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08-96 Carriebrooke - Shawnee - Backfile (2)
* STAFF MASTER DEVELOPMENT PLAN CHECKLIST * This application is not complete if the following are not included: SUBMISSION PACKAGE 1. Comments sheets from the following agencies along with any marked copies of the plan; VDOT Sanitation Authority Inspections Dept. Fire Marshal One copy of the master development plan application 25 copies of the plan on a single sheet One reproducible copy of the plan (if required) A 35mm. slide of the plan TRACKING Date 116 Application received City of Winchester Health Department Parks & Recreation County Engineer g l - 96 Fee Paid (amount $ �, 40. 0. Preliminary MDP heard by Planning Commission - Action taken2ji Preliminary MDP heard by Board of Supervisors- Action taken &ProVej /-2-lM6 E 1-7-q7 Letter to applicant regarding action and revisions. �-0 / Final MDP submitted with review agency, P/C and BOS comments addressed. b 7 Final MDP signed by County Administrator and Planning Director. (send two copies to applicant) i.�----- --� is-96- CASH RECEIPT Date 19 yGa'�_�� d Received From it 1 Address I For Dollars $ �. ACCOUNT• AID ' AMT OFIL ACCOUNT CASH AMT. PAID CHECK BY BALANCE DUE MONEY ORDER w of - a 14 d) �a o 4J o ax a H w `T= c 4in F 3 V). IVARISON & JOHNSTON ATTORNEYS AT LAW YANCNESTER, VIRGINA BK9001'G 1363 THIS DEED, made this r+� day of by and between DAVE HOLLIDAY CONSTRUCTION, INC., a Virginia corporation, of the one part, hereinafter called the Grantor, and MARY G. DRUB -BAKER, TRUSTEE OF THE MARY G. BRUBAKER REVOCABLE LIVING TRUST DATED JANUARY 26, 1 994, of the other part, hereinafter called the Grantee. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantor does grant and convey, with General Warranty and with English CoveriahE°6of'Title,.unto the Grantee, her heirs, successors and assigns, in. :fee simple, all that certain parcel of land, together with the improvements thereon and the belonging, lying and being situate in appurtenances thereunto Shawnee Magisterial District, Frederick County, Virginia, containing 1.5909 acres, and be more particularly described as Lot 1 on that certain.plat made by P. Duane Brown, L.S., dated January 2, 1997 and recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 879 at Page 596, and further described on that certain asbuilt survey made by Elliott Ritchie, Jr., L.S., dated February 28, 1998, attached hereto and by reference made a part hereof, and being the same property acquired by the Grantor herein by deed from Shiho, Inc., a Virginia corporation, dated April 30, 1997 and recorded in the aforesaid Clerk's office in Deed Book 879 at Page 597, and by ,deed of correction dated May 22, 1997 and recorded in the aforesaid Clerk's office in Deed Book 879 at Page 1857. TO HAVE AND TO HOLD unto the said Mary G. Brubaker .MRISON 6.IOHN5TON I!ATTORNEYS AT LAWW KHESTER. VIR"A OK900FG 1364 Trustee, in fee simple, in trust nevertheless, in accordance with the terms of the Mary G. Brubaker Revocable Living Trust Dated January 26, 1994, with full_ power unto said Trustee to hold, control, rent, lease, improve, mortgage, pledge or otherwise encumber, sell or convey the said property, at such time or times, and from time to time, and on such terms and conditions as said Trustee, acting in her discretion, may deem proper, advantageous or desirable, and to collect the proceeds of such act or acts, all as effectually as if the said Trustee acting was the sole beneficial owner of the said property and was dealing for her own account, and further with full power to execute, acknowledge and deliver such deeds, deeds of trust, notes, bonds or other documents as may be convenient or desirable for such transactions. No party dealing with such Trustee shall have any duty or obligation to see to the application of any funds paid or disbursed to said Trustee. Reference is hereby made to the aforesaid instruments for a more particular description of the property herein conveyed. This conveyance is made subject to all easements, rights of way and restrictions of record affecting the subject property. The execution of this deed has been duly authorized by the directors of the Grantor corporation, and nothing in the Corporation Charter or gy-laws reserves the power unto the stockholders to convey a part of the corporate real property. WITNESS the following signature and seal: DAVE HOLLIDAY CONSTR ON, INC. By (SEAL) re ent -2- ARRISON&JOHNSTON ATTORNEYSATtAW YAHCHESTER. YIRGINIA BK900H 1365 STATE OF VIRGINIA AT LARGE CITY OF WINCHESTER, To -wit: The foregoing instrument was acknowledged before me this 2.3Ac1 day of J 1998, by David B. Holliday, as President of Dave Holliday Construction, Inc., a Virginia corporation, on behalf of said corporation. My commission expires -a- .aru'"af. Notaryz BKgooN 1967 VIRGWIA: FFZDMCC CWNW,, Mr. Thin 1n� M; S wrlunp wesproduced . i on the r�2... of71a�15 , j.Alt� and with Certificate of acknowledgment thereto annexod wa mid t0 reocrd. Tax Imposed by Sec. 68.1-802 of It. and 68% t-1101 have been paid. If assessable, 4-ea.t. 7/�, Clerk OK930Pri0943 t THIS DEED, made and dated this - day of November, 1998, by and THIS Mary G. Brubaker, Trustee of the Mary G. Brubaker Revocable Living Trust dated January 26, 1994, hereinafter called the Grantor; and Brubaker Enterprises Limited Partnership, an Arkansas limited partnership, hereinafter called the Grantee. WITNESSETH: That for and in consideration of the sum of Ten Dollars and other good and valuable consideration, the receipt of which are hereby acknowledged, the Grantor hereby grants and conveys, with Special Warranty unto the Grantee, in fee simple, all the following real estate together with the improvements thereon and the appurtenances thereunto belonging: All that certain parcel of land in Shawnee Magisterial District, Frederick County, Virginia, containing 1.5909 acres, and more particularly described as Lot 1 on that certain plat by P. Duane Brown, L.S., dated January 2, 1997, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia in Deed Book 879 at page 596; and further described on that certain as -built survey by Elliott Ritchie, Jr., L.S. dated February 28, 1998, of record with the next referenced deed. This is the same property conveyed to the Grantor herein by deed from Dave Holliday Construction, Inc., a Virginia corporation, dated March 23, 1998, of record in said clerk's office in Deed Book 900 at page 1363. Reference is hereby made to the aforesaid instruments and the references therein contained for a more particular description of the properties hereby conveyed. This conveyance is made subject to all easements, rights of way and restrictions of record affecting the subject properties. Mary G. Brubaker further certifies that she is the trustee of the Mary G. Brubaker Revocable Living Trust dated January 26, 1994, that the trust has BK930PG0944 not been revoked; that no successor trustees have been appointed; that said trust instrument empowers the Trustee to use, occupy, sell, rent, lease, encumber, entrust and convey title to said properties and to execute deeds, deeds of easement, trusts, leases, rights of way and any other instruthents of conveyance; to deal with the premises as if her own; and provides that no person dealing with the Trustees need look to the application of the proceeds thereof. WITNESS the following signature and seal: '1 4 ` SEAL) MARIkD. E4JZJBAKER, Trustee STATE OF A SAS COUNTY OF ' to -wit: Acknowledged before me this day of November, 1998, by Mary G. Brubaker, Trustee of the Mary G. 13rubaker Revocable Living Trust dated January 26, 1994. My commission expires: I - 03 Notary Pi9blic EOFMAL SEAL A KEYS Y PUBLIC OUN"IY ARI%KSAS KXPIRKe t t.o1.2im :a MRGINIA: MEDEt= COUNTY, SM This Instrument m instrument wdtin we f�ro^^duosd to m on the day of .10_i7 at and with certificate of acknowledgment thereto annexed waa Itted to record. Tax Imposed by Sec. 0.1.802 of 8 A/ VI , and 6811-801 have been paid, if asseacabie. Ole.t'4-0? , Clerk A R R I E B R 0 0 K --L A N E ---------- 80' Ingress —Egress Easement Prime and Seal Surface —1 S52'03'34 E 318.85' ( IPS N42'30'53"E STORMWATER Q I /i 14.39' MANANEDMENT X o I Sign g/ J 1 o L ! LOT 2 a Sign 1 V c u 0.431 f. ACRES / v o .c y Reserved for Starmwater v rn Management & Po sible I a ni Future Right of Wa�j IN o lal. Shiho• Inc. m J u ID.B.879, P.594 R! I o o D.B.652, P.648 �+ l o T ai a�j.� i \•� — P5Q / Si n r� / o u u 1 m gyp �Q �I a t � / '9 0 oil Walk 6 e o 1 � � ��• 8e. � R S3756'26"M� Asp all IPS Shiho, Inc. D.B.652, P,648 Electric /Transformer 3'34"E 85.12'/ IPF Water — Q 1— Valves cre �F FLOT w 1 In .5909 ACRES Nalk / 0 Electric No ritle Report Fumished. Meridian Used on this plat was taken from a survey recorded in Deed Book 879, Page 594. The property shown on this plot is the same property conveyed by Shiho. Inc. to Dave Holliday Construction, Inc. by a deed dated April 30, 1997 and recorded in the Office of the Cierk of the Circuit Court of Frederick County Virginia in Deed Book 879, at Page 597. The property shown on this plot located in Zone "C", a shown a HUD Flood Insurance Rote Map, Community —Panel Number 510063 0200 B, effective date July 17, 1978. =o���wLTN ID�, y'IP Elliott Ritchie. Jr Z O r u LICENSE No a �1318 cc �ti0 Sup�E 1 5.34. � � � � � •�. / [//r surmar N1822'09"W \� `\ �� \ \\ `� //� Sewage^� Valve ASBUILT SURVEY g� / fLOT 1 Pump PN A PORTION OF THE LAND OF F / C SHIHO, INC. e3O4�p Righ at Z4� ho ` \ 1 Waier_..o NOW STANDING IN THE NAME OF I CO r 9s3 a a� �v C�a� // Meter El HOWDAY CONSTRUCTION, INC. 44 Parking Spaces @8 4 SO°%/ 0 �� \ `°SRO a.