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HomeMy WebLinkAbout02-00 Cross Creek Village - Back Creek (Please Note- This Plan Replaces Woodbrook Village MDP 04-97) - Backfile (2)16 6 • n MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: VDOT City of Winchester Sanitation Authority Health Department ✓ Inspections Dept. U/ Parks & Recreation Fire Marshal ✓ County Engineer 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 35 mm slide of the plan Date TRACKING Rt-06 Application received 5 Fee Paid (amount: $ ol, ) Preliminary MDP heard by Planning Commission -Action taken: proija 3- -Q 0 Preliminary MOP heard by Board of Supervisors - Action taken: 1)T)rf)VPA. Letter to applicant regarding action and revisions (if required) ���✓ "` Final MDP submitted with review agency, PC and BOS comments addressed 4 Final MDP signed by County Administrator and Planning Director (send two copies to applicant) Administratively approved; letter sent to applicant UACaro1\Common\TRACKING. MDP Rev. 10/98 —1 Z 3- C)F-)5gj CfOS4 Cle.4,, K r,-7.D --51J�04 OAS) aJ NOTES: Date: File opened V/ Reference Manual updates _ D-base updated r- A(7 color location maps rec Four sets of labels request, /=,4'0 File given to Renee' to update Application Action Summary CLOSE OUT FILE: -JIT(C Approval (or denial) letter mailed to applicant/copies made for file p a T---s-_t,_____ File stamped "approved"/"denied" or "withdrawn" ,/ Reference Manual updated D-base updated File given to Renee' for final update to Application Action Summary File in file drawer U:\Carol\Common\TRACKINGADP Rev. 10/98 41 1300 . =° sa +9z3•_ 223 S% 2 8A5E FEE Arc- C 40/ax-r*tt— Jor Z 3 . os94- Jc_r. s Date I U Q O L6 4 �m iE!1.O.tWMl fM r ACCOUNT HOW PAID i y y` 2055 Valley Avenue Winchester, VA•22601 540.722.4100 May 15, 2000 i Mr. Evan Wyatt Director Of Planning 107 N. Kent Street ' Winchester, VA 22601 RE: Connection road between Woodbrook and Cross Creek Dear Evan:' I came across a Inote that you needed the letter from the Woodbrook Village Homeowner's Association:on'their final motion pertaining to the connection of the roads. Therefore, I have enclosed a copy of that letter dated April 4, 2000. It seems we 'are back to where we were in the beginning which is an. emergency connection that will be grassed over a gravel base. I will continue to work with the association to attempt to have this reversed, .however this is the direction the Board -of Directors' of Woodbrook has indicated. If any additional information is needed, please do not hesitate to call. With best regards, Jim Vickers JV/JJ enclosure • RMWE D MAY 17 2000 DEPT, OF PLANNING/DEVELOPMENT Building duality Homes Since 1974 April 4, 2000 Mr. Jim Vickers Oakcrest Developers, . Inc Valley Avenue Winchester, Virginia 22602 Dear Mr. Vickers: At the February 1 meeting of the Board of Directors the following motion was made concerning the access road:` "We approve, with conditions, a connecting private road between Woodbrook and Crosscreek developments and accept the responsibility for sharing the cost of the road with Crosscreek. The two conditions are: (1) That the responsibility for sharing the cost of the maintenance of the road be put in the Deed of Dedication for Crosscreek Development and a copy be given to the Woodbrook Board of Directors. (2) That Mr. Vickers give to the 'Board of Directors in writing a statement from his lawyer that in the future the Woodbrook HOA cannot be held liable for any problems concerning this private road." At the March meeting of the HOA, there was a groundswell of opposition expressed to the access road. Therefore the Board of Directors, would like to add one condition to the above motion which is that the access road be grassed. We would appreciate your response to the motion with the three conditions at your earliest convenience in order that we may respond to the HOA. Thank you kindly. `7" Harry Nissen, President N+;. MOP 2055 Valley -Avenue Winchester, VA 22601 540.722.4100 Building. 9,uality Homes Since 1974 • March 30, 2000 Mr. Evan Wyatt Planning & Development 107 N. Kent Street Winchester, VA 22601 RE: Opequon Church Lane Intersection with Rt. 11 South Dear Evan: Attached is a copy of a letter I sent to Jerry Copp pertaining to the situation on the Opequon Church Lane/intersection. In our discussions, with you over the last several months, we have agreed to undertake trying to 'solve the traffic problem and we have gotten some productive comments and suggestions from Jerry. Our best solution is to work with Al Graber and see if it is possible to open an entrance from Opequon Church Lane into his commercial area and dut.to the traffic light at the intersection of Shawnee Drive. This meeting has been set up for April 12 at 9:00' am at Al's office. It would be a benefit if you could attend this meeting. If you could, give me a call to let me know if you would be available for this meeting. I look forward .to hearing from you soon. With best