frederick County Public Schools Administrative Assistant to Visit us at www.frederick.k12.va.us the Superintendent February 2, 2006 Mr. David Frank Dewberry 611 West Jubal Early Drive Building B, Suite C Winchester, VA 22601 Dear Mr. Frank: RE: Brookland Manor Subdivision Master Development Plan e-mail: kapocsis@frederick.k12.va.us This letter is in response to your request for comments regarding the master development plan application for the proposed Brookland Manor Subdivision project. Based on the information provided, it is anticipated that the proposed 69 residential townhouses will impact as follows: 21 elementary school students, 8 middle school students, and 8 high school students for a total of 37 new students upon build - out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new schools facilities to accommodate increased student enrollments. The impact of this master development plan on current and future school needs should be considered during the approval process. Respectfully yours, Stephen M. Ka�e si Administrative Assistant to the Superintendent SMK:dkr cc: William C. Dean, Ph.D., Superintendent of Schools Al Orndorff, Assistant Superintendent for Administration Charles Puglisi, Director of Transportation 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4th Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: Dewberry At t : David Frank Address: 611 West Jubal Early Drive, Bldg. B, Suite C Winchester, VA 22601 Phone Number: (540) 678-2700 Name of development and/or description of the request: Brookland Manor Subdivision Master Development Plan Location of property: Brookland Lane, 1700 Feet South of Brookland Lane and Valley Mill Intersection. Frederick County Inspections Department's Comments: ke, Q r i i ✓i ,ej /n��(^ -e et A."/- Frederick County Inspections Department use only Date received Date i-eviewed Signature and Datc Review Number: 6} 2 Date approved � Page 23 4 5 (please circle one) Revision required /,._.� 611 West�ubal Early Drive 540 678 2700 ` Ste! Dewberry Building Suite C 540 678 bee fax '4 }�� Winchester, Virginia 22601-6501 www.dewberry.com L , � April 28, 2006 Bernard S. Suchicital, Planner I County of Frederick Department of Planning and Development 107 North Kent Street Suite 202 Winchester VA 22601 Re: Preliminary Master Development Plan Review Comments Brookland Manor Property Identification Numbers (PIN) 54-2-5 &6 Dear Mr. Suchicital: APR 2 R 200r On behalf of Brookland Manor, we offer the following responses to your comments dated 02/27/2006. Preliminary Review Comments Comment. 1. On Sheet 1 of 4, the vicinity map needs to have a scale of 1:2000. Response: We have revised the vicinity map. Comment. 2. Gross Density. According to Section 165-62C of the Frederick County Zoning Ordinance, in no case shall the gross density of any development within an approved MDP which contains more than ten acres and less than 100 acres exceed 5.5 dwellings per acre. The plans submitted to this office indicate a gross density of 6.9 dwellings per acre. Please adjust the plans to conform to the ordinance. Response: We have revised the plan per our meeting on April 6, 2206 Comment. 3. On Sheet 1 of 4, in the Approval Block, adjust the Director's block to read "Department of Planning & Development." Response: We have revised the Approval Block. Comment. 4. One Sheet 1 of 4, the required recreation unit is one per 30 dwellings, not 25. Response: We have revised the zoning tabulations. Dewberry & Davis LLC 2 Comment: 5. Sidewalks. Add a sidewalk to the east side of Brookland Lane. Extend sidewalks on both sides of Brookland Lane to the corners of Weathervane Drive and Copperfield Lane, and increase the width of all sidewalks to five feet. Response: We have revised the plan per our meeting on April 6, 2006 Comment. 6. Road Details. The details shown on Sheet 2 of 4 needs to include a utility strip between the curb and sidewalk. Response: We have incorporated a 3' utility strip. Comment: 7. Ornamental Landscaping. Provide a breakdown of the total trees required per lot. Response: Per our April 14, 2006 meeting we have noted the applicable section of the subdivision ordinance to which this plan must conform. Comment. 8. General Notes. On Sheet 2 of 4, include a note in the General Notes column that will state that all utilities will be buried underground. Response: We have added note 12 to Sheet 2 of the plans. Comment. 9. On Sheet 3 of 4, show the riparian buffer for Abrams Creek. Response: We have added the riparian buffer. Comment. 10. On Sheet 3 of 4, provide the PIN and acreage for all adjoining properties. Response: We have updated the Pin and acreage found in the master plan. Comment. 11. Recreation Units. The third recreational unit has not been shown on Sheet 3 of 4. This unit should be something other than a tot lot. A trail running through portions of the open space should be considered. Response: We have added a trail per our meeting on April 6,2006. Comment. 12. Setbacks. On Sheet 3 of 4, adjust the street setback label to read 20' front setback and the side perimeter yard setback is 50', not 30'. Response: We have resolved this concern, s: Dewberry 3 Comment. 13. On Sheet 3 of 4, an easement for the SWM area should be shown. Response: We have added a storm drainage easement area to the plans. Comment. 14. Cul-De-Sac Location. The new location shown for the cul-de-sac would create a nonconforming front BRL for the structure on the historic outlot. The cul-de-sac should be moved further away or remain in the current platted location. Response: We have revised the plan per our meeting on April 6,2006. Comment: 15.Crosswalks. Provide crosswalks as indicated on Sheet 3 of 4. Response: We have added crosswalks where requested. We trust the enclosed addresses all outstanding comments. Please call us if you have any questions. Thank you. Sincerely, David L. Frank, CLA Project Manager Dewberry isf,Dewberry APR 2 8 106 Transmittal 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA 22601 Phone 540.678.2700 Atlanta, GA ❑ Fairfax, VA ❑ Gaithersburg, MD ❑ Chicago, IL El Leesburg, VA Baltimore, MD ❑ Fredericksburg, VA ❑ Lanham, MD To: County OF Frederick Department of Planning and Development 107 North Kent Street, Suite 202 , VA 22601 Bernard S. Suchicital We Transmit: `I as per your request under separate cover �J by mail by messenger by pick up ❑ by overnight carrier the following: El prints ❑ specifications ❑ change order ❑ shop drawings ❑ reproducibles samples L] product literature ❑ computations ❑ descriptions El Date: 4/28/2006 Project Name: Brool Reference: Carbon Copy: for: ❑ your approval your review and comment your file/use EJ revision and submission ❑ distribution Fax 540.678.2703 ❑ Manassas, VA ❑d Winchester, VA ect No: 10008400 Manor as requested by L ] as approved by ❑ as submitted for approval by ❑ please acknowledge receipt of enclosures return