� SHAWNEE MAGISTERIAL DISTRICT 2 Handicapped Parking Spaces f� p 68of`0" ` Sanitary FREDERICK COUNTY, VIRGINIA L46 Total Perking arkin 12S A fno A Sewer SCALE:1"=50' FEBRUARY 28, 1998 9Spaces—fly �/ \ ` fps \Manhole ° RITCHIE SURVEYS �- Revised:3-1 —98 STEPHENS CITY, VIRGINIA #5062 THOMAS I,. PERRY * . TO: DEED , SHIHO, INC. 09652FG648 THIS DEED, made and dated this day ofb.A=, 1987, by and between THOMAS L. PERRY, Widower,.party of the first part, hereinafter referred to as the Grantor; and 611I11O, Inc., a corporation organized and pursuant to the Commnwealth of Virginia, party of the second part, hereinafter referred to as the Grantee. WITNESSETHs That for and in consideration of the sum of Ten ($10.00) Dollars, cash in hand paid, and other good and valuable consideration, the receipt of all of which is hereby acknowledged, the Grantor doth hereby grant and convey, with general warranty of title, unto the Grantee, in fee simple, all of that certain tract or parcel of land, containing 108 acres, i 1 rood and 30 poles, more or less, together with all improvements and appurtenances thereto belonging, lying and being situate in Shawnee District, Frederick County, Virginia, more particularly described by that certain deed dated June 8, 2940, from H.P. McKinney, at ux, to the Grantor, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 181, at Page 293; LLSS HOWEVER, That certain conveyance to the Commonwealth of Virginia, by order of the Circuit Court of Frederick County, Virginia, dated August 7, 1962, of record in the aforesaid Clerk's Office in Deed Book 281, at Page 712, containing 7.898 acres; and that certain conveyance to Joseph L. Manuel,.et ux, by Deed dated June 17, 1967, of record in the aforesaid Clerk's Office in'Deed Book 333, at Page 61, containing 10 acres, more or less. It is ifitended,by this Deed, to convey all of the remaining acreage in gross. io C BIKs52fcsas This conveyance is wade subject to all easements, rights of way and restrictions of record affecting the subject property. WITNESS the following signature and seals , Z�'� •`+ (SEAL) THOMAS L. PERRY STATE OF VIRGINIA, Q - OF�y�, to -wit, The foregoing instrument was acknowledged before we this ^'day of { ,, 1997, by Thomas L. Perry, Widowed. My commission expires--(t� ips'9 Notary Pu c - Y- .RGINLA FMEMCK COUNTY, SM. This bw meat of ttaq was Produced to me on the and ar o! 19 a Y2 'oZ 0 "/7 rttttoat ocia edq�aest i wmb --- W3 was idmittod to record. Tax imposed by Sam -58•d4.1 o1 and 884r 4 have beea paid, it atm-u !s Q 040009128 C7' w CIO THIS DEED, made this 11 day of 2004, by and between SHIHO. INC. a Virginia corporation, of the one part, hereinafter called the Grantor, and GLAIZE DEVELOPMENTS, INC., A Virginia Corporation, of the other part, hereinafter called the Grantee. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid, and other valuable consideration, receipt whereof is hereby acknowledged, the Grantor does grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurtenances thereto belonging, all of that certain lot or parcel of land lying in Shawnee Magisterial District, Frederick County, Virginia, and being more particularly described as: Lot 2 containing 0.4312 acres on that certain Final Plat entitled "A Portion of the Land of Shiho, Inc." which is dated January 2, 1997 and recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 879 at Page 594 made by P. Duane Brown; and being a portion of the same property which was conveyed to Shiho, Inc., a Virginia Corporation, by deed dated July 2, 1987 and recorded in the aforesaid Clerk's Office in Deed Book 652 at Page 648. TAX PARCEL 75 ((A)l 89 Reference is hereby made to the aforesaid instruments for a more particular description of the property herein conveyed. iARRISON S X>HNSTON,PLC ATTORNEYS AT LAW WINCHESTER. VIRGINIA HARRISON 6 JOHNSTON,PLC ATTORNEYS AT LAW W INCHESTER. VIRGINIA 0 m C.) This conveyance is made subject to all easements, rights of way and restrictions of record, if any, affecting the subject property WITNESS the following signature and seal: SHIHO, INC., A Virgi By STATE OF VIRGINIA AT LA CITY OF WINCHESTER, To -wit: (SEAL) The foregoing Instrument was acknowledged before me this "1 day of 2004, by -DG,4, d 011.d o� as of Shiho, Inc., a Virginia corporation, on behalf of said corporation. My commission expires 13 6Ic y 7Notary Public VIRUINIA: FREDFRICK COUNTY' to eon ,this instrument of writing Was produced and With ce tawcd'e �f acknowm d s d by Sec SN lart02 of was adnutted to record. T I'LT and 5&1.801 have been paid, if assessable .Clack Carriebrooke Master Development Plan #008-96 The Carriebrooke Master Development is located on the east side of Macedonia Church Road, directly north of the Frederick County Sanitation Authority headquarters. This is within the Shawnee magisterial district The Carriebrooke application proposes to develop 20 acres of B2 (Business General) zoned land within three phases. The proposed use for the development is commercial and offices. The remaining 77 acres of the property is zoned RA and is to be left undeveloped. An 80' right-of-way will provide access to the three phases of the development. Possible future extension of this road is proposed through the RA portion of the property. The overall concept of the Carriebrooke development is desirable and consistent with the Comprehensive Plan. The various reviewing agencies expressed no overall objections to this Master Development Plan. Several Planning & Zoning issues need to be addressed by the applicant prior to final approval. These include provision of a zoning district buffer against the adjoining Stossel property, delineation of disturbed areas of woodlands and steep slopes, and identification of historical sites that exist on the RA portion of the property. At the Planning Commission meeting, Commissioners expressed concerns about possible drainage impacts on adjoining properties, traffic impacts on Route 642, removal of woodlands, and disturbance of steep slopes. Commission members felt there was a slim chance of developing the site without disturbing more than 25 percent of the steep slopes. They felt that if the County was going to hold the applicant to the steep slope requirement, the applicant may have a problem. No adjoining property owners addressed the Planning Commission. In summary, the Planning Commission unanimously recommended approval of the Carriebrooke Master Development Plan with the stipulation that all review agency comments are adequately addressed prior to final approval. 0 0 FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 July 17, 1997 Mr. Steve Gyurisin G.W. Clifford & Associates 200 North Cameron Street Winchester, VA 22601 RE: Administrative Approval of Revised Carriebrooke Master Development Plan Dear Steve: The revised Cam'ebrooke Master Development Plan was administratively approved on June 30, 1997. This revised Master Development Plan addresses the relocation of the water and sewer lines within the B2 development. The Carriebrooke development is located on the east side of Route 642, Macedonia Church Road; south of the I-81/Route 37 interchange, and is identified by Property Identification Numbers 75-A- 89 and 75-A-89A in the Shawnee Magisterial District. Previously, the Planning Commission and Board of Supervisors approved the Master Development Plan with the condition that all review agency comments are adequately addressed. In addition, the plan was originally approved administratively on January 6, 1997. I have returned to you three signed copies of the Approved revised Final Master Development Plan. Please provide the owner with at least one of these copies. Please contact me if you have any questions regarding this letter. Sincerely, -'AIw� Michael T. Ruddy Planner I MTR/cc cc: W. Harrington Smith Jr., Shawnee District Supervisor Dave Holliday, SHIHO Inc. 107 North Kent Street • Winchester, Virginia 12601-5000 • 9 Frederick County, Virginia Master Development Plan Application Package Request For Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority Attn: Engineer Director - 315 Macedonia Church Road P.O. Box 1877 Winchester, VA 22655 Winchester, Virginia 22604 (540) 868-1061. 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: Gilbert W. Clifford & Associates, Inc. Address: 200 N. Cameron Street Winchester, Va. 22601 c/o Stephen M. G, ijrisin Phone number: 540-667-2139 6/13/97 Name of development and/or description of the request: Carriebrooke Master Development Location of Property: Route 642 - East side of Route 642 south of the I-81 /37/642 intersection. Frederick County Sanitation Authority's Comments: /YD �O/yJ/11/Cili/~— Frederick County Sanitation Authority use only Date received Review Number. ]2 3 4 5 (please circle one) Date reviewed Date approved ,' Revision regllir d r---� Signature and Date G,U di .,j AGI/y �� • C COMMONW .