regards, Jim Vickers JV/jj enclosure RECEIVED AP 0 4 2000 DEPT, OF PLANNING/DEVELOPMENT 2055 Valley Avenue Winchester, VA 22601 .540.722.4100 Building .duality Homes Since 1974 March 30, 2000 Mr. Jerry A. Copp VA Dept of Transportation 14031 Old Valley Pike Edinburg, VA 22824 RE: Opequon Church Lane Intersection with Rt. 11 South Dear Jerry: I wanted to thank you for taking time out of your busy schedule to meet with me at the Woodbrook Community Center last Monday. I thought the meeting was very productive. We have proceeded to set up a meeting with Al Graber, which is scheduled for April 12th at .9:00 am in Al's office. After this meeting, I will contact you to- let you know if there is a possibility. in opening an entrance into his retail complex so the traffic can go to the traffic light at - the intersection of Shawnee Drive. By all means this will be the best solution for everyone involved and hopefully it can be worked out. If not, we will look forward to receiving your traffic count and looking at additional options. I will be in contract . with you soon. With best regards, A-, Jiickers Jvh. Cc: Evan Wyatt V6I COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 March 28, 2000 Gilbert W. Clifford & Associates Attn: Tom Price 200 North Cameron Street Winchester, VA 22601 RE: Cross Creek Village Master Development Plan Review Dear Tom: I have reviewed the referenced plan which reflects your current revisions of March 20, 2000. Please prepare a final Master Development Plan which incorporates the following comments: 1) Please ensure that the Professional Engineer Seal is signed and dated on the final plan. 2) Please incorporate the word "Date" under the County Administrator signature line. 3) Please identify the existing pond with the symbol utilized in the legend. 4) Please provide a metes and bounds description for the property line which separates Cross Creek Village from Woodbrook Village. 5) Please enlarge the text identifying the 25-foot buffer area along the Kernstown Battlefield site. Please revise the narrative for this improvement as indicated on the marked -up plan and provide a typical section which delineates the portion of the 25-foot area which is in open space and lot area, and the general area for planting and installation of the period rail fence 6) Please provide a narrative with the Environmental Features Table which identifies the Zoning Administrator's allowance for the disturbance of the pond area per Section 165-31B(2) of the Zoning Ordinance. 7) Please modify #4 under Project Notes to change 9.1 recreational units to state 12.13 recreational units. 8) Please remove the hatch pattern and text which states "Access Easement" and depict this as a continuous private road between the two developments. Please incorporate a narrative which identifies the methods that will be utilized at this location to control through traffic movement. 9) Please revise the road names for Cross Creek Lane and Teaberry Court. You should contact Mr. Marcus Lemasters in our office to ensure that the revised road names are acceptable and reserved for the County's E-911 system. 107 North Kent Street • Winchester, Virginia 22601-5000 Page -2- Price Letter March 28, 2000 10) Please provide the location and description of the required Zoning District "A" Category Buffer that is delineated in pink on the marked -up plan. 11) Please provide the location and description of the required Residential Separation Buffer that is delineated in orange on the marked -up plan. 12) Please revise the Typical Residential Separation Buffer diagram as indicated on the marked -up plan. 13) Please remove the storm water management pond that is indicated in the northwestern corner of the Cross Creek Village development: Please revise your Master Development Plan to incorporate the comments identified in this letter and depicted on the attached marked -up plan. Please submit one copy of the revised plan for review by our department. Once this information has been verified, I will advise you of the number of Final Master Development Plans that will be needed for final approval. Please contact me if you have any questions regarding this information. Sincerely, Evan A. WyattV Deputy Director EAW Attachment cc: Y Jim Vickers, Oakcrest Builders U:\Evan\Common\REVIEWS\CrossCreekVillageMDPFormaiReview.wpd t April 12, 2000 Gilbert W. Clifford & Associates Attn: Charles E. Maddox, Jr. 200 North Cameron Street Winchester, VA 22601 C6U NTY of E111;ED+EEJC K Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 RE: Approval of Cross Creek Village Master Development Plan Dear Chuck: Frederick County administratively approved Master Development Plan #02-00 for the referenced development on April 11, 2000. The approved plan calls for the development of 81 multiplex units within the Woodbrook Village subdivision and 91 single-family small lot units within the Cross Creek Village subdivision. These subdivisions are planned to have