enclosures to us Copies: Date: Number: Description: 2 4/28/2006 Brookland Manor MPD 1 4/28/2006 MPD Application 1 4/28/2006 Fee Check 1 4/28/2006 Agency Comments 1 4/28/2006 Planning Comment Response Letter If enclosures are not as noted, please notify us at once Transmittal # 4816 Sent by: DAVID FRANK Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order 11246 as amended by Executive Order 11357. A P A 2 8 2006 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTSAS TO WHAT YOU WOULD LrAE TO HAVE COMPLETED. INITIALS DATE & TIME Candice ernie �'_ 04 i =' Mark Susan Eric Mike Kevin John COMMENTS: k-j C,,�"\zK �V 1` a.0 GpA�QS C/ ll r��-F�v� ScG�ecly�cc.f 1V1 Jua<< 2 Received by Clerical Staff (Date & Time): VIRGINIA ilSTO1tIC ANDMARKS COMMISSION SURVEY FORM Historic name Griffith House ('Ounty/Town/City Frederick Street address or route number Off Rt. 659 USGS Quad Winchester Orieinal owner James Kelso & James Wilson nriitinal use Residential Present owner J.C. Williams Present owner address 1.619 Valley Mill Rd h t Arm22601 Common name Brookland File no. 34- 1.148 Negative no(s). , Date or period ca.1.790-1810, ca.1820-1845, late 19th C. Architect/ build er/craftsmen n Source of name Quarles, ower Source of date ouarles, architectural evidence Winc. es ex Stories 2 wall const'n Lcg & Present use Residential Foundation and waheavy timber framinq w/ brick nogging on stone Acreage' z basement Roof type Gabled w/ standing seam metal State condition of structure and environs Excellent State potential threats to structure Unknown Note any archaeological interest Site of Brookland Woolen Mill Should be investigated for possible register potential? yes — no _X— Are Iiitectural description (Note significant features of plan, structural system and interior and exterior decoration, taking care to point out aspects not visible or clear from photographs. Explain nature and period of all alterations and additions. List any outbuildings and their approximate ages, cemeteries, etc.) The original portion of Brook land is the 3-story log section w/ int. end brick chimney. The ground floor consists of a fine raised stone basement w/ 6/6 windows and the upper 2 floors are log w/ 9/6 windows in the first floor and 6/6 in the second. It is a 3-hay asymmetrical side passage plan w/ a gabled roof. In the gable end are 2 4-light attic windows and a 6/4 windows. The front entrance consists of an 8-paneled door w/ 3-light transom above. The house was expanded ca.1820-1845 w/ a side 2 bay 2-story heavy timber frame wing w/ brick nogging and an int. end brick chimney. This section is identical to the original portion w/ similar decorative details and sits on a snlit level stone basement. The Greek Revival 1-story 3 bay front porch has unfluted Boric columns, rounded balusters and handrail, and is supported bay modern brick piers. To the rear of the side 2-story wing are 2-story enclosed porches. A rear 2-story frame wing was added to the log section in the late 19th century. It has a shallow -pitched gabled roof, a modern ext. end brick chimney ( which replaced the original), and a 1-story 4-bay side porch w/ square supports. A rear 1-story shed -roofed wing was also added. In 1975 the house was clad in aluminum siding. The interior has some original mantels upstairs and the central staircase is original w/ round balusters and handrail. Outbuildings include a frame bank barn on a formed concrete foundation w/ concrete silo, a ca.1940 brick dairy house, a frame corn crib, and a frame meathouse/rootcellar on a formed concrete foundation. The site of the Brookland Mill is located SE of the house. The property is set well back from Rt. 659 amid many mature trees near Abrams Creek. I:iwrior inspected? Yes. Historical significance (Chain of title; individuals, families, events, etc., associated with the property.) 1766 Lord Fairfax to Robert Gregg to William Smith and James Sterrett 1778 to James Kelso and James Wilson 1791 to Charles Magill to Isaac Littler 1.822 to David Castleman 1838 to R.Y. Conrad 1839 to AAron Hackney Griffith & Joseph Griffith 1855 Joseph H. Griffith to Aaron H. Griffith 1877 1898 to to heirs of Aaron H. Griffith Martha G. Ott & Harriet H. Ellis (daughters of Aaron Griffith) 1920 to Richard E. Griffith & Arthur M.Burr 1921 to George H. Engle 1950 to Haven M. Wolfe Was site of Brookland Woolen Mill which began operation in the 1.770s under the direction of James Kelson and James Wilson, and continued -production until 1904. See Johnson's book for more details. Form No. VHLC-01-004 4.1 Dewberry Transmittal 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA 22601 Phone 540.678.2700 0 Atlanta, GA ❑ Fairfax, VA 0 Gaithersburg, MD FIN Chicago, IL ❑ 0 Baltimore, MD Leesburg, VA ❑Fredericksburg, VA Lanham, MD J A N 2 7 2006 Fax 540.678.2703 ❑ Manassas, VA ❑� Winchester, VA Frederick County Dept. of Planning & Date: 1/27/2006 Project No: Brookland Manor To: Development 107 North Kent Street Project Name: Reference: Winchester, VA 22601 Carbon Copy: Attention: PCc We Transmit: the following: for: 0 as per your request k prints 0 your approval ® as requested by under separate cover ® specifications your review and comment A by mail ❑ change order ❑ your file/use ❑ as approved by by messenger 0 shop drawings ® revision and submission 0 by pick up 0 reproducibles ❑ distribution ❑ as submitted for approval by by overnight 0 samples ❑ ® please acknowledge receipt of carrier ❑ product literature enclosures computations ❑ return enclosures to us descriptions Copies: Date: Number: Description: 2 1/1/2006 Master Development Plan for Brookland Manor L • �Li7"Tii1 Plans have been sent out for agency comments - please give preliminary review and comment. If enclosures are not as noted, please notify us at once Transmittal # 4744 Sent by: David Frank Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order 11246 as amended by Executive Order 11357. • • of /27/o& Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: David Holliday Construction Co., Inc. Address: 420 W Jubal Early Drive, Suite 103 Winchester, VA 22601 Phone Number: (540) 667-2120 Name of development and/or description of the request: Brooklaad Manor Location of property: At the end of Brookland Lane, approx. 1/2 mile south of Valley Mill Road in Red Bud District, Frederick County. Virginia Department of Planning and Development's Comments: Department of Planning and Development use only Date received Review Number: t 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Page 21 Frederick County, Virginia Master Development Plan Application Package Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Yes No IN 1. Name of proposed development. 2. Name, address, and telephone number of owner. 3. Name, address, and telephone number of developer. 4. Name, address, and telephone number of designer. 5. Signed certificate of surveyor, engineer, or architect. 