-41LTH of 1/1RQ11NIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 1.:031 OLD VALLEY PIKE COMMISSIONER P O BOX 278 EDINBURG, VA 22824-0278 February 4, 1997 Mr. Jerry King % r.iIO, t1;ag' S 1'1 ia iay& u eutliy 29078 Old Valley Pike Strasburg, VA 22657 Dear Jerry: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984 5600 FAX (540) 964.5607 Ref: Carriebrook Subdivision r ] Street I :,poseu et Conne--tio a We have received your Land Use Permit Application #28178 for a street connection to your proposed Carriebrook Subdivision. We are unable to process said application at this time as we have no approved plans for the referenced project. If you have any questions, please do not hesitate to call. Sincerely, Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC/WCG/rf Enclosures - Land Use Permit Application #28178, Check # 1061 in the amount of $40.00 xc: Mr. Steve A. Melnikoff Mr. William C. Gochenour Mr. Dave Holliday Mr. Chuck Maddox Mr. Kris Tierneya 00 q WE KEEP VIRGINIA MOVING ,,�� T 6\, 6 * FILE COPY I January 7, 1997 Mr. Steve Gyurisin G.W. Clifford & Associates 200 North Cameron Street Winchester, VA 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 RE: Administrative Approval of Carriebrooke Master Development Plan Dear Steve: The Carriebrooke Master Development Plan was administratively approved on January 6, 1997. The proposed Carriebrooke development is located on the east side of Route 642, Macedonia Church Road; south of the I-81/Route 37 interchange, and is identified by Property Identification Numbers 75-A-89 and 75-A-89A in the Shawnee Magisterial District. Previously, the Planning Commission and Board of Supervisors approved the Master Development Plan with the condition that all review agency comments are adequately addressed. This Master Development Plan calls for the development of 20 acres of B2 (Business General) zoned land within three phases. The proposed use for the development is commercial/off ices. An 80' right-of- way is proposed to provide access to the three phases of the development, and to the remaining 77 acres zoned RA (Rural Areas). This right-of-way is consistent with the provision for construction of a minor collector road in this vicinity as identified in the Comprehensive Plan's Eastern Road Plan. I have returned to you four signed copies of the Approved Final Master Development Plan. Please provide the owner with at least one of these copies. Please contact me if you have any questions regarding this letter. Sincerely, Michael T. Ruddy Planner I MTR/cc cc: W. Harrington Smith Jr., Shawnee District Supervisor T. Roy Jennings, Frederick County Real Estate Joe C. Wilder, Engineering Technician Dave Holliday, SHIHO Inc. 107 North Kent Street - Winchester, Virginia 22601-5000 COUNTY of FREDERICK . Department of Planning and Development 5401665-5651 FAX: 540/ 678-0682 December 18, 1996 Mr. Steve Gyurisin G.W. Clifford & Associates 200 North Cameron Street Winchester, VA 22601 RE: . Final Review of Carrriebrooke Master Development Plan Dear Steve: I have had the opportunity to review the above referenced Master Development Plan resubmitted to our off ce for administrative approval on December 12, 1996. The following are comments that need to be addressed. 1) On the cover sheet, please show the 'P.I.N.'s of the two parcels being master planned and the magisterial district. Also, please remove the remnants of the legend shown south of the property and remove from the main legend the "planned area" and its associated line. This information is redundant on the cover sheet. 2) On the second sheet, please eliminate the "project boundary" and its associated line from the main legend. This information is redundant on the second sheet. 3) Please correct the acreage shown as B2. from parcel 89A and correlate with the acreage shown in the project summary. 4) Please correct the acreage shown as woodlands in the environmental features chart and correlate with the acreage shown as woodlands in the phasing schedule. 5) Please correct the acreage shown as wetlands in the environmental features chart and correlate with the wetlands shown on the master plan. 6) Please show the location of the existing pond on the master plan. This pond appears to exist on the B2 portion of the property. 7) Please revise the note regarding the zoning district buffer to read: "50' "B"-Category Buffer with Full Screen. Existing 50' woodland strip to remain as a full screen in accordance with Section 165-37 B (2) of the Frederick County Code." 107 North Kent Street • Winchester, Virginia 22601-5000 0 Carriebrooke MDP - Final Review Page 2 December 18, 1996 8) Under project notes, please revise the second note to read: " Location of possible future right of way will be consistent with Eastern Road Plan." Please revise the third note to read: " Location of possible future right-of-way will address all existing land characteristics including the sites of the identified rural landmarks." 9) In addition, please include the following notes to the project note's section in the order shown: 2) "All land use issues affecting the development of the RA portion of the property will be addressed at such time when this portion of the property is rezoned and subsequently master planned. This includes the location of the road." 5) "The site plan for the development of Phase I mustshow the location of the reserved right-of-way along with its associated setback requirements." Once the above comments have been addressed, please provide this office with one copy of the. final master development.plan. I will verify the changes and then request you submit the required six copies of the final master development plan for approval. Please contact me if you have any questions regarding this matter. Sincerely, .Michael T. Ruddy '. Planner I MTR\cc COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 678-0682 December 10, 1996 Mr., Steve Gyurisin G.W. Clifford & Associates 200 North Cameron Street Winchester, VA 22601 Y RE: ' Master Development Plan #008-96 for Carriebrooke Dear Steve: The Frederick County Board of Supervisors unanimously approved the above referenced Preliminary Master Development Plan on November 13, 1996. Your firm will need to submit -a Final Master Development Plan for this project which addresses all review agency comments, as well as all comments of the Planning Commission and Board of Supervisors. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions regarding the approval of this master plan or requirements needed for submission of your Final Master Development Plan, please do not hesitate to call me. Sincerely, c C17 Michael T. Ruddy Planner I MTR\cg 107 North Kent Street • Winchester, Virginia 22601-5000 • 0 P/C REVIEW: 10-16-96 BOS REVIEW: 11-13-96 MASTER DEVELOPMENT PLAN #008-96 CARRIEBROOKE LOCATION: East side of Macedonia Church Road (Rt. 642). South of the intersection of I-81 /3 7 at Kernstown and north of Frederick Co. Sanitation Authority headquarters. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 75-A-89 PROPERTY ZONING & PRESENT USE: Zoned B2 (Business General) and RA (Rural Areas); present use: vacant ADJOINING PROPERTY ZONING & PRESENT USE: B2 (Business General); RA (Rural Areas); Present use: residential, commercial and vacant PROPOSED USE: Commercial/Offices REVIEW EVALUATIONS: Virginia Dept. of Transportation: See attached letter from Bob Childress dated September 19,1996. Sanitation Authority: First Review - correct and resubmit; two items. Inspections Dept.: No comment required at this time; shall comment on individual site plans when submitted. Fire Marshal: Will address emergency vehicle access on site plan or construction drawings. County Engineer: (1) Identify and delineate wetlands along Opequon and tributaries to Opequon. (2) The indicated SWWP should be sufficient for area west of B2 zoning boundary. Additional SWWP will be required for remaining areas east of 132/A2 boundary. (3) Refer to attached plan for additional comments. Planning and Zoning: Project History Carriebrooke MDP #008-96 Page 2 November 6, 1996 The Board of Supervisors approved a portion of rezoning application # 003-88 on June 6, 1988. The rezoning application called for the rezoning of 14 acres from A-2 (Agricultural General) to B2 (Business General), and of the remaining 77 acres from A-2 (Agricultural General) to RP (Residential Performance). The Board of Supervisors approved only the 14-acre B2 portion of the rezoning request. Subsequently, rezoning application #017-88 was submitted by Shiho Inc. This rezoning called for the rezoning of an additional 6 acres of A-2 (Agriculture General) zoned land to B2 (Business General). This is in the form of a 200' strip along the back of the recently approved B2 portion of the property. The Board of Supervisors approved this rezoning application on October 12, 1988. The A2 (Agricultural General) zoning classification was changed to RA (Rural Areas) in May 1989. Project Scoae The Carriebrooke Master Development Plan calls for the development of 20 acres of B2 (Business General) zoned land within three phases. The proposed use for the development is commercial/offices. An 80' right-of-way is proposed to provide access to the three phases of the development. RA (Rural Areas) zoned land is not subject to Master Development Planning. Therefore, the remaining 77 acres is shown as left undeveloped. Staff believes that as this is part of the same parcel and under common ownership consideration should be given to the characteristics of this land and any impacts the proposed development would have on it. Possible extension of the road is proposed through the RA portion of the property. This extension is consistent with the provision for construction of a Minor Collector road in this vicinity as shown on the Eastern Road Plan map in the Comprehensive Plan. Issues Staff believes the following issues should be considered by the Planning Commission. 