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HomeMy WebLinkAbout03-04 Fieldstone Subdivision Single Family Attached (Townhouse) - 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: VDOT County Engineer Fire Marshal Sanitation Authority Inspections Dept. Health Department City of Winchester GIS (Mapping) Parks & Recreation ✓ Winchester Regional 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 E y Application received Fee Paid (amount: $ _ © Preliminary MDP heard by Planning Commission - Action taken: &Ykm Preli inary MD eard b Board of Supervisors - Acti/a') Oq on taken: 9 6 ette applicanregarding Board action and revisions (if required). Final MDP submitted with review agency, PC and BOS comments addressed. Final MDP signed by County Administrator and Planning Director (send two copies to applicant). �O 63 Administratively approved; letter sent to applicant. NOTES: I P DATE: 4O File opened. (c� O Reference Manual updated/number assigned. 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. a?7 0 V- File given to Renee' to update Application Action Summary. NYC, - 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 Jane wants a copy of the final action letter even if the application was denied or withdrawn.) O File stamped "approved"/"denied" or "withdrawn." Reference Manual updated. l O D-base updated. File given to Renee' for final update to Application Action Summary. File in file drawer. U \Carol\Common\Tracking sheets\TRACKING.MDP Rev 01/21/03 Please note: The Subdivision/MDP plans associated with this file are located in the file room. 1 , CC) a Date �L_-- J1-� 003 " 1 4 . Dollars $ CASH CHEC4f�-,H. A MONEY ORDER ❑ By I CREDIT CARD n AMT OF""" W LL ACCOUNT ,t ,�,.,� i+. U^ {r AMT. PAID BALANCE,. _,.... DUE a?v t X a oa ER E TR NI Tiago D. Bezerra Tiag6.bezerratigmercertrigiani.com February 28, 2020 VIA ELECTRONIC MAIL County Administrator's Office FOIA Request Attention: Karen Vacchio, Public Infomtation Officer/FOIA Officer 107 North Kent Street Winchester, Virginia 22601 Re: Requests Related to Property Identification Number. 5 5-A- 181 -- Fieldstone Subdivision ("Property') Dear Ms. Vacchio: l Direct Dial: 703.837-5036 Direct Fax: 703-837-5046 Pursuant to the Virginia Freedom of Information Act, we respectfully request from the appropriate Frederick County departments the following with respect to the Property: • Final, Revised Master Development Plan #03-04 for Fieldstone Subdivision; • Site plan -related materials submitted or approved by Frederick County; • Copies of development conditions, proffers or (development) special use permits associated with the Property. • Status of any bonds posted in con unction with the development of the Property. We understand there may be a charge for providing copies of these documents and obtaining this information: 4f so; please provide us with an estimate of the cost for providing these materials. Please call us if you have questions or need additional information. ,cc: Janie L. Rhoads, Attorney at Law ;#181419 .......:.........::.....:.:.,. ... ..... . 112`South Alfred`Street • Alexandria, Virginia 22314 telephone:,(703),837-5000,•,fax: V03) 837-5001 ;i;:. NYWNY erTrigiani.com:., awC 65,p -- / p (2, COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 5401665-6395 July 22, 2005 Ms. Carla Coffey Arcadia Development Company 117 N. Bailey Lane Purcellville, VA 20132 RE: Fieldstone Master Development Plan, MDP #03-04 Contributions TowardsTraffic Signal Property Identification Number (PIN) 55-A-181 Dear Ms. Coffey: When Master Development Plan #03-04 for Fieldstone was approved by the County this past June, a note on the plan stated that the developer would make a monetary contribution towards the installation of a traffic signal at the intersection of Routes 659 and 656. In reviewing both County and VDOT records, it appears that the contribution has not yet been paid for your, project. More specifically, the master development plan note states, "Arcadia Development Co, will contribute in the amount of twenty thousand dollars ($20,000) to the traffic signal at the intersection of Route 659 and Route 656" (Sheet 1 of 4 on the MDP). The County requests that this $20,000 contribution be made payable to the "Frederick County Treasurer," and be submitted to the Frederick County Planning Department. These funds will be utilized in the costs of the traffic signal installation. Thank you for your attention to this matter Si c�erely, r Eric,R. Lawrence, AICP Planning Director Please contact me should you have additional ERL/rsa cc: Jerry Copp, Resident Engineer, Virginia Department of Transportation 1 107 North Dent Street Winchester, Virginia 22601-5000 ARCADIA BUILDING COMPANY 32329 PURCELLVILLE, VIRGINIA 20134 A INVOIC_ NO DESCRIPTION ;;INVOICE AMOUNT DEDUCTION BALANCE CHECK CHECK DgTE, 8-05-05 NU BE 32329 TOTALS 20000.00 20000.00 ; E PLEASE DETACH THIS PORTION AND RETAIN FOR YOUR RECORDS. I e! GREENWAY ENGINEERING 151 Windy i fill lane 1� Winchester, Virginia 22602 Pounded in 1971 December 10, 2003 Virginia Department of Transportation 14031 Old Valley Pike Edinburg, VA 22824 Attn: Ben Lineberry, Assistant Resident Engineer Re: Fieldstone, Section 1 Comments Dear Mr. Lineberry: L We are in receipt of the comments with the email dated September 24, 2003 and offer the following responses: Comments from Virginia Department of Transportation Continent 1: A revised Traffic Impact Analysis intcst be submitted. Response: It is our understanding from the client that John Callow with PHR&A has completed the revised Traffic Impact Analysis and will be submitting directly to your office for review and approval. Continent 2: We will also be requiring a traffic signal agreement at the saute intersection. Response: Agreement for installation of Traffic Signal shall comply with VDOT requirements. Our Client is working with John Callow to coordinate this issue with VDOT. Content 3: A right ttirn lane shall be required from Channing Drive heading west onto Highcliff Drive. Response: A right turn lane has been accommodated for within Charming Drive. Please refer to Charming Drive site plan. Right turn lane shall be shown on the MDP. Final design shall be submitted with Section II Site plan. Please contact us at your convenience if you have any questions or to schedule a meeting if any of the comments need further discussion. Thank you for your time in this matter. Sincerely, Greenway Engineering Jeremy N. Tweedie Cc: Carla Coffey, Arcadia Niki Adhikusuma, PE Greenway Engineering File#2160A/NA/dls iingineers tiwveyors Telephone 540.662-4185 FAX 540-722-9528 www.greenwayeng. om Jeremy Tweedie From: Lineberry, Ben, PE [Ben.Lineberry@VirginiaDOT.org] Sent: Wednesday, September 24, 2003 11:12 AM To: Jeremy Tweedie Cc: Lineberry, Ben, PE; Ingram, Lloyd; Sweitzer, Barry Subject: Fieldstone - Amended Master Development Plan Comments The amended MasterDevelopment Plan for this property appears to have a measurable impact on Channing Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. * Based on our conversation on September 22, 2003 the number of trips per day for Section II is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff .Drive. * A revised Traffic Impact Analysis must be submitted. * We will also be requiring a traffic signal agreement at the same, intersection. * A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. 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, Sixth 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. Ben H. Lineberry, Jr., P.E. Trans. Assistant Resident Engineer VDOT - Edinburg Residency 14031 Old Valley Pike Edinburg, VA 22824 Phone #540-984-5605 Fax #540-984-5607 ( 1 Alaw COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 July 30, 2003 Mr. Tung Niki Adhikusuma, P.E. Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Preliminary Review Comments for Fieldstone Subdivision MDP (revision) Property Identification Number (PINS) 55-A-181 Dear Niki: Thank you for giving me the opportunity to provide you with review comments for the preliminary Master Development Plan (MDP) for. the Fieldstone Subdivision. Staff offers the review comments listed below for your consideration. Preliminary Review Comments: 1) Road Layout For Townhouses. Please show the proposed road layout for the proposed townhouse development (Section II). Staff suggests that you continue Highcliffe Drive to the eastern property line to allow for the possibility to extend the road in the future.. The townhouses should not have direct access to this road. 2) Riparian Buffer. Please show and label the required riparian buffer along the natural waterways located on the property. Land disturbance within these buffers is prohibited except for public utilities, public facilities or roads. 3) Landscaping Option. Please specify which of the three landscaping options will be utilized to satisfy the requirements of Section 165-36 of the Zoning Ordinance. This would either be street tree landscaping, ornamental landscaping, or tree preservation landscaping. 4) Recreational Units. Please specify the number of recreational units required on the plan. Furthermore, please show the location and provide information on the type of recreational facility that will be provided. If recreational facilities will be provided in the open space/floodplain, parking will need to be provided. 5) Proposed Trail. Please show the limits of the proposed trail more clearly. The trail should extend from the western portion of Valley Mill Road to the southern portion of Channing Drive. Please also specify the width and construction details of the proposed trail. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Mr. Adhikusuma Preliminary Review Comments for Fieldstone Subdivision MDP (revision) July 30, 2003 6) Proposed Use. Please specify that the proposed use is single family detached urban lots and townhouse lots. The plan currently states that single family detached lots and single family attached lots are proposed. This is rather vague. 7) Average Lot Area. The Zoning Ordinance requires that the average lot area for this townhouse development be at least 2,200 square feet. Please state this on the MDP. 8) Lot Area Tabulation. The calculations for the amount of land within the total number of lots per phase does not appear to be correct. For example, if you multiply the minimum lot size of 12,000 square feet by the number of lots (63) you come up with a number greatly different than shown. The same is the case with Phase II of the development. Please clarify what this area includes. 9) Gross Density Tabulation. Please correct the gross density totals shown on the first page of the MDP. The, density for Phase I should be 1.4 dwelling units per acre, and for Phase II it should be 4.20 dwelling units per acre. 10) Typos. Please correct the spelling of "by" in the County Administrator approval box. Also, please correct the spelling of "boundary" in your townhouse setback table. 11) Agency Comments. Please ensure that the Planning Staff is provided with review comments from all of the following review agencies: the Frederick County Department of Public Works, Frederick County Department of Building Inspections, Frederick County Department of Parks & Recreation, Frederick County Fire Marshal, Airport Authority, Frederick County Sanitation Authority, Virginia Department of Transportation (VDOT), and the Frederick County Department of Geographic Information Systems. Please address the above comments and those provided to you from the review agencies. 'In order to continue the review of this Master Development Plan, you will need to submit the complete MDP application, which includes review agency comments and review fee, to this department. Once this information is received, staff will schedule the application for review by the Planning Commission and later the Board of Supervisors. The review fee will be $6,218.10 [$1,500/base + $4,718.10 (94.362 acres @ $50 per acre)]. Please do not hesitate to contact me if you have any questions. Sincerely, Jeremy F. Camp - Planner II JFC/bad U.•UeremyWaster Development PlansWieldstone Subdivision - Revision LPreliminaryReviewComments.wpd � ra AtJCO of F RICK Department of Planning and Development 5401665-5651 FAX: 540/665-6395 June I L 2004 Mr. Tung Niki Adhikusuma, P.E Greenway Engineering 151 Windy Hill Lane Winchester, VA 22601 RE: MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION Property Identification Number (PIN): 55-A-181 Dear Niki: The Frederick County Board of Supervisors granted staff administrative approval authority for the above -referenced Preliminary Master Development Plan on June 9, 2004, contingent upon the applicant providing the necessary extension of the "local street/inter-parcel connector", Nassau Drive, to the eastern property line per 144-17 B(2) of the County Code; the applicant to address all relevant state and local ordinances; and, satisfactorily address all review agency, Planning Commission and Board of Supervisors' comments applicable to this project. Your firm will need to submit a Final Master Development Plan for this project which addresses all of the contingencies mentioned above. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions, please do not hesitate to call me. Sincerely, 7eremy F. Camp Planner II JFC\bad cc;, Arcadia Development Co., PO Box 5368, San Jose, CA 95150 'Gina Forrester, Red Bud District Supervisor mat Gochenour and�arie Straub, Red Bud District Planning Commissioners ,,Jane Anderson, Real Estate oe Wilder, Public Works 107 North Kent Street - Winchester, Virginia 22601-5000 )U(Q?x COUNT - Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 June 14, 2005 Jeremy Tweedie Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: MASTER DEVELOPMENT PLAN #03-04 FOR FIELDSTONE SUBDIVISION Final Master Development Plan Approval Dear Jeremy: Frederick County administratively approved the above -referenced final master development plan on June 13, 2005. The revised master development plan is approved for the potential development of 63 single family detached urban lots (I2,000sf minimum) and 225 single family attached (town homes) within the Red Bud Magisterial District. The property which would comprise this development is located south of Valley Mill Road and east of Greenwood Road, (Route 656), adjacent to the Carlisle Heights and Lynnhaven developments. Please note that approval of a subdivision design plan is required prior to the subdivision or development of this parcel. Atta ed are eight copies of the approved Final Master Development Plan. These copies are for you and you client's records. Please contact me with any questions regarding this approval. Si cerely, f E}ic R. Lawrence, AICP Director of Planning cc: Arcadia Development Co., 117 N. Bailey Lane, Purcellville, VA 20132 Gina A. Forrester, Red Bud Magisterial District Supervisor Pat Gochenour, Red Bud Magisterial District Commissioner Marie F. Straub, Red Bud Magisterial District Commissioner Jane Anderson, Real Estate ERL/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 IXJ 0 51-0hi 6 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/665-6395 July 22, 2005 Ms. Carla Coffey Arcadia Development Company 117 N. Bailey Lane Purcellville, VA 20132 RE: Fieldstone Master Development Plan, MDP #03-04 Contributions TowardsTraffic Signal Property Identification Number (PIN) 55-A-181 Dear Ms. Coffey: When Master Development Plan #03-04 for Fieldstone was approved by the County this past June, a note on the plan stated that the developer would make a monetary contribution towards the installation of a traffic signal at the intersection of Routes 659 and 656. - In reviewing both County and VDOT records, it appears that the contribution has not yet been paid for your project. More specifically, the master development plan note states, "Arcadia Development Co. will contribute in the amount of twenty thousand dollars ($20,000) to the traffic signal at the intersection of Route 659 and Route 656" (Sheet 1 of 4 on the MDP). The County requests that this $20,000 contribution be made payable to the "Frederick County Treasurer," and be submitted to the Frederick County Planning Department. These funds will be utilized in the costs of the traffic signal installation. Thank you for your attention to this matter. Please contact me should you have additional ques Cc 'o S' rely, En ;R. Lawrence, AICP PI ' ing Director ERL/rsa cc: Jerry Copp, Resident Engineer, Virginia Department of Transportation Please fill in the blanks: Deposits were made for each of the following on: Project/Owner Amount Due Deposited L�nnhaven _ W _25.0001.1 10 28 04 Bean property $122000,, 08/20/04 SSoverign Village _Manning & Ross) $25,000 -/08 13 04 Fi;Shep $25,000 O1 08%02 �_ sent directly to VDOT Fieldstone (MP contributi.on)•$20,000 not yet received r MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION Staff Report for the Board of Supervisors Prepared: June 3, 2004 Staff Contact: Jeremy F. Camp, Planner II 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: 04/07/04 recommendation of denial Board of Supervisors: 05/12/04 forwarded to P.C. for re -review Planning Commission: 06/02/04 recommendation of approval with approval of the requested lot access waiver Board of Supervisors: 06/09/04 Pending LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential West Zoned: RP (Residential Performance) District Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. MDP #03-04, Fieldstone Subdivision Page 2 June 3, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The amended Master Development Plan for this property appears to have a measurable impact on Channing Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. Based on our conversation on September 22, 2003 the number of trips per day for Section II is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff Drive. A revised Traffic Impact Analysis must be submitted. We will also be requiring a traffic signal agreement at the same intersection. A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. 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, Sixth 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. Fire Marshal: Plan approval recommended. Sanitation Authority: Approved - amended County Inspections: No comment required at this time. Shall comment at the time of subdivision plan. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan approval. Geographic Information Systems: Braxton Place & Nassau Dr. previously approved & reserved for use in system. Rebecca Dr. & Channing Dr. are extensions to existing roads. Suffixes are appropriate & correct. Frederick County Department of Parks and Recreation: The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain area and not easily accessible. Staff also recommends that the proposed trail be ten feet in width and meet the minimum standards for trail construction used by the county. Staff has based this recommendation on Federal Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of ten feet in width. The potential for the trail to connect to adjacent future development should also be provided. Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. MDP #03-04, Fieldstone Subdivision Page 3 June 3, 2004 Frederick County Public Schools: No additional comments at this time. Planning & Zoning_ A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. 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 94.362 acres of the subject property are located within the Red Bud Magisterial District and are south of Valley Mill Road (Route 659) and Abrams Creek, past the Carlisle Heights Subdivision. Mill Race Estates and Valley Mill Estates are located north of the property across from Valley Mill Road (Route 659). The parcel of land will be accessible via Charming Drive, which will bisect the parcel in the center. The property is located north of the Lynnehaven and Giles (now Manning & Ross) portions of the Charming Drive Subdivision. C) Site History The original Zoning Map for Frederick County (U.S.G.S. Shephenson, VA Quadrangle) identified this land as being zoned A-2 (Agricultural General) District. On August 26,1987 the property was rezoned to the RP (Residential Performance) District under rezoning application #017-87 of Eastern Frederick Development Company. The original master development plan for this property, previously referred to as Fieldstone Heights, was approved on February 16, 1988 for 215 single-family dwellings. On February 26, 1996 the master development plan was revised to accommodate 169 single-family detached traditional dwellings (15, 000 square foot minimum without curb & gutter). Thexi on February 28, 2002, the master development plan was revised again; this time to accommodate 153 single- family detached urban lots (12, 000 square foot minimum with curb & gutter). D) Intended Use The parcel of land is proposed to be developed in two sections. Section 1 will be located west of Charming Drive and consist of 63 single-family detached urban lots. Section 2 will be located east of Charming Drive and consist of 225 townhouses. MDP #03-04, Fieldstone Subdivision Page 4 June 3, 2004 Planning RafComment. The applicantshould clarify theproposedphasingofthese sections and their relationship to the construction of Channing Drive. E) Site Suitability Land Use Compatibility: The site of the proposed Fieldstone Subdivision is located at the fringe between suburban residential and rural residential development. Single-family residential land uses prevail in the area, although a limited number of agricultural land uses are in the area as well. Historic Resources: The Frederick County Rural Landmarks Survey does not identify any potentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Environment: The subject site contains 13.92 acres of steep slopes and 10.24 acres of floodplain. Both the areas of steep slope and floodplain are located in the front third of the parcel. A total of 3.48 acres (25%) of steep slopes and .3 acres of floodplain are proposed to be disturbed by this development. No disturbance of the riparian buffers around Abrams Creek shall be permitted except for the construction of roads (Channing Drive), public utilities, and public facilities. The General Soil Map of the Soil Survey of Frederick County Virginia indicates that the soils comprising the subject parcels fall under the Weikert-Berk soil association, which are common soil types found east of Interstate 81. It is noted that these soil types present some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site development process. Transportation: The Comprehensive Policy Plan classifies Valley Mill Road (Route 659) as a major collector road. As part of the proposed development, anew major collector road shall be constructed from Valley Mill Road (Route 659) to the southern limits of the development, which will ultimately link Valley Mill Road (Route 659) with Senseny Road (Route 657). This new road is a component of the Eastern Road Plan, found on page 7-15 of the Frederick County Comprehensive Policy Plan. The Eastern Road Plan also calls for the eventual improvement of Valley Mill Road (Route 659) and Senseny Road (Route 657). Nassau Drive is a proposed public road which will be constructed off of Channing Drive for access to both the east and west portions of the property. All roads within Section 1 (single- family detached urban dwellings) will be public. Access to Section 2 (townhouses) shall be provided via a private road network connected to Nassau Drive. Per Section 144-24, of the MDP #03-04, Fieldstone Subdivision Page 5 June 3, 2004 Frederick County Subdivision Ordinance, individual lots accessed by private streets shall be located within 500 feet of a public road. The applicant is seeking approval from the Planning Commission for a distance approximately 624 feet from a public road. The Subdivision Ordinance gives the Planning Commission the ability to allow lots to be located as much as 800 feet from a state road in cases where enhanced circulation is provided with a driveway loop. Planning Staff Note: The Planning Commission approved the applicant's request for a lot access distance waiver during their meeting on June 2, 2004. The Subdivision Ordinance gives the Planning Commission the authority to grant a waiver for the length of private roads. Therefore, the waiver has been approved and further action by the Board is not needed for this waiver. 11 Comprehensive Policy Plan: The 94.362-acre parcel is zoned RP (Residential Performance) and is within the UDA (Urban Development Area) and the S WSA (Sewer and Water Service Area). The property is not located within the study area of any small area land use plan. It is located just outside of the Route 7 East Corridor Plan, which was adopted by the Board of Supervisors in 1994. The Comprehensive Policy Plan states that suburban residential development must occur within the UDA. Density: The overall,gross residential density proposed with this master development plan is 3.05 units per acre. This breaks down to a 1.40 gross density in Section 1 and a 4.56 gross density in Section 2. The maximum gross density for a parcel of this size is 5.5 dwelling units per acre. Recreational Facilities, Landscaping, Buffers, and Open Space 'The revised master development plan for the Fieldstone Subdivision shall contain at least 28.309 acres (30%) of open space; of which, slightly more than 50% shall be located outside of areas of steep slopes. For the proposed townhouses, one recreational unit shall also be provided for every 30 dwelling units. This calculates to a total of eight required recreational units. Landscaping shall be provided for all proposed parking lots and as required by Section 165-36, Landscaping, of the Frederick County Zoning Ordinance. A residential separation buffer is required between the proposed townhouses and the southern property line. In addition to this buffer, a road efficiency buffer is required between the proposed residential uses and Channing Drive. A six foot wide asphalt trail will be provided within the inactive portion of the road efficiency buffer along Channing Drive. The proposed trail is shown on the west side of Channing Drive, from the southern limits of the parcel, to the rear of the proposed townhouse development. Planning Staff Comment. Staffsuggests that theproposed trail be extended to Abrams Creek to allow for the possibility of connecting it with a nature trail which could emerge in the MDP #03-04, Fieldstone Subdivision Page 6 June 3, 2004 future alongAbrams Creek. If amenable, the applicant could also provide assurances for an easement alongAbrams Creek to allow Frederick County to use the property for a public trail if determined appropriate in the future. PLANNING COMMISSION SUMMARY & ACTION OF 04/07/04 MEETING: The owners of the 85-acre Valley Mill Farm, LLC at 1494 Valley Mill Road expressed concerns about traffic, the impacts of additional sediment in Abrams Creek, the loss of historic integrity of their property, the impact on their quality of life, and the incapacity of the one -lane bridge. Valley Mill Farm owners offered to dedicate a portion of the northern part of their property for access, rather than channeling traffic to the one -lane bridge. Four other citizens came forward to speak in opposition to the townhouse development; their concerns included traffic and safety issues, and overcrowded schools. The owner of the Goldie's LC tract to the east commented that he would like to see Nassau Drive stubbed at the eastern property line of the Fieldstone tract. Without this connection he was concerned that his property may be considered landlocked for future development. A VDOT representative verified that a revised traffic impact analysis (TIA) was submitted and VDOT was satisfied because the applicant had agreed to install three turn lanes, in addition to entering into a signalization agreement where Channing Drive and Nassau intersect. Commission members questioned VDOT's .satisfaction with the TIA in light of the all of the trafficthat would be utilizing the one -lane bridge to get to Rt. 7. VDOT predicted the traffic would travel the route of least resistance, and go to Greenwood and down to Rt. 7, rather than attempting to traverse the bridge. Members of the Planning Staff commented that there has been considerable discussion regarding subsequent development to the east. They commented on the overall transportation benefit of staff s recommendation for a continuation of Nassau to the east, possibly creating a connection to Rt. 7 that would skip beyond the one -lane bridge. Members of the Planning Commission were concerned about the increase in density from previous master development plans for this parcel, especially in light of the transportation problems. They pointed out the possibility of potential acceptable transportation solutions, although none had been presented for the Commission's consideration. By a majority vote, the Planning Commission recommended denial of the master development plan, as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven In addition, a motion and second was made to recommend denial of the waiver request. This was also passed by a majority vote as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour MDP #03-04, Fieldstone Subdivision Page 7 June 3, 2004 NO: DeHaven (Please note: Commissioners Triplett, Kriz, Watt, and Straub were absent from the meeting.) PLANNING COMMISSION SUMMARY & ACTION FOR THE 06/02/04 MEETING: Several representatives for the applicant were available to address various issues that had previously been raised. It was the representatives' opinion that the MDP was well within the required density. Specifically, it was noted that the revision involved only Section 2 by changing the 90 single-family units to 225 townhouses; the staff report indicated that 5.5 units per acre was the allowable density for this project. The applicant's representatives stated that with the change in their MDP, including the 63 single-family dwelling units in Section 1, they have 288 total units, which is 230 units less than what is permitted by the ordinance. Regarding the requested waiver, the applicant's representatives stated that the Planning Commission has granted such waivers in the past for similar subdivisions, if a satisfactory circulation pattern had been provided. The circulation pattern proposed was described; they noted that if the waiver was not approved, they would simply extend the state road portion to meet the 500-foot requirement. The applicant's representatives next addressed the issue of the overall transportation network and the issue of Nassau Drive not connecting to the east. The applicant's representatives noted that the Channing Drive construction, which � is a key component of the Eastern Road Plan, had been accomplished through the Fieldstone subdivision from Valley Mill Road to the northern property limits. They believed the developers have done their part to implement the Comprehensive Policy Plan by constructing their portion of Channing Drive and by contributing $20,000 towards the traffic signal at the Greenwood Road/ Valley Mill Road intersection, and by entering into a signalization agreement with VDOT at Channing Drive. It was noted by the representatives that the Comprehensive Plan does not call for nor promote an east -west collector road through the Fieldstone community. In addition, it was their opinion that the subdivision ordinance did not mandate a road connection to the adjoining Adams property. In addition, there seemed to be a discrepancy from the applicant's point of view as to why the Board of Supervisors was sending the MDP back to the Planning Commission. The applicant's representatives believed the Board of Supervisors' motion was, "...to direct the Planning Commission to resolve the density issues -and bring back the MDP to the Board's first meeting in June." The applicant believed this was not accurately represented in the staff s report. Members of the Planning Commission were of the opinion that VDOT had requested a revised traffic impact analysis because of the number of trips per day had doubled with the revision of the townhouses in Section 2. However, it was determined that this revised traffic analysis was not accomplished. The applicant's representatives noted that when the developer came forward with their contribution for the traffic signal, there was no further discussion regarding the need for additional revisions to the traffic study. Additionally, members of the Commission pointed out that they have consistently recommended MDP 903-04, Fieldstone Subdivision Page 8 June 3, 2004 inter -parcel connectors in the past. Four citizens who live in the vicinity of this development spoke at the public meeting. The citizens did not believe the developers were doing their part in the way of contributing money towards road improvements; they voiced their opinions that developers coming into Frederick County should be required to do a greater amount of improvements before they are granted approval for their projects. They anticipated that the taxpayers will be left to maintain and manage public facilities after the developers have gone. One citizen suggested that an outside traffic engineer be hired to review and comment on the transportation issues. It was also stated that Fieldstone was developed without a storm water management system; there were complaints that the water runoff from the clear cut slopes for the Channing Drive construction flowed directly into Abrams Creek. The executor of the adjacent Goldies, LLC tract stated that his property is currently under contract for development. Impacts on schools, roads, and the environment were also mentioned. The Planning Commission recalled that they had recommended denial of the waiver at their April 19, 2004 meeting; therefore, the MDP was not in compliance with the subdivision ordinance. Commissioners suggested that the MDP should not be approved without re -addressing the waiver request. The legal counsel for the Commission stated that both issues could be considered together; the legal counsel also recommended that if all ordinance requirements were met, the MDP should be approved. The Planning Commission expressed their concern about the cumulative affect of the traffic impacts from previously -approved developments in this area. Commission members stated that it was difficult to predict the cumulative traffic impact when the densities of proposed development continue to change. By a majority vote, the Planning Commission recommended approval of the waiver request, allowing residences on private drives up to 624 feet from a public road and also recommended approval of MDP #03-04 Fieldstone subdivision. The vote was as follows: YES (TO APPROVE: Watt, Unger, Morris, Light, Thomas, Kriz, Fisher NO: Straub, Gochenour, DeHaven, Rosenberry (Commissioners Triplett and Ours were absent from the meeting.) STAFF CONCLUSIONS FOR 06/09/04 BOARD OF SUPERVISORS MEETING: This Master Development Plan is consistent with the technical requirements of the Frederick County Zoning and Subdivision Ordinances, as they relate to Master Development Plans. However, transportation concerns with the project still exist. In particular, Nassau Drive has not been stubbed at the eastern property line. Planning Staff, Members of the Planning Commission, as well as VDOT, have MDP #03-04, Fieldstone Subdivision Page 9 June 3, 2004 recommended that this road be extended to the eastern property line; which would allow for a possible future improved transportation network for this area of Frederick County. All of the issues identified by the Board of Supervisors should be appropriately addressed by the applicant.- The Planning Commission recommended that administrative approval be authorized during their meeting on June 2, 2004. The Planning Commission also approved the requested lot access waiver. No action is necessary by the Board regarding this waiver. The applicant is seeking authorization of the preliminary master development plan by the Board of S pervisors. The Board's authorization will grant staff with administrative approval author!& for the final master development plan. Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Planning, and Development Use Only. Date application received Complete. Date of accepta:nc 4 Incomplete. Date of return 1. Project Title: Fieldstone Subdivision 2. Owner's Name Arcadia Devlopment Co. application~ (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Winchester, VA 22602 Phone Number: 540)_662-4185 4. Design Company: Greenway Engineering Address: Same as above Phone Number Contact Name: Same as above Niki Adhikusuma or Jeremy Tweedie nrq 5. Location of Property South of Valley Mill Rd.Rte. 659 6. Total Acreage: 94.3987 Acres 7. Property Information a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) . Proposed Uses: e) Adjoining Property Information: i North South East West Property Identification Numbers See Attached Sheet f) Magisterial District: 55-((A))-181 RP Vacant Single Family Detached Urban Single Family Attached (Townhouse) Property Uses See Attached Sheet 11 Red Bud 8. Is this an original or amended Master Development Plan? Original ❑ Amended 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: Date: Z FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Wine, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Winc, 22601 Fu-Shep, Dr. A11enFutral 55-((A))-209 405 Briarmont Dr Wine, 22601 Manning & Ross 65-((A))-37 PO Box 27 Wine, 22604 Lynnhavcn, LC -John Scully 55-((A))-206 112 N. Cameron St Wine, 22601 Ronald C & Elizabeth A. Dishdong 55I-((1))-4-240 138 Charlton Rd Wine, 22602 John R & Kandis R Jenkins 55I-((1))-4-239 136 Charlton Rd Wine, 22602 Gary Lee & Judith C Wastler 55I-((1))-4-238 134 Charlton Rd Wine, 22602 Jerry M & Yvonne Willis 55I-((1))-4-237 132 Charlton Rd Wine, 22602 Ryan A & Patricia L Pugh 55I-((1))-4-236 130 Charlton Rd Wine, 22602 Steven RDick 55I-((I))-4-235 128 Charlton Rd Wine, 22602 David A & Rhodes Megan E Lockhart 55I-((1))-4-234 126 Charlton Rd Wine, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 131 Rebecca Dr Wine, 22602 David A & Betty J Whipkey 55I-((1))-4-203 132 Rebecca Dr Wine, 22602 CarlisleHeights Home Owners' Asso 55I-((1))-3 PO Box 2241 Wine, 22604 Matthew C & Katherine McHale 55-((A))-165C 1291 Valley Mill Rd Wine, 22602 Mill Race Estates Home Owners' Asso 55-((A))-175E 817 Dutton Place Wine, 22603 WilliamH & Genevieve Schuller 55-((A))-178,178A PO Box 897 Berryville 22611 WilliamH. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Wine, 22602 Charles R Racey 55-((A))-176B 985 Valley Mll Rd Wine, 22602 The Cameron Group 55-((A))-176A 315 Cameron St Wine, 22602 Mark R Ritchie 55-((A))-175A 1071 Valley Mill Rd Winc, 22602 Adioinin2 Property Information: Pro,perty Identification 4 North 55-((A))-175E 55-((A))-165C South 55I-((1))-4-203, 204, 234 55-((A))-206 65-((A))-39 East 55-((A))-209 55-((A))-210 West 55I-((1))-4-240, 239, 238, 237, 236, 235 55I-((1))-3 r Property Uses RP -Vacant RP -Vacant RP RP RP RP RA-Agr RP RP -Vacant Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Arcadia Devei n ment Cn (Phone) (=5Q)51---0321 (Address) 117N. Bailey Lane, Purcellville, VA 20132 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. ®Z-g ocATj T on Page , and is described as Parcel: T.M#: 55-((A))-151 Subdivision: Fieldstone Subdivision do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane 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: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits El Master Development Plan (Preliminary and Final) @ Subdivision ® 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 otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this 8 tray of Dec . 200 3 Signature(s) (:c",,li �olrr.laor 1 State of-City/County of SO-C.a, , To -wit: a Notary Public in and for the jurisdiction aforesaid, certify that the personks.)