6. Date plan prepared and date of revisions. 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should be cited. 8. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of approval. 9. A space labeled "Approved by the County Administrator" for the approval signature and date of approval. 10. Magisterial District. 11. Sheet size less than 42 inches. Page 13 0 Frederick County, Virginia Master Development Plan Application Package General Information Yes No 1. Location map (scale 1:2000). 2. Scale of the MDP is not to exceed 1:100. 3. North Arrow. 4. Legend describing all symbols. ✓ 5. Surveyed boundaries of all lots and parcels. 6. Acreage of all parcels included in the MDP. 7. Topography contour lines at acceptable intervals. RA 8. A schedule of phases, boundary of phases, and order of development. V 9. Use, zoning, and property owner of all adjoining properties. r� 10. Location of proposed uses (location, boundaries, arrangement). �. 11. Location and treatment of historic structures and sites. 12. History of all land divisions in relation to this tract. 13. Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. ✓ 14. Amount and percentage of disturbed and protected land in common open space. Page 14 0 Frederick County, Virginia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. ADDRESS / PROPERTY NUMBER Name Oakcrest Properties LLC. Address- 2055 Valley A've. -. Property # INST-No . 21380 54B7: 3-1-2; 3, &4 126-'Pebblebrook IN, Winchester, VA Brentwood Homeowner's 22602 55C-5-3-89A Association Campfield. LLC/Fr.ederick Development Co.,Inc. P.O. Box_-888 Winchester VA 22604 INST. No. 050001593555-2-1 Paper Mill Park Co. P.O. Box 3422 Winchester VA 22604 54-3-2 54H - 21A-100 Heritage Hills (Michael H. Cullers) P.O. Box 2123 Winchester, VA 22604 54H -21A -101 Heritage Hills 127 Huntcrest Drive (Paul G. Evens Winchester, VA 22602 54H - 21A -99 Windstone Homeow Association Inc. 2055 Valley Ave.ner.;s Winchester, VA 22601 INST. No. 2138 541 - 7-1-90A Page 18 I Frederick County, Virginia Master Development Plan Application Package Name Address Property # City of Winchester P.O. Box 263 Winchester VA 22604 54 — A — 121 Page 19 • is `.$yr Dewberry Transmittal 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA 22601 Phone 540.678.2700 Atlanta, GA ❑i Fairfax, VA ❑' Gaithersburg, MD _ r - 1 Chicago, IL L Leesburg, VA Baltimore, MD E Fredericksburg, VA Lanham, MD To: Frederick County/Planning Dept. Date: 1/19/2006 4th Floor Project Name: Brool 107 N. Kent Street Reference: Winchester, VA 22601 Carbon Copy: We Transmit: the following: for: ❑ as per your request ❑ prints ❑ your approval under separate cover ❑ specifications ❑ your review and comment ❑ by mail ❑ change order ❑ your filduse n by messenger ❑ shop drawings ❑ revision and submission by pick up ❑ reproducibles ❑ distribution ❑ by overnight ❑ samples ❑ carrier ❑ product literature ❑ ❑ computations ❑ descriptions JAN 1 9 2006 Fax 540.678.2703 Manassas, VA ❑ Winchester, VA ect No: 10008400 Manor ❑ as requested by ❑ as approved by ❑ as submitted for approval by ❑ please acknowledge receipt of enclosures ❑ return enclosures to us Copies: Date: Number: Description: MDP 2 1/19/2006 1 1/19/2006 Response to Comments Comments: If enclosures are not as noted, please notify us at once Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order 11246 as amended by Executive Order 11357. Transmittal # 4732 Sent by: David Frank • • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Dewberry Att: David Frank Address: 611 West Jubal early Drive, BLdg. B, Suite C Winchester, VA 22601 Phone Number: (540) 6780-2700 Name of development and/or description of the request: Brookland Manor Subdivision Master Development Plan Location of property: Brookland T.ane _ 1700 Feet South of Brookland Lane and Valley Mill Intersection. Department of Planning and Development's Comments: Department of Planning and Development use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Page 21 #1COUNTY of FREDERICK I February 28, 2006 Mr. David Frank Dewberry and Davis, L.L.C. 611 Jubal Early Drive Building B, Suite C Winchester, Virginia 22601 RE: Brookland Manor Master Development Plan (MDP) Frederick County, Virginia Dear Mr. Frank: Department of Public Works 5401665-5643 FAX: 540/678-0682 We have completed our review of the proposed MDP for the Brookland Manor subdivision and offer the following comments: 1. Refer to Sheet 2 of 4: Under the list of utility contacts, eliminate the reference to garbage collection. For one thing, the Frederick County Sanitation Authority has nothing to do with garbage collection. Secondly, curbside trash collection will be the responsibility of the homeowners' association, not Frederick County. 2. Refer to Sheet 3 of 4: a. Units #55 and #56 encroach on an existing utility easement. Therefore, they should be deleted from the proposed development. The list of lots shown on sheet 2 of 4 should be revised, accordingly. b. Delineate any existing wetlands on this site. Provide this office with a copy of the wetlands study. Also, provide the Corps of Engineers with a copy of the MDP in conjunction with the wetlands study. C. Verify the accuracy of the designated 100-year flood plain. We suggest that you obtain a recent flood plain study (2004) performed by the Bowman Consulting Group to establish realistic 100-year flood levels and their corresponding elevations. d. Fills will not be allowed within the 100-year flood plain unless the above referenced flood plain study is revised, accordingly. 107 North Kent Street - Winchester, Virginia 22601-5000 Brookland Manor MDP Comments Page 2 February 28, 2006 3. Refer to Sheet 4 of 4: a. It is assumed that the two existing barns and one-story frame house will be demolished to accommodate the proposed development. Demolition permits will be required for these structures. Asbestos inspections may also be required depending on the age of the structures. b. Any existing wells should be grouted prior to abandonment. C. Any existing drainfields and septic tanks should be properly abandoned using the Virginia State Health Department's guidelines. I can be reached at 722-8214 if you should have any questions regarding the above comments. Sincerely, C , �� LJ2 Harvey E. Str snyder, Jr., P.E. Director of Public Works HES/rls / cc: Planning and Development t/ file (':\Program File,-NWordPerfect Mice 11\Rhonda\TENIPCO�NINIENT S\hrooklandmanormdpcoumvpd COUNTY of FREDERICK Department of Planning & Deve4opment 107 North Kent Street, Suite 202 Winchester, Virginia 22601 55C - 5- 3. 