a private inter -parcel connection that is gated to prevent through traffic movement, and will provide all appropriate buffer and screening elements, residential design elements and recreational amenities as delineated on the approved plan. Please find attached three copies of the approved master development plan for distribution to all appropriate. parties. Please contact me if you have any questions regarding this information. Sincerely, Evan A. Wyatt, CP Deputy Director EAW Attachment cc: Margaret B. Douglas, Back Creek District Supervisor Joe Wilder, Department of Public Works Jim Vickers, Oakcrest Builders U:\Evan\Common\REVIEWS\CrossCreckVillageMDPApprovalLetter.wpd 107 North Kent Street o Winchester, Virginia 22601-5000 0 9 FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 March 9, 2000 Mr. Ronald A. Mislowsky, P.E., Vice President G. W. Clifford & Associates, Inc. 200 N. Cameron Street Winchester, VA 22601 RE: MASTER DEVELOPMENT PLAN #02-00 FOR CROSS CREEK VILLAGE Dear Ron: The Frederick County Board of Supervisors approved the above referenced Preliminary Master Development Plan on March 8, 2000. This plan calls for the development of 91 single-family small lot residential units. 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, EU I -�. Evan A. Wyatt Deputy Director EAW1ch cc: Margaret Douglas, Back Creek District Supervisor Jim Vickers, OakCrest Builders O�\Agendas\APPR_DEN. LTR\MDP's\CrossCreek Village.MDP. wpd 107 North Kent Street • Winchester, Virginia 22601-5000 PC REVIEW DATE: 02-16-00 BOS REVIEW DATE: 03-08-00 MASTER DEVELOPMENT PLAN #02-00 CROSS CREEK VILLAGE LOCATION: The property is located on the north side of Apple Valley Road (Route 652), approximately 400 feet north of the intersection of Apple Valley Road and Shady Elm Road (Route 651), and is adjacent to the Woodbrook Village development. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 63-A-40 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) District Land Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North - Zoned: RP (Residential Performance) District South - Zoned: M1 (Light Industrial) District RP (Residential Performance) District East - Zoned: RP (Residential Performance) District West - Zoned: RA (Rural Areas) District PROPOSED USE: 91 Single-family small lot residences REVIEW EVALUATIONS: Use: Woodbrook Village Opequon Presbyterian Church Use: Vacant (future Coca-Cola site) Residential; Vacant Use: Plainfield Heights; Residential Use: Kernstown Battlefield Virginia Dept. of Transportation: No objection to preliminary master plan. 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. 0 0 Cross Creek Village, MDP #02-00 Page 2 March 2, 2000 Sanitation Authority: First review - correct and resubmit, two items. Frederick County Inspections: No comment required at this time; shall comment on lots at the time of subdivision review. Fire Marshal: Fire hydrants installed per Chapter 90 of Frederick County Code. Plan approval recommended. County Engineer: A full review will be performed at the time of full subdivision plan submittal. Due to existing drainage problems within Plainfield Heights, stormwater from the stormwater pond along the eastern portion of the subdivision will need to be properly routed so as not to cause additional drainage problems. Parks and Recreation: Plan appears to meet open space requirements. The Parks and Recreation department will need additional information on the proposed recreation units before commenting on the suitability for this development. City of Winchester: No comment. Planning and Zoning: Site History The original Zoning Map for Frederick County (U.S.G.S. Winchester Quadrant) depicts the 42.68 acres as R3 (Residential General) District. This acreage was reclassified as RP (Residential Performance) District on September 28,1983 when this zoning district replaced the Rl, R2, R3, and R6 zoning districts. Frederick County approved Master Development Plan #004-97 for two parcels containing 42.68 acres on December 10, 1997. This plan called for the development of 81 multiplex residential units and 81 single-family zero lot line residential units. The first phase of this project, identified as Woodbrook Village, is currently under construction. Approximately 75% of the multiplex residential units have been built or are under construction to date. Project Scope The proposed master development plan has been revised to eliminate the 81 single-family zero lot line residential units and incorporate 91 single-family small lot residential units on lots that are a minimum of 3,800 square feet. The development of 91 single-family small lot residential units would create an overall gross density of 4.03 units per acre for the 42.68-acre project, which is less than the density of 5.5 units per acre as permitted by the Zoning Ordinance. Cross Creek Village, MDP #02-00 Page 3 March 2, 2000 The minimum lot size requires the developer to provide curb and gutter along all