- who signed to the foregoing instrument and wh(is-(arej-known to me, personally appeared before me and has acknowledged the same bef re me in t ri di ti oresaid this day of g -, 200�. PENNY HUNTER Commission it 120129 mmission Expires:yv, 9004 N ary Public �W 1ubrc - Santa Clara County My Cwrn. Etq*m Nova 2M4 � � •Ii WIF. fill Illlllll � �0 ~man y `� N I N am !ICI.. �,`�sls�;l► r : . r iiim■ nalone ■■ ■■■■■■■■■■■ ■■meson■■■■ WS ZMA '411119��q K l R i \•., fir"' T� ir •r _ Ikk • .., 4' 1 Request for Master Development Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4 Ih 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: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Department of Planning and Development's Comments: Department of Planning and Development use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date REl%ar_�����`� JUL 2 4 2003 Frederick County, Virg.uia Master Devei„,,ment Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received Application # Complete. Date of acceptance Incomplete. Date of return 1. Project Title: Fieldstone Subdivision 2. Owner's Name Arcadia (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Winchester, VA 22602 Phone Number: 540) 662-4185 4. Design Company: Greenway Engineering Address: Same as above Phone Number: Same as above Contact Name: Niki Adhikusuma or Jeremy Tweedie 5. Location of Property South of Valley Mill Rd. Rte. 659 6. Total Acreage: 94.3987 Acres 7. Property Information a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: Property Identification Numbers North See Attached Sheet South "' East it West It f) Magisterial District: 55-((A))-181 RP Vacant Single Family Detached Urban Single Family Attached (Townhouse) Property Uses See Attached Sheet Red Bud 8. Is this an original or amended Master Development Plan? . Original ❑ Amended 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: Date:q Adjoining Property Information: North South East West Property Identification # Property Uses 55-((A))-175E RP -Vacant 55-((A))-165C RP -Vacant 55I-((1))-4-203, 204, 234 RP 55-((A))-206 RP 65-((A))-39 RP 55-((A))-209 RP 55-((A))-210 RA-Agr 55I-((1))-4-240, 239, 238, 237, 236, 235 RP 55I-((1))-3 RP -Vacant FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Wine, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Wine, 22601 Fu-Shep, Dr. Allen Futral 55-((A))-209 405 Briarmont Dr Wine, 22601 Manning & Ross 65-((A))-37 PO Box 27 Wine, 22604 Lynnhaven, LC -John Scully 55-((A))-206 112 N: Cameron St Wine, 22601 Ronald C & Elizabeth A. Dishdong 55I-((l))-4-240 138 Charlton Rd Wine, 22602 John R & Kandis R Jenkins 55I-((1))-4-239 136 Charlton Rd Wine, 22602 Gary Lee & Judith C Wastler 55I-((1))-4-238 134 Charlton Rd Wine, 22602 Jerry M & Yvonne Willis 55I-((1))-4-237 132 Charlton Rd Wine, 22602 Ryan A & Patricia L Pugh 55I-((1))-4-236 130 Charlton Rd Wine, 22602 Steven R Dick 55I-((1))-4-235 128 Charlton Rd Wine, 22602 David A & Rhodes Megan E Lockhart 55I-((l))-4-234 126 Charlton Rd Wine, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 131 Rebecca Dr Wine, 22602 David A & Betty J Whipkey 55I-((1))-4-203 132 Rebecca Dr Wine, 22602 Carlisle Heights Home Owners' Asso 55I-((l))-3 PO Box 2241 Wine, 22604 Matthew C & Katherine McHale 55-((A))-165C 1291 Valley Mill Rd Wine, 22602 Mill Race Estates Home Owners' Asso 55-((A))-175E 817 Dutton Place Wine*, 22603 William H & Genevieve Schuller 55-((A))-178,178A PO Box 897 Berryville 22611 William H. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Wine, 22602 Charles R Racey 55-((A))-176B 985 Valley Mill Rd Wine, 22602 The Cameron Group 55-((A))-176A 315 Cameron St Wine, 22602 Mark R Ritchie 55-((A))-175A 1071 Valley Mill Rd Wine, 22602 Fieldstone Land Use Permits Subject: Fieldstone Land Use Permits Date: Mon, 5 Apr 2004 10:09:03 -0400 From: "Funkhouser, Rhonda" <Rhonda.Funkhouser@VirginiaDOT.org> To: "'ccoffey@arcadiabuilding.com"' <ccoffey@arcadiabuilding.com> CC: "Heironimus, David (Dave)" <David.Heironimus@VirginiaDOT.org>, "Baker, Philip (Staunton)" <Philip.Baker@VirginiaDOT.org>, "Jeremy Camp (E-mail)" <jcamp@co.frederick.va.us> As requested, enclosed please find copies of Land Use Permits #855-6456 and #855-6457. «855-6456.t1f>> «855-6457.tif>> You will need to contact your engineer to acquire copies of the approved plans, which are part of the approved permits. I was unable to scan this information. If I can be of further assistance, do not hesitate to call. 1_howdR L. FkvLlZhot ser Ao(MtwtstratWe.4ss�stawtto LRno( Deve[opMewt VA Dept. of TYRwsportation — 6diwbRrg ResWeweU 14032 old VR[LeU P�4 e C-o(, tibu.rg, VA 22224 1>hovk,e #(540)984-5602 fax #(540)924-5607 Name: 855-6456.tif 17-855-6456.tif Type: TIFF Image (image/tiff) Encoding: base64 ........... Name: 855-6457.tif .. 855-6457.tif Type: TIFF Image (image/tiff)'; Encoding: base64 1 of 1 4/5/2004 1:47 PM Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederick County Fire Marshal I" Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-6350 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: Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Fire Marshal's Comments: Frederick County Fire Marshal use only Date reviewed Review Number 1 2 3 4 5 (please circle one) Date reviewed , _o3 Date approved 2C53 Revision required Signature and Date —.2-5 n 1��..�4it i 4 � a�tl�-d�Fc� , 0C $ O Ad y Fr M TROT riA Control number MDP03-0009 Project Name Fieldstone Subdivision Address 151 Windy Hill Lane Type Application Master Development Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 7/23/2003 City Winchester Tax ID Number 55-A-181 Date reviewed 7/25/2003 Applicant Greenway Engineering State Zip VA 22602 Fire District 18 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Date Revised Applicant Phone 540-662-4185 Rescue District 18 Election District Red Bud Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Plan Approval Recommended - Y 1 ` Reviewed By Signature _ - s Yes Timothy L. Welsh Title "1 F-C -- - TAF gpa—COUNTY 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: Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Frederick County7San*tation} Authority's Comments: o Frederick County Sanitation Authority use only =Date reviewed _ Review Number 1 2 3 4 5 (please circle one) Date reviewed Date a proved Revision required Signature and Date JUL 2 5 2003 ��p� V mOo000aO�11®ypp��p � _`- Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4` Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 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) copies of the MDP with the sheet. Applicant's Name Address Phone Number Greenwgy Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Location of property: South of Valley Mill Rd. Rte. 659 Frederick County Inspections Department's Comments: Frederick County Inspections use only Date reviewed Date reviewed Signature and. Date Fieldstone Subdivision 4�,FAW" r C Review Nu be 1 2 3 (please circle one) Date ed Revision required Request for Master Development Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4` Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Location of property: South of Valley Mill Rd. Rte. 659 of Public Works Comments: Fieldstone Subdivision Department of Public. Works use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed _ Date approved �7Lg _ Revision required Signature and Date Frederick County, Virginia Master Development Plan Application Package Request for 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) 665-5651 (540) 665-5651 The GIS Manager 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: Address: Phone Number: Name of development and/or description of the request: �lC\1STluNC �b1y�Slorl �%��- SEA+1O-Q l Location of property: `?0 � T,a o E U tL--4 AA, z- RTC (e 1-- GIS Manager Continents: 3 zA"-T0n P`P�� A-Ao lJ A S5&� bRiVEdAP % l> F� 19-1 0 ��2 GGS i N c ►rrrnL d0(24vE xr-F451&,JS r� C E5 F /4�1�/21si�2r A?F An-'O C A4Fe-- .' Page 21 FA7R! 7 111C'I('Fr- AUG 1 1 2003 Request for Master Develoament Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2nd Floor 107 N. Kent Street Winchester, VA Winchester, VA 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) copies of the MDP with the sheet. Applicant's Name Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Department of Parks and Recreation's Continents: SEE ATTACHMENT Fieldstone Subdivision The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain areas and not easily accessible. Staff also recommends that the proposed trail be 10 feet in width and meet the minimum standards for trail construction used by the county. Staff has based this recommendation on Federal Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of 10 feet in width. The potential for the trail to connect to adjacent future development should also be provided. Request for Master Development Plan Comments Winchester Regional Airport Mail to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 Hand deliver to: 491 Airport Road (Route 645, off of Route 522 South) (540)662-2422 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Greenway En ing, eering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Location of property: South of Valley Mill Rd Rte. 659 Winchester Regional Airport Comments: Fieldstone Subdivision Winchester Regional Airport use only Date reviewed Review Number 12 3 4 5 (please circle cane) Date reviewed Date approved "'P-, Revision required Signature and hate �-� WINCHESTER REGIONAL AIRPORT 0 SERVING THE 491 AIRPORT ROAD TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 -q HOR►Z-, (540) 662-2422 August 11, 2003 Jeremy Tweedie Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Master Development Plan Amended Fieldstone Subdivision Red Bud Magisterial District Dear Mr. Tweedie: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed development lies outside of the Airport's Part 77 surfaces. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director Request for Master Development Plan Comments Frederick County Public Schools Mail to: Frederick County Public Schools Attn: School Superintendent 1415 Amherst Street Winchester, VA 22601 Hand deliver to: Frederick County Public Schools Attn: School Superintendent 1415 Amherst Street Winchester, VA (540) 662-3888 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Location of property: South of Valley Mill Rd. Rte. 659 School Superintendent Comments: Fieldstone Subdivision Superintendent ue only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Date approved Revision required _ Signature and Date =UIn 3 P 0 5 2003 a� Zlrrabia A3uilbing Compaup P.O. Box 1150, Purcellville, Virginia 20134-1150 Physical Address: 117 N. Bailey Lane, Purcellville, Virginia 20132 (TT Phone: (540) 751-0321 • Fax: (540) 751-0431 2 5 October 24, 2005 County of Frederick Department of Planning and Development 107 North Kent Street Winchester, VA 22601 - 5000 Attention: Mr. Eric R. Lawrence, AICP Reference: Fieldstone Subdivision Master Development Plan Dear Mr. Lawrence: As requested in your letter dated July 22, 2005, enclosed you will find a check for twenty thousand dollars ($20,000.00). These funds are to be utilized for the installation of a traffic signal at the intersection of Route 659 and Route 656. This contribution shall satisfy our obligation as noted on the master development plan which states "Arcadia Development Co. will contribute in the amount of twenty thousand dollars (20,000) to the traffic signal at the intersection of Route 659 and Route 656.". Should you have questions, or require additional information, please call. Sincerely, ARCADIA BUILDING COMPANY Carla E. Coffey Director of Planning and Engineering RTM/ks 04/14/05 VIRGINIA: IN THE CIRCUIT COURT OF FREDERICK COUNTY ARCADIA DEVELOPMENT CO., Complainant, V. THE BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, Respondents. IN CH12`,NCERY NO. C44_,69 CONSENT DECREE This day came the parties, by counsel, and submitted for entry this Consent Decree. It is ADJUDGED, ORDERED, and DECREED that the Complainant's Master Development Plan acted upon by the Frederick County Board of a.L�J�V 1$�J1R�1' L%1 L1U �U 5 L .l 1 � G1l V't, 1J 1lC%1l'. V J' Q.li�il V V l+il V� t L11V i1L Ll1G v11�Li.ibC+ L11Q.i, LllV street identified as Nassau Drive on the Master Development Plan be extended to the eastern property line of the property. This Decree is FINAL. ENTER tlus of R14-r , 2005. Arthur E. Schmalz, Esqui lsel for Complainant Robert T. Mitchell, J ..; Es i Counsel for Resno ents 2 YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven (Commissioners Straub, Watt, Kriz, and Triplett were absent.) In addition, a motion was made by Commissioner Light and seconded by Commissioner Fisher to recommend denial of the waiver request. This was also passed by a.majority vote as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven (Commissioners Straub, Watt, Kriz, and Triplett were absent.) Subdivision #05-04 of Daniel McKee/ Echo Village for two single-family detached traditional lots, zoned RP, containing a minimum of 15,000 square feet each. This property is located on Fay Street (Rt. 814), approximately 350' west of Rt. 11, in the Shawnee Magisterial District. Action - Recommended Approval Patrick T. Davenport, Zoning and Subdivision Administrator, stated that the two proposed lots will be accessed by a single private lane, which will be maintained by the two property owners. Administrator Davenport commented that there is some urgency behind this request because of a timing issue relating to funding available by VDOT that could be used to help remedy a serious drainage issue for the properties along King Street. Administrator Davenport next described the waiver requests being sought in conjunction with this subdivision request, as follows: 1) a request for a waiver of the master development plan has been granted by the Planning Director; 2) a request for a waiver of the state road frontage requirement for both lots; 3) a request for a waiver of the minimum lot width at front setback for Lot #1 (an 80 foot lot width at the front setback is required and Lot 41 as shown is approximately 70 feet). Administrator Davenport explained that it would be appropriate to forward a recommendation to the Board of Supervisors which would include these requested waivers and the ability for staff to administratively approve the plats when all of the requirements have been met. Regarding the timing of the consideration of this request, Planning Director Eric R. Lawrence . stated that VDOT has some project money available; however, engineered plans must be submitted by the end of April for VDOT to fund the project. Director Lawrence said that the developer of these two lots has contracted Triad Engineering to do all of the storm water management designing that VDOT requires, but obviously, the developer was not going to proceed unless they could construct two houses on the property. Frederick County Planning Commission Minutes of April 7, 2004 Page 1276 -7- VDOT representative, Mr. Lloyd Ingram, confirmed that considering the reconfiguration of the new traffic mix and increased vehicle trips per day, in addition to the existing traffic, VDOT was comfortable there would be sufficient stacking and turn lanes to accommodate the numbers. In addition, Mr. Ingram mentioned the two entrances, one consisting of a continuous right and the other a full intersection, along with the road layout, all of which, he believed, would contribute to the proper flow of traffic. Chairman DeHaven called for public comments, however, no one came forward to speak. Upon motion made by Commissioner Light and seconded by Commissioner Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommended approval of Rezoning #06-04 of Rutherford, LLC, submitted by Greenway Engineering, Inc., to rezone 13.4 acres from the RA (Rural Areas); B2 (Business General); B3 (Industrial Transition); and M1 (Light Industrial) Districts to the B2 (Business General) and B3 (Industrial Transition) Districts. (Please note: Commissioners Triplett and Ours were absent from the meeting.) PUBLIC MEETING Master Development Plan #03-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Route 659), to the east of Carlisle Heights Subdivision, and is identified with Property Identification Number 55-A-181, in the Red Bud District. Action - Recommended Approval of the Master Development Plan and Recommended Approval of the Lot Access Waiver Planner Jeremy F. Camp stated that the preliminary master development plan (MDP) revision for Fieldstone Subdivision was recommended for denial by the Planning Commission at their meeting of April 7, 2004, primarily based on the MDP's insufficient transportation planning. The Planning Commission also denied a waiver request during this meeting which would have allowed individual lots to be in excess of 500 feet from a state -maintained road. Planner Camp stated that on May 12, 2004, the Board of Supervisors voted to send the Fieldstone Subdivision MDP revision back to the Planning Commission; the Board made this decision in order to give the applicant another opportunity to address the density and transportation concerns the Planning Commission had raised during their review on April 7, 2004. Planner Camp continued, stating that the applicant has chosen not to extend the proposed state road to the property line to allow for possible future development; nor has the applicant made any other changes to the plan since the Planning Commission recommended denial on April 7, 2004. He explained that the failure to extend Nassau Drive to the eastern property line may impact the development potential of the properties to the east, and may not provide for an improved future transportation network to serve this area of Frederick County as well. Planner Camp said the original Fieldstone MDP was approved in 1988, prior to the adoption of the Eastern Road Plan; this is why previous revisions to the Fieldstone Subdivision did not require Frederick County Planning Commission Minutes of June 2, 2004 Page 1310 -7- Upon motion made by Commissioner Ours and seconded by Commissioner Morris, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of MDP 002-04 of Crossroads Commercial Center, submitted by Greenway Engineering, for commercial and office uses located at the northeastern corner of the intersections of Fairfax Pike (Rt. 277) and Double Church Road (Rt. 641), by the following majority vote: YES (To Approve): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger NO: Gochenour ABSTAIN• DeHaven (Commissioners Triplett, Kriz, Watt, and Straub were absent from the meeting.) Chairman DeHaven resumed the conduction of the meeting at this point. Master Development Plan 403-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Rt. 659), to the east of Carlisle Heights Subdivision, and is identified with P.I.N. 55-A- 181, in the Red Bud District. Action - Recommended Denial Planner Jeremy F. Camp stated that this parcel of land is proposed to be developed in two phases: Phase 1 will be located west of Channing Drive and consist of 63 single-family detached urban lots and Phase 2 will be located east of Channing Drive and consist of 225 townhouses. Planner Camp said the proposed revised plan is to modify only Phase 2 from 90 single-family detached urban units to 225 townhouses, changing the overall gross residential density from 1.6 units per acre to three units per acre. He said that, in addition, the applicant is requesting that the Planning Commission approve a waiver to allow the proposed private street system to exceed 500 feet. Mr. Lloyd Ingram of VDOT verified that a revised traffic impact analysis (TIA) was submitted and VDOT was satisfied because the applicant had agreed to install three turn lanes, in addition to entering into a signalization agreement where Charming Drive and Nassau intersect. Commission members questioned VDOT's satisfaction with the TIA in light of all of the traffic that would be utilizing the one -lane bridge to get to Rt. 7. Mr. Ingram said that VDOT has predicted the traffic would travel the route of least resistance, proceeding to Greenwood and down to Rt. 7, rather than attempting to traverse the bridge. Frederick County Planning Commission Minutes of April 7, 2004 Page 1274 WIM Mr. Evan A. Wyatt of Greenway Engineering, the design engineers for this project, gave an overview of the project for the Commission and explained the details of the waiver being requested. Chairman DeHaven called for public comments and the following persons came forward to speak: Mr. and Mrs. Timothy Stafford, the owners of the 85-acre Valley Mill Farm, LLC at 1494 Valley Mill Road expressed concerns about traffic, the impacts of additional sediment in Abrams Creek, the loss of historic integrity of their property, the impact on their quality of life, and the incapacity of the one -lane bridge to handle -additional traffic. Mr. and Mrs. Stafford offered to dedicate a portion of the northern part of their property for access, rather than channeling traffic to the one -lane bridge. Mr. Walter Johnson, a resident of Mill Race Estates, was opposed to the requested change from single family to townhouses and the increase in density. He cited the traffic congestion on Valley Mill Road and the incapacity of the one -lane bridge to handle the traffic. He did not think this area could handle the amount of traffic that would be generated by the increase in development. Mr. William Schuller was opposed to the townhouses because of the additional traffic it would generate. Mr. Schuller was displeased with the road work that has been done so far. Mr. Richard Racey, adjacent property owner, was opposed to the townhouses because of existing overcrowded schools, traffic congestion, and safety issues related to traffic on Valley Mill and Greenwood Road. Mr. Gary Adams, the executor and listing agent for the Goldie's LC tract to the east, commented that he would like to see Nassau Drive stubbed at the eastern property line of the Fieldstone tract. Without this connection, he was concerned that his property may be considered landlocked for future development. Members of the Planning Staff commented that there has been considerable discussion regarding subsequent development to the east. They commented on the overall transportation benefit of staffs recommendation for a continuation of Nassau to the east, possibly creating a connection to Rt. 7 that would skip beyond the one -lane bridge. Members of the Planning Commission were concerned about the increase in density from previous master development plans for this parcel, especially in light of the transportation problems. They pointed out the possibility of potential acceptable transportation solutions, although none had been presented for the Commission's consideration. Upon motion made by Commissioner Light and seconded by Commissioner Rosenberry, the Planning Commission recommended denial of the master development plan by the following majority vote: Frederick County Planning Commission Minutes of April 7, 2004 Page 1275 -8- the development to extend the road to the eastern property line. He said that both the 1996 and 2002 revisions proposed a reduction in the total number of residential units. Planner Camp pointed out that the proposed revision under consideration this evening is an increase of 135 units, consisting of a change from single-family detached dwellings to townhouses, and the revision has changed the internal public road network to a private road network. He said the staff believes the changes will generate additional impacts to Frederick County residents and because of these impacts, the staff looks to the developer to provide basic transportation improvements. Several representatives for the applicant, Arcadia Building Company, were available to address the various issues that had previously been raised at the Commission's April 7, 2004 meeting. Those representatives included Mr. Evan A. Wyatt with Greenway Engineering, the design engineers for the project; Mr. John Callow, Vice President with Patton, Harris, & Rust, the transportation engineers; and Mr. Doug Flemming, legal counsel. It was the representatives' opinion that the MDP was well within the required density. Specifically, it was noted that the revision involved only Section 2 by changing the 90 single-family units to 225 townhouses; the staff report indicated that 5.5 units per acre was the allowable density for this project. The applicant's representatives stated that with the change in their MDP, including the 63 single-family dwelling units in Section 1, they have 288 total units, which is 230 units less than what is permitted by the ordinance. Regarding the requested waiver, the applicant's representatives stated that the Planning Commission has granted such waivers in the past for similar subdivisions, if a satisfactory circulation pattern had been provided. The circulation pattern proposed was described; they noted that if the waiver was not approved, they would simply extend the state road portion to meet the 500-foot requirement. The applicant's representatives next addressed the issue ofthe overall transportation network and the issue of Nassau Drive not connecting to the east. The applicant's representatives noted that the Charming Drive construction, which is a key component of the Eastern Road Plan, had been accomplished through the Fieldstone subdivision from Valley Mill Road to the northern property limits. They believed the developers have done their part to implement the Comprehensive Policy Plan by constructing their portion of Channing Drive and by contributing $20,000 towards the traffic signal at the Greenwood Road/. Valley Mill Road intersection, and by entering into a signalization agreement with VDOT at Charming Drive. It was noted by the representatives that the Comprehensive Plan does not call for nor promote an east -west collector road through the Fieldstone community. In addition, it was their opinion that the subdivision ordinance did not mandate a road connection to the adjoining Adams property. In addition, there seemed to be a discrepancy from the applicant's point of view as to why the Board of Supervisors was sending the MDP back to the Planning Commission. The applicant's representatives believed the Board of Supervisors' motion was, "...to direct the Planning Commission to resolve the density issues and bring back the MDP to the Board's first meeting in June." The applicant believed this was not accurately represented in the staffs report. Members of the Planning Commission were of the opinion that VDOT had requested a revised traffic impact analysis because of the number of trips per day had doubled with the revision of the townhouses in Section 2. However, after further discussion, it was determined that a revised traffic analysis was not conducted; the applicant's representatives noted that when the developer came forward with their contribution for the traffic signal, there was no further discussion from VDOT regarding the need for additional revisions Frederick County Planning Commission Minutes of June 2, 2004 Page 1311 to the traffic study. Other transportation issues raised involved the Commission's desire for inter -parcel connectors and their dislike of funneling traffic from a four -lane road down to a one -lane bridge. Some of the Commissioners anticipated major future transportation problems. Chairman DeHaven called for citizen comments and four citizens who live in the vicinity of this development spoke, as follows: Mr. Bob Carter, a resident on Valley Mill Road, came forward to speak about his concerns regarding traffic on Valley Mill Road. Mr. Carter did not believe the developers were doing their part in the way of contributing money towards road improvements. Mr. Tim Stafford,,area resident, offered to employ, at his own expense, an outside traffic engineer to review and comment on the transportation issues in order to get another point of view. Mr. Stafford said that he did not understand how Fieldstone could be developed without a storm water management system. He expressed concern that the water runoff from the clear-cut slopes along the Charming Drive construction route flowed directly into Abrams Creek. He said that each time it rains, he loses another 50-year old tree on his farm because of impervious areas that are not being managed. Mr. Stafford believed that developers coming into Frederick County from other areas should be required to do a greater amount of improvements before they are granted approval for their projects. He believed that the Frederick County taxpayers will be left to maintain and manage public facilities long after the developers have gone. Mr. Gary Adams, the executor of the adjacent Goldies, LLC tract, wanted to go on record to state that this property is currently under contract for development with a major contractor out of the Washington, D.C. area. Mr. Adams said that at one time, when Mr. George Glaize owned the property before Arcadia bought it, he had a master development plan that showed two connector roads going into Goldies, LLC. Mr. Richard Racey, resident across from Charming Drive, agreed with all of the other comments that were made. Additionally, Mr. Racey raised concerns about the impacts to schools, roads, and the environment. He also questioned the need for these townhouses. Because the waiver associated with this request had been recommended for denial at the Commission's April 7, 2004 meeting, members of the Commission were of the opinion that the master plan was not in compliance with the subdivision ordinance. Commissioners believed the master plan should not be approved without re -addressing the waiver request. Mr. Lawrence Ambrogi, legal counsel for the Commission, believed that both issues could be considered together. Mr. Ambrogi also advised that the master plan should be approved, if all ordinance requirements were met. The Planning Commission expressed their concern about the cumulative affect of the traffic impacts from previously -approved developments in this area. Commission members stated that it was difficult to predict the cumulative traffic impact when the densities of proposed developments continue to change. Upon motion made by Commissioner Thomas and seconded by Commissioner Kriz, Frederick County Planning Commission Minutes of June 2, 2004 Page 1312 -10- BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of a lot access distance waiver, allowing residences on private drives up to 624 feet from a public road, and also recommends approval of MDP #03-04 Fieldstone subdivision. The majority vote was as follows: YES (TO APPROVE): Watt, Unger, Morris, Light, Thomas, Kriz, Fisher NO: Straub, Gochenour, DeHaven, Rosenberry (Commissioners Triplett and Ours were absent from the meeting.) Master Development Plan #06-04 of Winchester Medical Center II, submitted by G. W. Clifford & Associates, for retail, commercial and medical support use on approximately 102 acres, zoned B2 (Business General) and MS (Medical Support) Districts. The property is located at the northwest corner of the intersection of Route 37 and Route 50 West, and is identified with Property Identification Number 53-A-68, in the Gainesboro Magisterial District. Action - Recommended Approval Planner Jeremy F. Camp reported the background information for the Commission. He stated that the parcel is entirely within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area); there are no known environmental restraints; the proposed internal private road network will be designed to meet state road standards as required by the zoning ordinance; and, a waiver by the Board of Supervisors will be required to allow individual lots to access private roads. He noted that Botanical Boulevard, the proffered major collector road, is the only proposed public road into the development. Planner Camp next read the list of the applicant's proffers, most of which focused on the mitigation of traffic. Members of the Commission noted that VDOT had raised a number of issues and they questioned whether those issues had been resolved. Planner Camp replied that VDOT was comfortable with the plan and he believed the issues identified would not prohibit the plan from proceeding forward. In addition, the Commission raised questions concerning the timing of development, the possibility of a western access to the Route 37 Interchange, and the construction of Echo Lane. Mr. Charles W. Maddox, Jr. with G. W. Clifford & Associates, a division of Patton, Harris, and Rust, the design engineers for this project, was present to represent the applicant. Mr. Maddox gave a presentation of the master plan to the Commission. He assured the Commission that the road plan will be in place as part of the first use established within the B2 portion of development. It was determined that the Planning Commission did not need to provide a formal recommendation on the requested lot access waiver because the granting of the waiver required only Board of Supervisors' action. Frederick County Planning Commission Minutes of June 2, 2004 Page 1313 435 Gary W. Dove - Aye Bill M. Ewing - Aye Gina A. Forrester - Aye W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Aye PLANNING COMMISSION BUSINESS: AMENDMENT OF MASTER DEVELOPMENT PLAN PROCESS FOR CHANNING DRIVF, DEVELOPMENTS - (RESOLUTION #054-04)) - APPROVED Director Lawrence appeared before the Board on behalf of this item. He explained that this request came about because staff was approached by a representative from an engineering firm. He advised that the County's position has in the past been that the master development plans for the three developments could not be changed unless all three dcvelopers sign an agreement. The County has received a request that the County consider revisions to individual master development plans for this development, if the right-of-way for Channing Drive is dedicated to the County and a monetary guarantee is put into place. He went on to say that staff feels this proposed policy change would not impact the proffers and the projects would continue to be intertwined. Director Lawrence stated that staff would bring the proposed amendments to the Master Development Plans to the Board before they are adopted and could still pressure the developers to guarantee that the road would be built. He concluded by saying that staff thinks this is a fair proposal after reviewing the master plans and supporting documents and recommends approval. Mr. Mark Smith, Greenway Engineering, advised that the construction of Channing Drive was ahead of schedule. He stated that it was about 75% complete on the Fieldstone property and the Lyn Haven and Sovereign Village sections were working well together. Drive. Chairman Shickle asked at what point the developer would have to build all of Channing Mr. Smith responded that the proffers state that the road must be built when development is adjacent to it. Chairman Shickle asked when the road would be built. Mr. Smith responded that the proffers would rule; however, under the proposal submitted to staff the Board would see the submission of a revised master plan and at that time, the Board could say when it would be built. Assistant Administrator Tierney responded that it would be a function of the build out of the Minute Book Number 29 Board of Supervisors Regular Meeting of 03/24/04 496 A Regular Meeting of the Frederick County Board of Supervisors was held on Wednesday, May 12, 2004, at 7:15 P.M., in the Board of Supervisors' Meeting Room, County Administration Building, 107 North Kent Street, Winchester, Virginia. PRESENT Chairman Richard C. Shickle; Vice Chairman Barbara E. Van Osten; Gary W. Dove; Bill M. Ewing; Gina A. Forrester; W. Harrington Smith, Jr.; and Lynda J. Tyler. CALL TO ORDER Chairman Shickle called the meeting to order. INVOCATION Reverend Joseph Roby, Pastor of the People's Country Church, delivered the invocation. PLEDGE OF ALLEGIANCE Supervisor Smith led the Pledge of Allegiance. ADOPTION OF AGENDA - APPROVED AS AMENDED Administrator Riley recommended that the Board remove Tab J - Master Development Plan #03-04, Fieldstone Subdivision, from the agenda and direct the Planning Commission to resolve the design issues and bring this item back to the Board at their June 9, 2004 meeting. Upon a motion by Supervisor Forrester, seconded by Supervisor Smith, the Board adopted the agenda, as amended, by the following recorded vote: Richard C. Shickle - Aye Barbara E. Van Osten - Aye Gary W. Dove - Aye Bill M. Ewing - Aye Gina A. Forrester - Aye W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Aye CONSENT AGENDA - APPROVED Administrator Riley suggested the following tabs for approval under the Consent Agenda: 1. Public Safety Communications - Meeting of April 1, 2004 - Tab D; 2. Public Works Committee - Tab F; 3. Road Resolution - Sylvan Run Estates - Tab L; Upon motion by Supervisor Tyler, seconded by Supervisor Forrester, the Consent Agenda was approved by the following recorded vote: Richard C. Shickle - Aye Minute Book Number 29 Board of Supervisors Regular Meeting of 05/12/04 1497 Barbara E. Van Osten - Aye Gary W. Dove - Aye Bill M. Ewing - Aye Gina A. Forrester - Aye W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Aye CITIZEN COMMENTS Tim Stafford, Red Bud District and owner of Valley Mill Farm, addressed Fieldstone Subdivision. He stated that his major concern was traffic as the existing bridge was not to be improved for six or seven years. He concluded by saying that the development should be done "smartly". Tootse R Stafford, Red Bud District and owner of Valley Mill Farm, advised that her husband had addressed their concerns and she had nothing additional to add. She discussed the historical significance of the existing masonry barn on the property, as it might be the only one of its kind in Frederick County. Gary Adams, representing Goldies LC, appeared before the Board to address the Fieldstone Subdivision Master Development Plan. He expressed his concerns about the proposed connector road. Richard Racey, Red Bud District, advised the Board that he lived across from the proposed Fieldstone Subdivision. He stated that the project would generate three times the traffic of the original plan. He was also concerned about school overcrowding problems. William Schuller, Red Bud District, appeared before the Board to address the Fieldstone Subdivision Master Development Plan. He advised the Board that he was a resident of Valley Mill Road and he felt there was not a need for townhouses in this project. He stated that single-family homes would work. Vincent Lord, Stonewall District, appeared before the Board to address the Hiatt Run Master Development Plan. He advised that he had not seen the final plan, but he appeared before the Planning Commission when it was denied the first time. He informed the Board that there were drainage problems on the northeast portion of the property. He concluded by asking how he could be assured that this development would be an age restricted community. BOARD OF SUPERVISORS COMMENTS There were no Board of Supervisors comments. Minute Book Number 29 Board of Supervisors Regular Meeting of 05/12/04 5061 present to answer any questions. Supervisor Ewing asked what affect denial of this application would have on the construction of Channing Drive. Planner II Camp advised that Channing Drive would be constructed regardless of approval or denial. Evan Wyatt, Greenway Engineering, appeared before the Board on behalf of the applicant. He advised that the road design for Channing Drive does not account for it going through the Bean property. He concluded by saying that if the rezoning is approved the property would become part of the Lynnhaven Master Development Plan. Chairman Shickle convened the public hearing. There were no public comments. Chairman Shickle closed the public hearing. Supervisor Forrester advised that she had made a promise to her constituents that if the schools were overcrowded then she would not approve any development that would compound the situation. She concluded by saying that she could not in good conscience make a motion, even though this was a good use for that property. Upon a motion by Vice -Chairman Van Osten, seconded by Supervisor Dove, the Board approved Rezoning Application #04-04. The above motion was approved by the following recorded vote: Richard C. Shickle - Aye Barbara E. Van Osten - Aye Gary W. Dove - Aye Bill M. Ewing - Aye Gina A. Forrester - Nay W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Aye OTHER PLANNING ITEMS MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION - REMOVED FROM AGENDA This item was removed from the agenda during the adoption of the agenda at the beginning of the meeting. MASTER DEVELOPMENT PLAN #04-04 OF HIATT RUN ADULT COMMUNITY - APPROVED Planner II Camp appeared before the Board on behalf of this item. He advised that this was Minute Book Number 29 Board of Supervisors Regular Meeting or 05/12/04 Board Meeting Minutes of 06/09/04 MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION - APPROVED Planner II Jeremy Camp appeared before the Board on behalf of this application. He advised that the original master development plan was approved in 1988 and has been revised twice. The proposed plan calls for an increase in density from 150 units to 288 (63 single-family detached and 225 townhouses) units. The property is located in the Red Bud Magisterial District and is zoned RP (Residential Performance). The future Channing Drive will bisect the property and a 6 foot asphalt trail is also proposed. Planner II Camp advised that the Planning Commission had expressed interest in extending Nassau Drive as a possible connector road. The applicant was not amenable to this request. The Planning Commission did recommend approval of the master development plan and lot access waiver. He concluded by saying that the applicant was seeking authorization of the preliminary master development plan, which would grant staff with administrative approval authority for the final master development