89-A BRENTWOOD HOMEOWNERS ASSOC. ASS E k L` Ci PM n� 21 ivj 126 PEBBLE BROOK LN WINCHESTER, VA. 22602-6242 JUL 1 0 200G NOTVKNOWN ATTEMPTBDTb UNA,DI.E TO FORWARD BC: 22001SO0099 *3017--07099-21-39 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING June 21, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #04-06 OF BROOKLAND MANOR On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, July 5, 2006 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #04-06 for Brookland Manor, submitted by Dewberry, for Residential/Townhouse Use. The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill (Route 659), and are identified with Property Identification Numbers 54-2-5 and 54-2-6, in the Red Bud Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, -� S- szo' Bernard S. Suchicital Planner I BSS/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 J02 9 inn 54 - 2- - 5- BROOKLAND MANOR, LC 205 N CAMERON ST WINCHESTER,VA 22601 22 801 %-5000 - V ------------ t V !z 4AX- . -1201 -1 06 0Sl1&7f /bt R i1fPN ssaAJ'dd'A ATTEMPTED - NOT KNOWN UNABL-E TO FORWARD MC: 22501500099 Id COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING June 21, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #04-06 OF BROOKLAND MANOR On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, July 5, 2006 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #04-06 for Brookland Manor, submitted by Dewberry, for Residential/Townhouse Use. The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill (Route 659), and are identified with Property Identification Numbers 54-2-5 and 54-2-6, in the Red Bud Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, sA s:1=�' Bernard S. Suchicital Planner I BSS/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Brookland Manor, LC 205 N. Cameron St. Wincheter,VA 22601 226401%3000 JUN2TO6 a V A }tn1ET.r: C,7 l�ftXI 201 :i. Q9 Cwf*1.ia '1VL*1 VF*1q • TO SICROC ATTEMPTED - NOT KNOWN UNABLE TO FORWARD BC: 22501$00099 *3017-02389-23-3.3 AGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia July 5, 2006 7:00 P.M. CALL TO ORDER TAB 1) Committee Reports.................................................................................................. (no tab) 2) Citizen Comments.................................................................................................... (no tab) PUBLIC HEARING 3) Ordinance Amendment — Article VI — RP Residential Performance District, § 165-64 — Recreation Facilities — An Amendment to enable a Waiver of Required Community Centers in Single Family Small Lot Subdivisions. Mr. Cheran....................................................................................................................... (A) PUBLIC MEETING 4) Master Development Plan #04-06 for Brookland Manor, submitted by Dewberry, to enable the development of a 68 Unit Single Family Attached (Townhouse) Residential Project. The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill (Route 659), and are identified with Property Identification Numbers 54-2-5 and 54-2-6, in the Red Bud Magisterial District. Mr. Suchicital................................................................................................................... (B) 5) Waiver request of Todd Shenk for an exception of Article V Design Standards, §144-31 Rural Subdivisions, C(3) Minor rural subdivisions, of the Code of Frederick County, Subdivision of Land, to enable family division of a parcel of land on a right-of-way less than 50 feet. The properties are located on Sherwood Pines Lane, and are identified with Property Identification Numbers 6-8-2-1 and 6-8-2-3 in the Gainesboro Creek Magisterial District. Mr. Cheran....................................................................................................................... (C) MASTER DEVELOPMENT PLAN #04-06 BROOKLAND MANOR Staff Report for the Planning Commission Prepared: June 16, 2006 Staff Contact: Bernard S. Suchicital, Planner I This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 07/5/06 Pending Board of Supervisors: 07/26/06 Pending LOCATION: The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill Road (Route 659). MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBER: 54-2-5 and 54-2-6 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant & Residential ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) South: RP (Residential Performance) East: RP (Residential Performance) West: RP (Residential Performance) Use: Residential (Multifamily) Use: Vacant Use: Residential (Multifamily) Use: Residential (Single Family) PROPOSED USE: 68 Townhouse units on 8.83 acres. The gross residential density proposed for this development is 7.69 dwelling units per acre. 3 MDP #04-06, Brookland Manor June 16, 2006 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master plan for this property appears to have a measurable impact on Route 659, the VDOT facility which would provide access to the property. The proposed master development plan is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for insurance of appropriate permits to cover said work. Frederick County Fire Marshal: Plans approved as submitted. Frederick County Public Works: The revised MDP for Brookland Manor transmitted on May 10, 2006, has adequately addressed all of our previous MDP comments except that related to wetlands delineation. Consequently, we will reserve our final approval until receipt of the wetlands study. Frederick County Sanitation Authority: 2"d Review approved. Frederick County Inspections Department: Demolition permit is required to remove any existing structures. No additional comments required at this time. Frederick County — Winchester Health Department: No comment as public water and sewer to be provided. GIS Department: Monticello Square and Worsham Terrace have been approved and entered into the Frederick County road naming system. Addresses will be assigned at the building permit stage. Department of Parks & Recreation: Plan appears to meet open space and recreational unit requirements. A detailed plan for the proposed recreational units will be needed for review by the Parks & Recreation Dept. staff. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 69 residential townhouses will impact as follows: 21 elementary school students, 8 middle school students and 8 high school students for a total of 37 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this master MDP #04-06, Brookland Manor June 16, 2006 Page 3 development plan on current and future school needs should be considered during the approval process. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill Road (Route 659). C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject property as being zoned R-3 (Residential, General). The R-1 (Residential, Limited), R-2 (Residential, Limited), and R-3 Districts were subsequently combined to form the RP (Residential Performance) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. D) Intended Use The project proposes to have 68 Townhouse units on 8.83 acres. The proposal also indicates the preservation of the historic Brook Land House on a separate 1.25 acre historical out -lot. E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for snaking decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. (Comprehensive Policy Plan, p. 1-1) Land Use Compatibility: The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the County where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally MDP #04-06, Brookland Manor June 16, 2006 Page 4 created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The 8.83 acres contained in the Master Development Plan is part of the Route 7 East Corridor Land Use Plan. The land use plan does call for residential on these properties. Historic Resources: The subject properties include the Brook Land House (#34-1148), originally built ca. 1790-1810. The outbuildings were added to the property ca. 1940, and include a brick dairy house, concrete silo, corn crib and meathouse/rootcellar. The applicant has expressed their intent on preserving the house for residential use, but will be removing the outbuildings from the property. Environment: The subject site contains a variety of environmental features to include a perennial stream (Abrams Creek), and steep slopes. The application proposes to incorporate the conservation of these sensitive environmental features into the overall development plan. The open space will contain 39.1% (1.42 acres) of environmental features. Transportation: Access to the subject site will be via an existing two-lane minor collector road, Brookland Lane (Route 658), which links Valley Mill Road (Route 659) to the development. The proposed MDP indicates that there will be 588 vehicle trips per day on Brookland Lane. Recreation: Section 165-64 of the Frederick County Zoning Ordinance states the housing types with lots of less than 5,000 square feet shall provide one recreational unit per 30 dwelling units. The applicant has addressed this by providing two (2) tot lots for the project, as well as an eight -foot (8') wide, 500 linear -foot (approximate) asphalt trail. F) Issues Staff has identified the following issues that still require attention, modification, and clarification. These outstanding issues are as follows: • Continuation of the five foot sidewalk along the west side of Brookland Lane to Weathervane Drive [Section 144-18A(1) of the Frederick County Subdivision Ordinance], that it may be appropriately linked to the Brookland Manor project with the existing residences of Windstone. STAFF CONCLUSIONS FOR THE 07/05/06 PLANNING COMMISSION MEETING: This Master Development Plan (MDP) application is for 68 Townhouse units (minimum 2,000 square foot lots average 2,420 square feet) in the RP (Residential Performance) Zoning District. The preliminary MDP for the Brookland Manor project does conform to the policies of the 1� MDP 404-06, Brookland Manor June 16, 2006 Page 5 Comprehensive Policy Plan. However, Section 144-18A of the Frederick County Code requires that sidewalks be installed along both sides of all local, collector and arterial streets. The applicant states that the west side of Brookland Lane is too steep for said infrastructure. Staff recommends the applicant to divert the funds from this sidewalk and reinvest it elsewhere within the project site. The master development plan has not addressed all of staff s concerns. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 .4 AUG 2006 �L Brookland Manor, LC 205 N. Cameron St. Winchester, VA 22601 rj • � lJ1iA6L�'�� TO F01?1JPIR4'� ' BC: 22601.503907 17-OS97S-21-29 1 5jQ4 7-s4_ p i 11 1 11 1 1 11 I111f1 1 1 1 IIf F k II 11! 111 1 1 1 MASTER DEVELOPMENT PLAN #04-06 BROOKLAND MANOR Staff Report for the Board of Supervisors Prepared: July 10, 2006 Staff Contact: Bernard S. Suchicital, Planner I This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 07/5/06 Recommended Approval Board of Supervisors: 07/26/06 Pending LOCATION: The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill Road (Route 659). MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBER: 54-2-5 and 54-2-6 . PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant & Residential ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) South: RP (Residential Performance) East: RP (Residential Performance) West: RP (Residential Performance) Use: Residential (Multifamily) Use: Vacant Use: Residential (Multifamily) Use:, Residential (Single Family) PROPOSED USE: 68 Townhouse units on 8.83 acres. The gross residential density proposed for this development is 7.69 dwelling units per acre. 1 MDP #04-06, Brookland Manor July 10, 2006 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master plan for this property appears to have a measurable impact on Route 659, the VDOT facility which would provide access to the property. The proposed master development plan is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for insurance of appropriate permits to cover said work. Frederick County Fire Marshal: Plans approved as submitted. Frederick County Public Works: The revised MDP for Brookland Manor transmitted on May 10, 2006, has adequately addressed all of our previous MDP comments except that related to wetlands delineation. Consequently, we will reserve our final approval until receipt of the wetlands study. Frederick County Sanitation Authority: 2nd Review approved. Frederick County Inspections Department: Demolition permit is required to remove any existing structures. No additional comments required at this time. Frederick County — Winchester Health Department: No comment as public water and sewer to be provided. GIS Department: Monticello Square and Worsham Terrace have been approved and entered into the Frederick County road naming system. Addresses will be assigned at the building permit stage. Department of Parks & Recreation: Plan appears to meet open space and recreational unit requirements. A detailed plan for the proposed recreational units will be needed for review by the Parks & Recreation Dept. staff. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 69 residential townhouses will impact as follows: 21 elementary school students, 8 middle school students and 8 high school students for a total of 37 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this master f MDP #04-06, Brookland Manor July 10, 2006 Page 3 development plan on current and future school needs should be considered during the approval process. Planning & ZoninLy: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill Road (Route 659). C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject property as being zoned R-3 (Residential, General). The R-1 (Residential, Limited), R-2 (Residential, Limited), and R-3 Districts were subsequently combined to form the RP (Residential Performance) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. D) Intended Use The project proposes to have 68 Townhouse units on 8.83 acres. The proposal also indicates the preservation of the historic Brook Land House on a separate 1.25 acre historical out -lot. E) Site Suitability & Project Scope Comprehensive Policy Plan: . .:. . The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. (Comprehensive Policy Plan, p. 1-1) Land Use Compatibility: The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the County where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally r MDP #04-06, Brookland Manor July 10, 2006 Page 4 created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The 8.83 acres contained in the Master Development Plan is part of the Route 7 East Corridor Land Use Plan. The land use plan does call for residential on these properties. Historic Resources: The subject properties include the Brook Land House (#34-1148), originally built ca. 1790-1810. The outbuildings were added to the property ca. 1940, and include a brick dairy house, concrete silo, corn crib and meathouse/rootcellar. The applicant has expressed their intent on preserving the house for residential use, but will be removing the outbuildings from the property. Environment: The subject site contains a variety of environmental features to include a perennial stream (Abrams Creek), and steep slopes. The application proposes to incorporate the conservation of these sensitive environmental features into the overall development plan. The open space will contain 39.1% (1.42 acres) of environmental features. Transportation: Access to the subject site will be via an existing two-lane minor collector road, Brookland Lane (Route 658), which links Valley Mill Road (Route 659) to the development. The proposed MDP indicates that there will be 588 vehicle trips per day on Brookland Lane. Recreation: Section 165-64 of the Frederick County Zoning Ordinance states the housing types with lots of less than 5,000 square feet shall provide one recreational unit per 30 dwelling units. The applicant has addressed this by providing two (2) tot lots for the project, as well as an eight -foot (8') wide, 500 linear -foot (approximate) asphalt trail. STAFF CONCLUSIONS FOR THE 07/05/06 PLANNING COMMISSION MEETING: This Master Development Plan (MDP) application is for 68 Townhouse units (minimum 2,000 square foot lots average 2,420 square feet) in the RP (Residential Performance) Zoning District. The preliminary MDP for the Brookland Manor project does conform to the policies of the Comprehensive Policy Plan and County Ordinance. An issue revolving around sidewalks on Brookland Lane has been resolved; the applicant will build 5' sidewalks on both sides of Brookland Lane. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. MDP #04-06, Brookland Manor July 10, 2006 Page 5 PLANNING COMMISSION SUMMARY AND ACTION OF THE 07/05/06 MEETING: The applicant's representative stated there were topographical constraints with steep slopes on Brookland Lane which would make it difficult to construct sidewalks on both sides of the street. He reported VDOT's acquiescence of not needing sidewalks along both sides of Brookland Lane and the applicant planned to make some off -site improvements to match the sidewalk funds that would have been required. Staff reported that the Subdivision Ordinance, Section 144-18A, requires sidewalks on both sides of collector, arterial, and local streets; staff added there was no provision for a waiver or alternative. A problem was recognized by the Commission, because of the ordinance requirement and the requisite not being provided by the applicant. The applicant's representative stated that if the Subdivision Ordinance did not allow for this kind of waiver or this type of topographic constraint, then the applicant would be willing to place sidewalks on both sides of Brookland Lane within the right-of-way provided. Referring to the comment from the Public Works Department, a member of the Commission inquired about the wetlands delineation. The applicant's representative stated that the study had been completed by their consultant and no wetlands will be disturbed by this project. There were no public comments. The Planning Commission unanimously recommended approval with the stipulation that sidewalks are provided on both sides of Brookland Lane. (Note: Commissioner Manuel abstained; Commissioners Light and Ours were absent from the meeting.) d l AGENDA REGULAR MEETING FREDERICK COUNTY BOARD OF SUPERVISORS WEDNESDAY, JULY 26, 2006 5:15 P.M. BOARD ROOM, COUNTY ADMINISTRATION BUILDING 107 NORTH KENT STREET, WINCHESTER, VIRGINIA 5: 15 P.M. - Regular Meeting - Call To Order Invocation Pledge of Allegiance Adoption of Agenda: Pursuant to established procedures, the Board should adopt the Agenda for the meeting. Consent Agenda: (Tentative Agenda Items for Consent are Tabs: D, F, I, and J) Citizen Comments (Agenda Items Only, That Are Not Subject to Public Hearing.) Board of Supervisors Comments Minutes: (See Attached) ------------------------------------------ A 1. Regular Meeting, June 28, 2006. Countv Officials: 1. Employee of the Month Awards for May and June 2006. (See Attached) - B 2. Committee Appointments. (See Attached) - - - - - - - - - - - - - - - - - - - - - - C I AGENDA REGULAR MEETING FREDERICK COUNTY BOARD OF SUPERVISORS WEDNESDAY, JULY 26, 2006 PAGE 2 3. Ordinance Implementing the Joint Exercise of Powers/Consortium Agreement of the Shenandoah Valley Workforce Investment Board. (See Attached) ----------------------------------------- D 4. Resolution and Memorandum of Understanding Re: ProJet Aircraft Services. (See Attached) ---------------------------------- E Committee Reports: 1. Transportation Committee Report. (See Attached) - - - - - - - - - - - - - - - - F 2. Public Works Committee Report. (See Attached) - - - - - - - - - - - - - - - - - G 3. Finance Committee Report. (See Attached) - - - - - - - - - - - - - - - - - - - - - H Planning Commission Business: Other Planning Items: 1. Waiver Request of Todd Shenk to Enable a Family Division on a Parcel with Right -of -Way, 50'. (See Attached)------------------------ 2. Waiver Request of Judith Shifflett. (See Attached) - - - - - - - - - - - - - - - - J 3. Waiver Request of Deborah Dutcher. (See Attached) - - - - - - - - - - - - - - K 4. Master Development Plan - White Hall Business Park (Alban Tractor). (See Attached) ----------------------------------------- L 5. Master Development Plan - Brookland Manor. (See Attached) - - - - - - - - M Planning Commission Business: Public Hearings: 1. Conditional Use Permit #10-05 of William Broy for an Off -Premise Business Sign. This Property is Located at 3605 Valley Pike, and is AGENDA REGULAR MEETING FREDERICK COUNTY BOARD OF SUPERVISORS WEDNESDAY, JULY 26, 2006 PAGE 3 Identified with Property Identification Number 63-A-84 in the Shawnee Magisterial District. (See Attached) --------------------------- N 2. Rezoning #07-06 of Senseny Road Rentals, LLC, Submitted by Painter - Lewis, PLC, to Rezone Two Acres from RA (Rural Areas) District to RP (Residential Performance) District with Proffers, for Four Single Family Homes. The Property is Located on Senseny