1. Zoning District Buffer The adjoining Stossel property, P.I.N. 75-A-87A, is zoned RA and is primarily used for residential purposes. Whenever land is to be developed in the B2 zoning district that is adjacent to land such as this, a B Category buffer shall be provided on the land to be developed. This is not shown on the plan. Staff would recommend maintaining a woodland strip of 50' as a full screen as allowed in section 165-37B(2) of the Zoning Ordinance. 2. Environmental Features Areas of Steep Slopes are identified on the plan. Twenty-five percent of these steep slopes i •. Carriebrooke MDP #008-96 Page 3 November 6, 1996 are proposed to be disturbed. However, this disturbed area is not shown on the plan. This needs to be clearly delineated on the plan. Staff believes that more than 25 percent of the steep slopes may be disturbed during the development of Phases I, II, and in the construction of the road. Ten acres of woodlands are listed on the Environmental Features chart. Approximately 14 acres are shown on the plan. This discrepancy needs to be addressed. Much of the area shown as woodlands on the plan does not meet the definition of woodlands as defined in the Zoning Ordinance. Therefore, staff believes that the total area of woodlands and the percentage of disturbed woodlands is actually less than indicated on the plan. An area of the site has already been disturbed. Any additional disturbance may result in disturbance of more than the allowed 25 percent. Consideration should be given to the additional disturbance of woodlands that is inevitable during the development of Phases I, II, and III. The Opeqoun Creek, its tributaries and associated wetlands, and the existing pond need to be identified and addressed on the Master Development Plan. This issue was also raised by the Director of Public Works. 3. Historical Features Historical sites that exist on the RA portion of the property need to be identified on the plan. The Rural Landmarks Survey Report for Frederick County has identified The Carysbrook House and Carysbrook Redoubt as existing on the property. Special consideration should be given to these sites when finalizing the location of the proposed road through this portion of the site. 4. Transportation The proposed road that provides access to parcels within the B2 portion of the property is sufficient. However, the temporary cul-de-sac should be located on the B2 portion of the property. Possible extension of the road is proposed through the RA portion of the property. This extension is consistent with the provision for construction of a Minor Collector road in this vicinity as shown on the Eastern Road Plan map in the Comprehensive Plan. Detailed plans for this extension and its impact on the existing features should be included as a part of any future development plans for the portion of the property currently zoned RA. Located in the portion of Phase I, south of the access road, is an area reserved for future right-of-way. This is desirable to accommodate any future realignment of Route 642 that may occur. A note identifying this reserved right-of-way should be added to the plan. STAFF RECOMMENDATION FOR 10-16-96 PLANNING COMMISSION MEETING: Staff recommends approval of the proposed Master Development Plan. The overall concept of this Master Development Plan is consistent with the Comprehensive Plan and the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. Staff asks the Planning Commission to ensure that all review agency comments are adequately addressed prior to final approval of this plan. Carriebrooke MDP #008-96 Page 4 November 6, 1996 PLANNING COMMISSION MEETING DISCUSSION 10-16-16: Planning Commission members raised concerns about possible drainage impacts on surrounding properties, especially Lakeside. Mr. Maddox, of G.W. Clifford & Associates, replied that as this site drains directly into the Opequon Creek, there would be no drainage impacts on Lakeside or any other property. Commissioners were also concerned about traffic impacts on Route 642. Members of the Planning Commission noted that much of the woodland on the site had recently been removed, so there was nothing to measure whether or not 25 percent of it would be disturbed. Commission members felt there was a slim chance of developing the site without disturbing more than 25 percent of the steep slopes. They felt that if the County was going to hold the applicant to the steep slope requirement, the applicant may have a problem. The Board of Supervisors has the authority to allow disturbance of large areas of steep slopes, provided that the overall land use is associated with shopping centers, office parks, or industrial parks. The designers have yet to identify a use. PLANNING COMMISSION ACTION OF 10/16/96: The Frederick.. County Planning Commission unanimously recommended approval of Master Development Plan #008-96, Carriebrooke, with the stipulation that all review agency comments are adequately addressed prior to final approval. (Mr. Stone was absent.) K AWP\CMN\COMMENTS\CARRIEBK. MDP Carriebrooke Master Development Plan #008-96 The Carriebrooke Master Development is located on the east side of Macedonia Church Road, directly north of the Frederick County Sanitation Authority headquarters. This is within the Shawnee magisterial district The Carriebrooke application proposes to develop 20 acres of B2 (Business General) zoned land within three phases. The proposed use for the development is commercial and offices. The remaining 77 acres of the property is zoned RA and is to be left undeveloped: An 80' right-of-way will provide access to the three phases of the development. Possible future extension of this road is proposed through the RA portion of the property. The overall concept of the Carriebrooke development is desirable and consistent with the Comprehensive Plan. The various reviewing agencies expressed no overall objections to this Master Development Plan Several Planning & Zoning issues need to be addressed by the applicant prior to approval. These include provision of a zoning district buffer against the adjoining Stossel property, delineation of disturbed areas of woodlands and steep slopes, and identification of historical sites that exist on the RA portion of the property. At the Planning Commission meeting, Commissioners expressed concerns about possible drainage impacts on adjoining properties, traffic impacts on Route 642, removal of woodlands, and disturbance of steep slopes. Commission members felt there was a slim chance of developing the site without disturbing more than 25 percent of the steep slopes. They felt that if the County was going to hold the applicant to the steep slope requirement, the applicant may have a problem. No adjoining property owners addressed the Planning Commission. In summary, the Planning Commission unanimously recommended approval of the Carriebrooke Master Development Plan with the stipulation that all review agency comments are adequately addressed prior to final approval. I ♦hhR COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE WILLIAM H. BUSHMAN, P.E. COMMISSIONER P.O. BOX 278 RESIDENT ENGINEER EDINBURG, VA 22824-0278 TELE (540) 984.5600 FAX (540) 984-5607 September 19,1996 We have no overall objections to this property's Preliminary Master Development Plan. Due to the varied topography of the property, development of and roadway construction could be difficult. The plan, although vague, appears to indicate an alignment change in existing Route 642 to provide a thru roadway to the northeast corner of the property. Our comments should in no way be misconstrued to indicate our support of or approval of this alignment change. If it is the developer's and/or County's desire to relocate existing Route 642 thru this property, reference should be made to the current Winchester/Frederick County Area Transportation Study to ensure compatibility with the design. Regardless, the development of this property with commercial/business uses could have a significant impact on the Route 642 corridor as well as the adjacent Route 37/I-81 interchange area. Based on ultimate build out possible, Route 642 alignment change (previously mentioned), and extension of the property's access roadway into adjacent properties the proposed 80' right-of-way may be inadequate. Prior to making any final comments we will require a complete set of construction site plans/profiles, drainage calculations and a traffic impact analysis for review. PA. afor W. H. Bushman Trans. Permits & Subdivision Spec. Supervisor RBC/rf Enclosure xc: Mr. S. A. Melnikoff (w/ copy of MDP) WE KEEP VIRGINIA MOVING F CfIppjC31,00VC LAND 171STU;Z3ANJC6. • aw v qp ` • ` ' - We - • lop �d • • • J w • .. l ` • • IOlt' i • , i BIRDS -EYE VIEW / AWF AERIAL PHOTOGRAPHY Rt #1 BOX 210 WINCH �2601 3�111SP$ • 71 qmr .w . Wft ir • r •� .w any'. �A ► •� �- A� -. r - ��' s- - - _ - lip raw r BIRDS -EYE VIEW MW AERIAL, PHOTOGRAPHY RE #1 BOX 210 WMICHVA 22601 70sz-7660 _• *0 00 Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Carriebrooke 2. Owner's Name: David Holliday Ronald Shickle (Please list the names of all owners or parties in interest) 3. Applicant: Gilbert W. Clifford & Assoc., Inc. c/o Steve Gyurisin Address: 200 N. Cameron Street Winchester, VA 22601 Phone Number: 540 667-2139 rol 8 9102j ^�� Q 4. Design Company: Gilbert W. Clifford & Assoc. Inc. - Ski Address: 200 N. Cameron Street o, Winchester VA 22601 `' '�'� �,LC �l6Z�Z2 Phone Number: (540) 667-2139 Contact Name: Steve Gyurisin 00 of Frederick County, Virginia Master Development Plan Application Package APPLICATION cont'd. MASTER DEVELOPMENT PLAN 5. Location of Property: East side of Route 642, south of the intersection of I-81 /37 at Kernstown and north of Frederick Co. Sanitation Authority headquarters. 