plan. He advised that the applicant was represented by Greenway Engineering who was present to answer any questions. Chairman Shickle asked if the ordinance required a six foot trail, similar to the one being provided by the applicant. Planner II Camp responded that there was not an ordinance requirement. Chairman Shickle asked if the County could get a ten foot trail, since the Parks and Recreation bike trails were ten feet. Planner II Camp responded that staff was working on developing a comprehensive bike trail plan; however, there is currently no ordinance requirement to provide a trail. Supervisor Forrester asked if the density of a project changes, could the Board reject the plan if they felt the traffic was too much for the existing road infrastructure. Director Lawrence responded that the increased density was a by right use; therefore, no new traffic impact analysis study would be required. Lloyd Engram, VDOT Engineer, advised that VDOT looks at how much the density would be increasing and then looks at the percentage increase in traffic. Supervisor Forrester stated that she had read in the staff report that it was anticipated the level of traffic would double under this new proposal. Engineer Engram advised that a light would be constructed on Valley Mill Road Vice -Chairman Van Osten asked Engineer Engram if he was satisfied that this light would deal with the potential traffic impact. Engineer Engram responded yes. Jerry Copp, VDOT Resident Engineer, advised that the light on Valley Mill Road was a go, but he could not say for sure when it would constructed. He stated that the earliest it would be installed would be sometime in 2005. Evan Wyatt, Greenway Engineering, appeared before the Board on behalf of Arcadia Building Company. He advised that Arcadia came before the Board previously with this issue and the Board removed this item from the agenda and referred it back to the Planning Commission to deal with the issue of density. The Planning Commission recommended approval of this plan and approved the necessary waiver request also. Mr. Wyatt explained that the vision for this project is upscale townhouses in a closed community concept, which would be marketed to commuters. He advised that Arcadia desires to be the first in the area with this type of project. Mr. Wyatt went on to say that when Arcadia purchased this property, there was a commitment for the completion of Charming Drive prior to the permitting of the first dwelling unit for this project. Arcadia has completed their portion and has agreed to provide $20,000 as part of the signalization improvement as well. Mr. Wyatt concluded by saying that, according to staff, the plan complies with the comprehensive plan, zoning ordinance, and subdivision ordinance requirements. Mr. Wyatt then introduced Doug Fleming, legal counsel for Arcadia. Mr. Fleming advised that he has been serving as legal counsel to Arcadia for a number of years. He stated that he appreciated the Planning Commission's vote to recommend approval of this master development plan and approval of the necessary waiver. Mr. Fleming advised that the plan does comply with the requirements of the zoning ordinance and subdivision ordinance. He then stated that he felt it was important to make some brief observations regarding the transportation concerns, such as the extension of Nassau Drive. He advised that Arcadia had implemented its portion of the eastern road plan and noted that the Comprehensive Plan does not require or include an east/west connector in this area. Mr. Fleming stated that the properties to the east of this project have not been rezoned and are undeveloped; therefore, it would be profoundly unfair to Arcadia to require them to create a road not included in the county's documents. He went on to say that no adjoining landowner has ever called or requested to meet with Arcadia regarding a Nassau Drive connection, but they would not refuse discussions on this issue. He concluded by saying that the County Attorney believes that if the plan meets the ordinance requirements then the Board should approve the master development plan. He then thanked the Board for the opportunity to speak. Mr. Wyatt stated that Arcadia's biggest concern about extending Nassau Drive is that it could serve as a substitute route to Route 7, which would disrupt the project and property. He advised that Arcadia had invested money in constructing Channing Drive and now the County was talking about additional road costs. He concluded by saying that this concept would not work through Fieldstone. Mr. Fleming advised that an extension of Nassau Drive would have an adverse impact on the project and would exponentially benefit the property owners to the east. He concluded by saying that Arcadia would not rule out extending Nassau Drive, but they have not been contacted by any of the adjacent property owners. Vice -Chairman Van Osten asked for a description of Nassau Drive. Mr. Wyatt explained that it was a 50 foot right -of --way connected to Channing Drive, which then enters the property and stubs out. Vice -Chairman Van Osten advised that she understood the applicants objections to a major collector road, but asked why they would object to a smaller road. Deputy Director Mohn advised that staff was looking for a path to Route 7 and this was not an option with Arcadia. He went on to say that staff was looking for compliance with the subdivision ordinance. Mr. Fleming advised that the subdivision ordinance does not require this extension. He advised that there was no plan nor were there existing or platted streets on the Adams' parcel. He concluded by saying that the applicant has complied with the ordinance. Deputy Director Mohn advised that there was probably an error in the staff report, but staff did note that the subdivision ordinance does look for connections. He went on to say that this was not a new issue. Vice -Chairman Van Osten reviewed the ordinance section in question and stated that it seemed like a question of semantics. Supervisor Tyler advised that she would like to explore Mr. Stafford's suggestion of prohibiting right turns on to Valley Mill Road and left turns on to Charming Drive. Engineer Copp stated that there was a way to do that, but he was not in a position to determine that at the present. Supervisor Dove asked if signage could be installed on Valley Mill Road. Engineer Copp responded that VDOT must look at other impacts caused by this option. He advised that there was a lot to consider. Supervisor Dove asked if this was a decision the Board could make. Engineer Copp responded that the Board could make a recommendation, but VDOT would make the final decision. He advised that he would work with the Board and staff to address these issues. Supervisor Forrester advised she was not happy about this, but moved to grant staff administrative approval authority contingent upon the applicant providing the necessary extension of the local street known as an inter -parcel connector, Nassau Drive, to the eastern property line per 144-17 B (2) of the County Code; the applicant to address all relevant state and local ordinances; and satisfactorily address all review agency, Planning Commission, and Board of Supervisors comments applicable to this project. The motion was seconded by Vice -Chairman Van Osten. Supervisor Forrester advised that things were getting very complicated in this area and she asked the Board to help her with the transportation issues. Chairman Shickle stated that he had apprehensions about suggesting barricades be put up on these roads. He advised that he would like to keep his options open. Supervisor Forrester stated that she did not believe the road would be used as a collector road and that the extension of Nassau Drive makes for a far better transportation pattern. Director Lawrence advised that staff was looking at a public road. Chairman Shickle stated that he wanted to ensure that the inter -parcel connector would not be a major transportation route. Assistant Administrator Tierney advised that the County has a history of requiring inter - parcel connectors and staff is suggesting that an inter -parcel connector is appropriate in this instance. He advised that it would serve as an alternative means to get in or out of the subdivision. He concluded by saying that the County is simply talking about neighborhood access. Supervisor Forrester asked if the Board could put a notation on the master development plan regarding the inter -parcel connector. Supervisor Tyler advised that she was getting uncomfortable with putting conditions on a plan because of an adjoining property. Director Lawrence stated that the July 2003 comments stated there needs to be an inter - parcel connector. Chairman Shickle asked about the difference between the previous master development plan and this one. Director Lawrence advised that this was a major change because the applicant was changing the product from single-family dwellings to townhouses. Supervisor Ewing stated that the existing road conditions out there make it difficult to support this application; however, they have met every requirement and "I see noway to vote no." There being no further discussion, Master Development Plan #03-04, Fieldstone Subdivision was approved by the following recorded vote: Richard C. Shickle - Nay Barbara E. Van Osten - Aye Gary W. Dove - Nay ( Bill M. Ewing - Aye Gina A. Forrester - Aye W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Nay 065! Gina A. Forrester Aye W. Harrington Smith, Jr. Deceased Lynda Tyler Aye BOARD RECONVENED INTO REGULAR SESSION Upon a motion by Vice -Chairman Van Osten, seconded by Supervisor Ewing, the Board i reconvened into Regular Session and certified that to the best of each Board members knowledge only Virginia Code Section 2.2-3711 A (1) Personnel Matters were discussed. The above motion was approved by the following recorded vote: 'I Richard C.Shickle Aye Barbara E. Van Osten Aye Gary W. Dove Aye Bill M. Ewing Aye Gina A. Forrester Aye W. Harrington Smith, Jr, Deceased Lynda J. Tyler Aye i i CERTIFICATION OF COUNTY ADMINISTRATOR'S PERFORMANCE EVALUATION - APPROVED I Upon a motion by Vice -Chairman Van Osten, seconded by Supervisor Forrester, the Board certified the County Administrator's Performance Evaluation. The above motion was approved by the following recorded vote: Richard C. Shickle Aye 1 Barbara E. Van Osten Aye Gary W. Dove Aye Bill M. Ewing Aye Gina A. Forrester Aye W. Harrington Smith, Jr. Deceased Lynda J. Tyler Aye CALL TO ORDER Chairman Shickle called the Regular Meeting to order at 7:15 P.M. and advised that the 1 meeting would begin with Citizen Comments. CITIZEN COMMENTS Gary Adams, Red Bud District, appeared before the Board to address the Master Development Plan for Fieldstone Subdivision. He advised that he was executor of Goldie's LC estate, which adjoins the Fieldstone and Fu-Shep Developments. He believed that the inter -parcel connector, which was required by the Board was needed. He then presented a letter to the Board dated February 2004 in which Arcadia expressed their interest in purchasing this parcel. ! Minute Book Number 30 Board of Supervisors Regular Meeting of 08/11/04 066 Blaine Dunn, Red Bud District, appeared before the Board to address the Master Development Plan for Channing Drive,. Phases nine & 10. He asked the Board to vote no on this proposed plan because, if approved, it would have a direct effect on the neighborhood residents. Ile concluded by asking Toll Brothers to work with the Board of Supervisors on this project. Tim Stafford, Red Bud District, began by expressing his condolences to the Board on the loss of Supervisor W. Harrington Smith, Jr. He then address the Fieldstone Subdivision Master Development Plan and more particularly the Nassau Drive issue. He stated that it was imperative that the Board "stick to their guns" and make Nassau Drive a connector road. PLANNING COMMISSION BUSINESS PUBLIC HEARING PUBLIC HEARING - REZONING #07-04 OF WILLIAM H. LAWRENCE I11 SUBMITTED BY GILBERT W. CLIFFORD & ASSOCIATES INC TO REZONE 1.965 ACRES FROM RA (RURAL AREAS) DISTRICT TO B2 (BUSINESS GENERAL) DISTRICT. THIS PROPERTY IS LOCATED ON THE EAST SIDE OF MARTINSBURG PIKE (ROUTE, 11 N), SOUTH AND ADJACENT TO CLEARBROOK PRESBYTERIAN CHURCH, AND BOUNDED TO THE EAST AND SOUTH BY CLEAR -BROOK PARK, AND IS IDENTIFIED WITH PROPERTY IDENTIFICATION NUMBER 33-A-162 IN THE STONEWALL MAGISTERIAL DISTRICT. - APPROVED Planner I and Acting Zoning & Subdivision Administrator Mark Cheran appeared before the Board on behalf of this application. He advised that this was a proposal to rezone 1.965 acres from RA (Rural Areas) District to B2 (Business General) District. This property is located in the Stonewall Magisterial District and the Sewer and Water Service Area. The proposal also conforms to the Northeast Land Use Plan. Planner I Cheran stated that the applicant has proffered landscaping to offset compatibility concerns relative to this project and adjacent properties. The applicant has also proffered to prohibit several B2 uses, including service station, auto dealership, and truck stop. Planner I Cheran advised that the traffic impact analysis projects the level of service at build out to be level C or better. The applicant has also proffered a monetary contribution of $2,000.00 each to Frederick County Fire & Rescue and Sheriff's Departments. He concluded by saying that the final buffer plan will be developed by staff and the applicant. Supervisor Tyler stated that she was concerned about the buffer on the property boundary with the park. She stated that the Parks & Recreation Committee would like to have an evergreen buffer. Minute Book Number 30 Board of Supervisors Regular Meeting of 08/11/04 Board Meeting Minutes of 08/11/04 MASTER DEVELOPMENT PLAN - FIELDSTONE SUBDIVISION - APPROVED Assistant Administrator Tierney presented this item to the Board. He advised that this master development plan had come before the Board on June 9, 2004 and was a proposal to construct 63 single-family dwellings and 225 townhouse units, located in the Red Bud District. The Board approved this master development plan with the stipulation that the applicant provide the necessary extension of the local street known as an inter -parcel connector, Nassau Drive, to the eastern property line per 144-17 B (2) of the County Code. The applicant objected to that stipulation. Assistant Administrator Tierney advised that Attorney Bob Mitchell reviewed the motion and zoning ordinance section cited and determined that the section cited did not apply to this particular application. Assistant Administrator Tierney advised that there were provisions in the County's subdivision and zoning ordinance to require the applicant to provide this access. He concluded by saying that the matter is back before the Board for clarification action. Supervisor Forrester asked if the County was requiring a connection to the subdivision. Assistant Administrator Tierney advised that the County was trying to ensure that the subdivision has multiple means of access. Chairman Shickle asked if these inter -parcel connectors were local or public streets. Assistant Administrator Tierney advised that the streets would be public; however, they could also be local streets, but they were not private streets. Supervisor Ewing asked if this was a public street. Assistant Administrator Tierney advised that there was no street now. Vice -Chairman Van Osten stated that this section of the zoning ordinance was confusing and requested that it be revised. She went on to say that she believed the inter -parcel connector made good sense. Assistant Administrator Tierney advised that the Board has the authority to require the inter -parcel connector, if it is deemed appropriate. He concluded by saying that if the Board chooses to require this connector then the motion should just state that requirement. Upon a motion by Supervisor Forrester, seconded by Supervisor Tyler, the Board approved Master Development Plan #03-04 with the change that the street identified as Nassau Drive on the Master Development Plan be extended to the eastern property line of the property. The above motion was approved by the following recorded vote: Richard C. Shickle Nay Barbara E. Van Osten Aye Gary W. Dove Aye Bill M. Ewing Nay Gina A. Forrester Aye W. Harrington Smith, Jr. Deceased Lynda J. Tyler Aye SENT B,f: HP LASERJET 3150; 915406784464• AUG-1R-04 1:38PM- PAGE 2/3 CL/ 1V� tvvY 1 '• ♦L J-fV d J1, sc Fy([l :yLaN uru r L c ' PACE kAkar- rij rE$bia uiibin 1COM an 117 N. Balloy I.airo, PurWhft , al�Mali�9= P.O. Box 1 tS, PwoiMNe, Vbnt 20132 • Phont: 540-761•Qi21 _- Ys�.ns» _ ' - ' Poe!-R' Fax Note. • T8T1 Dmill,% Ar.0 Febru 11, 2004 to°'^ cam. oo, RE: DIES, L.L.C.PROPERTY - FREDM m r Dear 4r, Adams: The u ersigned, Nell K Reinhard ('Buyer'), hereby expresses his Interest in purchasing Your rtY boated in Frederick COUrtfy, Virginia (the "Propedyr) under the following terms nd conditions: T14E opeRTY All the land comprising rspproxirnately 71 acres located along Route 3t3/1 and adjacent to the Ve arans Administration Center in Berkeley County, West Virginia. PURL E PR10E The Pr eae Price shall be $3.600,000.00. A refu able $25,000.00 Deposit will be placed in an escrow account with Mid -Atlantic rive d Ems, Ltd• within five (5) - buslness days of the execution of a mutually a le Saks & Purchase Agreement. The Deposit, with accrued Interest, will be applie0aagainst the Purchase Price. All csa@ at settlement. FEAW IL" STUDY PERIo4 There ill be a one hundred and hventy (120) day Feasibility S on the ate of execution of a ratified Sates 8 Purchase Agreement, The Buyer bidy Period commencing the ri to go upon the property and conduct such tnt ,, studies end in Fall have regard the Property av the Buyer may deem appropriate, in the bu invest with vac's sole d<uretbn- The S or shop make available to the Buyer, at no cost to the gayer, coP� of any title pr» rrts marketing, engineering and architectural material previously developed for the Durin. if any. g epoa Few1billty Study Period the Seller agrees to assist the Sugar In securing any addlgo information or douvMents regarding the Property. 0 BY:- HP_ LASERJET 3150; 915406784484; AUG-1F-04 1:39PM; PAGE 3/3 ! t ►'AGE n t F ry 11. 2004 Got AVS, t..L.C_PROPERTY Pape �etta ent will occur thirty (31) d a ble to & yer In, BuYWS sole diaccmbon, b the of appropriate ret2oning of the PfOP@�Y, Lour► " Buyer will pay all costs a y PProP abe authorities Of Frederick ssodabed with aame. CON IONS OF SETTLEMENT The o igetion of the Buyer to purchase the Property is subject to the Seller delivering the Prof free and dear of all encumbrances. conditions and oilier ►worded title matters, recur a and Insurable 9t marketable rates. The S lers confirm that they are �Tlpowered self the Property requitr urt confirmation. P vPY and that the sails dose not TITLE Title S If Vest In Neil K. Reinhard or nominee corporation. C T OF SALE This of Intent, and the obligadfons of the parties hereunder, nsgvtia n and exmwtlon t>y the ertfes Of aro Qubled to the with thd,�tan set tbrth In this Letter of Infant, within frjfb n (5) buSale lb xnt consistent date Of acceptance of their Latter of Intent de" after, the cvndiiiv Precedent to the formation of a Purchase a�ndliSaleA signed Letter of Intent is a AprNmerrt, h the ellers accept this letter based on pie ackn go In the space prQ'►�lded 1>eivw anPreaWing understanding, pieeae Sincere d return one (1) COPY to the undersigned. , , ' r Nei K nhard AGREE AND ACCEPTED: k. By' —� cry Adams, LCr_ Lxecvfoe, . juice :.jL_ 21-1 Lioyaskd TTM � RA 05 A 1 T HULLED \ \ ss 659 - - { — \ ----- / 55 A 175 I 66 A 7t1C / ss 1768; pLj,00GH 0H /��� I—WIN/y mm Rd. LLC �T �175�__— i 1386 55 A 165E 55 A 165 ,- 56 ' A 175E MCHALE I VALLEY MILL FARM, LC < /\11 /561 1 3 2b2A MILL RACE HOA R4 RA CARLISLE-' , HEIGHT*' \ �> TTI" 1 I383 �" _ HOA / L _1L' \ — 55 A 181 Rp DEVE OCPMENT CO 55 A 210 GOLD E' RP RA 1392 jJy 55 A 206 LYNNEHAVEN, L C / RP 65 A 39 5A 209 SHEP��— y i 1380 ✓ MANNING & ROSS FU - RTNE FARM Al- DEVELOPERS, LLC PARTNERSHIP RP s. 0 MDP#03-04 Fieldstone Subdivision PIN: 55-A-181 x W+E S 0 200 Feet 070004b32 IM BILL OF SALE KNOW ALL MEN BY THESE PRESENT: That on the day of 071. Z00 ,Arcadia Development Company, the "Developer"), in consideration of the covenants and agreements performed by the Grantee herein set forth in the agreement between the Developer and the Grantee dated the 150' day of June, 2004, does hereby grant, bargain, sell, convey, and setover unto the Frederick County Sanitation Authority, [a Virginia corporation organized and existing under the provisions of the Virginia Water and Waste Authorities Act (Sect. 15.2-5100, et. seq., Code of Virginia, 1950, as amended)], (the "Grantee"), all of its right, title and interest in and to those certain water facilities and appurtenances thereto installed as shown and described on plats recorded in the Clerk's Office, and in accordance with plans titled Town Run Lane Public Improvements on file in the office of the Grantee. The Grantee joins in the execution of this instrument to evidence its acceptance of the ownership. ARCADIA DEVELOPMENT COMPANY C'aukr vi i c� re n-k- Cr,)Q of Cx{ (_ C1 UCY To it: e foregoing instrument was acknowledged before me this day of ,aa Irl 2006, by E L L n h &r-j as lleS i d-ed of I V. - tNA) cat_ - p�,U-L-04YYmn-i' C t?,►�r c, 7'1 L My Commission expires I�J 1� i e� t✓� V � (Notary Public) 94A �Z FREDERICK COUNTY S IT ION AUTHORITY comnrwa, r leaazle C o bro Goa urdV MMCa mbou ,pl Robert P. Mow , Chai n Richard A. reasurer STATE OF VIRGINIA, AT LARGE, COUNTY OF FREDERICK, to wit: The foregoing instrument was acknowledged before me this day of aoo7 ON, by Robert P. Mowery, as Chairman of the Frederick County Sanitation Authority, a Virginia Corporation, on behalf of the corporation. My commission expires JU. , 2010. VIRGINIA: FREDERICK COUNTY, SCt. Ibis instrument of writing was produced to me on 3 , a cf. -V� at ;i : toJ-1 "M id with certificate of acknowledgement thereto annexed as admitted to record. Tax imposed by Sec. 58.1-802 of t, and 58.1-801 have been paid, if assessable X t 4t-ll , Clerk Notary Public 0700046A CD CD CD N BILL OF SALE KNOW ALL MEN BY THESE PRESENT: That on the aJP4, day of , 2007, Manning & Ross Developers, LLC, (the "Developer"), in consideration of the covenants and agreements performed by the Grantee herein set forth in the agreement between the Developer and the Grantee dated the 8`s day of August, 2002, does hereby grant, bargain, sell, convey, and setover unto the Frederick County Sanitation Authority, [a Virginia corporation organized and existing under the provisions of the Virginia Water and Waste Authorities Act (Sect. 15.2-5100, et. seq., Code of Virginia, 1950, as amended)], (the "Grantee"), all of its right, title and interest in and to those certain water and sewer facilities and appurtenances thereto installed as shown and described on plats recorded in the Clerk's Office, and in accordance with plans titled Sovereign Village — Section 2 — Lots 77 through 158, on file in the office of the Grantee. The Grantee joins in the execution of this instrument to evidence its acceptance of the ownership. STATE OF VIRGINIA, AT LARGE of �1()G }I e5 k� , To wit: MANNING & ROSS DEVELOPERS, LLC Greg ry M. Ban oft I The foregoing instrument was acknowledged before me this L day of 2007, by as jj:.r of i '''P!1 Qtltlln� -► �s� e vP (boo, s t_ �- i�' O N y ''•, p '� � My Commission expires )()- 3� v Of' • � 9 P Y' 11 of Public) FREDERICK COUNTY SANITATION AUTHORITY .I Robert P. Moue , ChoAan it II v --- I Richar A. Ruc an, Secretary/Treasurer STATE OF VIRGINIA, AT LARGE, COUNTY OF FREDERICK, to wit: j The foregoing instrument was acknowledged before me this day of 2007, by Robert P. Mowery, as Chairman of the Frederick County Sanitation iAuthority, a Virginia Corporation, on behalf of the corporation. My commission expires , 3y , 2010. VIRGINIA- FREDERICK COUNTY, SCr. this instrument of writing was produced to me on ,d with certificate of acknowledgement thereto annexed rs admi ted to record. Tax imposed by Sec. 58.1-802 of and 58.1-801 have been paid, if assessable GtC4 / w-v , Clerk Notary Public GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Fieldstone -Section II Phases 3 and 4 Subdivision Plan File No: 216OA-2 Date: Tue, Aug 27, 2013 To: EC Planning Attn: Candice Perkins Copied From: Randy Steeleldlm GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail 0 Courier ❑ Pick Up ❑ Other ❑ Urgent Z For Your Review ❑,r As You Requested ❑v Please Comment Message Candice, Per Dana Johnston's request, attached is the following: -2 copies of the updated Master Development Plan per changes made to Section H Phases 3 and 4 Subdivision Plan per Planning comment letter dated May 7, 2013, Comment #1 (copy attached) Thank you. Contact us with any questions. 4k,U G 2 -7 v Hand Delivery and Pick Ups Only: Received by: 00� Date: 2.4 Please Print Name: _L au-rm F • iZ,bO�' FRECOPY COUNTY of FREDERICK �J September 24, 2013 Mr. Randy Steele Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: Review. Comments for Revised Fieldstone Master Development Plan Property Identification Numbers (PINS): 55-A-181 Dear Randy: Thank you for providing me with the opportunity to review the revised master development plan for the development referred to as Fieldstone. Please adequately address each of the comments listed below: 1. Project Information. Update the current use from vacant to SF Detached/Attached. 2. Development Standards. On the coversheet under the new standards, delete the repeated section as indicated. 3. Ordinance References. Update the zoning Ordinance references on the coversheet. 4. Adjoining Property Updates. Update all references for adjoining properties and zoning. 5. Interparcel Connections. The adjoining property (55-A-210) was rezoned in 2007 and provided an interparcel connection for the continuation of Nassau Drive. The property owner should consider revisiting stubbing Nassau Drive to the property line. A copy of the' GDP for "Opequon Crossing" has been attached. Please do not hesitate to contact me with questions regarding this letter. Sincerely, �EPerki;�� andice aA1CP Senior Planner CEP/pd Attachments 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 I Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 October 24, 2013 Randy Steele Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: MASTER DEVELOPMENT PLAN #03-04 FOR FIELDSTONE SUBDIVISION Final Revised Master Development Plan Approval Property Identification Numbers (PINs): 55-A-181 Dear Randy: Frederick County administratively approved the above -referenced final revised Master Development Plan (MDP) on October 24, 2013. The revised master development plan is approved for the development of 63 single family detached urban lots (12,000sf minimum) and 225 single family attached (townhouses) within the Red Bud Magisterial District. The property which would comprise this development is located south of Valley Mill Road and east of Greenwood Road, (Route 656), adjacent to the Carlisle Heights and Lynnhaven developments. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a subdivision design plan is required prior to the subdivision or development of this parcel. I am providing you with six (6) copies of the approved final master development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any questions. Sincerely, Candice E. Per ins, I P Senior Planner CEP/pd Attachments cc: Arcadia Development Co., P.O. Box 1800, Leesburg VA 20177 Christopher Collins, Redbud District Supervisor Christopher Mohn and Charles Dunlap, Redbud District Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK May 7, 2013 Greenway Engineering Attention: Randy Kepler 151 Windy Hill Lane Winchester, VA 22602 RE: Fieldstone Section II Phases 3 and 4 (First review) Dear Mr. Kepler: Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 r;liG 2 7 20'" wr __ _--' hn y ni I have had the opportunity to review the Subdivision for Fieldstone Section II Phases 3 and 4. Please address the following comments: 1. Master Development Plan: Provide an updated Master Development Plan reflecting all changes as they may relate to this subdivision. 2. Sheet 1: • Provide a new chart that reflects all changes utilized from the recently approved RP (Residential Performance) Ordinance amendments; for example, for townhouses provide correct setbacks and heights. 3. Sheet 2: • Change the typical section for private street with curb and gutter in residential subdivision detail to reflect five feet, not four feet, for sidewalks. 4. Sheet 8: • Show where the floodplain is located. 5. Sheets 9 and 10: • Show all BRL (Building Restriction Lines) for each townhome section as it relates to the approved RP ordinance. (20 feet front, 20 feet rear, and 10 feet sides) • Please note all streets as private and annotate R.O.W. widths. • Annotate adjoining information. • Provide notes and details of all tot lots; check the plan for Planning and Zoning notes. • Confirm with Parks and Recreation that the tot lots provided are satisfactory with their standards. • Provide five foot sidewalks, not four foot. • Annotate distance and bearings for perimeter property lines. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Randy Kepler, Greenway Engineering Fieldstone Section II Phases 3 and 4 May 7, 2013 Page 2 • Note all Open Space locations with acreage. • See the mark up plan for any other comments. 6. Sheet 22: • Double check that all street trees provided meet the Zoning Ordinance requirements for street trees. • Provide landscaping calculations and/or details for street and lots. • Six shrubs per five units and two trees per five units; does the plan meet this? Please confirm. • See the mark up plan for any additional comments. The application seeking approval is denied until the identified issues have been adequately addressed. Please address the above comments and resubmit. I have enclosed a marked copy of this subdivision to assist you with the revisions. Should you have any questions, please do not hesitate to call me at (540) 665-5651 Attachments DMJ/bad cc: Arcadia Companies P.O. Box 1800 Leesburg, VA 20177 /��SP11tED DES16 � CR. ilia Buit C-0 f, s 1 Q'lvORLD CIA FIEL .1O STOMA crow"o14Es RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 0 GREENWAY ENGINEERING 151Windy Hill Lune rounded in 197F Winchester. Virginia 22602 Telephone 540-88'L-4185 Engineers PAX 540-722-9528 Surveyors www-greenwayeng corn Arcadia Building Co. Exterior of the Tavistock Townhomes. f` Awcadia Building Com kvw :Arabia 19mtbing Comptnr at Potomac Crmsing 703-443-0442 ,111 room sizes, configurations, and jeatures are subject to change without notice. Elevations and drawings are artist's conception onh• and mat show optional features. Windows and wall vfjsets vary with elevations. For specific details, please see your sales representative. Zlrcabia Jouilbing Companp at Branbury Glen Ch iA W,, y ,r 11 703-443-0442 '� m m m m m m m m m m m m m m m m m m m 4 Windows and Walkout Available Sunroom Per Lot 911 " x 12'0" Fireplace Recreation Room 2110" x 16'10" s s j s i I y h a , C 9 s y BasementEnglish Elevation t y Elevation Windows and Walkdmd Availabte Per Lot Prrwdrr Baum o:cw t hcre �Powdcr r;,IMEJ %uh ; )1iODM Ga,agc "✓✓-------- condition - -- Partial Basement w/ Opt. 6' Extension (not to scale) Winrltmvs and Walkout Available Sunroom Per Lot 9'1" x 12'0" Fireplace Recreation Room 21'0" x 161011 Up WnrQchrr/ t--- yrr---� Arta i L-------- 11 - Garage Basement Garage ll'1"x 1.919" Elevation B with Englisb Basement and Optional Brick 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 it 11 THE OAXTER Elevation A with Garage and Optional Brick Elevation C wilb Englisb Basement and Optional Brick Elevation B with Garage Elevation C with Garage Pam i t try Null Oven Sunroom . 9'3'_' x 12'0"_- 10'9"_ at 12'1 Family Room 10'0" x 1413" Dining Room 13'8" x 10'.3" Knee 9 Ft. Criting L''. Living Room 12'9" x 1015" 11 Ft. ceiling Opt. Box Bay window t Stairs Vary wt Basement Condition First Floor Plan Elevation A Breakfast --I-Nook I - HE4 _ I Kitchen 10'-9" x23'-0 Family Room 10'0" x 20'3o Dining Room 13'8" x 10'3" 9 Ft. Ceiling ------------------------ Living Room 12'9" x 1015" 11 Ft Ceiling Opt. Box Bay Window tttt, l�ccr,�ccactc�t-:.i Stain Vary -d Basnncni Condition First Floor Plan w/ Opt. 6' Breakfast & Family Extension Elevation B Elevation C Arcadia Building Company at Tavistock Farms, Townbomes: 703-771-928 i 11 11 11 fl 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 Second Floor Plan Elevation A & C Elevation B Transom Abovc Second Floor Plan w/ Opt. 6' Master Suite Extension The Baxter Rendtrings and floorplans are an artist's conception only and are subject to cbange. Actual product and specifications may vary in dimension and detail from tbese drawings. 71is brocbure is for illustrative purposes only and is not part of a legal contract. Sec Sales Representative for complete details. 7/00 .a Aw«da !f iS tfiiiizzr_ Sgi P,. 1 r� tam, .,sum- r 'gsa�► r Sunroom 9'3" x 10'0" Breakfast Nvok-fi op� Family Room �" }-} Iircplu;t 12'0" X 12'3" —I—t- Kitchen 1I'2" x 14'0" _-- wall _----- Own C.laset Foyer ---1!sq.arezf,aq Stairs Vary %d Baconent Comhtbn First Floor Plan Dining Room 14'9" x 108" Living Room 16'4" x 1112" OpL Bay Window 157-7--IM I!!l' stairs Vary w! Basement CondUton Opt. Box Bay Window First Floor Plan w/ Opt. 6' Breakfast & Family Extension Sitting Room 9'3" x 10,0" Master Bedroom 16'2" x 143" Cathcdml Cdiing Included Bedroom #3 11'7" x 119" Second Floor Plan Elevation A & B 11 In is i= �■f ONIff ■■m KINNI ;1ti�mlM ►_A Bedroom #2 11'4" x 10'8" Bedroom Bedroom #2 G Elevation C Second Floor Plan w/ Opt. 6' Master Suite Extension Arcadia Building Company at Taoistock Farms, TOwnhotneS: 703-77f -828 i Tbc Watson Renderings and f loorplans are an artist's conception only and are subject to cbange. Actual product and specifications may vary in dimension and detail from These drawings. This brocbure is for illustrative purposes only and is not part of a legal contract. See Sales Rtpresen la live for complete details. 7/00 ip Washer/ Drycr Arca L__J Laundry Windows and Walkout Available Per Lot closet Furx w�x Utility Room Sunroom 9'1"x 11'6" ------------------ Recreation Room 157" x 14'9" Closet Den 1 I'6" x 1113" English Basement Elevation A & B Utility Den Room Elevation C Arcadia Building Company at Tavistock Farms, TownbomeS: 703-771-8281 Windows and Walkout Available .Sunroom Per Lot 9'1"x 1,116" ----------------- Laundry Y -- Washer/ i — Dryer Arm J Recreation Room 15'6"x142" Powder Room tip closef FM/'R wet Utility Garage Room I 11'6"x2o'1 " Garage Basement Windows and Walh-Out Available Per Lot Fireplace Recreation Room 21'0".Y1519" Power Room U -M occurs here Powder with Garage Room cm� -------� condition washer/ , ::Laundry yer Arm i -----J -up Partial Basement wi opt. 61 Extension HE ,iGNSEL Elevation C with English Basement Elevation A with Garage and Optional Brick Elevation B with Garage Elevation C with Garage and Optional Brick 0 trp Powder Roon, `L,Foyer Cloxl nn■■■I ■n■■■I EN no oil ii Living Room 1I7 ATO" •rszyvt� ��a�' vaaaas�'asa� i wain Vary w/ Basement Condatton First Floor Plan Elevation A Foyer 9 Living Room y %.s%Z.I.9.'9,�9.6",faYL✓6'�,W,Y=r,%0:'1.a4��r/.:: I / i Foyer Living Room Elevation C Opt. Bay Window Opt. Box Bay Window Stairs Vary w/ Basawnt Condition First Floor PIan w/ Opt. 6' Breakfast & Family Extension S6nrooin (not to scale) t i'0"x11,10" Family Room 1110"attIi0• Partial First Floor Plan w/ Opt. Gourmet Kitchen Second Floor Plan Elevation A v B Bedroom #2 Bedroom i Second Floor Plan w/ Opt. 6' Master Suite Extension The Ansel Renderings and f loorplans are an artist's conception only and are subject to change. Actual product and specifications may vary in dimension and detail from these 112r drawings. This brochure is for illustrative purposes only and is not part of a legal contract. See Sales Represtnta live for complete details. 7/00 iSi o:tt" u m 5arrabia Tguilbiug Compaup P.O. Box 1150, Purcellville, Virginia 20134-1150 Physical Address: 117 N. Bailey Lane, Purcellville, Virginia 20132 2 5 Phone: (540) 751-0321 • Fax: (540) 751-0431 October 24, 2005 County of Frederick Department of Planning and Development 107 North Kent Street Winchester, VA 22601 - 5000 Attention: Mr. Eric R. Lawrence, AICP Reference: Fieldstone Subdivision Master Development Plan Dear Mr. Lawrence: As requested in your letter dated July 22, 2005, enclosed you will find a check for twenty thousand dollars ($20,000.00). These funds are to be utilized for the installation of a traffic signal at the intersection of Route 659 and Route 656. This contribution shall satisfy our obligation as noted on the master development plan which states "Arcadia Development Co. will contribute in the amount of twenty thousand dollars (20,000) to the traffic signal at the intersection of Route 659 and Route 656.". Should you have questions, or require additional information, please call. Sincerely, ARCADIA BUILDING COMPANY Carla E. Coffey Director of Planning and Engineering COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 July 22, 2005 Ms. Carla Coffey Arcadia Development Company 117 N. Bailey Lane Purcellville, VA 20132 RE: Fieldstone Master Development Plan, MDP #03-04 Contributions TowardsTraffic Signal Property Identification Number (PIN) 55-A-181 Dear Ms. Coffey: When Master Development Plan #03-04 for Fieldstone was approved by the County this past June, a note on the plan stated that the developer would make a monetary contribution towards the installation of a traffic signal at the intersection of Routes 659 and 656. In reviewing both County and VDOT records, it appears that the contribution has not yet been paid for your project. More specifically, the master development plan note states, "Arcadia Development Co. will contribute in the amount of twenty thousand dollars ($20,000) to the traffic signal at the intersection of Route 659 and Route 656" (Sheet 1 of 4 on the MDP). The County requests that this $20,000 contribution be made payable to the "Frederick County Treasurer," and be submitted to the Frederick County Planning Department. These funds will be utilized in the costs of the traffic signal installation. Thank you for your attention to this matter Nii�.J/ �viaJ. t� Sincerely, Eric.R. Lawrence, AICP Planning Director Please contact me should you have additional ERL/rsa cc: Jerry Copp, Resident Engineer, Virginia Department of Transportation 107 North Kent Street 0 Winchester, Virginia 22601-5000 ARCADIA BUILDING COMPANY 32329 PURCELLVILLE, VIRGINIA 20134 -PAIS INVOIC5 NO. DESCRIPTION INVOICE AMOUNT DEDUCTION BALANCE CHECK DATE CHECK 8-05-05 NUMBER 32329 1 TOTALS 20000.00 20000.00 PLEASE DETACH THIS PORTION AND RETAIN FOR YOUR RECORDS, ARCADIA BUILDING COMPANY 117 N. BAILEY LANE P.O. BOX 1150 PURCELLVILLE, VIRGINIA 20134 (540)751-0321 BANK OF AMERICA 68-1 510 32329 Pay'************************************Twenty thousand dollars and no cents DATE CHECK NO. AMOUNT August 5, 2005 PAY Treasurer of Frederick County TO THE Office Of Commissioner of Revenue ORDER OF PO Box 552 Winchester, VA 22604-0552 32329 $*****20,000.00 8 II■I1 :i ? :1 ;3Q in I,•n C 1 nnnr, , r,.III o 0 COUNTY o Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 October 24, 2013 Randy Steele Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: MASTER DEVELOPMENT PLAN #03-04 FOR FIELDSTONE SUBDIVISION Final Revised Master Development Plan Approval Property Identification Numbers (PINS): 55-A-181 Dear Randy: Frederick County administratively approved the above -referenced final revised Master Development Plan (MDP) on October 24, 2013. The revised master development plan is approved for the development of 63 single family detached urban lots (12,000sf minimum) and 225 single family attached (townhouses) within the Red Bud Magisterial District. The property which would comprise this development is located south of Valley Mill Road and east of Greenwood Road, (Route 656), adjacent to the Carlisle Heights and Lynnhaven developments. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a subdivision design plan is required prior to the subdivision or development of this parcel. I am providing you with six (6) copies of the approved final master development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any questions. Sincerely, Candice E. Per ins, I P Senior Planner CEP/pd Attachments cc: Arcadia Development Co., P.O. Box 1800, Leesburg VA 20177 Christopher Collins, Redbud District Supervisor Christopher Mohn and Charles Dunlap, Redbud District Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 • • . FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 September 24, 2013 Mr. Randy Steele Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Review Comments for Revised Fieldstone Master Development Plan ,�roperty Identification Numbers (PINS): 55-A-181 Dear Randy: Thank you for providing me with the opportunity to review the revised master development plan for the development referred to as Fieldstone. Please adequately address each of the comments listed below: 1. Project Information. Update the current use from vacant to SF Detached/Attached. 