Road (Route 657) Approximately 350' West of Ashley Drive (Route 63), and is Identified by Property Identification Number 65-A-46, in the Shawnee Magisterial District. (See Attached) ----------------------------------- O 3. Rezoning #08-06 of Shawnee Drive (Webb) Property, Submitted by Painter -Lewis, PLC, to Rezone .94 Acres from RP (Residential Performance) District to B2 (General Business) District with Proffers, for Office Use. The Property is Located on Shawnee Drive, Approximately 250' East of the Intersection of Route 11 & Shawnee Drive, on the Right Side of the Road, and is Identified by Property Identification Number 63-A-104, in the Shawnee Magisterial District. (See Attached) - - - - - - - - - - - - - - - - - P 4. An Ordinance to Amend the Frederick County Code, Chapter 165, Zoning; Article VI, RP Residential Performance District; Section 165-64 Recreation Facilities. An Amendment to Enable a Waiver of Required Community Centers in Single Family Small Lot Subdivisions. (See Attached) ----------------------------------------- Q . 5. Rezoning #17-05 (Russell-Glendobbin Project), a Proposed Conditional Rezoning of Property of Glen W. and Pamela L. Russell, Submitted by Patton Harris Rust & Associates, PC, to Rezone 31.1851 Acres from RA (Rural Areas) District to RP (Residential Performance) District, with Proposed Proffers on the Property Sought to be Rezoned, Including a Proffer to Limit the Number of Dwellings to 30 on the Property, and Proposed Proffers on Adjoining Property Owned by Applicants. The Property Sought to be Rezoned is Identified by Property Identification Number (PIN) 43-A-15B. The Additional Properties to be Subject to Proffers, but not to be Rezoned, are (i) PIN 43-19-57, a 6.89 Acre Parcel Zoned M1 (Light Industrial) District, and (ii) PIN 43-A-16, a 36.54 Acre Preservation Tract Zoned RA. Parcels 43-A-15B and 43-A-16 are Located South and Adjacent to Glendobbin Road (Route 673), Approximately 3,250 Feet West of the Intersection of Glendobbin Road AGENDA REGULAR MEETING FREDERICK COUNTY BOARD OF SUPERVISORS WEDNESDAY, JULY 26, 2006 PAGE 4 and' Payne Road (Route 663), in the Stonewall Magisterial District. Parcel 43-19-57 is Located at the Northern Terminus of Kentmere Court, in the Stonewall Magisterial District. A Copy of the Proffer Statement is on File in the Department of Planning and Development. (See Attached) ----------------------.------------------- R Other Planning Items: (Continued) 1. Discussion - Subdivision - Lenoir City Co. of Virginia - 7 Lots in Stonewall Industrial Park.(Re. Route 37 Right -of -Way). (See Attached) - - - - - - - - - S 2. Discussion - Memo of Understanding with Virginia Outdoors Foundation. (See Attached) ----------------------------------------- T 3. Memo to .Request Worksession of the Urban Development Area (UDA) Study. (See Attached) ------------------------------------ U Board Liaison Reports (If Any) Citizen Comments Board of Supervisors Comments Adjourn COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING January 5, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS RE: LANDSCAPE BUFFER WAIVER REQUEST FOR MASTER DEVELOPMENT PLAN 404-06 FOR BROOKLAND MANOR On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, January 17, 2007, at 7:00 p.m., in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This Landscape Buffer Waiver Request for Master Development Plan 404-06 - Brookland Manor was submitted by Dewberry, to request a waiver of Article IV, Supplementary Use Regulations, Section 165-37C(3), Interior Residential Screening and 165-37B(1), Landscape Screening of the Frederick County Code. The subj ect properties are located on Brookland Lane, off Valley Mill Road, in the Red Bud District and are identified with Property Identification Numbers 54-2-5 and 54-2-6. Any interested parties may attend this meeting. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Bernard S. Suchicital, Planner I B S S/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 I c�nCX' CJ-1-o L� Paper Mill Park Corporation P.O. Box 3422 Winchester, VA 22604-1122 ,' ; 1 p _ _ _ 22�D.i fi.51139 Y~ 016H26508243 { Mailed From 22601 US POSTAGE 4 NIXIE 201 1 09 01/07/07 RETURN TO SENDER ATTEMPTED -- NOT KNOWN UNABLE TO FORWARD BC: 2260iSO3907 *3017-02693-OS-39 1„1,1„1,1,11,111,1,,,iII11►I111,,,,111,1,1„II,111,111,11111 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING January 5, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS RE: LANDSCAPE BUFFER WAIVER REQUEST FOR MASTER DEVELOPMENT PLAN #04-06 FOR BROOKLAND MANOR On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, January 17, 2007, at 7:00 p.m., in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This Landscape Buffer Waiver Request for Master Development Plan #04-06 - Brookland Manor was submitted by Dewberry, to request a waiver of Article IV, Supplementary Use Regulations, Section 165-37C(3), Interior Residential Screening and 165-37B(1), Landscape Screening of the Frederick County Code. The subject properties are located on Brookland Lane, off Valley Mill Road, in the Red Bud District and are identified with Property Identification Numbers 54-2-5 and 54-2-6. Any interested parties may attend this meeting. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Bernard S. Suchicital, Planner I B S S/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify th t the attached correspondence was mailed to the following on ))� o from the Department of Planning and Development, Frederick County, Virginia: < `" Brookland Manor, LC Mr. Michael H. Cullers C/O David Holliday Construction Co., Inc. P.O. Box 2123 420 West Jubal Early Drive, Suite 103 Winchester, VA 22604-1323 Winchester, VA 22601 Dewberry 611 West Jubal Early Drive, Building. B, Suite C Winchester, VA 22601 Brentwood Homeowners Association 126 Pebble Brook Lane Winchester, VA 22602-6242 Campfield, LLC Frederick Development Company, Inc. P.O. Box 888 Winchester, VA 22604-0888 Paper Mill Park Corporation P.O. Box 3422 Winchester, VA 22604-1122 STATE OF VIRGINIA COUNTY OF FREDERICK City of Winchester P.O. Box 263 Winchester, VA 22604-0263 I Windstone Homeowners Association, Inc. 2055 Valley Avenue Winchester, VA 22601-2751 i i I Z Bernard S. Suchicital, P anner I Frederick County Planning Dept. a Notary Public in and for the State and County aforesaid, do reby certify that Bern r S. Suchicital, Planner I for the Dep4ment of Planning and Development, whose name is signed to the foregoing, dated ,has personally appeared before me and acknowledged the same in my State a d dounty aforesaid. Given under my hand this 6"- day of My commission expires on NOTARY ' WBLIC Campfield, LLC Frederick Development Company, Inc. P.O. Box 888 Winchester, VA 22604-0888 Paper Mill Park Corporation P.O. Box 3422 j Winchester, VA 22604-1122 Brookland Manor, LC C/O David Holliday Construction Co., Inc. 420 West Jubal Early Drive, Suite 103 