6. Total Acreage: 20 Acres 7. Property Information: a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: 75-A-89 B-2 Vacant Commercial/Offices e) Adjoining Property Information: Attached Property Identification Numbers Property Uses North South East West f) Magisterial District: Shawnee 8. Is this an original or amended Master Development Plan? Original X 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 al contiguous land under sin ownership. All required material will be complete prior to the submispc development Signature: Date: Silnert w. clifford & associates inc. 200 North Cameron Street • Winchester, Virginia 22601 540-667-2139 0 Fax: 540-665-0493 Carriebrooke Master Development Plan Adjoining Property Owners Tax Map Ref. # Property Owner and Address Zoning 71-1-A1 Frederick Co. Sanitation Authority B-2 71-1-A P.O. Box 1877 Winchester, VA 22604 75-A-90 Eleanor Jackson Burleson RA 4800 Fillmore Avenue Alexandria, VA 22311 75-A-96 Eleanor Jackson Burleson RA 4800 Fillmore Avenue Alexandria, VA 22311 75-A-89 Shiho, Inc. B-2/RA P.O. Box 3276 Winchester, VA 22604 75-A-88 Carroll A. Hummer RA c/o Turner Luttrell P.O. Box 521 Stephens City, VA 22655 75-A-84 Marvil Lee Dailey RA 244 Pickett Lane Stephens City, VA 22655 75-A-87A Joseph H. & Judith A. Stossel RA 176 Pickett Lane Stephens City, VA 22655 75H-3-OS Shiho, Inc. (Open Space) P.O. Box 3276 Winchester, VA 22604 Frederick County, Virginia Master Development Plan Application Package Request For Master Development Plan Comments Virginia Department of Transportation Mail too Virginia Department of Transportation Attn: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 1550 Commerce Street Winchester, VA (540) 722-3460 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates Inc. - c/o Stephen M. Gyurisin Address: 200 N. Cameron Street Winchester Virginia 22601 Phone number: (540) 667-2139 7/26/96 Name of development and/or description of the request: Carriebrooke Master Development Plan Location of Property: East side of Route 642 south of the intersection of I-81 /37 at Kernstown and north of Frederick County Sanitation Authority headquarters. Virginia Department of Transportation's Comments: See attached VDOT comments dated September 19, 1996. VDOT use only Date received ';.' Date reviewed Review Number: 01 2 3 4 Date approved q/1 e1q(0 tore and Date 6))6- 0"44, 5 (please: circle one) Revision required !40 • Frederick County, Virginia Master Development Plan Application Package ReQuest For Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority Attn: Engineer Director P.O. Box 1877 Winchester, VA Winchester, Virginia 22604 (540) 665-5690 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach ju (2) copies of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates Inc - c/o Stephen M. Gyurisin Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone number: (540) 667-2139 7/26/96 Name of development and/or description of the request: Carriebrooke Master Development Plan Location of Property: East side of Route 642, south of the intersection of I-81 /37 at Kernstown and north of Frederick County Sanitation Authority headquarters. Frederick County Sanitation Authority's Comments: co,� 0 LJ August 13, 1996 Mr. Steve Gyurisin . G.W. Clifford & Associates 200 North Cameron Street Winchester, VA 22601 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 678-0682 RE: Preliminary Review of Carrriebrooke Master Development Plan Dear Steve: I have had the opportunity to review the above referenced Master Development Plan received by our office on August 1, 1996. The following are comments that need to be addressed during the revision of this Master. Development Plan: 0� 1) Please show only the B2 portion of the property on the second sheet as this is the only section subject to Master Development Plan requirements. This reduced scale will provide increased clarity, especially helpful when presenting to the Planning Commission and Board of Supervisors. b''( 2) Please eliminate the portion of the road that extends through the RA section of the property. RA zoned property is not subject to Master Development Plan requirements. OAXr 3) Please cite the rezoning file number for the portion of the property zoned B2. ,4C 4) Please show the surveyed boundaries of all parcels included in the Master Development Plan. Where is lot 75-A-89A? This parcel should be shown on the M.D.P. crGL 5) Please include the acreage of all parcels shown on the plan. Also, please show the acreage of each parcel that lies within a B2 or RA zoning district. A-2 zoning does not exist in Frederick County. 6v6 6) Please improve the location map by showing the boundary of the parcel being developed and by adding existing roads in the vicinity. Include the names and numbers of these roads. 7) Please correct the adjoining property owners' information as noted on the Master,Development Plan. This includes the property boundary line separating the two parcels owned by Eleanor Jackson Burleson. 8) Please provide a note describing the schedule of phasing for the development. 9) Please clearly identify the historical structures and sites located on the property. If no historical structures or sites exist on the B2 portion of the parcel, please make a statement to that effect on the Master Development Plan. 10) Please make the boundary and the extent of the woodland areas clearly distinguishable on the 107 North Kent Street - Winchester, Virginia 22601-5000 MDP #008-96, Preliminary Review Page 2 August 13, 1996 Master Development Plan. Currently, this information is not as clear as it needs to be. Also, the total acreage of woodlands shown in the B2 portion of the site appears to be greater than the 50 percent identified in the chart. Please verify this figure. 11) Please delineate the woodland area that is proposed to be disturbed and include this in the legend. 12) Please delineate the area of steep slopes that is proposed to be disturbed and include this in the legend. 13) Please show the location of all streams and ponds that exist on the property. The U.S.G.S. quadrangle that covers this area depicts a pond on the portion of the site that is being developed as Phase III. Please verify that this pond does or does not exist. 14) Please include the name of the proposed street on the Master Development Plan. 15) Please show on the Master Development Plan any existing or proposed easements associated with access to the properties along the road that runs along the southern edge of the SHIHO property. Will the development of Phase III affect this access in any way? 16) Please show the location and arrangement of any electrical and gas utility systems to be used by the development. 17) South of the Phase III portion of the development is some RA zoned land that is primarily used for residential purposes. Please provide a `B" category buffer on the land that is being developed. A woodland strip of fifty feet from the edge of the road right-of-way should be used to fulfil the `B" category full screen requirement. 18) Please provide a conceptual plan for stormwater management on the Master Development Plan. This plan must satisfy the Director of Public Works' requirements for stormwater management. Stormwater management within Phase III of the development appears to be insufficient. How would the pond that is shown on the U.S.G.S. quadrangle affect stormwater management within Phase III? The Master Development Plan needs to be revised to reflect the above comments. All other review agency comments will need to be submitted to the Planning department prior to the preliminary Master Development Plan being placed on the Planning Commission's agenda. Please contact me if you have any questions regarding this matter. Sincerely, i� Michael T. Ruddy Planner I MTR\cg • Frederick County, Virginia Master Development Plan Application Package Request For Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 2nd Floor Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates, Inc. - c/o Stephen M. Gyurisin Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone number: (540) 667-2139 7/26/96 Name of development and/or description of the request: Carriebrooke Master Development Plan Location of Property: Department of Parks and Recreation's C No Comment .No Depaltf3itextti# Parks and Recreation use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required and Date�f ... �r:�:��� % �c:` `� �-...._.