2. Development Standards. On the coversheet under the new standards, delete the repeated section as indicated. 3. Ordinance References. Update the zoning Ordinance references on the coversheet. 4. Adjoining Property Updates. Update all references for adjoining properties and zoning. 5. Interparcel Connections. The adjoining property (55-A-210) was rezoned in 2007 and provided an interparcel connection for the continuation of Nassau Drive. The property owner should consider revisiting stubbing Nassau Drive to the property line. A copy of the GDP for "Opequon Crossing" has been attached. Please do not hesitate to contact me with questions regarding this letter. Sincerely, �andice �EPerkinPAICP Senior Planner CEP/pd Attachments 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Fieldstone -Section II Phases 3 and 4 Subdivision Plan File No: 2160A-2 Date: Tue, Aug 27, 2013 To: FC Planning Attn: Candice Perkins Copied From: Randy Steele/dlm GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail Courier ❑ Pick Up ❑ Other ❑ Urgent R For Your Review ❑ As You Requested ❑ Please Comment Message Candice, Per Dana Johnston's request, attached is the following: -2 copies of the updated Master Development Plan per changes made to Section H Phases 3 and 4 Subdivision Plan per Planning comment letter dated May 7, 2013, Comment #1 (copy attached) Thank you. Contact us with any questions. Hand Delivery and Pick Ups Only: Received by: 0L'e Date: 12-013 \11,Please Print Name: L• atcJ" m F • PZ-00t May 7, 2013 Greenway Engineering Attention: Randy Kepler 151 Windy Hill Lane Winchester, VA 22602 RE: Fieldstone Section II Phases 3 and 4 (First review) Dear Mr. Kepler: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 AUG 2 7 2013 iiiUTY r ?LAND �,. FI f.NT„.- I have had the opportunity to review the Subdivision for Fieldstone Section II Phases 3 and 4. Please address the following comments: 1. Master Development Plan: Provide an updated Master Development Plan reflecting all changes as they may relate to this subdivision. 2. Sheet 1: • Provide a new chart that reflects all changes utilized from the recently approved RP (Residential Performance) Ordinance amendments; for example, for townhouses provide correct setbacks and heights. 3. Sheet 2: • Change the typical section for private street with curb and gutter in residential subdivision detail to reflect five feet, not four feet, for sidewalks. 4. Sheet 8: • Show where the floodplain is located. 5. Sheets 9 and 10: • Show all BRL (Building Restriction Lines) for each townhome section as it relates to the approved RP ordinance. (20 feet front, 20 feet rear, and 10 feet sides) • Please note all streets as private and annotate R.O.W. widths. • Annotate adjoining information. • Provide notes and details of all tot lots; check the plan for Planning and Zoning notes. • Confirm with Parks and Recreation that the tot lots provided are satisfactory with their standards. • Provide five foot sidewalks, not four foot. • Annotate distance and bearings for perimeter property lines. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Randy Kepler, Greenway Engineering Fieldstone Section II Phases 3 and 4 May 7, 2013. Page 2 • Note all Open Space locations with acreage. • See the mark up plan for any other comments. 6. Sheet 22: • Double check that all street trees provided meet the Zoning Ordinance requirements for street trees. • Provide landscaping calculations and/or details for street and lots. • Six shrubs per five units and two trees per five units; does the plan meet this? Please confirm.. • See the mark up plan for any additional comments. The application seeking approval is denied until the identified issues have been adequately addressed. Please address the above comments and resubmit. I have enclosed a marked copy of this subdivision to assist you with the revisions. Should you have any questions, please do not hesitate to call me at (540) 665-5651 Johnston ispector I Attachments DMJ/bad cc: Arcadia Companies P.O. Box 1800 Leesburg, VA 20177 07000 A2 • o 0 CD BILL OF SALE KNOW ALL MEN BY THESE PRESENT: That on the ao`� 00 day of I- ,-200, Arcadia Development Company, the "Developer"), in consideration of the covenants and agreements performed by the Grantee herein set forth in the agreement between the Developer and the Grantee dated the 15'' day of June, 2004, does hereby grant, bargain, sell, convey, and setover unto the Frederick County Sanitation Authority, [a Virginia corporation organized and existing under the provisions of the Virginia Water and Waste Authorities Act (Sect. 15.2-5100, et. seq., Code of Virginia, 1950, as amended)], (the "Grantee"), all of its right, title and interest in and to those certain water facilities and appurtenances thereto installed as shown and described on plats recorded in the Clerk's Office, and in accordance with plans titled Town Run Lane Public Improvements on file in the office of the Grantee. The Grantee joins in the execution of this instrument to evidence its acceptance of the ownership. ARCADIA DEVELOPMENT COMPANY of ,L.�6'YL�'C� C1 Q,% To wit: e foregoing instrument was acknowledged before me this 5? 1 day of 2006, by , L � 1216 n 1� �. rc� as �.5) d-ek7 of CIA 1 lok2"h ' WTaY� . My Commission expires (Notary Public) ONAZ FREDERICK COUNTY S IT ION AUTHORITY Co "mblion 116M16 wft sort Cltrt Ca11* M*C0TMftPkWApr2330I Robert P. Mow , Chai n Richard A. STATE OF VIRGINIA, AT LARGE, COUNTY OF FREDERICK, to wit: The foregoing instrument was acknowledged before me this ao'' day of aoo7 NW, by Robert P. Mowery, as Chairman of the Frederick County Sanitation T Authority, a Virginia Corporation, on behalf of the corporation. My commission expires ,�� �U. , 2010. VIRGINIA: FREDERICK COUNTY, SCr. 1Lis instrument of writing was produced to me on 3 ' .1 -V� at 1;� : 53 P'n id with certificate of acknowledgement thereto annexed As admitted to record. Tax imposed by Sec. 58.1.802 of and 58.1-801 have been paid, if assessable k.� �k„il�, , Clerk Notary Public T— 2 3 2007 O'70004A3 BILL OF SALE KNOW ALL MEN BY THESE PRESENT: o 0 CD N That on the "4- day _ 9 y( , 2007, Manning & Ross Developers, LLC, (the "Developer"), in consideration of the covenants and agreements performed by the Grantee herein set forth in the agreement between the Developer and the Grantee dated the 88' day of August, 2002, does hereby grant, bargain, sell, convey, and setover unto the Frederick County Sanitation Authority, [a Virginia corporation organized and existing under the provisions of the Virginia Water and Waste Authorities Act (Sect. 15.2-5100, et. seq., Code of Virginia, 1950, as amended)], (the "Grantee"), all of its right, title and interest in and to those certain water and sewer facilities and appurtenances thereto installed as shown and described on plats recorded in the Clerk's Office, and in accordance with plans titled Sovereign Village — Section 2 — Lots 77 through 158, on file in the office of the Grantee. The Grantee joins in the execution of this instrument to evidence its acceptance of the ownership. STATE OF VIRGINIA, AT LARGE U of �(►Cil eSi�( , To wit: MANNING & ROSS DEVELOPERS, LLC Greg6ry M. Ban oft The foregoing instrument was acknowledged before me this L day of �I �_ e ( 2007, by I— as of p ON , <r 10 his c i o i � :¢ : ; „• My Commission expires lu-3i - 1 { �•�,�T^I/;�-0`\` of Public) FREDERICK COUNTY SANITATION AUTHORITY I 'I i� Robert P. Mows , Cha' n it !. --— Richar A. Ruckkian, Secretary/Treasurer STATE OF VIRGINIA, AT LARGE, i COUNTY OF FREDERICK, to wit: VJ The foregoing instrument was acknowledged before me this day of 2007, by Robert P. Mowery, as Chairman of the Frederick County Sanitation Authority, a Virginia Corporation, on behalf of the corporation. i My commission expires 3 D , 2010. ;i VIRGINIA. FREDERICK COUNTY, SCT. leis instrument of writing was produced to me on 3 -a -I.0 at 8 . SS AM id with certificate of acknowledgement thereto annexed rs admi ted to record. Tax imposed by Sec. 58.1.802 of and 58.1-801 have been paid, if assessable Gct / �qt+v -Clerk Notary Public MAR 2 3 2007 7 RTM/ks 04/ l 4/05 VIRGINIA: IN THE CIRCUIT COURT OF FREDERICK COUNTY ARCADIA DEVELOPMENT CO., Complainant, V. THE BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, Respondents. IN CIL& NCERY NO. C0""t 69 CONSENT DECREE This day came the parties, by counsel, and submitted for entry. this Consent Decree. It is ADJUDGED, ORDERED, and DECREED that the Complainant's Master Development Plan acted upon by the Frederick County Board of IL7_Up VIJVI.R7,L1.1l1Ll L'JbL I l� GUV fit, 1J 13�i11�Vy afjfri u i.3iili'v'ill Lilt 12!),i Ci{L11QaI Ll'!L street identified as Nassau Drive on the Master Development Plan be extended to the eastern property line of the property. This Decree is FINAL. ENTER this � of R�K , 2005. Arthur E. Schmalz, Esqui Zsel for Complainant Robert T. Mitchell, J Counsel for ResponA 2 YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven (Commissioners Straub, Watt, Kriz, and Triplett were absent.) In addition, a motion was made by Commissioner Light and seconded by Commissioner Fisher to recommend denial of the waiver request. This was also passed by a majority vote as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven (Commissioners Straub, Watt, Kriz, and Triplett were absent.) Subdivision 905-04 of Daniel McKee/ Echo Village for two single-family detached traditional lots, zoned RP, containing a minimum of 15,000 square feet each. This property is located on Fay Street (Rt. 814), approximately 350' west of Rt. 11, in the Shawnee Magisterial District. Action - Recommended Approval Patrick T. Davenport, Zoning and Subdivision Administrator, stated that the two proposed lots will be accessed by a single private lane, which will be maintained by the two property owners. Administrator Davenport commented that there is some urgency behind this request because of a timing issue relating to funding available by VDOT that could be used to help remedy a serious drainage issue for the properties along King Street. Administrator Davenport next described the waiver requests being sought in conjunction with this subdivision request, as follows: 1) a request for a waiver of the master development plan has been granted by the Planning Director; 2) a request for a waiver of the state road frontage requirement for both lots; 3) a request for a waiver of the minimum lot width at front setback for Lot #1 (an 80 foot lot width at the front setback is required and Lot 41 as shown is approximately 70 feet). Administrator Davenport explained that it would be appropriate to forward a recommendation to the Board of Supervisors which would include these requested waivers and the ability for staff to administratively approve the plats when all of the requirements have been met. Regarding the timing of the consideration of this request, Planning Director Eric R. Lawrence stated that VDOT has some project money available; however, engineered plans must be submitted by the end of April for VDOT to fund the project. Director Lawrence said that the developer of these two lots has contracted Triad Engineering to do all of the storm water management designing that VDOT requires, but obviously, the developer was not going to proceed unless they could construct two houses on the property. Frederick County Planning Commission Page 1276 Minutes of April 7, 2004 • -7- VDOT representative, Mr. Lloyd Ingram, confirmed that considering the reconfiguration of the new traffic mix and increased vehicle trips per day, in addition to the existing traffic, VDOT was comfortable there would be sufficient stacking and turn lanes to accommodate the numbers. In addition, Mr. Ingram mentioned the two entrances, one consisting of a continuous right and the other a full intersection, along with the road layout, all of which, he believed, would contribute to the proper flow of traffic. Chairman DeHaven called for public comments, however, no one came forward to speak. Upon motion made by Commissioner Light and seconded by Commissioner Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommended approval of Rezoning #06-04 of Rutherford, LLC, submitted by Greenway Engineering, Inc., to rezone 13.4 acres from the RA (Rural Areas); B2 (Business General); B3 (Industrial Transition); and M1 (Light Industrial) Districts to the B2 (Business General) and B3 (Industrial Transition) Districts. (Please note: Commissioners Triplett and Ours were absent from the meeting.) PUBLIC MEETING Master Development Plan #03-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Route 659), to the east of Carlisle Heights Subdivision, and is identified with Property Identification Number 55-A-181, in the Red Bud District. Action - Recommended Approval of the Master Development Plan and Recommended Approval of the Lot Access Waiver Planner Jeremy F. Camp stated that the preliminary master development plan (MDP) revision for Fieldstone Subdivision was recommended for denial by the Planning Commission at their meeting of April 7, 2004, primarily based on the MDP's insufficient transportation planning. The Planning Commission also denied a waiver request during this meeting which would have allowed individual lots to be in excess of 500 feet from a state -maintained road. Planner Camp stated that on May 12, 2004, the Board of Supervisors voted to send the Fieldstone Subdivision MDP revision back to the Planning Commission; the Board made this decision in order to give the applicant another opportunity to address the density and transportation concerns the Planning Commission had raised during their review on April 7, 2004. Planner Camp continued, stating that the applicant has chosen not to extend the proposed state road to the property line to allow for possible future development; nor has the applicant made any other changes to the plan since the Planning Commission recommended denial on April 7, 2004. He explained that the failure to extend Nassau Drive to the eastern property line may impact the development potential of the properties to the east, and may not provide for an improved future transportation network to serve this area of Frederick County as well. Planner Camp said the original Fieldstone MDP was approved in 1988, prior to the adoption of the Eastern Road Plan; this is why previous revisions to the Fieldstone Subdivision did not require Frederick County Planning Commission Minutes of June 2, 2004 Page 1310 Upon motion made by Commissioner Ours and seconded by Commissioner Morris, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of MDP #02-04 of Crossroads Commercial Center, submitted by Greenway Engineering, for commercial and office uses located at the northeastern corner of the intersections of Fairfax Pike (Rt. 277) and Double Church Road (Rt. 641), by the following majority vote: YES (To Approve): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger NO: Gochenour ABSTAIN: DeHaven (Commissioners Triplett, Kriz, Watt, and Straub were absent from the meeting.) Chairman DeHaven resumed the conduction of the meeting at this point. Master Development Plan 903-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Rt. 659), to the east of Carlisle Heights Subdivision, and is identified with P.I.N. 55-A- 181, in the Red Bud District. Action - Recommended Denial Planner Jeremy F. Camp stated that this parcel of land is proposed to be developed in two phases: Phase 1 will be located west of Channing Drive and consist of 63 single-family detached urban lots and Phase 2 will be located east of Charming Drive and consist of 225 to Amhouses. Planner Camp said the proposed revised plan is to modify only Phase 2 from 90 single-family detached urban units to 225 townhouses, changing the overall gross residential density from 1.6 units per acre to three units per acre. He said that, in addition, the applicant is requesting that the Planning Commission approve a waiver to allow the proposed private street system to exceed 500 feet. Mr. Lloyd Ingram of VDOT verified that a revised traffic impact analysis (TIA) was submitted and VDOT was satisfied because the applicant had agreed to install three turn lanes, in addition to entering into a signalization agreement where Channing Drive and Nassau intersect. Commission members questioned VDOT's satisfaction with the TIA in light of all of the traffic that would be utilizing the one -lane bridge to get to Rt. 7. Mr. Ingram said that VDOT has predicted the traffic would travel the route of least resistance, proceeding to Greenwood and down to Rt. 7, rather than attempting to traverse the bridge. Frederick County Planning Commission Minutes of April 7, 2004 Page 1274 -8- • Mr. Evan A. Wyatt of Greenway Engineering, the design engineers for this project, gave an overview of the project for the Commission and explained the details of the waiver being requested. Chairman DeHaven called for public comments and the following persons came forward to speak: Mr. and Mrs. Timothy Stafford, the owners of the 85-acre Valley Mill Farm, LLC at 1494 Valley Mill Road expressed concerns about traffic, the impacts of additional sediment in Abrams Creek, the loss of historic integrity of their property, the impact on their quality of life, and the incapacity of the one -lane bridge to handle -additional traffic. Mr. and Mrs. Stafford offered to dedicate a portion of the northern part of their property for access, rather than channeling traffic to the one -lane bridge. Mr. Walter Johnson, a resident of Mill Race Estates, was opposed to the requested change from single family to townhouses and the increase in density. He cited the traffic congestion on Valley Mill Road and the incapacity of the one -lane bridge to handle the traffic. He did not think this area could handle the amount of traffic that would be generated by the increase in development. Mr. William Schuller was opposed to the townhouses because of the additional traffic it would generate. Mr. Schuller was displeased with the road work that has been done so far. Mr. Richard Racey, adjacent property owner, was opposed to the townhouses because of existing overcrowded schools, traffic congestion, and safety issues related to traffic on Valley Mill and Greenwood Road. Mr. Gary Adams, the executor and listing agent for the Goldie's LC tract to the east, commented that he would like to see Nassau Drive stubbed at the eastern property line of the Fieldstone tract. Without this connection, he was concerned that his property may be considered landlocked for future development. Members of the Planning Staff commented that there has been considerable discussion regarding subsequent development to the east. They commented on the overall transportation benefit of staff s recommendation for a continuation of Nassau to the east, possibly creating a connection to Rt. 7 that would skip beyond the one -lane bridge. Members of the Planning Commission were concerned about the increase in density from previous master development plans for this parcel, especially in light of the transportation problems. They pointed out the possibility of potential acceptable transportation solutions, although none had been presented for the Commission's consideration. Upon motion made by Commissioner Light and seconded by Commissioner Rosenberry, the Planning Commission recommended denial of the master development plan by the following majority vote: Frederick County Planning Commission Page 1275 Minutes of April 7, 2004 -8- the development to extend the road to the eastern property line. He said that both the 1996 and 2002 revisions proposed a reduction in the total number of residential units. Planner Camp pointed out that the proposed revision under consideration this evening is an increase of 135 units, consisting of a change from single-family detached dwellings to townhouses, and the revision has changed the internal public road network to a private road network. He said the staff believes the changes will generate additional impacts to Frederick County residents and because of these impacts, the staff looks to the developer to provide basic transportation improvements. Several representatives for the applicant, Arcadia Building Company, were available to address the various issues that had previously been raised at the Commission's April 7, 2004 meeting. Those representatives included Mr. Evan A. Wyatt with Greenway Engineering, the design engineers for the project; Mr. John Callow, Vice President with Patton, Harris, & Rust, the transportation engineers; and Mr. Doug Flemming, legal counsel. It was the representatives' opinion that the MDP was well within the required density. Specifically, it was noted that the revision involved only Section 2 by changing the 90 single-family units to 225 townhouses; the staff report indicated that 5.5 units per acre was the allowable density for this project. The applicant's representatives stated that with the change in their MDP, including the 63 single-family dwelling units in Section 1, they have 288 total units, which is 230 units less than what is permitted by the ordinance. Regarding the requested waiver, the applicant's representatives stated that the Planning Commission has granted such waivers in the past for similar subdivisions, if a satisfactory circulation pattern had been provided. The circulation pattern proposed was described; they noted that if the waiver was not approved, they would simply extend the state road portion to meet the 500-foot requirement. The applicant's representatives next addressed the issue ofthe overall transportation network and the issue of Nassau Drive not connecting to the east. The applicant's representatives noted that the Channing Drive construction, which is a key component of the Eastern Road Plan, had been accomplished through the Fieldstone subdivision from Valley Mill Road to the northern property limits. They believed the developers have done their part to implement the Comprehensive Policy Plan by constructing their portion of Channing Drive and by contributing $20,000 towards the traffic signal at the Greenwood Road/ Valley Mill Road intersection, and by entering into a signalization agreement with VDOT at Channing Drive. It was noted by the representatives that the Comprehensive Plan does not call for nor promote an east -west collector road through the Fieldstone community. In addition, it was their opinion that the subdivision ordinance did not mandate a road connection to the adjoining Adams property. In addition, there seemed to be a discrepancy from the applicant's point of view as to why the Board of Supervisors was sending the MDP back to the Planning Commission. The applicant's representatives believed the Board of Supervisors' motion was, "...to direct the Planning Commission to resolve the density issues and bring back the MDP to the Board's first meeting in June." The applicant believed this was not accurately represented in the staff's report. Members of the Planning Commission were of the opinion that VDOT had requested a revised traffic impact analysis because of the number of trips per day had doubled with the revision of the townhouses in Section 2. However, after further discussion, it was determined that a revised traffic analysis was not conducted; the applicant's representatives noted that when the developer came forward with their contribution for the traffic signal, there was no further discussion from VDOT regarding the need for additional revisions Frederick County Planning Commission Minutes of June 2, 2004 Page 1311 to the traffic study. Other transportation issues raised involved the Commission's desire for inter -parcel connectors and their dislike of funneling traffic from a four -lane road down to a one -lane bridge. Some of the Commissioners anticipated major future transportation problems. Chairman DeHaven called for citizen comments and four citizens who live in the vicinity of this development spoke, as follows: Mr. Bob Carter, a resident on Valley Mill Road, came forward to speak about his concerns regarding traffic on Valley Mill Road. Mr. Carter did not believe the developers were doing their part in the way of contributing money towards road improvements. Mr. Tim Stafford, area resident, offered to employ, at his own expense, an outside traffic engineer to review and comment on the transportation issues in order to get another point of view. Mr. Stafford said that he did not understand how Fieldstone could be developed without a storm water management system. He expressed concern that the water runoff from the clear-cut slopes along the Charming Drive construction route flowed directly into Abrams Creek. He said that each time it rains, he loses another 50-year old tree on his farm because of impervious areas that are not being managed. Mr. Stafford believed that developers coming into Frederick County from other areas should be required to do a greater amount of improvements before they are granted approval for their projects. He believed that the Frederick County taxpayers will be left to maintain and manage public facilities long after the developers have gone. Mr. Gary Adams, the executor of the adjacent Goldies, LLC tract, wanted to go on record to state that this property is currently under contract for development with a major contractor out of the Washington, D.C. area. Mr. Adams said that at one time, when Mr. George Glaize owned the property before Arcadia bought it, he had a master development plan that showed two connector roads going into Goldies, LLC. Mr. Richard Racey, resident across from Charming Drive, agreed with all of the other comments that were made. Additionally, Mr. Racey raised concerns about the impacts to schools, roads, and the environment. He also questioned the need for these townhouses. Because the waiver associated with this request had been recommended for denial at the Commission's April 7, 2004 meeting, members of the Commission were of the opinion that the master plan was not in compliance with the subdivision ordinance. Commissioners believed the master plan should not be approved without re -addressing the waiver request. Mr. Lawrence Ambrogi, legal counsel for the Commission, believed that both issues could be considered together. Mr. Ambrogi also advised that the master plan should be approved, if all ordinance requirements were met. The Planning Commission expressed their concern about the cumulative affect of the traffic impacts from previously -approved developments in this area. Commission members stated that it was difficult to predict the cumulative traffic impact when the densities of proposed developments continue to change. Upon motion made by Commissioner Thomas and seconded by Commissioner Kriz, Frederick County Planning Commission Minutes of June 2, 2004 Page 1312 -10- 0 BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of a lot access distance waiver, allowing residences on private drives up to 624 feet from a public road, and also recommends approval of MDP #03-04 Fieldstone subdivision. The majority vote was as follows: YES (TO APPROVE): Watt, Unger, Morris, Light, Thomas, Kriz, Fisher NO: Straub, Gochenour, DeHaven, Rosenberry (Commissioners Triplett and Ours were absent from the meeting.) Master Development Plan #06-04 of Winchester Medical Center II, submitted by G. W. Clifford & Associates, for retail, commercial and medical support use on approximately 102 acres, zoned B2 (Business General) and MS (Medical Support) Districts. The property is located at the northwest corner of the intersection of Route 37 and Route 50 West, and is identified with Property Identification Number 53-A-68, in the Gainesboro Magisterial District. Action - Recommended Approval Planner Jeremy F. Camp reported the background information for the Commission. He stated that the parcel is entirely within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area); there are no known environmental restraints; the proposed internal private road network will be designed to meet state road standards as required by the zoning ordinance; and, a waiver by the Board of Supervisors will be required to allow individual lots to access private roads. He noted that Botanical Boulevard, the proffered major collector road, is the only proposed public road into the development. Planner Camp next read the list of the applicant's proffers, most ofwhich focused on the mitigation of traffic. Members of the Commission noted that VDOT had raised a number of issues and they questioned whether those issues had been resolved. Planner Camp replied that VDOT was comfortable with the plan and he believed the issues identified would not prohibit the plan from proceeding forward. In addition, the Commission raised questions concerning the timing of development, the possibility of awestern access to the Route 37 Interchange, and the construction of Echo Lane. Mr. Charles W. Maddox, Jr. with G. W. Clifford & Associates, a division of Patton, Harris, and Rust, the design engineers for this project, was present to represent the applicant. Mr. Maddox gave a presentation of the master plan to the Commission. He assured the Commission that the road plan will be in place as part of the first use established within the B2 portion of development. It was detennined that the Planning Commission did not need to provide a formal recommendation on the requested lot access waiver because the granting of the waiver required only Board of Supervisors' action. Frederick County Planning Commission Minutes of June 2, 2004 Page 1313 II • • 11435 Gary W. Dove - Aye Bill M. Ewing - Aye Gina A. Forrester - Aye W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Aye PLANNING COMMISSION BUSINESS: AMENDMENT OF MASTER DEVELOPMENT PLAN PROCESS FOR CHANNING DRIVE DEVELOPMENTS - (RESOLUTION #054-04)) - APPROVED Director Lawrence appeared before the Board on behalf of this item. He explained that this request came about because staff was approached by a representative from an engineering firm. He advised that the County's position has in the past been that the master development plans for the three developments could not be changed unless all three developers sign an agreement. The County has received a request that the County consider revisions to individual master development plans for this development, if the right-of-way for Channing Drive is dedicated to the County and a monetary guarantee is put into place. He went on to say that staff feels this proposed policy change would not impact the proffers and the projects would continue to be intertwined. Director Lawrence stated that staff would bring the proposed amendments to the Master Development Plans to the Board before they are adopted and could still pressure the developers to guarantee that the road would be built. He concluded by saying that staff thinks this is a fair proposal after reviewing the master plans and supporting documents and recommends approval. Mr. Mark Smith, Greenway Engineering, advised that the construction of Clratnvng Drive was ahead of schedule. He stated that it was about 75% complete on the Fieldstone property and the Lyn Haven and Sovereign Village sections were working well together. Drive. Chairman Shickle asked at what point the developer would have to build all of Channing Mr. Smith responded that the proffers state that the road must be built when development is adjacent to it. Chairman Shickle asked when the road would be built. Mr. Smith responded that the proffers would rule; however, under the proposal submitted to staff the Board would see the submission of a revised master plan and at that time, the Board could say when it would be built. Assistant Administrator Tierney responded that it would be a function of the build out of the Minute Book Number 29 Board of Supervisors Regular Meeting of 03/24/04 496 A Regular Meeting of the Frederick County Board of Supervisors was held on Wednesday, May 12, 2004, at 7:15 P.M., in the Board of Supervisors' Meeting Room, County Administration Building, 107 North Kent Street, Winchester, Virginia. PRESENT Chairman Richard C. Shickle; Vice Chairman Barbara E. Van Osten; Gary W. Dove; Bill M. Ewing; Gina'A. Forrester; W. Harrington Smith, Jr.; and Lynda J. Tyler. CALL TO ORDER Chairman Shickle called the meeting to order. INVOCATION Reverend Joseph Roby, Pastor of the People's Country Church, delivered the invocation. PLEDGE OF ALLEGIANCE Supervisor Smith led the Pledge of Allegiance. ADOPTION OF AGENDA - APPROVED AS AMENDED Administrator Riley recommended that the Board remove Tab J - Master Development Plan #03-04, Fieldstone Subdivision, from the agenda and direct the Planning Commission to resolve the design issues and bring this item back to the Board at their June 9, 2004 meeting. Upon a motion by Supervisor Forrester, seconded by Supervisor Smith, the Board adopted the agenda, as amended, by the following recorded vote: Richard C. Shickle - Aye Barbara E. Van Osten - Aye Gary W. Dove - Aye Bill M. Ewing - Aye Gina A. Forrester - Aye W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Aye CONSENT AGENDA - APPROVED Administrator Riley suggested the following tabs for approval under the Consent Agenda: 1. Public Safety Communications - Meeting of April 1, 2004 - Tab D; 2. Public Works Committee - Tab F; 3. Road Resolution - Sylvan Run Estates - Tab L; Upon motion by Supervisor Tyler, seconded by Supervisor Forrester, the Consent Agenda was approved by the following recorded vote: Richard C. Shickle - Aye Minute Book Number 24 Board of Supervisors Regular Meeting of 05/12/04 497 Barbara E. Van Osten - Aye Gary W. Dove - Aye Bill M. Ewing - Aye Gina A. Forrester - Aye W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Aye CITIZEN COMMENTS Tim Stafford, Red Bud District and owner of Valley Mill Farm, addressed Fieldstone Subdivision. He stated that his major concern was traffic as the existing bridge was not to be improved for six or seven years. He concluded by saying that the development should be done "smartly". Tootse R. Stafford, Red Bud District and owner of Valley Mill Farm, advised that her husband had addressed their concerns and she had nothing additional to add. She discussed the historical significance of the existing masonry barn on the property, as it might be the only one of its kind in Frederick County. Gary Adams, representing Goldies LC, appeared before the Board to address the Fieldstone Subdivision Master Development Plan. He expressed his concerns about the proposed connector li road. Richard Racey, Red Bud District, advised the Board that he lived across from the proposed Fieldstone Subdivision. He stated that the project would generate three times the traffic of the original plan. He was also concerned about school overcrowding problems. William Schuller, Red Bud District, appeared before the Board to address the Fieldstone Subdivision Master Development Plan, He advised the Board that he was a resident of Valley Mill Road and he felt there was not a need for townhouses in this project. He stated that single-family homes would work. Vincent Lord, Stonewall District, appeared before the Board to address the Hiatt Run Master Development Plan. He advised that he had not seen the final plan, but he appeared before the Planning Commission when it was denied the first time. He informed the Board that there were drainage problems on the northeast portion of the property. He concluded by asking how he could be assured that this development would be an age restricted community. BOARD OF SUPERVISORS COMMENTS There were no Board of Supervisors comments. Minute Book Number 29 Board of Supervisors Regular Meeting of 05/12/04 506 present to answer any questions. Supervisor Ewing asked what affect denial of this application would have on the construction of Channing Drive. Planner II Camp advised that Channing Drive would be constructed regardless of approval or denial. Evan Wyatt, Greenway Engineering, appeared before the Board on behalf of the applicant. He advised that the road design for Channing Drive does not account for it going through the Bean property. He concluded by saying that if the rezoning is approved the property would become part of the Lynnhaven Master Development Plan. Chairman Shickle convened the public hearing. There were no public comments. Chairman Shickle closed the public hearing. Supervisor Forrester advised that she had made a promise to her constituents that if the schools were overcrowded then she would not approve any development that would compound the situation. She concluded by saying that she could not in good conscience make a motion, even though this was a good use for that property. Upon a motion by Vice -Chairman Van Osten, seconded by Supervisor Dove, the Board approved Rezoning Application #04-04. The above motion was approved by the following recorded vote: Richard C. Shickle - Aye Barbara E. Van Osten - Aye Gary W. Dove - Aye Bill M. Ewing - Aye Gina A. Forrester - Nay W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Aye OTHER PLANNING ITEMS MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION - REMOVED FROM AGENDA This item was removed from the agenda during the adoption of the agenda at the beginning of the meeting, MASTER DEVELOPMENT PLAN #04-04 OF HIATT RUN ADULT COMMUNITY - APPROVED Planner II Camp appeared before the Board on behalf of this item. He advised that this was Minute Book Number 29 Board of Supervisors Regular Meeting of 05/12/04 Board Meeting Minutes of 06/09/04 MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION - APPROVED Planner II Jeremy Camp appeared before the Board on behalf of this application. He advised that the original master development plan was approved in 1988 and has been revised twice. The proposed plan calls for an increase in density from 150 units to 288 (63 single-family detached and 225 townhouses) units. The property is located in the Red Bud Magisterial District and is zoned RP (Residential Performance). The future Channing Drive will bisect the property and a 6 foot asphalt trail is also proposed. Planner II Camp advised that the Planning Commission had expressed interest in extending Nassau Drive as a possible connector road. The applicant was not amenable to this request. The Planning Commission did recommend approval of the master development plan and lot access waiver. He concluded by saying that the applicant was seeking authorization of the preliminary master development plan, which would grant staff with administrative approval authority for the final master development plan. He advised that the applicant was represented by Greenway Engineering who was present to answer any questions. Chairman Shickle asked if the ordinance required a six foot trail, similar to the one being provided by the applicant. Planner II Camp responded that there was not an ordinance requirement. Chairman Shickle asked if the County could get a ten foot trail, since the Parks and Recreation bike trails were ten feet. Planner II Camp responded that staff was working on developing a comprehensive bike trail plan; however, there is currently no ordinance requirement to provide a trail. Supervisor Forrester asked if the density of a project changes, could the Board reject the plan if they felt the traffic was too much for the existing road infrastructure. Director Lawrence responded that the increased density was a by right use; therefore, no new traffic impact analysis study would be required. Lloyd Engram, VDOT Engineer, advised that VDOT looks at how much the density would be increasing and then looks at the percentage increase in traffic. Supervisor Forrester stated that she had read in the staff report that it was anticipated the level of traffic would double under this new proposal. Engineer Engram advised that a light would be constructed on Valley Mill Road. • Vice -Chairman Van Osten asked Engineer Engram if he was satisfied that this light would deal with the potential traffic impact. Engineer Engram responded yes. Jerry Copp, VDOT Resident Engineer, advised that the light on Valley Mill Road was a go, but he could not say for sure when it would constructed. He stated that the earliest it would be installed would be sometime in 2005. Evan Wyatt, Greenway Engineering, appeared before the Board on behalf of Arcadia Building Company. He advised that Arcadia came before the Board previously with this issue and the Board removed this item from the agenda and referred it back to the Planning Commission to deal with the issue of density. The Planning Commission recommended approval of this plan and approved the necessary waiver request also. Mr. Wyatt explained that the vision for this project is upscale townhouses in a closed