Winchester, VA 22601 611 West Jubal Early Drive, Building. B, Suite C Winchester, VA 22601 Brentwood Homeowners Association 126 Pebble Brook Lane Winchester, VA 22602-6242 Campfield, LLC Frederick Development Company, Inc. P.O. Box 888 Winchester, VA 22604-0888 Paper Mill Park Corporation P.O. Box 3422 Winchester, VA 22604-1122 i Mr. Michael H. Cullers P.O. Box 2123 Winchester, VA 22604-1323 City of Winchester P.O. Box 263 Winchester, VA 22604-0263 Windstone Homeowners Association, Inc. 2055 Valley Avenue Winchester, VA 22601-2751 Mr. Michael H. Cullers P.O. Box 2123 Winchester, VA 22604-1323 City of Winchester P.O. Box 263 Winchester, VA 22604-0263 Windstone Homeowners Association, Inc. 2055 Valley Avenue Winchester, VA 22601-2751 ,f COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING July 12, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #04-06 OF BROOKLAND MANOR On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, July 26, 2006 at 5:15 p.m. in the Board Room of the Frederick County Administration Building at 107'North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #04-06 for Brookland Manor, submitted by Dewberry, for Residential/Townhouse Use. The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill (Route 659), and are identified with Property Identification Numbers 54-2-5 and 54-2-6, in the Red Bud Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Bernard S. Suchicital Planner I B S S/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 JUL 202006 54 - BR00•2- ND MANOR, LC 205 CAMERON ST W CHESTER'VA 22601 !! pppq';.sOQO fi V A / k METEfR ' r, ,. e NZXTE_ 201 1 09 07/15/08 RETURN TO SENDER ATTEMPTED — NOT KNOWN UNABLE TO FORWARD DC: 22601R00099 * 3017-03218-12-40 0 1a s E REQUFSTTNG AGENT: DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FRFDERICK COUNTY, YIRGINU v GIS, MAPPING, GRAPHICS �� o WORK REQUEST DATE RECEIVED: REQUESTED Department, Agency, or Company:_ Marling and/or Billing Address: Telephone: FAX: E-mail Address: ESTDYIATED COST OF PROJECT: DATE: DESCRIPTION OF REQUEST: (Write additional inform lion on bask-�repe�} 30 e-DL-oti l^-n)es M► blp --o o q--d6 p#JA DIGITAL: PAPER: FAy: SIZES: COLOR STAFF MEMBER BLACK/WI=: NUN3ER OF COPIES: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: ,AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYNIENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, t ) 5 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/665-6395 July 12, 2006 NOTIFICATION OF PUBLIC MEETING TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN 404-06 OF BROOKLAND MANOR On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, July 26, 2006 at 5:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan 904-06 for Brookland Manor, submitted by Dewberry, for Residential/Townhouse Use. The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill (Route 659), and are identified with Property Identification Numbers 54-2-5 and 54-2-6, in the Red Bud Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, C Bernard S. Suchicital Planner I BSS/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 r This is to certify t1 at he attached correspondence was mailed to the following on from the Department of Plarming and Development, Frederick County, Virginia: 54 -2- - 5- j 54 A- - 121- - BROOKLAND MANOR, LC WINCHESTER, CITY OF 205 N CAMERON ST WINCHESTER, VA 22601 PO BOX 263 55C - 5- 3- 89-A BRENTWOOD HOMEOWNERS ASSOC. 126 PEBBLE BROOK LN WINCHESTER, VA. 22602.6242 55 -2- - 1- CAMPFIELD, LLC FREDERICK DEVELOPMENT CO INC PO BOX 888 WINCHESTER, VA 22604.0888 54 -3- - 2- - - PAPER MILL PARK CORPORATION PO BOX 3422 WINCHESTER, VA 22604.1122 54H - 2.1A-101- CULLERS, MICHAEL H. PO BOX 2123 WINCHESTER, VA 22604.1323 STATE OF VIRGINIA COUNTY OF FREDERICK WINCHESTER, VA. 22604.0263 j 541 - 7. 1. 90-A WINDSTONE HOMEOWNERS ASSOC, INC 2055 VALLEY AVE WINCHESTER, VA 22601.2751 � f Dewberry 611 West Jubal Early Dr., Bldg. B, Ste. 3 Winchester, VA 22601 i Bernard S. Suchicit 1, 161anner I Frederick County Planning Dept. I, a Notary Public in and for the State and County aforesaid, do 1 -eby certify*hatern ftu`hicital, Planner I for the Dep rtment of Planning and Development, whose name is signed to the foregoing, dated has personally appeared before me and acknowledgedAie same in my S to 1nd County aforesaid. Given under my hand this _/C day of�� My commission expires on ,I , COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING June 21, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #04-06 OF BROOKLAND MANOR On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, July 5, 2006 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #04-06 for Brookland Manor, submitted by Dewberry, for Residential/Townhouse Use. The properties are located on Brookland Lane (Route 658), 1,700' south of the intersection of Brookland Lane and Valley Mill (Route 659), and are identified with Property Identification Numbers 54-2-5 and 54-2-6, in the Red Bud Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, a Bernard S. Suchicital Planner I BSS/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that, the attached correspondence was mailed to the following on / from the Department of Planning and Development, Frederick County, Virginia: I -- — — _ 54 -A- .121. 54 2 5-WINCHESTER, CITY OF BROOKLAND MANOR, LC 205 N CAMERON ST PO BOX 263 I WINCHESTER, VA 22601� WINCHESTER, VA. 22604.0263 541 -7- 1. 90-A - WINDSTONE HOMEOWNERS ASSOC, INC Dewberry 2055 VALLEY AVE 611 West Jubal Early Dr., Bldg. B, Ste. C �Q �L, WINCHESTER, VA 22601.2751 Winchester, VA 22601 - -- 55C - 5- 3. 89-A 1 - -- - - - BRENTWOOD HOMEOWNERS ASSOC. j 126 PEBBLE BROOK LN WINCHESTER, VA. 22602.6242 55 -2- - 1- - - CAMPFIELD, LLC FREDERICK DEVELOPMENT CO INC PO BOX 888 WINCHESTER, VA 22604.0888 54 - 3- - 2- PAPER MILL PARK CORPORATION PO BOX 3422 WINCHESTER, VA 22604.1122 I 54H - 2.1A-101 - % CULLERS, MICHAEL H. I PO BOX 2123 WINCHESTER, VA 22604.1323 Bernard S. Suchicital, f la er I 1 Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, �r, , a Notary Public in and for the State and County aforesaid, do ereby certify that Be(dand S. Suchicital, Planner I for the D part ent of Planning and Development, whose name is signed -to the foregoing, dated �'pj , has personally appeared before me and acknowledged the same in my State aii1d County aforesaid. Given under my hand this day of My commission expires on f 1) a K LAq,vim ,x. R �j d k Adjoining Property: TO:BARBARA-DATA PROCESSING FROW BEV - PI nning Dept. Please print ets of labels by S THA S! PARCEL ID NUMBER USE ZONING "t-3 4-4-M 55Cg9A,/- OQPn Saacc 6 SzI- 3-2 iZes•�9a..f:wl R P 5-q14-2-14-101 5q 14 -Z! A-Wo 4`t =--4-t--loA oA S9ac�c R po b K TO: BARBARA-DATA PROCESSING l� FROM: BEV - PI nning Dept. Please print ets of labels by THA 5! Adjoining Property: PARCEL ID NUMBER USE ZONING syR-3-2-4�A Di�e� S�acv- �s_2—1 RP S-gta- ZtA -tol 'A i�t►� zco ) PCD %z