�-?3i8/g6 0 COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.0828960303 Date Received 073196 Date Reviewed 082896 Applicant G.W. Clifford and Associates Address 200 N. Cameron St. Winchester, Virginia 22601 Project Name Carriebrooke Phone No. 540-667-2139 Type of ApplicationMaster Development Plan Current Zoning B-2, A-2 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictShawnee Tax I.D. No. 75-A-89 RECOMMENDATIONS Automatic Sprinkler SystemXX Residential Sprinkler System Automatic Fire Alarm SystenKX Other REQUIREMENTS Emergency Vehicle Access Adequate Inadequate Not IdentifiedXX Fire Lanes Required Yes XX No Comments Will address on site plan or construction drawings. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes No XX Comments Luz Hydrant Locations Adequate Inadequate Not IdentifiedXX U Siamese Location Adequate Inadequate t 4 Not Identified XX r%:, Itl Ae o, Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signatur T itle,���e LJ Frederick County, Virginia Master Development Plan Application Package Request For Master Development Plan Comments Frederick County Inspections Department I-- Mailfo: Hand deliver to: Frederick County Inspections Department 4th Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 RECEIVED JUL 3 11996 FREDERICK CO. Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates, Inc. - c/o Stephen M. Gyurisin Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone number: (540) 667-2139 7/26/96 Name of development and/or description of the request: Carriebrooke Master Development Plan Location of Property: East side of Route 642, south of the intersection of I-81 /37 at Kernstown and north of Frederick County Sanitation Authority headquarters. Frederick Count Inspections Department's Comments: No Conm nt required at this titre. shall 1 conrnent on i nd i vi rlua 1 site plans whan gn1-rni ttrnrl Frederick County inspection Department use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed,, Date appro�ed Revision required COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.0828960303 Date Received 073196 Date Reviewed 082896 Applicant G.W. Clifford and Associates Address 200 N. Cameron St. Winchester, Virginia 22601 Project Name Carriebrooke Phone No. 540-667-2139 Type of ApplicationMaster Development Plan Current Zoning B-2, A-2 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictShawnee Tax I.D. No. 75-A-89 RECOMMENDATIONS Automatic Sprinkler SystemXX Residential Sprinkler System Automatic Fire Alarm SystenKX Other REQUIREMENTS Emergency Vehicle Access Adequate Inadequate Not IdentifiedXX Fire Lanes Required Yes XX No Comments Will address on site plan or construction drawings. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes No XX Comments Hydrant Locations Adequate Inadequate Not IdentifiedXX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signatur Title �,.✓� Frederick County, Virginia Master Development Plan Application Package Frederick County Department of Public WorksE Mail to: Hand deliver to: JUL- Frederick County 4th Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 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: Gilbert W. Clifford & Associates Inc - c/o Stephen M. Gyurisin Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone number: (540) 667-2139 7/26/96 Name of development and/or description of the request: Carriebrooke Master Development Plan Location of Property: East side of Route 642, south of the intersection of I-81 /37 at Kernstown and north of Frederick County Sanitation Authority headquarters Department of Public Works Commen 1 S 4L 11 N 4 rrcr O w uJ % cue 0 tzz=2-�tVIL-It ✓L OAL S�UW Q 6 N aAA 1Ti. " C tv A wzt DopaiYtment of Public Works use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed 911 Date approved Revision required �L\ _ ►yam `s�1J.�w .,.a gilbert w. clifford & associates, inc. 200 N.Cameron Street Winchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 TO WE ARE SENDING YOU KHAND DELIVERED SHOP DRAWINGS ElCOPY OF LETTER X ] ATTACHED CHANGE ORDER PRINTS ❑ PLATS is LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 9/23/96 15096 ATTENTION Mr. Kris Tierney RE: C;;rriPhrnnkP UNDER SEPARATE THE FOLLOWING ITEMS SAMPLES 17 SPECIFICATIONS X❑ PLANS Fx� OTHER COPIES DATE DESCRIPTION 25 9/23/96 Master Plan 1 8/1 % Master Plan Application 1 Adjoining Property Onwers 1 Comment Sheets from Review Agencies X❑ ARE TRANSMITTED ❑ APPROVED/SUBMITTED ❑ RESUBMIT___ FOR APPROVAL ❑ FOR APPROVAL APPROVED/AS NOTED SUBMIT___ FOR DISTRIBUTION FOR YOUR USE 1-1 RETURN/CORR}ECTI.ONS a8> RETURNED_ CORRECTED PRINTS ❑ AS REQUESTED ❑ FOR REVIEW or COMMENT FOR BIDS DUE i ____ _19__ REMARKS Kris, Fee of $2,100.00 was paid on 8/1 / reproducible copy of the plan. COPY TO: 'v� LOAN PRINT/RETURN RETURN/WITH SIGNATURES if you want an aerial photo or a SIGNED Stephen M. Gyurisin REV. 2.0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 1 I itIFICrkt1011 JF PJ3L!C MEFtINr November 7, 1996 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: APPLICATION OF G.W. CLIFFORD FOR "CARRIEBROOKE" MASTER DEVELOPMENT PLAN #008-96 On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on November 13, 1996, at 7:15 p.m., in the board room of the Old Frederick County Courthouse, Winchester, Virginia. This hearing is,to consider the application of G. W. Clifford &c Assoc., Inc. for Master Development Plan #008-96 f6r "Carriebrooke." This property is located on the east side of Rt. 642, south of the intersectionof I-81/37 at Kernstown and north of Frederick Co. Sanitation Authority headquarters, and is identified with Property Identification Number 75-A-89. This 20-acre parcel is zoned B2 (Business General) and is located in the Shawnee Magisterial District. Any interested parties may attend this meeting. A copy of the application is available for review at the Department of Planning and Development located at 107 North Kent Street in Winchester, VA. Sincerely, Michael T. Ruddy Planner I MTR/cc 107 North IC-ent Street • Winchester, Virginia 22601-5000 0 0 This is to certify that the attached correspondence was mailed to the following on i�" : from the Department of Planning and Development, Frederick County, Virginia: '75 A `''f' G. W. Clifford & Assoc. BURLESON , E:L..E:ANOR JACK SON 4800 F'IL..LMORE AVE 200 N. Cameron Street AL.E:XANDRI:A, VA Winchester, VA 22601 SHIHO, INC. P O BOX 3276 WINCI-ES'T'ER, VA HUMMER , C:ARROLL.. A C/O LU'T'TRELL, TURNER P O PDX 521 STEPHE:NS CITY, VA DAI:L..EY, MERVIL LEE 244 PI:CKETT LANE STEPHE:NS CITY, VA 75 A E:i'j, 22604-- 75 A E)E:3 22655-- tom, A 04 2265"2;-_. 75 A S'70 STOSSE:L.. , JOSE PH A. & JUD I TH A. 176 PICKET LANE STE:PHE:NS CITY, VA. Michael T. Ruddy, Plannef I Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, e&h nnn "A 11 , a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Planner I, for the Department of Planning and Development, whose name is signed to the foregoing, dated . 8 Iq q , has personally appeared before me and acknowledged the same in my State and &unty aforesaid. Given under my hand this Vday of My commission expires on �ebrU a r�� g I Q C1 9 P'. i—wu ARY PUBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 l I AIFICAtIC NI OF PUBLIC MEMI G October 3, 1996 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE:- APPLICATION OF G.W. CLIFFORD AND ASSOC., INC. FOR "CARRIEBROOKE" - MASTER DEVELOPMENT PLAN #008-96 On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on October 16, 1996, at 7:00 p.m., in the board room of the Old Frederick County Courthouse, Winchester, Virginia. This meeting is to consider the application of G. W. Clifford & Assoc., Inc. for Master DevelopmentPlan #008-96 for "Carriebrooke." This property is located on the east side of Rt. 642, south of the intersection of I-81/37 at Kernstowri and north of Frederick Co. Sanitation Authority headquarters, and is identified with Property Identification Number 75-A-89. This parcel is zoned B2 (Business General) and RA (Rural Areas) and is located in the Shawnee Magisterial District. Any interested party may attend this meeting. A copy of the application is available for review at the Department of Planning and Development located at 107 North Kent Street in Winchester, VA. Sincerely; Michael T. Ruddy 7 Planner I MTR/og 107 North Kent Street • Winchester, Virginia 22601-5000 I 'I • This is to certify that the attached correspondence was mailed to the following on act, 30 1996 from the Department of Planning and Development, Frederick County, Virginia: 75 A 90 ✓ 75 A BURL.ESON , EL.E:ANOR JACK SON STOSSEL , JOSE PH A. & JUD I TH A. 4800 F'ILLMORE AVE 176 PICKET LANE: AL.EXANDRIA, VA ST'F:PHENS CITY, VA. 22311 '75 A 69 SHIHO, INC. P O BOX 3276 G. W. Clifford & Assoc., Inc. WINCHE:ST'ER, VA 22604-- 200 N. Cameron Street Winchester, VA 22601 75 A E36 HUMMER, C:ARROLL. A C/O LUTT'RELL., TURNER F' 0 BOX 521 STE PHE:NS CITY, VA 22655.... 