community concept, which would be marketed to commuters. He advised that Arcadia desires to be the first in the area with this type of project. Mr. Wyatt went on to say that when Arcadia purchased this property, there was a commitment for the completion of Channing Drive prior to the permitting of the first dwelling unit for this project. Arcadia has completed their portion and has agreed to provide $20,000 as part of the signalization improvement as well. Mr. Wyatt concluded by saying that, according to staff, the plan complies with the comprehensive plan, zoning ordinance, and subdivision ordinance requirements. Mr. Wyatt then introduced Doug Fleming, legal counsel for Arcadia. Mr. Fleming advised that he has been serving as legal counsel to Arcadia for a number of years. He stated that he appreciated the Planning Commission's vote to recommend approval of this master development plan and approval of the necessary waiver. Mr. Fleming advised that the plan does comply with the requirements of the zoning ordinance and subdivision ordinance. He then stated that he felt it was important to make some brief observations regarding the transportation concerns, such as the extension of Nassau Drive. He advised that Arcadia had implemented its portion of the eastern road plan and noted that the Comprehensive Plan does not require or include an east/west connector in this area. Mr. Fleming stated that the properties to the east of this project have not been rezoned and are undeveloped; therefore, it would be profoundly unfair to Arcadia to require them to create a road not included in the county's documents. He went on to say that no adjoining landowner has ever called or requested to meet with Arcadia regarding a Nassau Drive connection, but they would not refuse discussions on this issue. He concluded by saying that the County Attorney believes that if the plan meets the ordinance requirements then the Board should approve the master development plan. He then thanked the Board for the opportunity to speak. Mr. Wyatt stated that Arcadia's biggest concern about extending Nassau Drive is that it could serve as a substitute route to Route 7, which would disrupt the project 0 • and property. He advised that Arcadia had invested money in constructing Channing Drive and now the County was talking about additional road costs. He concluded by saying that this concept would not work through Fieldstone. Mr. Fleming advised that an extension of Nassau Drive would have an adverse impact on the project and would exponentially benefit the property owners to the east. He concluded by saying that Arcadia would not rule out extending Nassau Drive, but they have not been contacted by any of the adjacent property owners. Vice -Chairman Van Osten asked for a description of Nassau Drive. Mr. Wyatt explained that it was a 50 foot right-of-way connected to Channing Drive, which then enters the property and stubs out. Vice -Chairman Van Osten advised that she understood the applicants objections to a major collector road, but asked why they would object to a smaller road. Deputy Director Mohn advised that staff was looking for a path to Route 7 and this was not an option with Arcadia. He went on to say that staff was looking for compliance with the subdivision ordinance. Mr. Fleming advised that the subdivision ordinance does not require this extension. He advised that there was no plan nor were there existing or platted streets on the Adams' parcel. He concluded by saying that the applicant has complied with the ordinance. Deputy Director Mohn advised that there was probably an error in the staff report, but staff did note that the subdivision ordinance does look for connections. He went on to say that this was not a new issue. Vice -Chairman Van Osten reviewed the ordinance section in question and stated that it seemed like a question of semantics. Supervisor Tyler advised that she would like to explore Mr. Stafford's suggestion of prohibiting right turns on to Valley Mill Road and left turns on to Channing Drive. Engineer Copp stated that there was a way to do that, but he was not in a position to determine that at the present. Supervisor Dove asked if signage could be installed on Valley Mill Road. Engineer Copp responded that VDOT must look at other impacts caused by this option. He advised that there was a lot to consider. Supervisor Dove asked if this was a decision the Board could make. • i Engineer Copp responded that the Board could make a recommendation, but VDOT would make the final decision. He advised that he would work with the Board and staff to address these issues. Supervisor Forrester advised she was not happy about this, but moved to grant staff administrative approval authority contingent upon the applicant providing the necessary extension of the local street known as an inter -parcel connector, Nassau Drive, to the eastern property line per 144-17 B (2) of the County Code; the applicant to address all relevant state and local ordinances; and satisfactorily address all review agency, Planning Commission, and Board of Supervisors comments applicable to this project. The motion was seconded by Vice -Chairman Van Osten. Supervisor Forrester advised that things were getting very complicated in this area and she asked the Board to help her with the transportation issues. Chairman Shickle stated that he had apprehensions about suggesting barricades be put up on these roads. He advised that he would like to keep his options open. Supervisor Forrester stated that she did not believe the road would be used as a collector road and that the extension of Nassau Drive makes for a far better transportation pattern. Director Lawrence advised that staff was looking at a public road. Chairman Shickle stated that he wanted to ensure that the inter -parcel connector would not be a major transportation route. Assistant Administrator Tierney advised that the County has a history of requiring inter - parcel connectors and staff is suggesting that an inter -parcel connector is appropriate in this instance. He advised that it would serve as an alternative means to get in or out of the subdivision. He concluded by saying that the County is simply talking about neighborhood access. Supervisor Forrester asked if the Board could put a notation on the master development plan regarding the inter -parcel connector. Supervisor Tyler advised that she was getting uncomfortable with putting conditions on a plan because of an adjoining property. Director Lawrence stated that the July 2003 comments stated there needs to be an inter - parcel connector. Chairman Shickle asked about the difference between the previous master development plan and this one. Director Lawrence advised that this was a major change because the applicant was changing the product from single-family dwellings to townhouses. Supervisor Ewing stated that the existing road conditions out there make it difficult to support this application; however, they have met every requirement and "I see no way to vote no." There being no further discussion, Master Development Plan #03-04, Fieldstone Subdivision was approved by the following recorded vote: Richard C. Shickle - Nay Barbara E. Van Osten - Aye Gary W. Dove - Nay Bill M. Ewing - Aye Gina A. Forrester - Aye W. Harrington Smith, Jr. - Aye Lynda J. Tyler - Nay 065! Gina A. Forrester Aye W. Harrington Smith, Jr. Deceased Lynda J. Tyler Aye BOARD RECONVENED INTO REGULAR SESSION Upon a motion by Vice -Chairman Van Osten, seconded by Supervisor Ewing, the Board i a reconvened into Regular Session and certified that to the best of each Board members knowledge only Virginia Code Section 2.2-3711 A (1) Personnel Matters were discussed. The above motion was approved by the following recorded vote: i Richard C. Shickle Aye Barbara E. Van Osten Aye Gary W. Dove Aye Bill M. Ewing Aye Gina A. Forrester Aye i W. Harrington Smith, Jr. Deceased Lynda J. Tyler Aye i CERTIFICATION OF COUNTY ADMINISTRATOR'S PERFORMANCE EVALUATION - APPROVED i Upon a motion by Vice -Chairman Van Osten, seconded by Supervisor Forrester, the Board certified the County Administrator's Performance Evaluation. The above motion was approved by the following recorded vote: i Richard C. Shickle Aye I Barbara E. Van Osten Aye Gary W. Dove Aye Bill M. Ewing Aye Gina A. Forrester Aye W. Harrington Smith, Jr. Deceased Lynda J. Tyler Aye CALL TO ORDER Chairman Shickle called the Regular Meeting to order at 7:15 P.M. and advised that the meeting would begin with Citizen Comments. CITIZEN COMMENTS Gary Adams, Red Bud District, appeared before the Board to address the Master Development Plan for Fieldstone Subdivision. He advised that he was executor of Goldie's LC estate, which adjoins the Fieldstone and Fu-Shep Developments. He believed that the inter -parcel connector, which was required by the Board was needed. He then presented a letter to the Board dated February 2004 in which Arcadia expressed their interest in purchasing this parcel. Minute Book Number 30 Board of Supervisors Regular Meeting of 08/11/04 06611 • is Blaine Dunn, Red Bud District, appeared before the Board to address the Master Development Plan for Channing Drive, Phases nine & 10. He asked the Board to vote no on this proposed plan because, if approved, it would have a direct effect on the neighborhood residents. Ile concluded by asking Toll Brothers to work with the Board of Supervisors on this project. Tim Stafford, Red Bud District, began by expressing his condolences to the Board on the loss of Supervisor W. Harrington Smith, Jr. He then address the Fieldstone Subdivision Master Development Plan and more particularly the Nassau Drive issue. He stated that it was imperative that the Board "stick to their guns" and make Nassau Drive a connector road. PLANNING COMMISSION BUSINESS PUBLIC HEARING PUBLIC HEARING - REZONING #07-04 OF WILLIAM H. LAWRENCE, III, SUBMITTED BY GILBERT W. CLIFFORD & ASSOCIATES, INC. TO REZONE 1.965 ACRES FROM RA (RURAL AREAS) DISTRICT TO B2 (BUSINESS GENERAL) DISTRICT. THIS PROPERTY IS LOCATED ON THE EAST SIDE OF MARTINSBURG PIKE (ROUTE 11 N), SOUTH AND ADJACENT TO CLEARBROOK PRESBYTERIAN CHURCH, AND BOUNDED TO THE EAST AND SOUTH BY CLEARBROOK PARK, AND IS IDENTIFIED WITII PROPERTY IDENTIFICATION NUMBER 33-A-162 IN THE STONEWALL MAGISTERIAL DISTRICT. - APPROVED Planner I and Acting Zoning & Subdivision Administrator Mark Cheran appeared before the Board on behalf of this application. He advised that this was a proposal to rezone 1.965 acres from RA (Rural Areas) District to B2 (Business General) District. This property is located in the Stonewall Magisterial District and the Sewer and Water Service Area. The proposal also conforms to the Northeast Land Use Plan. Planner I Cheran stated that the applicant has proffered landscaping to offset compatibility concerns relative to this project and adjacent properties. The applicant has also proffered to prohibit several B2 uses, including service station, auto dealership, and truck stop. Planner I Cheran advised that the traffic impact analysis projects the level of service at build out to be level C or better. The applicant has also proffered a monetary contribution of $2,000.00 each to Frederick County Fire & Rescue and Sheriff's Departments. He concluded by saying that the final buffer plan will be developed by staff and the applicant. Supervisor Tyler stated that she was concerned about the buffer on the property boundary with the park. She stated that the Parks & Recreation Committee would like to have an evergreen buffer. Minute Book Number 30 Board of Supervisors Regular Meeting of 08/11/04 + fy' • _ �Gl y Board Meeting Minutes of 08/11/04 MASTER DEVELOPMENT PLAN - FIELDSTONE SUBDIVISION - APPROVED Assistant Administrator Tierney presented this item to the Board. He advised that this master development plan had come before the Board on June 9, 2004 and was a proposal to construct 63 single-family dwellings and 225 townhouse units, located in the Red Bud District. The Board approved this master development plan with the stipulation that the applicant provide the necessary extension of the local street known as an inter -parcel connector, Nassau Drive, to the eastern property line per 144-17 B (2) of the County Code. The applicant objected to that stipulation. Assistant Administrator Tierney advised that Attorney Bob Mitchell reviewed the motion and zoning ordinance section cited and determined that the section cited did not apply to this particular application. Assistant Administrator Tierney advised that there were provisions in the County's subdivision and zoning ordinance to require the applicant to provide this access. He concluded by saying that the matter is back before the Board for clarification action. Supervisor Forrester asked if the County was requiring a connection to the subdivision. Assistant Administrator Tierney advised that the County was trying to ensure that the subdivision has multiple means of access. Chairman Shickle asked if these inter -parcel connectors were local or public streets. Assistant Administrator Tierney advised that the streets would be public; however, they could also be local streets, but they were not private streets. Supervisor Ewing asked if this was a public street. Assistant Administrator Tierney advised that there was no street now. Vice -Chairman Van Osten stated that this section of the zoning ordinance was confusing and requested that it be revised. She went on to say that she believed the inter -parcel connector made good sense. Assistant Administrator Tierney advised that the Board has the authority to require the inter -parcel connector, if it is deemed appropriate. He concluded by saying that if the Board chooses to require this connector then the motion should just state that requirement. Upon a motion by Supervisor Forrester, seconded by Supervisor Tyler, the Board approved Master Development Plan #03-04 with the change that the street identified as Nassau Drive on the Master Development Plan be extended to the eastern property line of the property. The above motion was approved by the following recorded vote: Richard C. Shickle Nay Barbara E. Van Osten Aye Gary W. Dove Aye Bill M. Ewing Nay Gina A. Forrester Aye W. Harrington Smith, Jr. Deceased Lynda J. Tyler Aye SENT BHP LASERJET 3150; t9ZI1PfZVV4 1... zr" .J-FUlJl L 915406784484; AUG 4 1:38PM; Pvv-,-iv4H zviv f PAGE 2/3 rc4bia uirbin glom at, om 117 N. Salley t, ftmoMlb, V#VinN 2M Mg71nq: P.O. Sur 11W, PuradMlle, M%Inw 20122 phont: 540-751-M21 yak nd» P*d4r Fex Note . 7871 TO 11.2004 RE: Q.,OLDIE"5, L.L.C.PRt7PERTY • FREDERt Dear lr. Adams: The u ersigneld, Nell K Reinhard {'buyer"), hereby expresses his Interest in purchasing your erty looted in Frederick County, Virginia 4110 "Property) under the following terms nd conditions: THE: All tha land comprising opproxlrnately 71 acres located S1069 Route 3611 and adjacent IQ the V rans Administration Center in Berkeiey County, West Vlrginla. PURC E PRICE The P e xe price shall be $3,600,000.0o. V A refTcl able $25,000.00 Deposit will be placed in an escrow aunt with Mid -Atlantic Title Eacraw, Ltd. within five (5) - buslness days of the execution of amutually aa:eple Sales & Purchase Agreement. The Deposit, with accrued Interest, will be aPptle"against the Purchaie price. AM CsaQ at.settlement. FE;" ILITY STUDY Moo There 'll be a one hundred and twenty (120) day Featribilily Study Period commencing an the ate of" cu0pn of 0 ratified Sales &'Purchase Agreement, The Buyer&hall have the ri to Qa upon the Property and conduct such teets, studies end Investigations with regard the Property as the guys may deem appropriate, in the buyer$ $ole &%retlon. The S or shall make available to the Buyer, at no cost to the IaUMT cop*$ of any tltlo reports marketing, englneering and architectural metcrial previously developed for tho Prope . if any. goring a Fe►eeslbillty Study Period the Seller agrees to assist the buyer In securing any additlo information or docurngntsl regarding the Property. , BY: HP LASERJET 3150; 915406784484; AUG-11:39PM; ArCLAU! A YNt1 F PAGE 3/3 PAGE bL Februbry 11, 2oM GQ E'S, U.C-PROPERTY Pam �etq ty ent will occur thirty (31) days foUowing approval of a rezoning of the Pr+ppor a ble to Buyer !n, t3uY6ra Sole discretion, b the a Coun Suter will pay all costs a y PPr'oP►fatc authorities of Frederick with name. CON IONS OF SETfLEMEW Theo igetian of the Buyer to purchase the Property is subject to the Seller deliverjng the Prep free and clear of all encurn6rances, condiflons and other re+oordvd f>e matters, record le end Insurable at tnarkatabie rates. The St confirm that they are emAawered Sclj the props and that the requlyd curt confirmation.sake does not TITLE 1109 st COPM This Li wi�tt date of Conditio if the acknowl Neil K I � V AGREE. BY, $11 Vest In Neil K, Reinhard Or norninee Corporation. ►CT OF SALE leIter of Intent, and the obligations of the partles hereunder; are st�ubject to the on and eXewtbn py the Par $ Of ttv Rine and Sale ierma set lbrth in this Letter of Intent, wtthln fifteen 15busine= 'nt oonsi:bc e lrcceptance of thelr (,otter Ct IntsM ( } e!'s tent the Precedent to the formation of a Purchase ndliSale A Agreement, Getter of Intent is a Agreement. >ellers accept this 101W based on the precegtRp under~:tarldf ►clge Invld the space p►oed below and rvtum ohs (1) evPY to the undemiigned. i y r inhard AND ACCEPTED: ' S' MT CO Y of FRED RICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 June 11, 2004 Mr. Tung Niki Adhikusuma, P.E. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22601 RE: MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION Property Identification Number (PIN): 55-A-181 Dear Niki: The Frederick County Board of Supervisors granted staff administrative approval authority for the above -referenced Preliminary Master Development Plan on June 9, 2004, contingent upon the applicant providing the necessary extension of the "local street/inter-parcel connector", Nassau Drive, to the eastern property line per 144-17 B(2) of the County Code; the applicant to address all relevant state and local ordinances; and, satisfactorily address all review agency, Planning Commission and Board of Supervisors' comments applicable to this project. Your firm will need to submit a Final Master Development Plan for this project which addresses all of the contingencies mentioned above. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions, please do not hesitate to call me. Sincerely, Jeremy F. Camp Planner II JFC\bad cc;/Arcadia Development Co., PO Box 5368, San Jose, CA 95150 -'Gina Forrester, Red Bud District Supervisor ,,P-at Gochenour and -Marie Straub, Red Bud District Planning Commissioners ,,Jane Anderson, Real Estate Joe Wilder, Public Works 107 North Kent Street • Winchester, Virginia 22601-5000 COUNT - of FJE DE K Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 June 14, 2005 Jeremy Tweedie Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: MASTER DEVELOPMENT PLAN #03-04 FOR FIELDSTONE SUBDIVISION Final Master Development Plan Approval Dear Jeremy: Frederick County administratively approved the above -referenced final master development plan on June 13, 2005. The revised master development plan is approved for the potential development of 63 single family detached urban lots (12,000sfminimum) and 225 single family attached (town homes) within the Red Bud Magisterial District. The property which would comprise this development is located south of Valley Mill Road and east of Greenwood Road, (Route 656), adjacent to the Carlisle Heights and Lynnhaven developments. Please note that approval of a subdivision design plan is required prior to the subdivision or development of this parcel. Atta ed are eight copies of the approved Final Master Development Plan. These copies are for you and you client's records. Please contact me with any questions regarding this approval. Si cerely, 6ic R. Lawrence, AICP Director of Planning cc: Arcadia Development Co., H 7 N. Bailey Lane, Purcellville, VA 20132 Gina A. Forrester, Red Bud Magisterial District Supervisor Pat Gochenour, Red Bud Magisterial District Commissioner Marie F. Straub, Red Bud Magisterial District Commissioner Jane Anderson, Real Estate ERL/bad 107 North Dent Street, Suite 202 • Winchester, Virginia 22601-5000 t4g COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 July 22, 2005 Ms. Carla Coffey Arcadia Development Company 117 N. Bailey Lane Purcellville, VA 20132 RE: Fieldstone Master Development Plan, MDP #03-04 Contributions TowardsTraffic Signal Property Identification Number (PIN) 55-A-181 Dear Ms. Coffey: When Master Development Plan #03-04 for Fieldstone was approved by the County this past June, a note on the plan stated that the developer would make a monetary contribution towards the installation of a traffic signal at the intersection of Routes 659 and 656. In reviewing both County and VDOT records, it appears that the contribution has not yet been paid for your project. More specifically, the master development plan note states, "Arcadia Development Co. will contribute in the amount of twenty thousand dollars ($20,000) to the traffic signal at the intersection of Route 659 and Route 656" (Sheet 1 of 4 on the MDP). The County requests that this $20,000 contribution be made payable to the "Frederick County Treasurer," and be submitted to the Frederick County Planning Department. These funds will be utilized in the costs of the traffic signal installation. Thank you for your attention to this matter. Please contact me should you have additional ques c 'ons. Si rely, r Ed R. Lawrence, AICP PI ing Director ERL/rsa cc: Jerry Copp, Resident Engineer, Virginia Department of Transportation 107 North Kent Street - Winchester, Virginia 22601-5000 Please fill in the blanks: Deposits were made for each of the following on: Project/Owner Amount Due Deposited ;jam, nnhaven _ $25.�_. 128/04 /Bean property $12,000��_ ..__.._ 08/20/04 'overign Village (Manning & Ross) $25,000✓ 08�13 04 FA Shep $25,000 O1 OS 02 - sent directly to VDOT Fieldstone (IMP contribution)•$20,000 not yet received • MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION Staff Report for the Board of Supervisors Prepared: June 3, 2004 Staff Contact: Jeremy F. Camp, Planner II 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: 04/07/04 recommendation of denial Board of Supervisors: 05/12/04 forwarded to P.C. for re -review Planning Commission: 06/02/04 recommendation of approval with approval of the requested lot access waiver Board of Supervisors: 06/09/04 Pending LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District West Zoned: RP (Residential Performance) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. MDP #03-04, Fieldstone Subdivision Page 2 June 3, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The amended Master Development Plan for this property appears to have a measurable impact on Charming Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. Based on our conversation on September 22, 2003 the number of trips per day for Section II is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff Drive. A revised Traffic Impact Analysis must be submitted. We will also be requiring a traffic signal agreement at the same intersection. A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. 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, Sixth 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. Fire Marshal: Plan approval recommended. Sanitation Authority: Approved - amended County Inspections: No comment required at this time. Shall comment at the time of subdivision plan. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan approval. Geographic Information Systems: Braxton Place & Nassau Dr. previously approved & reserved for use in system. Rebecca Dr. & Channing Dr. are extensions to existing roads. Suffixes are appropriate & correct. Frederick County Department of Parks and Recreation: The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain area and not easily accessible. Staff also recommends that the proposed trail be ten feet in width and meet the minimum standards for trail construction used'by the county. Staff has based this recommendation on Federal .Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of ten feet in width. The potential for the.trail to connect to adjacent future development should also be provided. Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. 0 MDP #03-04, Fieldstone Subdivision Page 3 June 3, 2004 Frederick County Public Schools: No additional comments at this time. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. 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 94.362 acres of the subject property are located within the Red Bud Magisterial District and are south of Valley Mill Road (Route 659) and Abrams Creek, past the Carlisle Heights Subdivision. Mill Race Estates and Valley Mill Estates are located north of the property across from Valley Mill Road (Route 659). The parcel of land will be accessible via Channing Drive, which will bisect the parcel in the center. The property is located north of the Lynnehaven and Giles (now Manning & Ross) portions of the Charming Drive Subdivision. C) Site History The original Zoning Map for Frederick County (U.S.G.S. Shephenson, VA Quadrangle) identified this land as being zoned A-2 (Agricultural General) District. On August 26,1987 the property was rezoned to the RP (Residential Performance) District under rezoning application #017-87 of Eastern Frederick Development Company. The original master development plan for this property, previously referred to as Fieldstone Heights, was approved on February 16, 1988 for 215 single-family dwellings. On February 26, 1996 the master development plan was revised to accommodate 169 single-family detached traditional dwellings (15, 000 square foot minimum without curb & gutter). Then on February 285 2002, the master development plan was revised again; this time to accommodate 153 single- family detached urban lots (12, 000 square foot minimum with curb & gutter). D) Intended Use The parcel of land is proposed to be developed in two sections. Section 1 will be located west of Channing Drive and consist of 63 single-family detached urban lots. Section 2 will be located east of Channing Drive and consist of 225 townhouses. • r: MDP #03-04, Fieldstone Subdivision Page 4 June 3, 2004 Planning Staff Comment. The applicant should clarify the proposed phasing of these sections and their relationship to the construction of Channing Drive. E) Site Suitability Land Use Compatibility: The site of the proposed Fieldstone Subdivision is located at the fringe between suburban residential and rural residential development. Single-family residential land uses prevail in the area, although a limited number of agricultural land uses are in the area as well. Historic Resources: The Frederick County Rural Landmarks Survey does not identify any potentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Environment: The subject site contains 13.92 acres of steep slopes and 10.24 acres of floodplain. Both the areas of steep slope and floodplain are located in the front third of the parcel. A total of 3.48 acres (25%) of steep slopes and .3 acres of floodplain are proposed to be disturbed by this development. No disturbance of the riparian buffers around Abrams Creek shall be permitted except for the construction of roads (Channing Drive), public utilities, and public facilities. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikei-t-Berk soil association, which are common soil types found east of Interstate 81. It is noted that these soil types present some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site development process. Transportation: The Comprehensive Policy Plan classifies Valley Mill Road (Route 659) as a major collector road. As part of the proposed development, a new maj or collector road shall be constructed from Valley Mill Road (Route 659) to the southern limits of the development, which will ultimately link Valley Mill Road (Route 659) with Senseny Road (Route 657). This new road is a component of the Eastern Road Plan, found on page 7-15 of the Frederick County Comprehensive Policy Plan. The Eastern Road Plan also calls for the eventual improvement of Valley Mill Road (Route 659) and Senseny Road (Route 657). Nassau Drive is a proposed public road which will be constructed off of Channing Drive for access to both the east and west portions of the property. All roads within Section 1 (single- family detached urban dwellings) will be public. Access to Section 2 (townhouses) shall be provided via a private road network connected to Nassau Drive. Per Section 144-24, of the 0 MDP #03-04, Fieldstone Subdivision Page 5 June 3, 2004 Frederick County Subdivision Ordinance, individual lots accessed by private streets shall be located within 500 feet of a public road. The applicant is seeking approval from the Planning Commission for a distance approximately 624 feet from a public road. The Subdivision Ordinance gives the Planning Commission the ability to allow lots to be located as much as 800 feet from a state road in cases where enhanced circulation is provided with a driveway loop. Planning Staff Note: The Planning Commission approved the applicant's request for a lot access distance waiver during their meeting on June 2, 2004. The Subdivision Ordinance gives the Planning Commission the authority to grant a waiverfor the length ofprivate roads. Therefore, the waiver has been approved and further action by the Board is not needed for this waiver. Comprehensive Policy Plan: The 94.362-acre parcel is zoned RP (Residential Performance) and is within the UDA (Urban Development Area) and the S WSA (Sewer and Water Service Area). The property is not located within the study area of any small area land use plan. It is located just outside of the Route 7 East Corridor Plan, which was adopted by the Board of Supervisors in 1994. The Comprehensive Policy Plan states that suburban residential development must occur within the UDA. Density: The overall gross residential density proposed with this master development plan is 3.05 units per acre. This breaks down to a 1.40 gross density in Section 1 and a 4.56 gross density in Section 2. The maximum gross density for a parcel of this size is 5.5 dwelling units per acre. Recreational Facilities, Landscaping, Buffers, and Open Space The revised master development plan for the Fieldstone Subdivision shall contain at least 28.3 09 acres (30%) of open space; of which, slightly more than 50% shall be located outside of areas of steep slopes. For the proposed townhouses, one recreational unit shall also be provided for every 30 dwelling units. This calculates to a total of eight required recreational units. Landscaping shall be provided for all proposed parking lots and as required by Section 165-36, Landscaping, of the Frederick County Zoning Ordinance. A residential separation buffer is required between the proposed townhouses and the southern property line. In addition to this buffer, a road efficiency buffer is required between the proposed residential uses and Charming Drive. A six foot wide asphalt trail will be provided within the inactive portion of the road efficiency buffer along Charming Drive. The proposed trail is shown on the west side of Channing Drive, from the southern limits of the parcel, to the rear of the proposed townhouse development. Planning Staff Comment: Staff suggests that the proposed trail be extended to Abrams Creek to allow for the possibility of connecting it with a nature trail which could emerge in the MDP #03-04, Fieldstone Subdivision Page 6 June 3, 2004 future alongAbrams Creek. If amenable, the applicant could also provide assurances for an easement alongAbrams Creek to allow Frederick County to use the property for a public trail if determined appropriate in the future. PLANNING COMMISSION SUMMARY & ACTION OF 04/07/04 MEETING: The owners of the 85-acre Valley Mill Farm, LLC at 1494 Valley Mill Road expressed concerns about traffic, the impacts of additional sediment in Abrams Creek, the loss of historic integrity of their property, the impact on their quality of life, and the incapacity of the one -lane bridge. Valley Mill Farm owners offered to dedicate a portion of the northern part of their property for access, rather than channeling traffic to the one -lane bridge. Four other citizens came forward to speak in opposition to the townhouse development; their concerns included traffic and safety issues, and overcrowded schools. The owner of the Goldie's LC tract to the east commented that he would like to see Nassau Drive stubbed at the eastern property line of the Fieldstone tract. Without this connection he was concerned that his property may be considered landlocked for future development. A VDOT representative verified that a revised traffic impact analysis (TIA) was submitted and VDOT was satisfied because the applicant had agreed to install three turn lanes, in addition to entering into a signalization agreement where Channing Drive and Nassau intersect. Commission members questioned VDOT's satisfaction with the TIA in light of the all of the traffic that would be utilizing the one -lane bridge to get to Rt. 7. VDOT predicted the traffic would travel the route of least resistance, and go to Greenwood and down to Rt. 7, rather than attempting to traverse the bridge. Members of the Planning Staff commented that there has been considerable discussion regarding subsequent development to the east. They commented on the overall transportation benefit of staff s recommendation for a continuation of Nassau to the east, possibly creating a connection to Rt. 7 that would skip beyond the one -lane bridge. Members of the Planning Commission were concerned about the increase in density from previous master development plans for this parcel, especially in light of the transportation problems. They pointed out the possibility of potential acceptable transportation solutions, although none had been presented for the Commission's consideration. By a majority vote, the Planning Commission recommended denial of the master development plan, as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven In addition, a motion and second was made to recommend denial of the waiver request. This was also passed by a majority vote as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour MDP #03-04, Fieldstone Subdivision Page 7 June 3, 2004 NO: DeHaven (Please note: Commissioners Triplett, Kriz, Watt, and Straub were absent from the meeting.) PLANNING COMMISSION SUMMARY & ACTION FOR THE 06/02/04 MEETING: Several representatives for the applicant were available to address various issues that had previously been raised. It was the representatives' opinion that the MDP was well within the required density. Specifically, it was noted that the revision involved only Section 2 by changing the 90 single-family units to 225 townhouses; the staff report indicated that 5.5 units per acre was the allowable density for this project. The applicant's representatives stated that with the change in their MDP, including the 63 single-family dwelling units in Section 1, they have 288 total units, which is 230 units less than what is permitted by the ordinance. Regarding the requested waiver, the applicant's representatives stated that the Planning Commission has granted such waivers in the past for similar subdivisions, if a satisfactory circulation pattern had been provided. The circulation pattern proposed was described; they noted that if the waiver was not approved, they would simply extend the state road portion to meet the 500-foot requirement. The applicant's representatives next addressed the issue of the overall transportation network and the issue of Nassau Drive not connecting to the east. The applicant's representatives noted that the Channing Drive construction, which is a key component of the Eastern Road Plan, had been accomplished through the Fieldstone subdivision from Valley Mill Road to the northern property limits. They believed the developers have done their part to implement the Comprehensive Policy Plan by constructing their portion of Channing Drive and by contributing $20,000 towards the traffic signal at the Greenwood Road/ Valley Mill Road intersection, and by entering into a signalization agreement with VDOT at Charming Drive. It was noted by the representatives that the Comprehensive Plan does not call for nor promote an east -west collector road through the Fieldstone community. In addition, it was their opinion that the subdivision ordinance did not mandate a road connection to the adjoining Adams property. In addition, there seemed to be a discrepancy from the applicant's point of view as to why the Board of Supervisors was sending the MDP back to the Planning Commission. The applicant's representatives believed the Board of Supervisors' motion was, "...to direct the Planning Commission to resolve the density issues and bring back the MDP to the Board's first meeting in June." The applicant believed this was not accurately represented' in the staff s report. Members of the Planning Commission were of the opinion that VDOT had requested a revised traffic impact analysis because of the number of trips per day had doubled with the revision of the townhouses in Section 2. However, it was determined that this revised traffic analysis was not accomplished. The applicant's representatives noted that when the -developer came forward with their contribution for the traffic signal, there was no further discussion regarding the need for additional revisions to the traffic study. Additionally, members of the Commission pointed out that they have consistently recommended MDP #03-04, Fieldstone Subdivision Page 8 June 3, 2004 inter -parcel connectors in the past. Four citizens who live in the vicinity of this development spoke at the public meeting. The citizens did not believe the developers were doing their part in the way of contributing money towards road improvements; they voiced their opinions that developers coming into Frederick County should be required to do a greater amount of improvements before they are granted approval for their projects. They anticipated that the taxpayers will be left to maintain and manage public facilities after the developers have gone. One citizen suggested that an outside traffic engineer be hired to review and comment on the transportation issues. It was also stated that Fieldstone was developed without a storm water management system; there were complaints that the water runoff from the clear cut slopes for the Charming Drive construction flowed directly into Abrams Creek. The executor of the adjacent Goldies, LLC tract stated that his property is currently under contract for development. Impacts on schools, roads, and the environment were also mentioned. The Planning Commission recalled that they had recommended denial of the waiver at their April 19, 2004 meeting; therefore, the MDP was not in compliance with the subdivision ordinance. Commissioners suggested that the MDP should not be approved without re -addressing the waiver request. The legal counsel for the Commission stated that both issues could be considered together; the legal counsel also recommended that if all ordinance requirements were met, the MDP should be approved. The Planning Commission expressed their concern about the cumulative affect of the traffic impacts from previously -approved developments in this area. Commission members stated that it was difficult to predict the cumulative traffic impact when the densities of proposed development continue to change. By a majority vote, the Planning Commission recommended approval of the waiver request, allowing residences on private drives up to 624 feet from a public road and also recommended approval of MDP #03-04 Fieldstone subdivision. The vote was as follows: YES (TO APPROVE): Watt, Unger, Morris, Light, Thomas, Kriz, Fisher NO: Straub, Gochenour, DeHaven, Rosenberry (Commissioners Triplett and Ours were absent from the meeting.) STAFF CONCLUSIONS FOR 06/09/04 BOARD OF SUPERVISORS MEETING: This Master Development Plan is consistent with the technical requirements of the Frederick County Zoning and Subdivision Ordinances, as they relate to Master Development Plans. However, transportation concerns with the project still exist. In particular, Nassau Drive has not been stubbed at the eastern property line. Planning Staff, Members of the Planning Commission, as well as VDOT, have MDP #03-04, Fieldstone Subdivision Page 9 June 3, 2004 recommended that this road be extended to the eastern property line; which would allow for a possible future improved transportation network for this area of Frederick County. All of the issues identified by the Board of Supervisors should be appropriately addressed by the applicant. The Planning Commission recommended that administrative approval be authorized during their meeting on June 2, 2004. The Planning Commission also approved the requested lot access waiver. No action is necessary by the Board regarding this waiver. The applicant is seeking authorization of the preliminary master development plan by the Board of Supervisors. The Board's authorization will grant staff with administrative approval authority for the final master development plan. • 0 of Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Fieldstone Subdivision 2. Owner's Name Arcadia Devlopment Co. (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Winchester, VA 22602 Phone Number: 540)_662-4185 4. Design Company: Greenway Engineering Address: Same as above Phone Number: Same as above Contact Name: Niki Adhikusuma or Jeremy Tweedie 5. Location of Property South of Valley Mill Rd. Rte. 659 6. Total Acreage: 94.3987 Acres 7. Property Information a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: North South East West 55-((A))-181 RP Vacant Single Family Detached Urban Single Family Attached (Townhouse) Property Identification Numbers Property Uses See Attached Sheet See Attached Sheet f) Magisterial District: Red Bud 8. Is this an original or amended Master Development Plan? Original ❑ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planningand 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: Date: 7 Z FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Wine, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Wine, 22601 Fu-Shep, Dr. AllenFutral 55-((A))-209 405 Briarmont Dr Wine, 22601 Manning & Ross 65-((A))-37 PO Box 27 Wine, 22604 Lynnhaven, LC -John Scully 55-((A))-206 112 N. Cameron St Wine, 22601 Ronald C & Elizabeth A. Dishdong 55I-((1))-4-240 138 Charlton Rd Wine, 22602 John R & Kandis R Jenkins 55I-((1))-4-239 136 Charlton Rd Wine, 22602 Gary Lee & Judith C Wastler 55I-((1))-4-238 134 Charlton Rd Wine, 22602 Jerry M & Yvonne Willis 55I-((1))-4-237 132 Charlton Rd Wine, 22602 Ryan A & Patricia L Pugh 55I-((1))-4-236 130 Charlton Rd Wine, 22602 Steven R Dick 55I-((l))-4-235 128 Charlton Rd Wine, 22602 David A & Rhodes Megan E Lockhart 55I-((1))-4-234 126 Charlton Rd Wine, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 131 Rebecca Dr Wine, 22602 David A & Betty J Whipkey 55I-((1))-4-203 132 Rebecca Dr Wine, 22602 Carlisle Heights Home Owners' Asso 55I-((1))-3 PO Box 2241 Wine, 22604 Matthew C & Katherine McHale 55-((A))-165C 1291 Valley Mill Rd Wine, 22602 Mill Race Estates Home Owners' Asso 55-((A))-175E 817 Dutton Place Wine, 22603 WilliamH & Genevieve Schuller 55-((A))-178,178A PO Box 897 Berryville 22611 WilliamH. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Winc, 22602 Charles R Racey 55-((A))-176B 985 Valley Mll Rd Wine, 22602 The Cameron Group 55-((A))-176A 315 Cameron St Wine, 22602 Mark R Ritchie 55-((A))-175A 1071 Valley Mill Rd Winc, 22602 00 460 Adjoining Property Information: Property Identification # North 55-((A))-175E 55-((A))-165C South 55I-((1))-4-203, 204, 234 55-((A))-206 65-((A))-39 East 55-((A))-209 55-((A))-210 West 55I-((1))-4-240, 239, 238, 237, 236, 235 5 5I-((1))-3 Property Uses RP -Vacant RP -Vacant RP RP RP RP RA-Agr RP RP -Vacant 00 Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Arcadia Development- Co. (Phone) (540) 791,-0321 (Address) 117N. Bailey Lane, Purcellville, VA 20132 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. OZ.©cocA$?i 5" on Page and is described as Parcel: T.M#: 55-((A))-151 Subdivision: Fieldstone Subdivision do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane 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: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits © Master Development Plan (Preliminary and Final) Id Subdivision ® 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 otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this 8 thday of Dec . 2003 , Signature(s) Ca 41,11iL / J State of V-i4�g;� , City/County of CA. Ljr, . - , To -wit: I, �-� , OIAAA( , a Notary Public in and for the jurisdiction aforesaid, certify that the person�s)- who signed to the foregoing instrument and whop j(,are)-known to me, personally appeared before me and has acknowledged the same before me in th j ris-di tign aforesaid this_K day of c- 4 , 200 . " PENNY HUNTER Commission # 12812" mmission Expires: X10J t a-00 k-i Ndfary Public NofQry pia - Santo Clara County 4 MyComrn.BpkmNove;,2M41 47- 71 m All 0 am; A • • B RtWPJ COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 July 30, 2003 Mr. Tung Niki Adhikusuma, P.E. Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Preliminary Review Comments for Fieldstone Subdivision MDP (revision) Property Identification Number (PINs) 55-A-181 Dear Niki: Thank you for giving me the opportunity to provide you with review comments for the preliminary Master Development Plan (MDP) for the Fieldstone Subdivision. Staff offers the review comments listed below for your consideration. Preliminary Review Comments: 1) Road Layout For Townhouses. Please show the proposed road layout for the proposed townhouse development (Section II). Staff suggests that you continue Highcliffe Drive to the eastern property line to allow for the possibility to extend the road in the future. The townhouses should not have direct access to this road. 2) Riparian Buffer. Please show and label the required riparian buffer along the natural waterways located on the property. Land disturbance within these buffers is prohibited except for public utilities, public facilities or roads. 3) Landscaping Option. Please specify which of the three landscaping options will be utilized to satisfy the requirements of Section 165-36 of the Zoning Ordinance. This would either be street tree landscaping, ornamental landscaping, or tree preservation landscaping. 4) Recreational Units. Please specify the number of recreational units required on the plan. Furthermore, please show the location and provide information on the type of recreational facility that will be provided. If recreational facilities will be provided in the open space/floodplain, parking will need to be provided. 5) Proposed Trail. Please show the limits of the proposed trail more clearly. The trail should extend from the western portion of Valley Mill Road to the southern portion of Channing Drive. Please also specify the width and construction details of the proposed trail. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Mr. Adhikusuma Preliminary Review Comments for Fieldstone Subdivision MDP (revision) July 30, 2003 6) Proposed Use. Please specify that the proposed use is single family detached urban lots and townhouse lots. The plan currently states that single family detached lots and single family attached lots are proposed. This is rather vague. 7) Average Lot Area. The Zoning Ordinance requires that the average lot area for this townhouse development be at least 2,200 square feet. Please state this on the MDP. 8) Lot Area Tabulation. The calculations for the amount of land within the total number of lots per phase does not appear to be correct. For example, if you multiply the minimum lot size of 12,000 square feet by the number of lots (63) you come up with a number greatly different than shown. The same is the case with Phase II of the development. Please clarify what this area includes. 9) Gross Density Tabulation. Please correct the gross density totals shown on the first page of the MDP. The density for Phase I should be 1.4 dwelling units per acre, and for Phase II it should be 4.20 dwelling units per acre. 10) Typos. Please correct the spelling of "by" in the County Administrator approval box. Also, please correct the spelling of "boundary" in your townhouse setback table. 11) Agency Comments. Please ensure that the Planning Staff is provided with review comments from all of the following review agencies: the Frederick County Department of Public Works, Frederick County Department of Building Inspections, Frederick County Department of Parks & Recreation, Frederick County Fire Marshal, Airport Authority, Frederick County Sanitation Authority, Virginia Department of Transportation (VDOT), and the Frederick County Department of Geographic Information Systems. Please address the above comments and those provided to you from the review agencies. In order to continue the review of this Master Development Plan, you will need to submit the complete MDP application, which includes review agency comments and review fee, to this department. Once this information is received, staff will schedule the application for review by the Planning Commission and later the Board of Supervisors. The review fee will be $6,218.10 [$1,500/base + $4,718.10 (94.362 acres @ $50 per acre)]. Please do not hesitate to contact me if you have any questions. Sincerely, Jeremy F. Camp - Planner II JFC/bad U: UeremyWaster Development PlanslFieldstone Subdivision - RevisionlPreliminaryReviewComments.wpd Request for Master Development Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4` 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: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Department of Planning and Development's Comments: Department of Planning and Development use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date RECEIV7 JUL 2 4 2003 FREDERICK + .P�LA.NNG Frederick Cou Master Deve!Wment Plan APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received Complete. Date of acceptance Incomplete. Date of return 1. Project Title: 2. Owner's Name 3. Applicant: Address: Phone Number: 4. Design Company: Address: Phone Number: Contact Name: Fieldstone Subdivision Arcadia Application # (Please list name of all owners or parties in interest) Greenway Engineering 151 Windy Hill Winchester, VA 22602 540) 662-4185 Greenway Engineering Same as above Same as above Niki Adhikusuma or Jeremy Tweedie 9 • 5. Location of Property 6. Total Acreage: South of Valley Mill Rd. Rte. 659 94.3987 Acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: Property Identification Numbers North See Attached Sheet South "' East West f) Magisterial District: 55-((A))-181 RP Vacant Single Family Detached Urban Single Family Attached (Townhouse) Property Uses See Attached Sheet Red Bud 8. Is this an original or amended Master Development Plan? Original ❑ Amended 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: —= Date: 2q i Adjoining Property Information: Property Identification # North 55-((A))-175E 55-((A))-165C South 55I-((1))-4-203, 204, 234 55-((A))-206 65-((A))-39 East 55-((A))-209 55-((A))-210 West 55I-((1))-4-240, 239, 238, 237, 236, 235 55I-((1))-3 Property Uses RP -Vacant RP -Vacant RP RP RP RP RA-Agr RP RP -Vacant FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Wine, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Wine, 22601 Fu-Shep, Dr. Allen Futral 55-((A))-209 405 Briarmont Dr Wine, 22601 Manning & Ross 65-((A))-37 PO Box 27 Wine, 22604 Lynnhaven, LC -John Scully 55-((A))-206 112 N: Cameron St Wine, 22601 Ronald C & Elizabeth A. Dishdong 55I-((1))-4-240 138 Charlton Rd Wine, 22602 John R & Kandis R Jenkins 55I-((1))-4-239 136 Charlton Rd Wine, 22602 Gary Lee & Judith C Wastler 55I-((1))-4-238 134 Charlton Rd Wine, 22602 Jerry M & Yvonne Willis 551-((1))-4-237 132 Charlton Rd Wine, 22602 Ryan A & Patricia L Pugh 55I-((1))-4-236 130 Charlton Rd Wine, 22602 Steven R Dick 55I-((1))-4-235 128 Charlton Rd Wine, 22602 David A & Rhodes Megan E Lockhart 55I-((1))-4-234 126 Charlton Rd Wine, 22602 Charles D & Sandra H Gulick 55I-((l))-4-204 131 Rebecca Dr Wine, 22602 David A & Betty J Whipkey 55I-((1))-4-203 132 Rebecca Dr Wine, 22602 Carlisle Heights Home Owners' Asso- 55I-((1))-3 PO Box 2241 Wine, 22604 Matthew C & Katherine McHale 55-((A))-165C 1291 Valley Mill Rd Wine, 22602 Mill Race Estates Home Owners' Asso 55-((A))-175E 817 Dutton Place Wine, 22603 William H & Genevieve Schuller 55-((A))-178,178A PO Box 897 Berryville 22611 William H. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Wine, 22602 Charles R Racey 55-((A))-176B 985 Valley Mill Rd Wine, 22602 The Cameron Group 55-((A))-176A 315 Cameron St Wine, 22602 Mark R Ritchie 55-((A))-175A 1071 Valley Mill Rd Wine, 22602 �, < a � �:1 � zap, •y � H•' +y �. F ' �^;t "�-( lb Jell ee t _ .. _ ... _ TIL s <G' i_iows Fla it". Je. '.. j 5 181 � ' � ��.. � � � �•'fir. _ "�2: - oa ol ��tp Fieldstone Land Use Permits Subject: Fieldstone Land Use Permits Date: Mon, 5 Apr 2004 10:09:03 -0400 From: "Funkhouser, Rhonda" <Rhonda.Funkhouser@VirginiaDOT.org> To: "'ccoffey@arcadiabuilding.com"' <ccoffey@arcadiabuilding.com> CC: "Heironimus, David (Dave)" <David.Heironimus@VirginiaDOT.org>, "Baker, Philip (Staunton)" <Philip.Baker@VirginiaDOT.org>, "Jeremy Camp (E-mail)" <jcamp@co.frederick.va.us> As requested, enclosed please find copies of Land Use Permits #855-6456 and #855-6457. «855-6456.t1f>> «855-6457.tif>> You will need to contact your engineer to acquire copies of the approved plans, which are part of the approved permits. I was unable to scan this information. If I can be of further assistance, do not hesitate to call. lzhovLda L. Fuvx,1zhouser ,4dmt. istratLve Assistaot to Lawd DeveLopmewt VA Dept. of Tra wsportat�ow Eol%wburg F—esW elAzu 24032 0[01 va[Leu P%i e Eai, burg, VA 22224 PhoM #,E(540)924-5602 t=ax #(540)924-5c,07 Name: 855-6456.tif .855-6456.tifType: TIFF Image (image/tiff) Encoding: base64 Name: 855-6457.tif ,.855-6457.tif Type: TIFF Image (image/tiff)' Encoding: base64 1 of 1 4/5/2004 1:47 PM GREENWAY ENGINEERING I �1 \\'inch I till I am nchestcr, v'irhinia _'_'6tI I bulldcd ill 1971 FILE COPS December 10, 2003 Virginia Department of Transportation 14031 Old Valley Pike Edinburg, VA 22824 Attn: Ben Lineberry, Assistant Resident Engineer Re: Fieldstone, Section 1 Comments Dear Mr. Lineberry: We are in receipt of the comments with the email dated September 24, 2003 and offer the following responses: Comments from Virginia Department of Transportation Comment 1: A revised Traffic Impact Analysis must be submitted. Response: It is our understanding from the client that John Callow with PBR&A has completed the revised Traffic Impact Analysis and will be submitting directly to your office for review and approval. Comment 2: We will also be requiring a traffic signal agreement at the same intersection. Response: Agreement for installation of Traffic Signal shall comply with VDOT requirements. Our Client is working with John Callow to coordinate this issue with VDOT. Comment 3: A right turn lane shall be required front Channing Drive heading west onto Highcliff Drive. Response: A right turn lane has been accommodated for within Channing Drive. Please refer to Channing Drive site plan. Right turn lane shall be shown on the MDP. Final design shall be submitted with Section 11 Site plan. Please contact us at your convenience if you have any questions or to schedule a meeting if any of the comments need further discussion. Thank you for your time in this matter. Sincerely, Greenway Engineering Jeremy N. Tweedie Cc: Carla Coffey, Arcadia Niki Adhikusuma, PE Greenway Engineering File #2160A/NA/dls G,ngineers SL1lVeV0r% Mcphonc 540 662418 ', 1 :NX 5-10 72 2 9528 www.grcenwaycng.coni Jeremy Tweedie From: Lineberry, Ben, PE [Ben.Lineberry@VirginiaDOT.org] Sent: Wednesday, September 24, 2003 11:12 AM To: Jeremy Tweedie Cc: Lineberry, Ben, PE; Ingram, Lloyd; Sweitzer, Barry Subject: Fieldstone - Amended Master Development Plan Comments The amended Master Development Plan for this property appears to have a measurable impact on Channing Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. * Based on our conversation on September 22, 2003 the number of trips per day for Section II.is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff Drive. * A revised Traffic Impact Analysis must be submitted. * We will also be requiring a traffic signal agreement at the same intersection. * A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. 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, Sixth 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. Ben H. Lineberry, Jr., P.E. Trans. Assistant Resident Engineer VDOT - Edinburg Residency 14031 Old Valley Pike Edinburg, VA 22824 Phone #540-984-5605 Fax #540-984-5607 1 I' Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederick County Fire Marshal 1" Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-6350 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: Greenway Engineering eering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Fire Marshal's Comments: Frederick County Fire Marshal use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed?-:25'_ o3 Date approved ?n2�C53 Revision required Signature and Date -___. ������ %'�►�� Frederick County Fire and Rescue a Department a y office of the Fire Marshal � a Plan Review and Comments VIRGINIA Control number MDP03-0009 Project Name Fieldstone Subdivision Address 151 Windy Hill Lane Type Application Master Development Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Date received Date reviewed Date Revised 7/23/2003 7/25/2003 Applicant Greenway Engineering City State Zip Applicant Phone Winchester VA 22602 540-662-4185 Tax ID Number Fire District Rescue District 55-A-181 18 18 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Election District Red Bud Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No a:. Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh Title - "DIED 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: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Frederick County 7Sa7nit;atio Authority's Comments: Frederick County Sanitation Authority use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date JUL 2 5 2003 Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4` Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 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) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Frederick County Inspections Department's Comments: L Frederick County Inspections use only Date reviewed Review Nu�pber 12 3 Date reviewed Date�A'p�r ed Signature and Date (please circle one) Revision required AUG 2 5 2003 • Request for Master Development Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4t Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 of Public Works Comments: Department of Public Works use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Date approved _B ja_7]& Revision required Signature and Date Q-e-r,/— � r� • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Department of GIS (Geographic Information Systems) Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS ' 3 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5651 (540) 665-5651 The GIS Manager 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: Address: Phone Number: 54 D U VZ - 4113 S Name of development and/or description of thee request: Location of property: o+- 1l ��lc� �1, \� �� . Te Le5Ct GIS Manager Comments: 32ax ,�\ PpAd N A Ss b2,,,F e,�JeecA- G!�>4r►•'��fx, d1,2-6yf- AeF- Exr�F451&yl /� ExlSTi i2orP��. Page 21i AUG 11 2003---------------------- 0 • Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2"d Floor 107 N. Kent Street Winchester, VA Winchester, VA 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) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Department of Parks and Recreation's Comments: SEE ATTACHMENT SIP 0 5 2003 fit; Fieldstone Subdivision The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain areas and not easily accessible. Staff also recommends that the proposed trail be 10 feet in width and meet the minimum standards for trail construction used by the county. Staff has based this recommendation on Federal Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of 10 feet in width. The potential for the trail to connect to adjacent future development should also be provided. Request for Master Development Plan Comments Winchester Regional Airport Mail to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 Hand deliver to: 491 Airport Road (Route 645, off of Route 522 South) (540)662-2422 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Winchester Regional Airport Comments: Winchester Regional Airport use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and DateMn c = SERVING THE TOP OF VIRGINIA i WINCHESTER REGIONAL AIRPORT August 11, 2003 Jeremy Tweedie Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 Re: Master Development Plan Amended Fieldstone Subdivision Red Bud Magisterial District Dear Mr. Tweedie: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed development lies outside of the Airport's Part 77 surfaces. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director AUG 14 2003 Request for Master Development Plan Comments Frederick County Public Schools Mail to: Frederick County Public Schools Attn: School Superintendent 1415 Amherst Street Winchester, VA 22601 Hand deliver to: Frederick County Public Schools Attn: School Superintendent 1415 Amherst Street Winchester, VA (540) 662-3888 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Fieldstone Subdivision Location of property: South of Valley Mill Rd. Rte. 659 Qrnhnn) rAn*e- Superintendent use only ,;�� ,,,.,,, Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed t �j Date approved Revision required r Signature and Date { 1 I�ild COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 February 24, 2004 Mr. Jeremy Tweedie, P.E. Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Incomplete Application - Fieldstone Subdivision Dear Jeremy: Staff is returning the preliminary master development plan application for Fieldstone Subdivision, which was submitted on February 23, 2004. After review of the application materials, staff discovered that the application fee is incorrect and there are no VDOT comments. Please also be aware that staff needs at least 44 copies of the master development plan for review by the Planning Commission. At least 25 additional copies will be needed for the Board meeting. Sincerely, Jeremy F. Camp, Planner II JFC/bad Attachments 107 North Kent Street - Winchester, Virginia 22601-5000 GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 February 23, 2004 Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 Attn: Jeremy Camp, Planner II Re: Fieldstone Subdivision MDP Revision Comments Dear Mr. Camp: We are in receipt of the preliminary review comments dated July 30, 2003 and offer the following responses: Comments from Frederick County Department of Planning Comment 1: Road Layout for Townhouses. Please show the proposed road layout for the proposed townhouse development (Section 11). Staff suggests that you continue Highcl ie Drive to the eastern property line to allow for the possibility to extend the road in the future. The townhouses should not have direct access to this road. Response: Internal road schematic has been provided. The actual internal road design to be similar and shall conform to Frederick County requirements for private streets. See sheet 2 & 4 Comment 2: Riparian Buffer. Please show and label the required riparian buffer along the natural waterways located on the property. Land disturbance within these buffers is prohibited except for public utilities, public facilities or roads. Response: A Riparian Buffer has been provided along Abrams Creek. See sheet 2 Comment 3: Landscaping Option. Please speck which of the three landscaping options will be utilized to satisfy the requirements of Section 165-36 of the Zoning Ordinance. This would either be street tree landscaping, ornamental landscaping, or tree preservation landscaping. Response: Landscaping requirements for residential developments shall be in accordance to the Frederick County Zoning Ordinance section 165-36. Type of landscaping shall be provided at least one of the three types of landscaping in accordance to the Frederick County Zoning Ordinance section 165-36-A. The actual proposed types of landscaping will be provided at final subdivision design at plan submission. See note Sheet 1. Engineers Surveyors File #3126/JNT/dlm Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com Comment 4: Recreational Units. Please speck the number of recreational units required on the plan. Furthermore, please "show the location and provide information on the type of recreational facility that will be provided. Ifrecreational.facilities will be provided in the open snace/floodnlain, parking will need to h- provided. Response: Recreational facility for section 2 shall be equivalent to or exceed the value of seven tot lots. The location and type of recreation facilities shall be approved by Frederick County Department of Parks & Recreation. See note Fl?Pet a_ Comment S: Proposed Trail. Please show the limits of the proposed trail more clearly. The trail should extend from the western portion of Valley Mill Road to the southern portion of Channing Drive. Please also speck the width and construction details of the proposed trail. Response: Within Section H a proposed internal trail system is to be private and shall be delineated at final site design however the proposed trail along Channing Drive shall dead end to the north and will be extended to the south property line along Charming Drive for future connection. Comment 6: Proposed Use. Please sped that the proposed use is single family detached urban lots and townhouse lots. The plan currently states that single family detached lots and single family attached lots are proposed. This is rather vague. Response: Proposed uses have been revised as noted. See sheet 1. Comment 7: Average Lot Area. The Zoning Ordinance requires that the average lot area for this townhouse development be at least 2, 200 square feet. Please state this on the MDP. Response: Townhouse area tabulation revised as noted. See sheet 1. Comment 8: Lot Area Tabulation. The calculations for the amount of land within the total number of lots per phase does not appear to be correct. For example, if you multiply the minimum lot size of 12, 000 square feet by the number of lots (63) you come up with a number greatly different than shown. The same is the case with Phase II of the development. Please clarify what this area includes. Response: Please note average lot size is more than the minimum requirement and cannot be accurately calculated as demonstrated above. Area shown in tabulation on sheet 1 is either actual lot area that has been computed or an approximation of lot area. Comment 9: Gross Density Tabulation. Please correct the gross density totals shown on the first page of the MDP. The density for Phase I should be 1.4 dwelling units per acre, and for Phase II it.should be 4.20 dwelling units per acre. Response: Gross density tabulation revised as noted. See sheet 1. Comment 10: Typos. Please correct the spelling of "by" in the County Administrator approval box. Also, please correct the spelling of "boundary" in your townhouse setback table. Response: Revised as noted. See sheet 1. File #3126/JNT/dim • • Comment 11: Agency Comments. Please ensure that the Planning Staff is provided with review comments from all of the following agencies: The Frederick County Department of Public Works, Frederick County Department of Building Inspections, Frederick County Department of Parks & Recreation, Frederick County Fire Marshall, Airport Authority, Frederick County Sanitation Authority, Virginia Department of Transportation (VDOT), and the Frederick County Department of Geographic Information Systems. Response: Attached are approval comments for the above referenced agencies with exceptio of VDOT which had comments that have been addressed, attached also is the response letter . Approval will be forwarded once received. Also attached is the review fee check based on changes to Section II. Please contact us at your convenience if you have any questions or to schedule a meeting if any of the comments need further discussion. Thank you for your time in this matter. Sincerely, Greenway Engineering Jeremy N. Tweedie Cc: Niki Adhikusuman, PE - Greenway Engineering File #3126/JNT/dlm GREENWAY ENGINEERING r�11 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 February 23, 2004 Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 Attn: Eric Lawrence, Director of Planning Re: Fieldstone Master Development Plan Waiver Request Dear Mr. Lawrence: On behalf of our client, Arcadia Development Co, and the Fieldstone project, Greenway Engineering is respectfully requesting a waiver associated with the length of private drives within the Section II portion of this development. The private road system that extends from the public right-of-way along Nassau Drive throughout Section II of the development as delineated on the revised MDP has been designed to enhance and provide a traffic circulation loop. In accordance to Frederick County Zoning Ordinance Code Section 144-24.C(2)(b). As stated: (b) Wtren such lots do not abrrt public streets, they shall abut private roads, parking lots or access easements. The length and extent of private roads, driveways and parking aisles providing access to lots shall be rnirtirnized, and public streets shall be provided in larger subdivisions when substantial distances are involved. Individual lots shall be more than 500 feet front a state -maintained road, as measured front the public street along the access route. The Planning Commission may allow lots to be located as notch as 800 feet from a state -maintained road incases where entranced circulation is provided with a driveway loop. The length of the private roads as shown on the revised MDP measured from the public right-of-way along Nassau Drive ranged from less than 500' to a maximum of 1320' (loop condition). Therefore, we respectfully request your support and approval for this waiver to the Planning Commission to grant us the 800' maximum length (1600' loop condition) allowed per approval of this request. Thank you for your time and consideration with this matter. Should you have any question please call at your earliest convenience. Please forward this application to the Planning Commission at the next available meeting. Sincerely, Greenway Engineering Jeremy Tweedie CC: Carla Coffey, Project Development Manager — Arcadia Development Company Jeremy Camp, Planner II — Frederick County Planning Department File #2160A/JT/dlm Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com REENW Y EN 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 April 14, 2004 Frederick County Planning Department Attn: Eric Lawrence, Planning Director 107 North Kent Street Winchester, VA 22601 RE: Fieldstone Heights Master Development Plan Continuation Dear Mr om - The purpose of this letter is to request a continuation of the Fieldstone Heights Master Development Plan from the April 28, 2004 Board of Supervisors meeting to their May 12, 2004 meeting. This continuation is requested to allow Greenway Engineering adequate time to address the issues raised by the Planning Commission on April 7, 2004. I do not anticipate any revisions to the Master Development Plan; however, we will provide you with any additional information no later than April 29, 2004 to ensure that the Planning Department has adequate time to review and assemble the information for the Board of Supervisors meeting. Thank you for your consideration of this matter. Please contact me if you have any questions regarding the information in this letter. Sincerely, ll� Evan Wyatt, AICP Greenway Engineering Cc: John R. Riley, Jr., County Administrator Don Miller Carla Coffey Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 File 92160A-2/EAW www.greenwayeng.com e±\ GREENWAY ENGINEERING 11%47 151 Windy Hill Lane =ounJed in 1971 Winchester, Virginia 22602 T R A N S M I T T A L Proiect Name: Fieldstone Heights MDP File No: 216OA-2 Date April 14, 2004 To: FC Planning From: Evan Wyatt Attn: Eric Lawrence GREENWAY ENGINEERING Phone: 540-662-4185 Copied John R. Riley, Jr. Fax: 540-722-9528 ❑ Urgent ❑ For Your Review ❑ As You Requested ❑ Please Comment Message: Hi Eric, Please review this letter and contact me if you have any questions. We will provide you with copies of the brochure packets for inclusion in the Board agenda as soon as I receive them from Arcadia. Thank you, FRE—G-EIVED Evan e, 2004 j, NG& oEVELa?tl-, r Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com 0 • GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 T R A N S M I T T A L Project Name: Fieldstone Subdivision MDP File No: 2160A Date February 25, 2004 To: FC Planning Dept. From: NTA/JNT Attn: Jeremy Camp, Planner II GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 ❑ Urgent ® For Your Review ❑ As You Requested ❑ Please Comment Message: Jeremy, Attached for Fieldstone Subdivision MDP is the following for your review and approval: 1. Previouly Submitted Application Package Including the review fee check in the amount of $3,966.76 based on changes to Section II as per our phone conversation, MDP Application. Response letter, POA, and agency comments including comments. 2. 44 Copies of the MDP 3. Copy of Fieldstone Waiver Request Letter ( Please forward to Eric Lawrence) Should you have any question or need additional information please call. FEB 2 5 2004 Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 T R A N S M I T T A L Project Name: Fieldstone Subdivision MDP File No: 2160A Date February 23, 2004 To: FC Planning Dept. From: NTA/JNT Attn: Jeremy Camp GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 ❑ Urgent ® For Your Review ❑ As You Requested ❑ Please Comment Message: . Jeremy, Attached for Fieldstone Subdivision MDP is the following for your review and approval: 1. Review fee Check in the Amount of 3,966.76 2. MDP Application 3. Response Letter 4. POA. 5. Agency Comments Please schedule this for the 2nd March or 1" April Planning Commission Meeting Should you have any question or need additional information please call. Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 19,11 TRANSMITTAL Project Name: Fieldstone Subdivision — Amended MDP File No.: 2160A Date: July 24, 2003 To: FC Planning Attn: Abbe S. Kennedy Copied: From: Jeremy Tweedie GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Remarks: r7 Urgent For Your Review r" As You Requested Please Comment Message: Abbe, Attached is the following for your review: MDP Application 2 curtsey copies of the amended MDP. Thank you and should you need any additional information plepse coil, 1 _a.-rv4Z ✓t/t 2 2003 & L�(�IU�, �FNT I Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com a GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 ) o:uukd in M1 T R A N S M I T T A L Project Name: " Fieldstone -Master Developm File No: 2160A Date May 3, 2004 Plan To: FC Planning From: Evan Wyatt/dlm Attn: Jeremy Camp GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 ❑ Urgent ❑ For Your Review ❑ As You Requested ❑ Please Comment Message: Jeremy, Attached are 30 copies of the exhibit booklet for the above project for the Board of Supervisors packets. Thank you for your assistance. Call with any concerns. Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com 9 /t\ GREENWAY ENGINEERING %*47 151 Windy Hill Lane Founded in I971 Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Fieldstone MDP File No: 2160A Date 6-8-05 To: FC Planning From: Jeremy Tweedie Attn: Eric Lawerance GREENWAY ENGINEERING Phone: 540-662-4185 Copied Arcadia Development Co. Fax: 540-722-9528 Don Miller Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ® Urgent ® For Your Review ❑ As You Requested ❑ Please Comment Message: Eric Attached are the 10 signature sets for the Fieldstone Master Development Plan Please notify our office once they are ready for pickup. Should you have any questions please call. Hand Delivery and Pick Ups Only: Received By: Date: �'•— GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Fieldstone -Revised Master Development Plan File No: 2160A-2 Date: Fri, Oct 18, 2013 To: FC Planning OCT 1 8 2013 i -Y From: Randy Steele/dlm Attn: Candice Perkins GREENWAY ENGINEERING Copied Carla Coffey -Arcadia Phone: 540-662-4185 Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail 0 Courier ❑ Pick Up ❑ Other ❑ Urgent For Your Review As You Requested ❑,� Please Comment Message Candice, Per your request, attached is the following: -8 owner signed copies of the Master Development Plan for Planning's final approval signature Thank you. Contact us with any questions. Hand Delivery and Pick Ups Only: Received by: cx�PO 6 Date: Please Print Name: GREENWAY ENGINEERING, mc. 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 September 27, 2013 Frederick County Department of Planning and Development 107 N. Kent Street, Suite 202 Winchester, VA 22601 Attn: Candice Perkins, AICP, Senior Planner Re: Fieldstone — Revised Master Development Plan Comment Response Letter Dear Ms. Perkins: We are in receipt of Planning comments dated September 24, 2013 and offer the following responses. Comments from Frederick County Planning Comment 1: Project Information. Update the current use from vacant to SF Detached/Attached. Response: The current use has been updated as requested. Comment 2: Development Standards. On the coversheet under the new .standards, delete the repeated section as indicated. Response: The repeated section has been deleted. Comment 3: Ordinance References. Update the Zoning Ordinance references on the coversheet. Response: The Ordinance reference has been updated. Comment 4: Adjoining Property Updates. Update all references for adjoining properties and zoning. Response: Adjoining property owners have been updated. Comment 5: Interparcel Connections. The adjoining property (55-A-210) was rezoned in 2007 and provided an interparcel connection for the continuation of Nassau Drive. The property owner should consider revisiting stubbing Nassau Drive to the property line. A copy of the GDP for "Opequon Crossing " has been attached. Response: After consideration, the property owner has decided not to stub out Nassau Drive. Thank you for your assistance with this project. Contact us with any questions or need for additional information. Sincerely, Greenway Engineering, Inc. A . )�5� Randy Steele, Project Engineer c1 Cc: Carla Coffey — Arcadia Randy L. Kepler, PE, Director of Engineering — Greenway Engineering Enclosures SEP 2 7 2013 Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 FAX 540-722-9528 FFi_;_ . r i i3O rdTY _ www.greenwayeng.com File #2160A/RS/dim 1 r.t. GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Fieldstone -Revised Master Development Plan File No: 216OA-2 Date: Fri, Sept 24, 2013 To: FC Planning Attn: Candice Perkins Copied Carla Coffey -Arcadia Delivery: ❑ Fed Ex ❑ Other_ ❑ U.S. Mail From: Randy Steele/dlm GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 0 Courier ❑ Pick Up ❑ Urgent ® For Your Review 0 As You Requested ❑,� Please Comment Message Candice, Per your request, attached is the following: -Comment Response letter -2 copies of the revised Master Development Plan per Planning comments dated September 24, 2013 Thank you. Contact us with any questions. z Hand Delivery and Pick Ups Only: Received by: X al.mi-ri R • Date: °I �."I 13 Please Print Name: LA ux-CA P, • MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION Staff Report for the Planning Commission Prepared: May 17, 2004 Staff Contact: Jeremy F. Camp, Planner II 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: '04/07/04 recommendation of denial Board of Supervisors: 05/12/04 forwarded to P.C. for re -review Planning Commission: 06/02/04 Pending LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District West Zoned: RP (Residential Performance) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION Staff Report for the Planning Commission Prepared: May 17, 2004 Staff Contact: Jeremy F. Camp, Planner II 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: 04/07/04 recommendation of denial Board of Supervisors: 05/12/04 forwarded to P.C. for re -review Planning Commission: 06/02/04 Pending LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District West Zoned: RP (Residential Performance) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. MDP #03-04, Fieldstone Subdivision Page 2 May 3, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The amended Master Development Plan for this property appears to have a measurable impact on Channing Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. Based on our conversation on September 22, 2003 the number of trips per day for Section II is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff Drive. A revised Traffic Impact Analysis must be submitted. We will also be requiring a traffic signal agreement at the same intersection. A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. 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, Sixth 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. Fire Marshal: Plan approval recommended. Sanitation Authority: Approved - amended County Inspections: No comment required at this time. Shall comment at the time of subdivision plan. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan approval. Geographic Information Systems: Braxton Place & Nassau Dr. previously approved & reserved for use in system. Rebecca Dr. & Channing Dr. are extensions to existing roads. Suffixes are appropriate & correct. Frederick County Department of Parks and Recreation: The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain area and not easily accessible. Staff also recommends that the proposed trail be ten feet in width and meet the minimum standards for trail construction used by the county. Staff has based this recommendation on Federal Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of ten feet in width. The potential for the trail to connect to adjacent future development should also be provided. Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. MDP #03-04, Fieldstone Subdivision Page 3 May 3, 2004 Frederick County Public Schools: No additional comments at this time. Planning & Zoning_ A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. 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 properly and is in the best interest of the general public. B) Location The 94.362 acres of the subject property are located within the Red Bud Magisterial District and are south of Valley Mill Road (Route 659) and Abrams Creek, past the Carlisle Heights Subdivision. Mill Race Estates and Valley Mill Estates are located north of the property across from Valley Mill Road (Route 659). The parcel of land will be accessible via Chaining Drive, which will bisect the parcel in the center. The property is located north of the Lynnehaven and Giles (now Manning & Ross) portions of the Charming Drive Subdivision. C) Site History The original Zoning Map for Frederick County (U.S.G.S. Shephenson, VA Quadrangle) identified this land as being zoned A-2 (Agricultural General) District. On August 26,1987 the property was rezoned to the RP (Residential Performance) District under rezoning application #017-87 of Eastern Frederick Development Company. The original master development plan for this property, previously referred to as Fieldstone Heights, was approved on February 16, 1988 for 215 single-family dwellings. On February 26, 1996 the master development plan was revised to accommodate 169 single-family detached traditional dwellings (I5, 000 square foot minimum without curb & gutter). Then on February 28, 2002, the master development plan was revised again; this time to accommodate 153 single- family detached urban lots (12, 000 square foot minimum with curb & gutter). D) Intended Use The parcel of land is proposed to be developed in two sections. Section 1 will be located west of Channing Drive and consist of 63 single-family detached urban lots. Section 2 will be located east of Channing Drive and consist of 225 townhouses. MDP #03-04, Fieldstone Subdivision Page 4 May 3, 2004 Planning Staff Comment. The applicant should clarify the proposed phasing of these sections and their relationship to the construction of Channing Drive. E) Site Suitability Land Use Compatibility: The site of the proposed Fieldstone Subdivision is located at the fringe between suburban residential and rural residential development. Single-family residential land uses prevail in the area, although a limited number of agricultural land uses, are in the area as well. Historic Resources: The Frederick County Rural Landmarks Survey does not identify any potentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Environment: The subject site contains 13.92 acres of steep slopes and 10.24 acres of floodplain. Both the areas of steep slope and floodplain are located in the front third of the parcel. A total of 3.48 acres (25%) of steep slopes and .3 acres of floodplain are proposed to be disturbed by this development. No disturbance of the riparian buffers around Abrams Creek shall be permitted except for the construction of roads (Channing Drive), public utilities, and public facilities. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert-Berk soil association, which are common soil types found east of Interstate 81. It is noted that these soil types present some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site development process. Transportation: The Comprehensive Policy Plan classifies Valley Mill Road (Route 659) as a major collector road. As part of the proposed development, a new maj or collector road shall be constructed from Valley Mill Road (Route 659) to the southern limits of the development, which will ultimately link Valley Mill Road (Route 659) with Senseny Road (Route 657). This new road is a component of the Eastern Road Plan, found on page 7-15 of the Frederick County Comprehensive Policy Plan. The Eastern Road Plan also calls for the eventual improvement of Valley Mill Road (Route 659) and Senseny Road (Route 657). Nassau Drive is a proposed public road which will be constructed off of Channing Drive for access to both the east and west portions of the property. All roads within Section 1 (single- family detached urban dwellings) will be public. Access to Section 2 (townhouses) shall be provided via a private road network connected to Nassau Drive. Per Section 144-24, of the MDP #03-04, Fieldstone Subdivision Page 5 May 3, 2004 Frederick County Subdivision Ordinance, individual lots accessed by private streets shall be located within 500 feet of a public road. The applicant is seeking approval from the Planning Commission for a distance approximately 624 feet from a public road. The Subdivision Ordinance gives the Planning Commission the ability to allow lots to be located as much as 800 feet from a state road in cases where enhanced circulation is provided with a driveway loop. Planning Staf Note: The Planning Commission denied the applicant's requestfor a lot access distance waiver during their meeting on April 7, 2004. Therefore, the proposed MDP will need to be revised prior to administrative approval so that all lots are within 500 feet of a state road The proposed MDP's failure to provide a public road connection with the adjoining parcel to the east is detrimental for achieving the best coordinated future transportation networkfor the area. Furthermore, owners ofproperties to the east have contacted staff with development concepts for their properties. These owner's development plans will be significantly hampered without a connection to Channing Drive, through Fieldstone. Comprehensive Policy Plan: The 94.362-acre parcel is zoned RP (Residential Performance) and is within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The property is not located within the study area of any small area land use plan. It is located just outside of the Route 7 East Corridor Plan, which was adopted by the Board of Supervisors in 1994. The Comprehensive Policy Plan states that suburban residential development must occur within the UDA. Density: The overall gross residential density proposed with this master development plan is 3.05 units per acre. This breaks down to a 1.40 gross density in Section 1 and a 4.56 gross density in Section 2. The maximum gross density for a parcel of this size is 5.5 dwelling units per acre. Recreational Facilities, Landscaping, Buffers, and Open Space The revised master development plan for the Fieldstone Subdivision shall contain at least 28.309 acres (30%) of open space; of which, slightly more than 50% shall be located outside of areas of steep slopes. For the proposed townhouses, one recreational unit shall also be provided for every 30 dwelling units. This calculates to a total of eight required recreational units. Landscaping shall be provided for all proposed parking lots and as required by Section 165-36, Landscaping, of the Frederick County Zoning Ordinance. A residential separation buffer is required between the proposed townhouses and the southern property line. In addition to this buffer, a road efficiency buffer is required between the proposed residential uses and Channing Drive. A six foot wide asphalt trail will be provided within the inactive portion of the road efficiency buffer along Channing Drive. The proposed trail is shown on the west side of Channing Drive, from the southern limits of the parcel, to the rear of the proposed townhouse development. MDP #03-04, Fieldstone Subdivision Page 6 May 3, 2004 Planning Staff Comment: Staffsuggests that the proposed trail be extended to Abrams Creek to allow for the possibility of connecting it with a nature trail which could emerge in the future alongAbrams Creek. If amenable, the applicant could also provide assurances for an easement alongAbrams Creek to allow Frederick County to use the property for a public trail if determined appropriate in the future. PLANNING COMMISSION SUMMARY & ACTION OF 04/07/04 MEETING: The owners of the 85-acre Valley Mill Farm, LLC at 1494 Valley Mill Road expressed concerns about traffic, the impacts of additional sediment in Abrams Creek, the loss of historic integrity of their property, the impact on their quality of life, and the incapacity of the one -lane bridge. Valley Mill Farm owners offered to dedicate a portion of the northern part of their property for access, rather than channeling traffic to the one -lane bridge. Four other citizens came forward to speak in opposition to the townhouse development; their concerns included traffic and safety issues, and overcrowded schools. The owner of the Goldie's LC tract to the east commented that he would like to see Nassau Drive stubbed at the eastern property line of the Fieldstone tract. Without this connection he was concerned that his property may be considered landlocked for future development. A VDOT representative verified that a revised traffic impact analysis (TIA) was submitted and VDOT was satisfied because the applicant had agreed to install three turn lanes, in addition to entering into a signalization agreement where Channing Drive and Nassau intersect. Commission members questioned VDOT's satisfaction with the TIA in light of the all of the traffic that would be utilizing the one -lane bridge to get to Rt. 7. VDOT predicted the traffic would travel the route of least resistance, and go to Greenwood and down to Rt. 7, rather than attempting to traverse the bridge. Members of the Planning Staff commented that there has been considerable discussion regarding subsequent development to the east. They commented on the overall transportation benefit of staff s recommendation for a continuation of Nassau to the east, possibly creating a connection to Rt. 7 that would skip beyond the one -lane bridge. Members of the Planning Commission were concerned about the increase in density from previous master development plans for this parcel, especially in light of the transportation problems. They pointed out the possibility of potential acceptable transportation solutions, although none had been presented for the Commission's consideration. By a majority vote, the Planning Commission recommended denial of the master development plan, as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven In addition, a motion and second was made to recommend denial of the waiver request. This was also MDP #03-04, Fieldstone Subdivision Page 7 May 3, 2004 passed by a majority vote as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven (Please note: Commissioners Triplett, Kriz, Watt, and Straub were absent from the meeting.) BOARD OF SUPERVISORS SUMMARY & ACTION OF 05/12/04 MEETING: During the May 5, 2004 Board of Supervisors Meeting the Board forwarded the MDP application for Fieldstone Subdivision back to the Planning Commission for review. The Board made this decision to give the applicant another opportunity to address the density and transportation concerns that the Planning Commission expressed during their review on April 7, 2004. STAFF CONCLUSIONS FOR 06/02/04 PLANNING COMMISSION MEETING: The preliminary MDP for Fieldstone Subdivision is a proposal to revise the currently approved MDP for 153 single family detached urban dwellings to allow 63 single family detached urban dwellings plus 225 townhouses. Once the plan is revised to reflect the Planning Commission's denial of the lot access waiver, the Master Development Plan would be consistent with the technical requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The applicant has chosen not to extend the proposed state road to the property line to allow for possible future development; nor has the applicant made any other changes to the plan since the Planning Commission recommended denial of it on April 7, 2004. The failure to extend Nassau Drive to the eastern property line may impact the development potential of the properties to the east; as well as, not provide for an improved future transportation network to serve this area of Frederick County. A summary of concerns and comments from the Planning Commission to the Board o Supervisors concerning this master development plan application would be appropriate. ,. J�, � 'fi. 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FBIM 1 t9 i': l� f t4`j' K �! +f•'� i �• 21i.9e y `1 = i"- i • I ' r LM'r T�•,�y� / � T,• ` Q� Rv �? b i>•� c !�7 `•y � II a 1'4.f: ��i•+f. i i� .. i�1 �5�� •,�7..;. �Y7'� � - t, \�� � �+�.p"�.�✓,3Y �` �� J is 1"4 � a � , - Fieldstone O r ACV 1" ,y� tiiu, S A y(,c °''C%� f Gtt"Sr�t�E{V:li a�S�f1K�tt4 4t F _I M^' sW,. ls.t i1N� t1i I k .5 �,..1, ri ��H, 'Rr �;. �' ,I� � r ��?r,i�t 1t r � �' �` ,; ' iiii'''r�.��gy�';i � ■I �+� ���Gu��•.'.. 'ae'. —_- t li'�l�bl. ).,P1�`r .I"i.l i��`,• `� �, .., ��.''45.....�1.. t 1��'��flltSi dY3�34 Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Fieldstone Subdivision 2. Owner's Name Arcadia Devlopment Co. (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Winchester, VA 22602 Phone Number: 540) 662-4185 4. Design Company: Greenway Engineering Address: Same as above Phone Number: Same as above Contact Name: Niki Adhikusuma or Jeremv Tweedie 5. Location of Property South of Valley Mill Rd. Rte. 659 6. Total Acreage: 94.3987 Acres 7. Property Information a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adj oinirg Property Information: Property Identification Numbers North See Attached Sheet South "' East " West It f) Magisterial District: 55-((A))-181 RP Vacant Single Family Detached Urban Single Family Atached (Townhouse) Property Uses See Attached Sheet Red Bud 8. Is this an original or amended Master Development Plan? Original ❑ Amended N 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: Dater , FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Wine, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Wine, 22601 Fu-Shep, Dr. AllenFutral 55-((A))-209 405 Briarmont Dr Wine, 22601 Manning & Ross 65-((A))-37 PO Box 27 Wine, 22604 Lynnhaven, LC -John Scully 55-((A))-206 112 N. Cameron St Wine, 22601 Ronald C & Elizabeth A. Dishdong 55I-((l))-4-240 138 Charlton Rd Wine, 22602 John R & Kandis R Jenkins 55I-((1))-4-239 136 Charlton Rd Wine, 22602 Gary Lee & Judith C Wastler 55I-((l))-4-238 134 Charlton Rd Wine, 22602 Jerry M & Yvonne Willis 55I-((1))-4-237 132 Charlton Rd Wine, 22602 Ryan A &Patricia L Pugh 55I-((1))-4-236 130 Charlton Rd Wine, 22602 Steven R Dick 55I-((l))-4-235 128 Charlton Rd Wine, 22602 David A & Rhodes Megan E Lockhart 55I-((1))-4-234 126 Charlton Rd Wine, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 131 Rebecca Dr Wine, 22602 David A & Betty J Whipkey 55I-((1))-4-203 132 Rebecca Dr Wine, 22602 Carlisle Heights Home Owners' Asso 55I-((1))-3 PO Box 2241 Wine, 22604 Matthew C & Katherine McHale 55-((A))-165C 1291 Valley Mill Rd Wine, 22602 Mill Race Estates Home Owners' Asso 55-((A))-175E 817 Dutton Place Wine, 22603 WilliamH & Genevieve Schuller 55-((A))-178,178A PO Box 897 Berryville 22611 WilliamH. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Wine, 22602 Charles R Racey 55-((A))-176B 985 Valley Mll Rd Wine, 22602 The Cameron Group 55-((A))-176A 315 Cameron St Wine, 22602 Mark R Ritchie 55-((A))-175A 1071 Valley Mill Rd Wine, 22602 Adjoining Property Information: Property Identification # North 55-((A))-175E 55-((A))-165C South 55I-((1))-4-203, 204, 234 55-((A))-206 65-((A))-39 East 55-((A))-209 55-((A))-210 West 55I-((1))-4-240, 239, 238, 237, 236, 235 55I-((1))-3 Property Uses RP -Vacant RP -Vacant RP RP RP RP RA-Agr RP RP -Vacant 4�GK COG Special Limited Power of Attorney t � County of Frederick, Virginia Ana Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Arcadia Development— Cn- (Phone) —�54-9�--7 5-3. -9 3 21 (Address) 117N. Bailey Lane, Purcellville, VA 20132 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. ©Z.00cAR1 S" on Page , and is described as Parcel: T.M#: 55-((A))-151 Subdivision: Fieldstone Subdivision do hereby make, constitute and appoint: (Name) Greenway Engineering (Address) 151 Windy Hill Lane (Phone)540-662-4185 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: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits 0 Master Development Plan (Preliminary and Final) [a Subdivision ® 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 otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this 8 tlkiay_ of Dec . , 200 3 , Signature(s) State of Xr�4a; City/County of � � C.�a�r. , To -wit: I, ?4-A n!, O."u- , a Notary Public in and for the jurisdiction aforesaid, certify that the personLs- whosigned to the foregoing instrument and whc6Xar known to me, personally appeared before me and hasl,acknowledged the same before me in the jl}r sdi tiQn aforesaid this Z day of 200--A-. 11 PENNY HUNTER Commbaon # 12t31244 mmission Expires: 10 0J N4ary Public Notary Pubft " Santa Clara County 7 My Comm. Bp1rm Nov 1L 20D41 MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION . Staff Report for the Planning Commission Prepared: March 18, 2004 Staff Contact: Jeremy F. Camp, Planner II 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: 04/07/04 Pending Board of Supervisors: 04/28/04 Pending LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District West Zoned: RP (Residential Performance) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. REVIEW EVALUATIONS: J MDP #03-04, Fieldstone Subdivision Page 2 March 18, 2004 Virginia Dept. of Transportation: The amended Master Development Plan for this property appears to have a measurable impact on Channing Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. Based on our conversation on September 22, 2003 the number of trips per day for Section H is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff Drive. A revised Traffic Impact Analysis must be submitted. We will also be requiring a traffic signal agreement at the same intersection. A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. 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, Sixth 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. Fire Marshal: Plan approval recommended. Sanitation Authority: Approved - amended County Inspections: No comment required at this time. Shall comment at the time of subdivision plan. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan approval. Geographic Information Systems: Braxton Place & Nassau Dr. previously approved & reserved for use in system. Rebecca Dr. & Channing Dr. are extensions to existing roads. Suffixes are appropriate & correct. Frederick County Department of Parks and Recreation: The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain area and not easily accessible. Staff also recommends that the proposed trail be ten feet in width and meet the minimum standards for trail construction used by the county. Staff has based this recommendation on Federal Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of ten feet in width. The potential for the trail to connect to adjacent future development should also be provided. Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. MDP #03-04, Fieldstone Subdivision Page 3 March 18, 2004 Frederick Counly Public Schools: No additional comments at this time. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. 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 94.362 acres of the subject property are located within the Red Bud Magisterial District and are south of Valley Mill Road (Route 659) and Abrams Creek, past the Carlisle Heights Subdivision. Mill Race Estates and Valley Mill Estates are located north of the property across from Valley Mill Road (Route 659). The parcel of land will be accessible via Channing Drive, which will bisect the parcel in the center. The property is located north of the Lynnehaven and Giles (now Manning & Ross) portions of the Channing Drive Subdivision. C) Site History The original Zoning Map for Frederick County (U.S.G.S. Shephenson, VA Quadrangle) identified this land as being zoned A-2 (Agricultural General) District. On August 26,1987 the property was rezoned to the RP (Residential Performance) District under rezoning application #017-87 of Eastern Frederick Development Company. The original master development plan for this property, previously referred to as Fieldstone Heights, was approved on February 16, 1988 for 215 single-family dwellings. On February 26, 1996 the master development plan was revised to accommodate 169 single-family detached traditional dwellings (15, 000 square foot minimum without curb & gutter). Then on February 28, 2002, the master development plan was revised again; this time to accommodate 153 single- family detached urban lots (12, 000 square foot minimum with curb & gutter). D) Intended Use The parcel of land is proposed to be developed in two sections. Section 1 will be located west of Channing Drive and consist of 63 single-family detached urban lots. Section 2 will be located east of Channing Drive and consist of 225 townhouses. MDP #03-04, Fieldstone Subdivision Page 4 March 18, 2004 Planning Staff Comment: The applicant should clarify the proposed phasing of these sections and their relationship to the construction of Channing Drive. E) Site Suitability Land Use Compatibility: The site of the proposed Fieldstone Subdivision is located at the fringe between suburban residential and rural residential development. Single-family residential land uses prevail in the area, although a limited number of agricultural land uses are in the area as well. Historic Resources: The Frederick County Rural Landmarks Survey does not identify any potentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's Study of Civil War Sites in the Shenandoah Vallty of Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Environment: The subject site contains 13.92 acres of steep slopes and 10.24 acres of floodplain. Both the areas of steep slope and floodplain are located in the front third of the parcel. A total of 3.48 acres (25%) of steep slopes and .3 acres of floodplain are proposed to be disturbed by this development. No disturbance of the riparian buffers around Abrams Creek shall be permitted except for the construction of roads (Channing Drive), public utilities, and public facilities. The General Soil Map of the Soil Survey of Frederick Col , , Virginia indicates that the soils comprising the subject parcels fall under the Weikert-Berk soil association, which are common soil types found east of Interstate 81. It is noted that these soil types present some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site development process. Transportation: The Comprehensive Policy Plan classifies Valley Mill Road (Route 659) as a major collector road. As part of the proposed development, anew major collector road shall be constructed from Valley Mill Road (Route 659) to the southern limits of the development, which will ultimately link Valley Mill Road (Route 659) with Senseny Road (Route 657). This new road is a component of the Eastern Road Plan, found on page 7-15 of the Frederick County Comprehensive Policy Plan. The Eastern Road Plan also calls for the eventual improvement of Valley Mill Road (Route 659) and Senseny Road (Route 657). Nassau Drive is a public road which will be constructed off of Channing Drive for access to both the east and west portions of the property. All roads within Section 1 (single-family detached MDP #03-04, Fieldstone Subdivision Page 5 March 18, 2004 Waiver urban dwellings) will be public. Access to Section 2 (townhouses) shall be provided via a private road network connected to Nassau Drive. Per Section 144-24, of the Frederick County Subdivision Ordinance, individual lots accessed by private streets shall. be located within 500 feet of a public road. The applicant is seeking approval from the Planning Commission for a distance approximately 624 feet from a public road. The Subdivision Ordinance gives the Planning Commission the ability to allow lots to be located as much as 800 feet from a state road in cases where enhanced circulation is provided with a driveway loop. Comprehensive Policy Plan: The 94.362-acre parcel is zoned RP (Residential Performance) and is within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The property is not located within the study area of any small area land use plan. It is located just outside of the Route 7 East Corridor Plan, which was adopted by the Board of Supervisors in 1994. The Comprehensive Policy Plan states that suburban residential development must occur within the UDA. Density: The overall gross residential density proposed with this master development plan is 3.05 units per acre. This breaks down to a 1.40 gross density in Section 1 and a 4.56 gross density in Section 2. The maximum gross density for a parcel of this size is 5.5 dwelling units per acre. Recreational Facilities, Landscaping, Buffers, and Open Space The revised master development plan for the Fieldstone Subdivision shall contain at least 28.309 acres (30%) of open space; of which, slightly more than 50% shall be located outside of areas of steep slopes. ,For the proposed townhouses, one recreational unit shall also be provided for every 30 dwelling units. This calculates to a total of eight required recreational units. Landscaping shall be provided for all proposed parking lots and as required by Section 165-36, Landscaping, of the Frederick County Zoning Ordinance. A residential separation buffer is required between the proposed townhouses and the southern property line. In addition to this buffer, a road efficiency buffer is required between the proposed residential uses and Channing Drive. A six foot wide asphalt trail will be provided within the inactive portion of the road efficiency buffer along Channing Drive. The proposed trail is shown on the west side of Channing Drive, from the southern limits of the parcel, to the rear of the proposed townhouse development. Planning Staff Comment: Staff suggests that the proposed trail be extended to Abrams Creek to allow for the possibility of connecting it with a nature trail which could emerge in the future alongAbrarns Creek. If amenable, the applicant could also provide assurances for an easement along Abrams Creek to allow Frederick County to use the property for a public trail if determined appropriate in the future. MDP #03-04, Fieldstone Subdivision Page 6 March 18, 2004 STAFF CONCLUSIONS FOR 04/07/04 PLANNING COMMISSION MEETING: This Master Development Plan is consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the issues identified by staff, as well as those issues brought forth by the Planning Commission, should be appropriately addressed prior to a recommendation to the Board of Supervisors. A summary of concerns and comments from the Planning Commission to the Board of Supervisors concerning this master development plan application would be appropriate. It would also be appropriate for the Planning Commission to either approve or deny the applicant's request to allow individual lots, accessed by private streets, to exceed the 500 foot distance from public streets. �»- �`• i a ky` �T , I a ',, ...- ,•Twt ® t�t,}'� .rK *,J-, �'�T .�r,, .ryc"r} stj >' m,.�.,..�i a ;.'.� tit •., `. ..,t ... - , '-rpm " i,.;i t��jlFs1 o s4E~t r';•�, 1 "� as i,t i', t l�f: i ''f L . � 04" �i1M1 (' i �:}.:,-+t,}A� I' -aM;`' + �i • t 1 '„akf' � ��_ � •t 3 }.in'�.��J{ T. V l}t �1. �i S J �i .� � 1�' t ±ul df �dzi*r tlV��tt��. `ij: a.. 3R''��+�►{� .;'.fit I � .I s t Si �: +� �'fi�'V ''�.iiF;�l°p��L ,:; ; r+ r, i t , t �5>;�ht ltF h �t a i ,, to Y f 1}y �4 ; st..ti }9 l Saµ1 § c 7'� -.' � �r4 ta:. :' r W �' J ,. :..rl \i, _ -} � 1 1�•' `T fY; t, Il iF e .icye,j 4i sli�s} 4r L1 y �.'.`t Yrt,ii� "' ti5 �1 tiii 1 N'<;,tr -r �� yit,} -3p �,.}vti yJ7.' 4 '�'i ; {- .�M` e°�i`y,,��}� •1� r ?�6 `'�� �+1i'i i r .1 *-�44 �ij'•s { �1. 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Design Company: Greenway Engineering Address: Same as above Phone Number Contact Name: Same as above Niki Adhkusuma or Jeremy Tweedie 5. Location of Property South of Valley Mill Rd. Rte. 659 6. Total Acreage: 94.3987 Acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adj oinirg Property Information: Property Identification Numbers North See Attached Sheet South East " West f) Magisterial District: 5 5-((A))-181 RP Vacant Single Family Detached Urban Single Family Atached (Townhouse) Property Uses See Attached Sheet Red Bud 8. Is this an original or amended Master Development Plan? Original ❑ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planningand 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: 6z/ / Date: 2 / Z 3 ( !T FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Wine, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Wine, 22601 Fu-Shep, Dr. AllenFutral 55-((A))-209 405 Briarmont Dr Wine, 22601 Manning& Ross 65-((A))-37 PO Box 27 Wine, 22604 Lynnhaven, LC -John Scully 55-((A))-206 112 N. Cameron St Wine, 22601 Ronald C & Elizabeth A. Dishdong 55I-((1))-4-240 138 Charlton Rd Wine, 22602 John R & Kandis R Jenkins 55I-((1))-4-239 136 Charlton Rd Wine, 22602 Gary Lee & Judith C Wastler 55I-((1))-4-238 134 Charlton Rd Wine, 22602 Jerry M & Yvonne Willis 55I-((1))-4-237 132 Charlton Rd Wine, 22602 Ryan A & Patricia L Pugh 55I-((1))-4-236 130 Charlton Rd Wine, 22602 Steven R Dick 55I-((1))-4-235 128 Charlton Rd Wine, 22602 David A & Rhodes Megan E Lockhart 55I-((1))-4-234 126 Charlton Rd Wine, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 131 Rebecca Dr Wine, 22602 David A & Betty J Whipkey 55I-((1))-4-203 132 Rebecca Dr Wine, 22602 Carlisle Heights Home Owners' Asso 55I-((1))-3 PO Box 2241 Wine, 22604 Matthew C & Katherine McHale 55-((A))-165C 1291 Valley Mill Rd Winc, 22602 Mill Race Estates Home Owners' Asso 55-((A))-175E 817 Dutton Place Wine, 22603 WilliamH & Genevieve Schuller 55-((A))-178,178A PO Box 897 Berryville 22611 WilliamH. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Wine, 22602 Charles R Racey 55-((A))-176B 985 Valley Mll Rd Wine, 22602 The Cameron Group 55-((A))-176A 315 Cameron St Wine, 22602 Mark RRitchie 55-((A))-175A 1071 Valley Mill Rd Winc, 22602 Adjoining Property Information: Property Identification # North 55-((A))-175E 55-((A))-165C South 55I-((1))-4-203, 204, 234 55-((A))-206 65-((A))-39 East 55-((A))-209 55-((A))-210 West 55I-((1))-4-240, 239, 238, 237, 236, 235 5 5I-((1))-3 Proper1y Uses RP -Vacant RP -Vacant RP RP RP RP RA-Agr RP RP -Vacant 41G� CMG Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia,107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Arcadia DeyPlnr)mAnt rn (Phone) (540) 751 -9321 (Address) 117N. Bailey Lane, Purcellville, VA 20132 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. OLyc?cA?i S' on Page and is described as Parcel: T.M#: 55-((A))-151 Subdivision: Fieldstone Subdivision do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane 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: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits 0 Master Development Plan (Preliminary and Final) [a Subdivision ® 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 otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this 8 theay of Dec - , 2003, Signature(s) czal / f V State of City/County of CRsllr— , To -wit: I, t"4r- , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s.)- who signed to the foregoing instrument and who`✓�are)rknown to me, personally appeared before me and has acknowledged the same before me in the jurisdictiQp aforesaid this day of & J i , 200-. PENNY HUNTElt Comm'Ww # 1213124K mmission Expires: &16J ?_, -2004 blic Notary;abi Santa Clara County MyCortrn. Bp&es Nov420D41 MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION Staff Report for the Planning Commission Prepared: March 18, 2004 Staff Contact: Jeremy F. Camp, Planner II 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: 04/07/04 Pending Board of Supervisors: 04/28/04 Pending LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential West Zoned: RP (Residential Performance) District Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. REVIEW EVALUATIONS: MDP #03-04, Fieldstone Subdivision Page 2 March 18, 2004 Virginia Dept. of Transportation: The amended Master Development Plan for this property appears to have a measurable impact on Channing Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. Based on our conversation on September 22, 2003 the number of trips per day for Section II is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff Drive. A revised Traffic Impact Analysis must be submitted. We will also be requiring a traffic signal agreement at the same intersection. A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. 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, Sixth 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. Fire Marshal: Plan approval recommended. Sanitation Authority: Approved - amended Coun , Inspections: No comment required at this time. Shall comment at the time of subdivision plan. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan approval. Geographic Information Systems: Braxton Place & Nassau Dr. previously approved & reserved for use in system. Rebecca Dr. & Channing Dr. are extensions to existing roads. Suffixes are appropriate & correct. Frederick County Department of Parks and Recreation: The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain area and not easily accessible. Staff also recommends that the proposed trail be ten feet in width and meet the minimum standards for trail construction used by the county. Staff has based this recommendation on Federal Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of ten feet in width. The potential for the trail to connect to adjacent future development should also be provided. I Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. MDP #03-04, Fieldstone Subdivision Page 5 March 18, 2004 Waiver urban dwellings) will be public. Access to Section 2 (townhouses) shall be provided via a private road network connected to Nassau Drive. Per Section 144-24, of the Frederick County Subdivision Ordinance, individual lots accessed by private streets shall be located within 500 feet of a public road. The applicant is seeking approval from the Planning Commission for a distance approximately 624 feet from a public road. The Subdivision Ordinance gives the Planning Commission the ability to allow lots to be located as much as 800 feet from a state road in cases where enhanced circulation is provided with a driveway loop. Comprehensive Policy Plan: The 94.362-acre parcel is zoned RP (Residential Performance) and is within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The property is not located within the study area of any small area land use plan. It is located just outside of the Route 7 East Corridor Plan, which was adopted by the Board of Supervisors in 1994. The Comprehensive Policy Plan states that suburban residential development must occur within the UDA. Density: The overall gross residential density proposed with this master development plan is 3.05 units per acre. This breaks down to a 1.40 gross density in Section 1 and a 4.56 gross density in Section 2. The maximum gross density for a parcel of this size is 5.5 dwelling units per acre. Recreational Facilities, Landscaping, Suffers, and Open Space The revised master development plan for the Fieldstone Subdivision shall contain at least 28.309 acres (30%) of open space; of which, slightly more than 50% shall be located outside of areas of steep slopes. For the proposed townhouses, one recreational unit shall also be provided for every 30 dwelling units. This calculates to a total of eight required recreational units. Landscaping shall be provided for all proposed parking lots and as required by Section 165-36, Landscaping, of the Frederick County Zoning Ordinance. A residential separation buffer is required between the proposed townhouses and the southern property line. In addition to this buffer, a road efficiency buffer is required between the proposed residential uses and Channing Drive. A six foot wide asphalt trail will be provided within the inactive portion of the road efficiency buffer along Channing Drive. The proposed trail is shown on the west side of Channing Drive, from the southern limits of the parcel, to the rear of the proposed townhouse development. Planning Staff Comment: Staff suggests that the proposed trail be extended to Abrams Creek to allow for the possibility of connecting it with a nature trail which could emerge in the future along Abrams Creek. If amenable, the applicant could also provide assurances for an easement along Abrams Creek to allow Frederick County to use the property for a public trail if determined appropriate in the future. MDP #03-04, Fieldstone Subdivision Page 6 March 18, 2004 STAFF CONCLUSIONS FOR 04/07/04 PLANNING COMMISSION MEETING: This Master Development Plan is consistent with the requirements of Article XVH, Master Development Plan, of the Zoning Ordinance. All of the issues identified by staff, as well as those issues brought forth by the Planning Commission, should be appropriately addressed prior to a recommendation to the Board of Supervisors. A summary of concerns and comments from the Planning Commission to the Board of Supervisors concerning this master development plan application would be appropriate. It would also be appropriate for the Planning Commission to either approve or deny the applicant's request to allow individual lots, accessed by private streets, to exceed the 500 foot distance from public streets. t 1�•rF,F'PVy. S's LPyv �14 ��1;R ,�sr�t q �,kp `�rw_ , s . . ��t��t't��lusTi-�i;,u.• `,. 1 tti�a �—;�li��ti�� ,b� s � j`:.,�t t a `4►.� �' ' t'S .FL4 .i G �`�� �� +�i �,,.: •tE� .,! �. �F: ayT,I�� 7 � _ � � r r ; �, (s��:ilu. `i e_•Y � 'r0. '� tt �.�.4� i��q�ii{ �.t� i < i �: � � J'� "1 is91��i"u�`�'i ��. _ 1y.�., �r i� ,�; i r L V{\�4 phi r �• r r.l r"ric�s`t 11�� �l i.."�• 'F' � �P� ..�+`'`' '.N 1 `y-,1 J' 3+� Y'�, J.t." r `'` 1t ?dd���1 �rj e i�A �� I. F.5' jI; vy �1l. � : .c 'Cyy+r ir� �� , �. ! '�� 't'j• „x`���� �v �1 �:).; {, ���ii%, i t{ti�i �, yirt(�ylr"i, i 1 i r' it erg' zW 0tr,i t� lu 3 e tl. •F"."__'_+1� a 1-.. a6i'vml;ti ',ii1. TFY ik�},�',o i * d+�.•.� ) 's" i- ..a- r ��.� 1 1� .�or �' y ,� i�t?�' i �, o..`� ){'y t ���t:t� � h...e ZLN•I ! r�}.:: ,I sP"s� y�:ft... �� ' L�� #, �� '�i �f r /� �� Si 1 1� a ttl l"4t r1� r � 4 � S l �r�Y•_¢ � 1 �� � �, ,y � �,�C r, � ,yb�i. •CT v � ti ksfiF C'/aN' ��: �••r I, { � . �, �,<< w rr4�""� � irk\}S_ � .,, 0� �t�• i . r ' I 1 -��� � �,�. �_ 1 .,_�._...�{il ri��(5i�i�l .... .. .. ..-.. - _ 1M' o d�l�h- '' i, t�i j.. "'�uF. a ,i�gj,�i � 'tQ v. �' e•�a} ( ,qx., f � y �' t�i'�.����fi C ij :.� 1 r t 'J �''IYr.° o-��� V' ' ('� .. .#t.` �-., q. 1 •��. t ���,;}1{� y r � Iq. I{ r��. S", �,'�,�� { r 5i � 1 y � :�� . �' �3i a'�� , • � r (.=�ti�p+�4 1�li�l��. r''�,�'1: , "rlti 1 � z 1,, � t Y�a4. t �tS kij�`t, tit' ts,,�� ,r.. I►viIME. 1XIMIL� a Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Fieldstone Subdivision 2. Owner's Name Arcadia Devlopment Co. (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Winchester, VA 22602 Phone Number: 540)_662-4185 4. Design Company: Greenway Engineering Address: Same as above Phone Number: Same as above Contact Name: Niki Adlikusuma or Jeremy Tweedie 5. Location of Property South of Valley Mill Rd. Rte. 659 6. Total Acreage: 94.3987 Acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: North South East West 55-((A))-181 RP Vacant Single Family Detached Urban Single Family Attached (Townhouse) Property Identification Numbers Property Uses See Attached Sheet See Attached Sheet Im f) Magisterial District: Red Bud S. Is this an original or amended Master Development Plan? Original ❑ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planningand 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: Date: FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Wine, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Wine, 22601 Fu-Shep, Dr. AllenFutral 55-((A))-209 405 Briarmont Dr Wine, 22601 Manning & Ross 65-((A))-37 PO Box 27 Wine, 22604 Lynnhaven, LC -John Scully 55-((A))-206 112 N. Cameron St Wine, 22601 Ronald C & Elizabeth A. Dishdong 55I-((1))-4-240 138 Charlton Rd Wine, 22602 John R & Kandis R Jenkins 55I-((1))-4-239 136 Charlton Rd Wine, 22602 Gary Lee & Judith C Wastler 55I-((1))-4-238 134 Charlton Rd Wine, 22602 Jerry M & Yvonne Willis 55I-((1))-4-237 132 Charlton Rd Wine, 22602 Ryan A & Patricia L Pugh 55I-((1))-4-236 130 Charlton Rd Wine, 22602 Steven R Dick 55I-((l))-4-235 128 Charlton Rd Wine, 22602 David A & Rhodes Megan E Lockhart 55I-((1))-4-234 126 Charlton Rd Wine, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 131 Rebecca Dr Wine, 22602 David A & Betty J Whipkey 551-((1))-4-203 132 Rebecca Dr Wine, 22602 Carlisle Heights Home Owners' Asso 55I-((1))-3 PO Box 2241 Wine, 22604 Matthew C & Katherine McHale 55-((A))-165C 1291 Valley Mill Rd Winc, 22602 Mill Race Estates Home Owners' Asso 55-((A))-175E 817 Dutton Place Wine, 22603 WilliamH & Genevieve Schuller 55-((A))-178,178A PO Box 897 Berryville 22611 WilliamH. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Winc, 22602 Charles R Racey 55-((A))-176B 985 Valley M11 Rd Wine, 22602 The Cameron Group 55-((A))-176A 315 Cameron St Wine, 22602 Mark R Ritchie 55-((A))-175A 1071 Valley Mill Rd Winc, 22602 Adjoining Property Information: Property Identification # North 55-((A))-175E 55-((A))-165C South 55I-((1))-4-203, 204, 234 55-((A))-206 65-((A))-3 9 East 55-((A))-209 55-((A))-210 West 55I-((1))-4-240, 239, 238, 237, 236, 235 55I-((1))-3 Property Uses RP -Vacant RP -Vacant RP RP RP RP RA-Agr RP RP -Vacant ytiGK CO �a Special Limited Power of Attorney County of Frederick, Virginia i\FGIAj lA1 Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Arcadia D e v e l o om erit: (r, (Phone) T5 0) :7 =5 l n 3 21 (Address) 117N. Bailey Lane, Purcellville, VA 20132 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. OZ,oc?cA?i S" on Page and is described as Parcel: T.M#: 55-((A))-151 Subdivision: Fieldstone Subdivision do hereby make, constitute and appoint: (Name) GreenwayEEn_gineering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane 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: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits 0 Master Development Plan (Preliminary and Final) [a Subdivision ® 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 otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this 8 thday_ of Dec. , 2003, Signature(s) WI 41', VllA_ State of ��. -=�, City/County of S � b,� Cam' car., To -wit: 1, 41evie-f` , a Notary Public in and for the jurisdiction aforesaid, certify that the personw- who signed to the foregoing instrument and wh 'is" �ej�known to me, personally appeared before me and has acknowledged the same before me in the juriadiatign aforesaid this Z day of L -, i 200-7). PENNY AZtHUNTER Commwa, 0128124,1I mmission Expires: AJov" Public �0ry �'a " Santa Cana County 4WMyCornm. Nov&20D41 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING March 24, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, April 7, 2004 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 #03-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Route 659), to the east of Carlisle Heights Subdivision, and is identified with Property Identification Number 55-A-181, in the Red Bud District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on Planning and Development, Frederick ZoD from the Department of County, Virginia: - -- 551 -1.4- 240- MERCHANT, MATTHEW J & TRALEE R 55 -A- -181- ARCADIA DEVELOPMENT CO 138 CHARLTON RD PO BOX 5368 j WINCHESTER, VA 22602.7670 SAN JOSE, CA 95150.5368 Mr. Mark D. Smith, P.E., L.S. 551 -1.4- 239- JENKINS, JOHN R & KANDIS R Greenway Engineering 136 CHARLTON RD WINCHESTER, VA 22602.7670 151 Windy Hill Lane Winchester, VA 22602 551 -1.4- 238- i WASTLER, GARY LEE & JUDITH C 55 - A- - 210- 134 CHARLTON RD GOLDIE'S, LC WINCHESTER, VA 22602.7670 310 EDDYS LN WINCHESTER, VA 22602.7915 55 - A- - 209- FU-SHEP FARM PARTNERSHIP 405 BRIARMONT DR WINCHESTER, VA 22601.3701 65 - A- - 37- GILES, RICHARD F & DIANA L 2154 SENSENY RD WINCHESTER, VA 22602.8910 55 - A- - 206- LYNNEHAVEN, L C 112 N CAMERON ST WINCHESTER, VA 22601.4745 STATE OF VIRGINIA COUNTY OF FREDERICK 551 - 1- 4- 237- WILLS, JERRY M & YVONNE 132 CHARLTON RD WINCHESTER, VA 22602.7670 551 -1- 4.236- PUGH, RYAN A & PATRICIA L 130 CHARLTON RD WINCHESTER, VA 22602.7670 � C� Jeremy F. Camp, Tanner II Frederick Co. Planning Dept. ,J� a Notary Public in and for the State and County I, Planner II for the Department of Planning and aforesaid, do k1reby certify that Jere y F. Camp, a v Development, whose name is signed to the foregoing, dated 7 0--cz has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on ©©�' N TA RY BLIC �V6" 551 - 1- 4- 235- DICK, STEVEN R 128 CHARLTON RD WINCHESTER, VA 22602.7670 551 - 1- 4- 234- RHODES, MEGAN E 126 CHARLTON RD WINCHESTER, VA 22602.7670 551 - 1- 4- 204- POTTER, WARREN D 131 REBECCA OR WINCHESTER, VA 22602.7627 551 - 1- 4.203- WHIPKEY, DAVID A & BETTY J 132 REBECCA DR WINCHESTER, VA 22602.7626 551 - 1- 3- 252-A CARLISLE HEIGHTS HOMEOWNERS ASSOC. PO BOX 2241 WINCHESTER, VA 22604.1441 55 - A- - 165-C MCHALE, MATTHEW C & KATHERINE M 1291 VALLEY MILL RD WINCHESTER, VA 22602.6905 55 - A- -175-E MILL RACE HOMEOWNERS ASSOC. 817 DUTTON PLACE WINCHESTER, VA. 22601 55 -A- -178- /EJ SCHULLER, WILLIAM H SR & GENEVIEVE PO BOX 897 BERRYVILLE, VA 22611.0897 55 - A- - 177- SCHULLER, WILLIAM HAMPTON JR 963 VALLEY MILL RD WINCHESTER, VA 22602.6906 55 - A- - 176-B RACEY, CHARLES RICHARD 985 VALLEY MILL RD WINCHESTER, VA 22602.6906 55 - A- - 176-A WILSON, PAUL L & ANNE L 1045 VALLEY MILL RD WINCHESTER, VA 22602.6907 55 - A- -175-A RITCHIE, R. MARK 1071 VALLEY MILL RD WINCHESTER, VA 22602.6907 55 - A- - 165-D VALLEY MILL FARM, LC- 8705 C ST CHESAPEAKE BEACH, MD 20732.9235 55 - A- - 182-D DIMASI, ANTHONY J & LORI L 820 VALLEY MILL RD WINCHESTER, VA 22602.6946 55H - 2. 1- 1- SILVA, JOSE MANUAL 891 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2. 1. 2- GUTIERREZ, ALFREDO P & LOIS A 883 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2- 1. 3- HERRMAN, HERBERT G IV 875 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2- 1. 4. VALLEY MORTGAGE CORP 2654 VALLEY AVE STE D WINCHESTER, VA 22601 55H - 2. 1. 5- ELLIOTT, CHRIS A & PATRICIA 865 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2.1. 6- SAVILLE, WILLIAM L & GEORGIANNA L 861 VALLEY MILL RD WINCHESTER, VA 22602.6917 COUNTY of FREDERICK Department of Planning and Development NOTIFICATION OF PUBLIC MEETING April 14, 2004 540/665-5651 FAX: 540/ 665-6395 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Tuesday, April 27, 2004 at 7:15 p.m., as scheduled by the Frederick County Administrator's Office, 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 #03-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Route 659), to the east of Carlisle Heights Subdivision, and is identified with Property Identification Number 55-A-181, in the Red Bud District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Z�'Cc Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 A/~Lhis s to certify that the attached correspondence was mailed to the following on andDevelopment,Frederick �% �. from the Department Cozen , Virginia: 551 1 4 239 JENKINS, JOHN R & KANDIS R 55 A -181 ARCADIA DEVELOPMENT CO 136 CHARLTON RD WINCHESTER, VA 22602 7670 PO BOX 5368 SAN JOSE, CA 95150.5368 r 551 -1• 4.238- WASTLER, GARY LEE & JUDITH C 134 CHARLTON RD 5 5 A 210 55 - A-`S, WINCHESTER, VA 22602-7670 LC 551 •1.4• 237- 310 EDDYS LN WILLS, JERRY M & YVONNE WINCHESTER, VA 22602.7915 132 CHARLTON RD WINCHESTER, VA 22602.7670 55 - A• - 209- FU-SHEP FARM PARTNERSHIP 551 -1- 4.236- 405 BRIARMONT OR PUGH, RYAN A & PATRICIA L WINCHESTER, VA 22601.3701 65 - A. • 37- 130 CHARLTON RD WINCHESTER, VA 22602.7670 GILES, RICHARD F & DIANA L 551 - 1.4- 235- 2154 SENSENY RD DICK, STEVEN R WINCHESTER, VA 22602.8910 128 CHARLTON RD 22602.7670 WINCHESTER, VA 55 - A• - 206- LYNNEHAVEN, L C --- 112 N CAMERON ST WINCHESTER, VA 22601.4745 551 -1.4- 240- �- MERCHANT, MATTHEW J & TRALEE R Jer y F. Camp, Planner II 138 CHARLTON RD i Frederick Co. Planning Dept. WINCHESTER, VA 22602.7670 STATE OF VIRGINIA COUNTY OF FREDERICK Notary Public in and for the State and County a I, E planner II for the De artm nt of Planning and do certify that Je my F. Camp, has aforesaid, reby a , is signed to the foregoing, dated Development, whose name Sta e and County aforesaid. acknowledged the same in my personally appeared before me and Given under my hand this day of C' y 31 c�©D My commission expires on NOTARY P LIC I/ 0g 551 - 1- 4.234- RHODES, MEGAN E 126 CHARLTON RD WINCHESTER, VA 22602-7670 551 - 1- 4- 204- POTTER, WARREN D 131 REBECCA DR WINCHESTER, VA 22602.7627 551 - 1- 4- 203- WHIPKEY, DAVID A & BETTY J 132 REBECCA DR WINCHESTER, VA 22602.7626 551 - 1- 3- 252-A CARLISLE HEIGHTS HOMEOWNERS ASSOC. PO BOX 2241 WINCHESTER, VA 22604-1441 55 - A- -165-C MCHALE, MATTHEW C & KATHERINE M 1291 VALLEY MILL RD WINCHESTER, VA 22602.6905 55 - A- - 175-E MILL RACE HOMEOWNERS ASSOC. 817 DUTTON PLACE WINCHESTER, VA. 22601 55 - A- - 178- SCHULLER, WILLIAM H SR & GENEVIEVE PO BOX 897 BERRYVILLE, VA 22611.0897 55 - A- - 177- SCHULLER, WILLIAM HAMPTON JR 963 VALLEY MILL RD WINCHESTER, VA 22602.6906 55 - A- - 176-B RACEY, CHARLES RICHARD 985 VALLEY MILL RD WINCHESTER, VA 22602.6906 55 - A- - 176-A WILSON, PAUL L & ANNE L 1045 VALLEY MILL RD WINCHESTER, VA 22602.6907 55 - A- - 175-A RITCHIE, R. MARK 1071 VALLEY MILL RD WINCHESTER, VA 22602.6907 55 - A- - 165-0 VALLEY MILL FARM, LC 8705 C ST CHESAPEAKE BEACH, MD 20732-9235 55 - A- -182-D DIMASI, ANTHONY J & LORI L 820 VALLEY MILL RD ` WINCHESTER, VA 22602.6946 55H - 2. 1- 1. SILVA, JOSE MANUAL 891 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2. 1. 2. GUTIERREZ, ALFREDO P & LOIS A 883 VALLEY MILL RD WINCHESTER, VA 22602-6917 55H - 2. 1. 3- HERRMAN, HERBERT G IV 875 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2. 1. 4- VALLEY MORTGAGE CORP 2654 VALLEY AVE STE D WINCHESTER,VA 22601 55H - 2. 1. 5- ELLIOTT, CHRIS A & PATRICIA 865 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2- 1. 6- SAVILLE, WILLIAM L & GEORGIANNA L 861 VALLEY MILL RD WINCHESTER, VA 22602.6917 Mr. Mark D. Smith, P.E., L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 fj I COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 19, 2004 NOTIFICATION OF PUBLIC MEETING TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, June 2, 2004 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 #03-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Route 659), to the east of Carlisle Heights Subdivision, and Cis identificd with Property Identification Number 55-A-181, in the Red Bud District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately 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 wilt also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 a x erti that e ttached correspondence was mailed Develo ment, o the following k This is to c �' I- - ® from the Department of Planning and P - -- _—__- -- 5 - - - --- Virginia: 551 •1- 4.239- County, . � JENKINS, JOHN R & KANDIS R 55 -A. -181- ARCADIA DEVELOPMENT CO PO BOX 5368 SAN JOSE, CA 95150 WAjt.'X 55 A- - 210- GOLDIE'S, LC 310 EDDYS LN WINCHESTER, VA 22602-7915 55 - A. - 209- FU-SHEP FARM PARTNERSHIP 405 BRIARMONT DR WINCHESTER, VA 22601.3701 65 - A- - 37- GILES, RICHARD F & DIANA L 2154 SENSENY RD WINCHESTER, VA 22602.8910 55 - A- - 206- LYNNEHAVEN, L C 112 N CAMERON ST WINCHESTER, VA 22601.4745 551 - 1- 4- 240- MERCHANT, MATTHEW J & TRALEE R 138 CHARLTON RD WINCHESTER, VA 22602.7670 136 CHARLTON RD WINCHESTER, VA 22602.7670 551 .1-4- 238- WASTLER, GARY LEE & JUDITH C 134 CHARLTON RD WINCHESTER, VA 22602.7670 551 - 1- 4.237- WILLS, JERRY M & YVONNE 132 CHARLTON RD WINCHESTER, VA 22602.7670 551 - 1- 4.236- CASTRO, NELSON M 130 CHARLTON RD WINCHESTER, VA 551 - 1- 4.235- DICK, STEVEN R 128 CHARLTON RD WINCHESTER, VA 22602.7670 22602-7670 ,! w G 444j Je y F. p, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK , a Notary Public in and for the State and County I planner II for the De ent of Planning and aforesaid, do ereby certify that Jer y F. CaMP� , has dated Development, whose name is signed to the foregoing, State an County aforesaid. personally appeared before me and acknowledged the same in my under m hand this day of Given y D My commission expires on 4 S NOTARY P LIC () UE2 551 - 1- 4- 234- RHODES, MEGAN E 126 CHARLTON RD WINCHESTER, VA 22602.7670 551 - 1- 4- 204- POTTER, WARREN D 131 REBECCA DR WINCHESTER, VA 22602.7627 551 - 1- 4- 204- POTTER, WARREN D 131 REBECCA DR WINCHESTER, VA 22602.7627 551 - 1- 4- 203- WHIPKEY, DAVID A & BETTY J 132 REBECCA DR WINCHESTER, VA 22602.7626 551 - 1- 3- 252-A CARLISLE HEIGHTS HOMEOWNERS ASSOC. PO BOX 2241 WINCHESTER,VA 22604.1441 55 - A- - 165-C MCHALE, MATTHEW C & KATHERINE M 1291 VALLEY MILL RD WINCHESTER, VA 22602.6905 55 - A- -175-E MILL RACE HOMEOWNERS ASSOC. 817 BUTTON PLACE WINCHESTER, VA. 22601 55 - A- - 178. SCHULLER, WILLIAM H SR & GENEVIEVE PO BOX 897 BERRYVILLE, VA 22611-0897 55 - A- - 177- SCHULLER, WILLIAM HAMPTON JR 963 VALLEY MILL RD WINCHESTER, VA 22602.6906 55 - A- -176-B RACEY, CHARLES RICHARD 985 VALLEY MILL RD WINCHESTER, VA 22602.6906 55 - A- - 176-A WILSON, PAUL L & ANNE L 1045 VALLEY MILL RD WINCHESTER, VA 22602.6907 55 - A- - 175-A RITCHIE, R. MARK 1071 VALLEY MILL RD WINCHESTER, VA 22602.6907 55 - A- - 165-D VALLEY MILL FARM, LC 8705 C ST CHESAPEAKE BEACH, MD { A 20732-9235 55 - A- - 182-D DIMASI, ANTHONY J & LORI L 820 VALLEY MILL RD WINCHESTER, VA 22602.6946 55H - 2. 1- 1. SILVA, JOSE MANUAL 891 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2. 1. 2- GUTIERREZ, ALFREDO P & LOIS A 883 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2- 1. 3- ALVARADO,JOSE0 875 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2. 1. 4. VALLEY MORTGAGE CORP 2654 VALLEY AVE STE D WINCHESTER, VA 22601 55H - 2. 1. 5- ELLIOTT, CHRIS A & PATRICIA 865 VALLEY MILL RD WINCHESTER, VA 22602-6917 55H - 2. 1. 6- SAVILLE, WILLIAM L & GEORGIANNA L 861 VALLEY MILL RD WINCHESTER, VA 22602-6917 i it COUNTY of FREDERICK Department of Planning and Development 540/665-5651 NOTIFICATION OF PUBLIC MEETING May 26, 2004 FAX: 540/ 665-6395 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, June 9, 2004 at 7:15 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 1103-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Route 659), to the east of Carlisle Heights Subdivision., and is identified with Property Identification Number 55-A-181, in the Red Bud District. A copy of the application will be available for review at the Handley Library and the Borman Library approximately the week of the meeting, or at the Department of Plamling 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, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 to the s is to certify th t the attached correspondenceme-ntof P �ingland Development, Frederick g on � from the Dcpartrncnt County, Virg ' a-: MERCHANT, 551 . 1 4- 240 - ERCHANT, MATTHEW J & TRALEE R 55 -A- -181- ARCADIA DEVELOPMENT CO ! 138 CHARLTON RD PO BOX 5368 j WINCHESTER, VA 22602 7670 SAN JOSE, CA 95150 551 . 1- 4- 239- JENKINS, JOHN R & KANDIS R Mr. Mark D. Smith, P.E., L.S. - - - 136 CHARLTON RD Greenway Engineering WINCHESTER, VA 22602.7670 151 Windy Hill Lane - Winchester, VA 22602 551 1 4 238 WASTLER, GARY LEE & JUDITH C 55 A 210 134 CHARLTON RD GOLDIE'S, LC WINCHESTER, VA 22602-7670 310 EDDYS LN l 551 •1• 4- 237- WINCHESTER, VA 22602-7915 WILLS, JERRY M & YVONNE 55 • A• - 209- 132 CHARLTON RD FU-SHEP FARM PARTNERSHIP WINCHESTER, VA 22602-7670 405 BRIARMONT OR WINCHESTER, VA 22601.3701 I 551 • 1.4- 236- CASTRO, NELSON M 65 - A- • 37- GILES, RICHARD F & DIANA L ( 130 CHARLTON RD WINCHESTER, VA 22602.7670 2154 SENSENY RD WINCHESTER, VA 22602.8910 l 55 . A- - 206- LYNNEHAVEN, L C 112 N CAMERON ST Jere F. Camp, Planner II WINCHESTER, VA 22601.4"/45 Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County I planner II for th�De nt of Planning and aforesaid, do reby certify that Jer my F. Cep, 0 ,has Development, whose name is signed to the foregoing, dated personally appeared before me and acknowledged the same in my State and ounty aforesaid. Given under my hand this � 6 - ' day of oZt'S� My commission expires on A NOTARY P LIC Ou15e- 551 - 1- 4. 235. DICK, STEVEN R 128 CHARLTON RD WINCHESTER, VA 22602-7670 551 - 1- 4- 234- RHODES, MEGAN E 126 CHARLTON RD WINCHESTER, VA 22602-7670 551 - 1- 4- 204- POTTER, WARREN D 131 REBECCA DR WINCHESTER, VA 22602.7627 551 - 1- 4- 203- WHIPKEY, DAVID A & BETTY J 132 REBECCA DR WINCHESTER, VA 22602-7626 551 - 1- 3.252-A CARLISLE HEIGHTS HOMEOWNERS ASSOC. PO BOX 2241 WINCHESTER, VA 22604.1441 55 - A- - 165-C MCHALE, MATTHEW C & KATHERINE M 1291 VALLEY MILL RD WINCHESTER, VA 22602-6905 55 - A- - 175-E MILL RACE HOMEOWNERS ASSOC. 817 DUTTON PLACE WINCHESTER, VA. 22601 55 - A- - 178- SCHULLER, WILLIAM H SR & GENEVIEVE PO BOX 897 BERRYVILLE, VA 22611.0897 55 - A- - 176-0 RACEY, CHARLES RICHARD 985 VALLEY MILL RD WINCHESTER, VA 22602.6906 55 - A- - 176-A WILSON, PAUL L & ANNE L 1045 VALLEY MILL RD WINCHESTER, VA 22602.6907 55 - A- - 175-A RITCHIE, R. MARK 1071 VALLEY MILL RO WINCHESTER, VA 22602.6907 55 - A- - 165-D VALLEY MILL FARM, LC 8705 C ST CHESAPEAKE BEACH, MD 20732-9235 55 - A- - 182-D DIMASI, ANTHONY J & LORI L 820 VALLEY MILL RD WINCHESTER, VA 22602.6946 55 - A- - 181-A SCHULLER, WILLIAM H SR & GENEVIEVE PO BOX 897 BERRYVILLE, VA 22611.0897 55H - 2- 1- 1- SILVA, JOSE MANUAL 891 VALLEY MILL RD WINCHESTER, VA 22602-6917 55H - 2. 1. 2. GUTIERREZ, ALFREDO P & LOIS A 883 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2- 1- 3. ALVARADO, JOSE 0 875 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2. 1. 4. VALLEY MORTGAGE CORP 2654 VALLEY AVE STE D WINCHESTER, VA 22snl 55H - 2- 1. 5. ELLIOTT, CHRIS A & PATRICIA 865 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2- 1. 6- SAVILLE, WILLIAM L & GEORGIANNA L 861 VALLEY MILL RD WINCHESTER, VA 22602.6917 ay FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS TO: Barbara - Data Processing FROM: Bev - Planning Dept. Please Vj� sets of label by: q �THANKS11 7-H,fk:� y&L NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Winc, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 ✓ 309 S. Stewart St Winc, 22601 Fu-Shep, Dr. AllenFutral 55-((A))-209 405 Briarmont Dr Winc, 22601 Manning& Ross 65-((A))-37 t/ PO Box 27 Winc, 22604 Lynnhavei, LC -John Scully 55-((A))-206 ✓ 112 N. Cameron St Winc, 22601 Ronald C & Elizabeth A. Dishdong 55I-((1))-4-24-0 138 Charlton Rd Winc, 22602 John R & KandisR Jenkins 55I-((1))-4-239 136 Charlton Rd Winc, 22602 Gary Lee & Judith C Wastler 55I-((1))-4-238 134 Charlton Rd Winc, 22602 Jerry M & Yvonne Willis 55I-((1))-4-237 ✓ 132 Charlton Rd Winc, 22602 Ryan A & Patricia L Pugh 55I-((1))-4-236 ✓ 130 Charlton Rd Winc, 22602 Steven R Dick 551-((1))-4-23.5 128 Charlton Rd Winc, 22602 David A & Rhodes Megan E Lockhart 55I-((1))-4-234 126 Charlton Rd Winc, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 ,. 131 Rebecca Dr Winc, 22602 David A & Betty J Whipkey 55I-((1))-4-203 ' 132 Rebecca Dr Winc, 22602 JCarlisleHeights Home Owners' Asso 55I-((1))-3 ✓a3.;1+ PO Box 2241 Winc, 22604 J Matthew C & Katherine McHale 55-((A))-165C 1291 Valley Mill Rd Winc, 22602 Mill Race Estates Home Owners' Asso 5 5-((A))- 1 75E 817 Dutton Place Winc, 22603 WilliamH & Genevieve Schuller 55-((A))-178,1178A PO Box 897 Berryville 22611 WilliamH. Schuller, Jr 55-((A))-177 Y 963 Valley Mill Rd Winc, 22602 Charles R Racey 55-((A))-176B ✓ 985 Valley Mill Rd Winc, 22602 The Cameron Group 55-((A))-176A 315 Cameron St Winc, 22602 Mark R Ritchie 55-((A))-175A ✓ 1071 Valley Mill Rd Winc, 22602 v.r,k � Fy ss �A fIi5 -D g fC 14i%A- N DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGE"UA W S E P • REQUESTING AGENT: WOE REQUEST DATE RECEIVED: a TED COMPLETION DATE: f ZL0 v Department, Agency, or Company: Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: FAX: DESCRIPTION OF REQUEST: (Write additional information on back of request) A A-e APf ._ 0 3 -41Y DIGITAL: SIZES: COLOR: PAPER: FAX: E-MAIL: BLACK/WHITE: STAFF MEMBER: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: NUMBER OF COPIES: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING DATE CHANGE April 19, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #03-04 OF FIELDSTONE SUBDIVISION On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, May 12, 2004 at 7:15 p.m., which was rescheduled from April 28, 2004 as requested by the applicant, 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 #03-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Route 659), to the east of Carlisle Heights Subdivision, and is identified with Property Identification Number 55-A-181, in the Red Bud District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, t Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 r 0 ed to the following on This is to certify that the attached correspondencearofPlanningwas landDevelopment, Frederick from the Deeparte County, Virginia: 551 -1. 4- 239- JENKINS, JOHN R & KANDIS R 55 - A- • 181- ��v ARCADIA DEVELOPMENT CO 136 CHARLTON RD WINCHESTER, VA 22602 7670 PO BOX 5368 L)� SAN JOSE, CA 95150.5368 551 -1• 4.238- WASTLER, GARY LEE & JUDITH C 55 - A- • 210• 134 CHARLTON RD GOLDIE'S, LC WINCHESTER, VA 22602.7670 310 EDDYS LN 22602 7915 WINCHESTER, VA 55 • A. • 209- FU•SHEP FARM PARTNERSHIP 405 BRIARMONT OR WINCHESTER, VA 22601.3701 65 - A. - 37- GILES, RICHARD F & DIANA L 2154 SENSENY RD WINCHESTER,VA 22602.8910 55 - A- • 206- LYNNEHAVEN, L C 112 N CAMERON ST WINCHESTER, VA 22601.4745 --- 551 -1.4- 240- MERCHANT, MATTHEW J & TRALEE R 138 CHARLTON RD WINCHESTER, VA 22602.7670 STATE OF VIRGINIA COUNTY OF FREDERICK 551 -1.4- 237- WILLS, JERRY M & YVONNE 132 CHARLTON RD WINCHESTER, VA 22602.7670 551 -1.4- 236- PUGH, RYAN A & PATRICIA L 130 CHARLTON RD WINCHESTER, VA 22602-7670 551 • 1.4• 235- DICK, STEVEN R 128 CHARLTON RD WINCHESTER, VA 22602.7670 Jeremy F. Camp, Planner II Frederick Co. Planning Dept. a Notary Public in and for the State and County I, Planner II for the Department of Planning and aforesaid, do hereby certify that Jeremy F. Camp, , has Development, whose name is signed to the foregoing, dated personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on NOTARY PUBLIC 0 VC 551 -1.4- 234- RHODES, MEGAN E 126 CHARLTON RD WINCHESTER, VA 22602.7670 551 -1.4- 204- POTTER, WARREN D 131 REBECCA DR WINCHESTER, VA 22602.7627 551 - 1- 4- 203- WHIPKEY, DAVID A & BETTY J 132 REBECCA OR WINCHESTER, VA 22602.7626 551 -1.3- 252-A CARLISLE HEIGHTS HOMEOWNERS ASSOC. PO BOX 2241 WINCHESTER, VA 22604.1441 55 - A- -165-C MCHALE, MATTHEW C & KATHERINE M 1291 VALLEY MILL RD WINCHESTER, VA 22602.6905 55 - A- - 175-E MILL RACE HOMEOWNERS ASSOC. 817 BUTTON PLACE WINCHESTER, VA. 22601 55 - A- -178- SCHULLER, WILLIAM H SR & GENEVIEVE PO BOX 897 BERRYVILLE, VA 22611.0897 55 - A- - 176-B RACEY, CHARLES RICHARD 985 VALLEY MILL RD WINCHESTER, VA 22602.6906 55 - A- - 176-A WILSON, PAUL L & ANNE L 1045 VALLEY MILL RD WINCHESTER, VA 22602-6907 55 - A- - 175-A RITCHIE, R. MARK 1071 VALLEY MILL RD WINCHESTER, VA 22602.6907 55 - A. -165-D VALLEY MILL FARM, LC 8705 C ST CHESAPEAKE BEACH, MD 20732.9235 55 - A- - 182-D DIMASI, ANTHONY J & LORI L 820 VALLEY MILL RD WINCHESTER, VA 22602.6946 55H - 2- 1- 1- SILVA, JOSE MANUAL 891 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2. 1. 2- GUTIERREZ, ALFREDO P & LOIS A 883 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2. 1. 3- HERRMAN, HERBERT G IV 875 VALLEY MILL RD WINCHESTER, VA 22602-6917 55H - 2. 1. 4- VALLEY MORTGAGE CORP 2654 VALLEY AVE STE D WINCHESTER,VA 22601 55H - 2. 1. 5- ELLIOTT, CHRIS A & PATRICIA 865 VALLEY MILL RD WINCHESTER, VA 22602.6917 55H - 2. 1. 6- SAVILLE, WILLIAM L & GEORGIANNA L 861 VALLEY MILL RD WINCHESTER, VA 22602.6917 Mr. Mark D. Smith, P.E., L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 ����L COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING April 14, 2004 TO:. THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN 903-04 OF FIELDSTONE SUBDIVISION On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Tuesday, April 27, 2004 at 7:15 p.m., as scheduled by the Frederick County Administrator's Office, 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 #03-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Route 659), to the east of Carlisle Heights Subdivision, and is identified with Property Identification Number 55-A-181, in the Red Bud District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy y F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 55 - A- - 175-E MILL RACE HOMEOWNERS ASSOC. 817 DUTTON PLACE y\ WINCHESTER,VA. 22601 U'S'.9i;^TAG E , NIXIE 2077 1 34 04/ib/04 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD RETURN TO SENDER !Ill�t!11�i��illl!!lilll�il!'31�1E11t�1t�llli��ilt�Ell�i�!II� (%(S 1 d TO: Barbara - Data Processing -- �� FROM: Bev. Plan ing Dept. �� Please print sets of labels by: FIELDSTONE SUBDIVISION ° THANKSII! ADJOINING PROPERTY OWNERS \, NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Wine, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Wine, 22601 Fu-Shep, Dr. AllenFutral 55-((A))-209 405 Briarmont Dr Wine, 22601 Manning & Ross 65-((A))-37 PO Box 27 Wine, 22604 v Lynnhaven, LC -John Scully 55-((A))-206 112 N. Cameron St Wine, 22601 Ronald C & Elizabeth A. Dishdong 55I-((1))-4-24-0 138 Charlton Rd Wine, 22602 John R & Kandis R Jenkins 55I-((1))-4-2�9 136 Charlton Rd Wine, 22602 Gary Lee & Judith C Wastler 55I-((1))-4-238 134 Charlton Rd Wine, 22602 Jerry M & Yvonne Willis 55I-((1))-4-237 132 Charlton Rd Wine, 22602 Ryan A & Patricia L Pugh 551-((1))-4-23,6 130 Charlton Rd Wine, 22602 Steven R Dick 55I-((1))-4-23.5 128 Charlton Rd Wine, 22602 David A & Rhodes Megan E Lockhart 55I-((1))-4-234 126 Charlton Rd Wine, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 131 Rebecca Dr Wine, 22602 David A & Betty J Whipkey 55I-((1))-4-203 132 Rebecca Dr Wine, 22602 ,/Carlisle Heights Home Owners' Asso 55I-((1))-3 PO Box 2241 Wine, 22604 J Matthew C & Katherine McHale 55-((A))-165C 1291 Valley Mill Rd Winc, 22602 Mill Race Estates Home Owners' Asso 55-((A))-175E 817 Dutton Place Wine, 22603 WilliamH & Genevieve Schuller 55-((A))-178,178A PO Box 897 Berryville M611 WilliamH. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Winc, 22602 Charles R Racey 55-((A))-176B 985 Valley Mll Rd Winc, 22602 The Cameron Group 55-((A))-176A 315 Cameron St Wine, 22602 Mark R Ritchie 55-((A))-175A 1071 Valley Mill Rd Wine, 22602 �, dJ = :5 -,A r(s D s,�A is'� MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION Staff Report for the Planning Commission Prepared: May 17, 2004 Staff Contact: Jeremy F. Camp, Planner II 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: 04/07/04 recommendation of denial Board of Supervisors: 05/12/04 forwarded to P.C. for re -review Planning Commission: 06/02/04 Pending 't LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential West Zoned: RP (Residential Performance) District Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION Staff Report for the Planning Commission Prepared: May 17, 2004 Staff Contact: Jeremy F. Camp, Planner II 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: 04/07/04 recommendation of denial Board of Supervisors: 05/12/04 forwarded to P.C. for re -review Planning Commission: 06/02/04 Pending LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District West Zoned: RP (Residential Performance) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. MDP #03-04, Fieldstone Subdivision Page 2 May 3, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The amended Master Development Plan for this property appears to have a measurable impact on Channing Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. Based on our conversation on September 22, 2003 the number of trips per day for Section II is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff Drive. A revised Traffic Impact Analysis must be submitted. We will also be requiring a traffic signal agreement at the same intersection. A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. 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, Sixth 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. Fire Marshal: Plan approval recommended. Sanitation Authority: Approved - amended County Inspections: No comment required at this time. Shall comment at the time of subdivision plan. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan approval. Geographic Information Systems: Braxton Place & Nassau Dr. previously approved & reserved for use in system. Rebecca Dr. & Channing Dr. are extensions to existing roads. Suffixes are appropriate & correct. Frederick County Department of Parks and Recreation: The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain area and not easily accessible. Staff also recommends that the proposed trail be ten feet in width and meet the minimum standards for trail construction used by the county. Staff has based this recommendation on Federal Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of ten feet in width. The potential for the trail to connect to adjacent future development should also be provided. Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. MDP #03-04, Fieldstone Subdivision Page 3 May 3, 2004 Frederick County Public Schools: No additional comments at this time. Planning & Zoning_ A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. 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 94.362 acres of the subject property are located within the Red Bud Magisterial District and are south of Valley Mill Road (Route 659) and Abrams Creek, past the Carlisle Heights Subdivision. Mill Race Estates and Valley Mill Estates are located north of the property across from Valley Mill Road (Route 659). The parcel of land will be accessible via Charming Drive, which will bisect the parcel in the center. The property is located north of the Lynnehaven and Giles (now Manning & Ross) portions of the Channing Drive Subdivision. C) Site History The original Zoning Map for Frederick County (U.S.G.S. Shephenson, VA Quadrangle) identified this land as being zoned A-2 (Agricultural General) District. On August 26,1987 the property was rezoned to the RP (Residential Performance) District under rezoning application #017-87 of Eastern Frederick Development Company. The original master development plan for this property, previously referred to as Fieldstone Heights, was approved on February 16, 1988 for 215 single-family dwellings. On February 26, 1996 the master development plan was revised to accommodate 169 single-family detached traditional dwellings (15, 000 square foot minimum without curb & gutter). Then on February 28, 2002, the master development plan was revised again; this time to accommodate 153 single- family detached urban lots (12, 000 square foot minimum with curb & gutter). D) Intended Use The parcel of land is proposed to be developed in two sections. Section 1 will be located west of Charming Drive and consist of 63 single-family detached urban lots. Section 2 will be located east of Channing Drive and consist of 225 townhouses. MDP #03-04, Fieldstone Subdivision Page 4 May 3, 2004 Planning Staff Comment: The applicant should clarify theproposedphasing of these sections and their relationship to the construction of Channing Drive. E) Site Suitability Land Use Compatibility: The site of the proposed Fieldstone Subdivision is located at the fringe between suburban residential and rural residential development. Single-family residential land uses prevail in the area, although a limited number of agricultural land uses are in the area as well. Historic Resources: The Frederick County Rural Landmarks Survey does not identify any potentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Environment: The subject site contains 13.92 acres of steep slopes and 10.24 acres of floodplain. Both the areas of steep slope and floodplain are located in the front third of the parcel. A total of 3.48 acres (25%) of steep slopes and .3 acres of floodplain are proposed to be disturbed by this development. No disturbance of the riparian buffers around Abrams Creek shall be permitted except for the construction of roads (Channing Drive), public utilities, and public facilities. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert-Berk soil association, which are common soil types found east of Interstate 81. It is noted that these soil types present some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site development process. Transportation: The Comprehensive Policy Plan classifies Valley Mill Road (Route 659) as a major collector road. As part of the proposed development, a new maj or collector road shall be constructed from Valley Mill Road (Route 659) to the southern limits of the development, which will ultimately link Valley Mill Road (Route 659) with Senseny Road (Route 657). This new road is a component of the Eastern Road Plan, found on page 7-15 of the Frederick County Comprehensive Policy Plan. The Eastern Road Plan also calls for the eventual improvement of Valley Mill Road (Route 659) and Senseny Road (Route 657). Nassau Drive is a proposed public road which will be constructed off of Channing Drive for access to both the east and west portions of the property. All roads within Section 1 (single- family detached urban dwellings) will be public. Access to Section 2 (townhouses) shall be provided via a private road network connected to Nassau Drive. Per Section 144-24, of the MDP #03-04, Fieldstone Subdivision Page 5 May 3, 2004 Frederick County Subdivision Ordinance, individual lots accessed by private streets shall be located within 500 feet of a public road. The applicant is seeking approval from the Planning Commission for a distance approximately 624 feet from a public road. The Subdivision Ordinance gives the Planning Commission the ability to allow lots to be located as much as 800 feet from a state road in cases where enhanced circulation is provided with a driveway loop. PlanningStaffNote: The Planning Commission denied the applicant's requestfor a lot access distance waiver during their meeting on April 7, 2004. Therefore, the proposed MDP will need to be revised prior to administrative approval so that all lots are within 500 feet of a state road The proposed MDP's failure to provide a public road connection with the adjoining parcel to the east is detrimental for achieving the best coordinated future transportation network for the area. Furthermore, owners of properties to the east have contacted staff with development concepts for their properties. These owner's development plans will be significantly hampered without a connection to Channing Drive, through Fieldstone. Comprehensive Policy Plan: The 94.362-acre parcel is zoned RP (Residential Performance) and is within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The property is not located within the study area of any small area land use plan. It is located just outside of the Route 7 East Corridor Plan, which was adopted by the Board of Supervisors in 1994. The Comprehensive Policy Plan states that suburban residential development must occur within the UDA. Density: The overall gross residential density proposed with this master development plan is 3.05 units per acre. This breaks down to a 1.40 gross density in Section 1 and a 4.56 gross density in Section 2. The maximum gross density for a parcel of this size is 5.5 dwelling units per acre. Recreational Facilities, Landscaping, Buffers, and Open Space The revised master development plan for the Fieldstone Subdivision shall contain at least 28.309 acres (30%) of open space; of which, slightly more than 50% shall be located outside of areas of steep slopes. For the proposed townhouses, one recreational unit shall also be provided for every 30 dwelling units. This calculates to a total of eight required recreational units. Landscaping shall be provided for all proposed parking lots and as required by Section 165-36, Landscaping, of the Frederick County Zoning Ordinance. A residential separation buffer is required between the proposed townhouses and the southern property line. In addition to this buffer, a road efficiency buffer is required between the proposed residential uses and Channing Drive. A six foot wide asphalt trail will be provided within the inactive portion of the road efficiency buffer along Charming Drive. The proposed trail is shown on the west side of Channing Drive, from the southern limits of the parcel, to the rear of the proposed townhouse development. MDP #03-04, Fieldstone Subdivision Page 6 May 3, 2004 Planning Staff Comment. Staffsuggests that the proposed trail be extended to Abrams Creek to allow for the possibility of connecting it with a nature trail which could emerge in the future along Abrams Creek. If amenable, the applicant could also provide assurances for an easement alongAbrams Creek to allow Frederick County to use the property for a public trail if determined appropriate in the future. PLANNING COMMISSION SUMMARY & ACTION OF 04/07/04 MEETING: The owners of the 85-acre Valley Mill Farm, LLC at 1494 Valley Mill Road expressed concerns about traffic, the impacts of additional sediment in Abrams Creek, the loss of historic integrity of their property, the impact on their quality of life, and the incapacity of the one -lane bridge. Valley Mill Farm owners offered to dedicate a portion of the northern part of their property for access, rather than channeling traffic to the one -lane bridge. Four other citizens came forward to speak in opposition to the townhouse development; their concerns included traffic and safety issues, and overcrowded schools. The owner of the Goldie's LC tract to the east commented that he would like to see Nassau Drive stubbed at the eastern property line of the Fieldstone tract. Without this connection he was concerned that his property may be considered landlocked for future development. A VDOT representative verified that a revised traffic impact analysis (TIA) was submitted and VDOT was satisfied because the applicant had agreed to install three turn lanes, in addition to entering into a signalization agreement where Channing Drive and Nassau intersect. Commission members questioned VDOT's satisfaction with the TIA in light of the all of the traffic that would be utilizing the one -lane bridge to get to Rt. 7. VDOT predicted the traffic would travel the route of least resistance, and go to Greenwood and down to Rt. 7, rather than attempting to traverse the bridge. Members of the Planning Staff commented that there has been considerable discussion regarding subsequent development to the east. They commented on the overall transportation benefit of staff s recommendation for a continuation of Nassau to the east, possibly creating a connection to Rt. 7 that would skip beyond the one -lane bridge. Members of the Planning Commission were concerned about the increase in density from previous master development plans for this parcel, especially in light of the transportation problems. They pointed out the possibility of potential acceptable transportation solutions, although none had been presented for the Commission's consideration. By a majority vote, the Planning Commission recommended denial of the master development plan, as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven In addition, a motion and second was made to recommend denial of the waiver request. This was also MDP #03-04, Fieldstone Subdivision Page 7 May 3, 2004 passed by a majority vote as follows: YES (FOR DENIAL): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour NO: DeHaven (Please note: Commissioners Triplett, Kriz, Watt, and Straub were absent from the meeting.) BOARD OF SUPERVISORS SUMMARY & ACTION OF 05/12/04 MEETING: During the May 5, 2004 Board of Supervisors Meeting the Board forwarded the MDP application for Fieldstone Subdivision back to the Planning Commission for review. The Board made this decision to give the applicant another opportunity to address the density and transportation concerns that the Planning Commission expressed during their review on April 7, 2004. STAFF CONCLUSIONS FOR 06/02/04 PLANNING COMMISSION MEETING: The preliminary MDP for Fieldstone Subdivision is a proposal to revise the currently approved MDP for 153 single family detached urban dwellings to allow 63 single family detached urban dwellings plus 225 townhouses. Once the plan is revised to reflect the Planning Commission's denial of the lot access waiver, the Master Development Plan would be consistent with the technical requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The applicant has chosen not to extend the proposed state road to the property line to allow for possible future development; nor has the applicant made any other changes to the plan since the Planning Commission recommended denial of it on April 7, 2004. The failure to extend Nassau Drive to the eastern property line may impact the development potential of the properties to the east; as well as, not provide for an improved future transportation network to serve this area of Frederick County. A summary of concerns and comments from the Planning Commission to the Board of Supervisors concerning this master development plan application would be appropriate.