75 A 84 DAIL.EY, MERVIL L.EE'. 244 F' I CK ET'T LANE: ST'EPHENS CITY, VA r"..2655-- � Michael T. Ruddy, Planner I Frederick Co. Planning Dept. «'2655-- STATE OF VIRGINIA COUNTY OF FREDERICK I, oeth RDQ �a _I , a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Planner I, for the Department of Planning and Development, whose name is signed to the foregoing, dated V) • 11:1) • 9(LI , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of I Gq (0 My commission expires o Ci7A RY PUBLIC COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 August 12, 1996 Mr. C. E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Chuck: WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984-5607 Ref: Carriebrooke Subdivision Route 642 Frederick County To follow-up on our conversation last week concerning the referenced project, once you have had the proposed roadway center line staked please let us know so we can check sight distance. If you have any questions, please let me know. RBC/rf xc: Mr. S. A. Melnikoff Mr. Kris Tierney Sincerely, Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor WE KEEP VIRGINIA MOVING Frederick County, Virginia Master Development Plan Application Package Request For Master Development Plan Comments Frederick County Department of Planning and Development Mail to. Hand deliver to: Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 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: Gilbert W. Clifford & Associates, Inc. - c/o Stephen M. Gyurisin Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone number: (540) 667-2139 7/26/96 Name of development and/or description of the request: Carriebrooke Master Development Plan Location of Property: East side of Route 642, south of the intersection of I-81 /37 at Kernstown and north of Frederick County Sanitation Authority headquarters. Department of Planning and Development's Comments: Department of Planning and Development use only Date received Revx .Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Si -nature and Date . t y �GX COS • • 0�4 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 August 13, 1996 Mr. Steve Gyurisin G.W. Clifford & Associates 200 North Cameron Street Winchester, VA 22601 RE: Preliminary Review of Carrriebrooke Master Development Plan Dear Steve: I have had the opportunity to review the above referenced Master Development Plan received by our office on August 1, 1996. The following are comments that need to be addressed during the revision of this Master. Development Plan: 1) Please show only the B2 portion of the property on the second sheet as this is the only section subject to Master Development Plan requirements. This reduced scale will provide increased clarity, especially helpful when presenting to the Planning Commission and Board of Supervisors. 2) Please eliminate the portion of the road that extends through the RA section of the property RA zoned property is not subject to Master Development Plan requirements. 3) Please cite the rezoning file number for the portion of the property zoned B2. 4) Please show the surveyed boundaries of all parcels included in the Master Development Plan. Where is lot 75-A-89A? This parcel should be shown on the M.D.P. 5) Please include the acreage of all parcels shown on the plan. Also, please show the acreage of each parcel that lies within a B2 or RA zoning district. A-2 zoning does not exist in Frederick County. 6) Please improve the location map by showing the boundary of the parcel being developed and by adding existing roads in the vicinity. Include the names and numbers of these roads. 7) Please correct the adjoining property owners' information as noted on the Master Development Plan. This includes the property boundary line separating the two parcels owned by Eleanor Jackson Burleson. 8) Please provide a note describing the schedule of phasing for the development. 9) Please clearly identify the historical structures and sites located on the property. If no historical structures or sites exist on the B2 portion of the parcel, please make a statement to that effect on the Master Development Plan. 10) Please make the boundary and the extent of the woodland areas clearly distinguishable on the 107 North Kent Street • Winchester, Virginia 22601-5000 MDP #008-96, Preliminary Review Page 2 August 13, 1996 Master Development Plan. Currently, this information is not as clear as it needs to be. Also, the total acreage of woodlands shown in the B2 portion of the site appears to be greater than the 50 percent identified in the chart. Please verify this figure. 11) Please delineate the woodland area that is proposed to be disturbed and include this in the legend. 12) Please delineate the area of steep slopes that is proposed to be disturbed and include this in the legend. 13) Please show the location of all streams and ponds that exist on the property. The U.S.G.S. quadrangle that covers this area depicts a pond on the portion of the site that is being developed as Phase III. Please verify that this pond does or does not exist. 14) Please include the name of the proposed street on the Master Development Plan. 15) Please show on the Master Development Plan any existing or proposed easements associated with access to the properties along the road that runs along the southern edge of the SHIHO property. Will the development of Phase III affect this access in any way? 16) Please show the location and arrangement of any electrical and gas utility systems to be used by the development. 17) South of the Phase III portion of the development is some RA zoned land that is primarily used for residential purposes. Please provide a `B" category buffer on the land that is being developed. A woodland strip of fifty feet from the edge of the road right-of-way should be used to fulfil the `B" category full screen requirement. 18) Please provide a conceptual plan for stormwater management on the Master Development Plan. This plan must satisfy the Director of Public Works' requirements for stormwater management. Stormwater management within Phase III of the development appears to be insufficient. How would the pond that is shown on the U.S.G.S. quadrangle affect stormwater management within Phase III? The Master Development Plan needs to be revised to reflect the above comments. All other review agency comments will need to be submitted to the Planning department prior to the preliminary Master Development Plan being placed on the Planning Commission's agenda. Please contact me if you have any questions regarding this matter. Sincerely, Michael T. Ruddy Planner I MTR\cg • 0 gilbert w. clif ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 540-667-2139 • Fax: 540-665-0493 Carriebrooke Master Development Plan Adjoining Property Owners Tax Map Ref. # Property Owner and Address Zoning 71-1-A1 Frederick Co. Sanitation Authority B-2 71-1-A P.O. Box 1877 Winchester, VA 22604 75-A-90 Eleanor Jackson Burleson RA 4800 Fillmore Avenue Alexandria, VA 22311 75-A-96 Eleanor Jackson Burleson RA 4800 Fillmore Avenue Alexandria, VA 22311 75-A-89 Shiho, Inc. B-2/RA P.O. Box 3276 Winchester, VA 22604 75-A-88 Carroll A. Hummer RA c/o Turner Luttrell P.O. Box 521 Stephens City, VA 22655 75-A-84 Marvil Lee Dailey RA 244 Pickett Lane Stephens City, VA 22655 75-A-87A Joseph H. & Judith A. Stossel RA 176 Pickett Lane Stephens City, VA 22655 75H-3-OS Shiho, Inc. (Open Space) P.O. Box 3276 Winchester, VA 22604 CARRI�9f*C)xE - pi�eL1MINPOy 2I�viEw 05* Frederick County, Virginia Master Development Plan Application Packa_ge Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Yes/ No ✓ 1. Name of proposed development. V2. Name, address, and telephone number of owner. ✓ 3. Name, address, and telephone number of developer. ✓ 4. Name, address, and telephone number of designer. ✓ 5. Signed certificate of surveyor, engineer, or architect. ✓ 6. Date plan prepared and date of revisions. `x 7O A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should be cited. v-3 c-n w,1 o r B Z a.- ? ✓ 8. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of approval. ✓ 9. A space labeled "Approved by the County Administrator" for the approval signature and date of approval. ✓ 10. Magisterial District. 11. Sheet size less than 42 inches. Pa,-,e 13 • • Frederick Countv, Virginia Master Development Plan Application Package General Information Yes No OLocation map (scale 1:2000). 2. Scale of the MDP is not to exceed 1:100. 3. North Arrow. 4. Legend describing all symbols. ��VIP �o ✓t, . wood�a halms e k . SO Surveyed boundaries of all lots and parcels. 75 - 4 - $ q © Acreage of all parcels included in the MDP. "P�e^+C� 7. Topography contour lines at acceptable intervals. 8� A schedule of phases, boundary of phases, and order of development. Use, zoning, and property owner of all adjoining j properties. 10. Location of proposed uses (location, boundaries, arrangement). DI Location and treatment of historic structures and sites.w� 12. History of all land divisions in relation to this tract. 13. Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural / stormwater retention areas, steep slopes, woodlands. G( e ck-ee,�r N 14. Amount and percentage of disturbed and protected land in common open space. Pa<oe 1.1 • Frederick Countv, Virginia Master Development Plan Application Package Residential Development Information t4 f Yes No N/A 1. Location and dimension of Residential Separation Buffers. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). NIq 3. Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. NIq 4. Number of dwelling units (by type, phase, and in total). �IFl 5. Location and configuration of required recreational facilities. Statement of required and type of facilities to be provided. Infrastructure Information Yes No lo. Location of adjoining streets and utilities. E��,l�✓�c e 2. Location, arrangements, and right-of-way widths of roads and property access. 3. Location and arrangement of street entrances, driveways, 4. and parking areas. Location of entrances to the development from public streets. V 5. Type of road design (rural or urban). ✓ 6. 7. Use of inter -parcel connectors. Traffic impact analysis. To be submitted to the Virginia Page 15 • 0 Frederick County, Virginia Master Development Plan Application Package Department of Transportation. 8. Location of sewer and water mains with statements concerning the connection with and availability of facilities. 9� Location and arrangement of electric and gas utilities. Other Design Information Yes No Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. OPlan for stormwater management. Location of stormwater facilities. Aa-je- 5elckttrn 3. Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected land in common open space.) Shown in a table format. 4. Amount, boundaries, and location of common open space. (Indicate the percentage of the entire site to be placed in common open space.) 5. Location of environmental protected areas to be included in common open space. Page 16 Frederick Countv, Virginia Master Development Plan Application Package Counly Health Department Information Yes No 1. Statements and locations pertaining to sewer and water availability. 2. Statements and locations concerning any existing pre- or post -water treatment facilities. 3. Statements and location of any planned private treatment facilities. Page 17 C § 165-130 ZONING § 165-130 § 165-130. Contents of preliminary master development plans. A. All required items shall be shown clearly on the plan. All preliminary MDP's shall be prepared in accordance with the following specifications: (1) The scale shall be one (1) inch equals one hundred (100) feet or larger [the ratio of feet to inches shall be no more than one hundred (100) feet to one (1) inch] or at a scale acceptable to the Director. The scale shall be sufficient so that all features are discernible. (2) No sheet shall exceed forty-two (42) inches in size unless approved by the Director of Planning and Development. If the MDP is prepared on more than one (1) sheet, match lines shall clearly indicate where the sheets join. (3) All MDP's shall include a North arrow, a scale and a legend describing all symbols. 'vyv?r-(vt, (T" (4) A boundary survey of the entire property related to true meridian and certified by a certified Virginia surveyor, architect or engineer, with all dimensions in feet and decimals of feet, is required for all MDP's. (5) The total area of the property shall be specified on the MDP. �h�� ✓rcrate acv� �� ti32 d RA- sutujv� (6) The topography shall be shown at contour Intervals acceptable to the Director. (7) The title of the proposed project; the date, month, year the plan was prepared or revised; the name of the applicant(s), owner(s) and contract owner(s); and the names of the individuals or firms preparing the plan shall be clearly specified. (8) A schedule of phases, with the approximate location of phase boundaries and the order in which the phases are to be developed, shall be provided. (9) The use of all adjoining properties shall be clearly designated on the MDP. (10) An inset map shall be provided showing the location of the project along with the location of all existing or approved public roads, streets or rights -of -way within two thousand (2,000) feet of the boundaries of the project. IAA1(' d..c�" 16655 6 - 25 - 95 § 165-130 FREDERICK COUNTY CODE § 165-130 B. Contents of a preliminary master development plan in the Residential Performance District, the Residential Planned Community District, the Residential Recreational Community District and the Mobile Home Community District. The preliminary MDP shall contain a conceptual plan, showing the location and functional relationship between all proposed housing types and land uses, including the following information: (1) A land use plan, showing the location, arrangement and approximate boundaries of all proposed land uses. (2) The approximate acreage in common open space, in each use and housing type and in roads, streets or rights -of -way for each phase and the total development. (3) The location and approximate boundaries of proposed housing types conceptually shown in accord with residential performance dimensional requirements. (4) The proposed number of dwelling units of each type in each phase and in the total development. (5) The location and approximate boundaries of existing environmental features, including floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes and woodlands. (6) The location of environmental protection land to be included in common open space. (7) The approximate acreage of each type of environmental protection land, the amount and percentage of each type that is to be disturbed and the amount and percentage of each type to be placed in common open space. (8) The amount, approximate boundaries and location of common open space, with the percentage of the total acreage of the site to be placed in common open space. (9) The location and general configuration of recreational facilities, with a general statement of the types of recreational facilities to be provided. 16656 6 - 25 - 95 § 165-130 ZONING § 165-130 (10) The location and extent of proposed buffers, with statements, profiles, cross sections or examples clearly specifying the screening to be provided. (11) The proposed location, arrangements and right-of-way widths of roads and streets and the location of proposed access to surrounding properties. (12) The location and arrangement of street entrances, driveways and parking areas. (13) The approximate location of sewer and water mains with statements concerning the connection with and availability of existing facilities. (14) A conceptual plan for stormwater management with the location of stormwater facilities designed to serve more than one (1) lot. N/A (15) Calculations describing all proposed bonus factors with the location of and specifications for bonus improvements, when proposed. (16) The location and treatment proposed for all historical structures and sites recognized as significant by the Frederick County Board C_ of Supervisors or as identified on the Virginia Historical Landmarks Commission Survey for Frederick County. (17) A history of all land divisions that have occurred in relation to the tract since the adoption of this requirement. C. Contents of a preliminary master development plan in the M1 Light Industrial District, the M2 Industrial General District, the EM Extractive Manufacturing District, the HE Higher Education District, the B1 Neighborhood Business District, the B2 Business General District or the B3 Industrial Transition District. The preliminary MDP shall contain a conceptual plan, showing the location and functional relationship between streets and land uses, including the following: (1) A conceptual plan, showing the location and arrangement of proposed uses. (2) The existing environmental features, including floodplains, lakes and ponds, wetlands, natural stormwater detention areas, steep slopes and woodlands, as defined. c C-" t�'- , 16657 6-25-95 § 165-130 FREDERICK COUNTY CODE § 165-132 The proposed location and arrangement of all streets and utility systems. The proposed location of entrances to the development p ent from existing public streets. i (5) A conceptual plan for stormwater management and description and the location of all stormwater facilities designed to serve more than one (1) parcel. �j (6) The location and treatment proposed for all historical structures IN S p�t'T,o i and sites recognized as significant by the Frederick County Board of Supervisors or identified on the Virginia Historical Landmarks Commission Survey for Frederick County. (7i All proposed buffering and screening required by this chapter. ✓ (8) The use of adjoining parcels and the location of adjoining streets and utilities. § 165-131. Final master development plans. A. The final MDP shall conform with the requirements in §§ 165-124 through 165-130. B. Descriptions of changes made since approval of the preliminary MDP or as required with approval of the preliminary MDP shall be provided. C. An approval block and signature lines for the Director of Planning and Development shall be provided. § 165-132. Master development plan review fees. The Board of Supervisors may adopt a schedule of fees to be paid by the applicant to the county for the costs associated with the review of the MDP. 16658 6 - 25 - 95