public and private streets and street lights at all street intersections. The Planning Commission waived the requirement for sidewalks along the private roads based on an alternative design for the Cross Creek Village subdivision. One public street, identified as Homespun Drive, is proposed to provide access from Apple Valley Road into this site. All other streets serving the single- family small lot residential units are proposed to be private. The applicant has proposed to provide an inter -parcel connector to the adjoining Woodbrook Village subdivision to facilitate safe and efficient access to Valley Pike (Route 11 South) via Apple Valley Road. Site Suitability The 23.0894-acre tract that is proposed for the Cross Creek Village development has approximately 600 feet of frontage along Apple Valley Road which would allow for the development of a right turn lane for safe ingress and egress. The Frederick County Sanitation Authority has existing water and sewer infrastructure adj acent to this tract which would serve the development. The 23.0894-acre tract contains a pond that is approximately 0.15 acres in area. The County Engineer has inspected the pond and has determined that it would not serve as an appropriate stormwater management facility. Furthermore, the County Engineer has determined that filling in the pond and developing lots and roadways in this area is appropriate. The 23.0894- acre portion of the master development plan drains towards the Woodbrook Village and Plainfield Heights subdivisions; therefore, the applicant has identified two stormwater management facilities to intercept stormwater runoff at these locations. The Frederick County Rural Landmarks Survey does not identify significant historic features within the proj ect site; however, the Kernstown Battlefield site and the Opequon Presbyterian Church adjoin the 42.68 acres along the western property boundary. Issues 1) Inter -Parcel Connector The master development plan identifies an access easement between the Woodbrook Village and Cross Creek Village developments. The purpose of this access easement is to accommodate an inter -parcel connector between the two subdivisions and to provide an emergency access facility for fire and rescue services. Staff met with the applicant, the proj ect engineer, and members of the Woodbrook Village Homeowners Association Board of Directors (WVHABD) on January 25, 2000 to discuss this issue. The WVHABD believed that the inter -parcel connector may provide a benefit to their association to facilitate safe and efficient access to Valley Pike via Apple Valley Road, provided that they could establish certain controls to prohibit through traffic movements. Methods that were discussed to prohibit through traffic movement included horizontal curvature street design, the use of speed bumps, or a gated mechanism that could only be accessed by residents within each Cross Creek Village, MDP #02-00 Page 4 March 2, 2000 subdivision. The Virginia Department of Transportation has acknowledged that a traffic signal will be installed at the intersection of Valley Pike and Apple Valley Road by June 2000. This signalization improvement will occur prior to the development of the access easement; therefore, the residents of Woodbrook Village would be provided with a second means of access to Valley Pike which would allow for controlled left turn movements. The final master development plan will need to identify how this access easement will be improved. 2) Zoning District Buffer The 23.0894-acre portion of the master development plan is located directly across Apple Valley Road from the Coca-Cola parcel which is zoned Ml (Light Industrial) District. The Zoning Ordinance requires the provision of an "A Category" buffer along the frontage of the Cross Creek Village development. The final master development plan will need to delineate this area and insure that structures are located outside of the required buffer. 3) Residential Separation Buffer The development of single-family small lot structures against residential lots that are 10,000 square feet and greater requires a residential separation buffer. The final master development plan will need to delineate the areas of this site which require a residential separation buffer and provide a typical section for the methods that will be utilized to meet this requirement. 4) Kernstown Battlefield Buffer The applicant has offered to provide a landscaped buffer with intermittent buffering along the property line which adjoins the Kernstown Battlefield. This buffer will be developed within a 25-foot area which includes ten feet of open space area and 15 feet of individual building lot area. The building lot area reflects the required rear setback yard area; therefore, structures can be developed within 25 feet of the Kernstown Battlefield property. A historic road bed has been identified along this property line which was significant during the battles of 1862 and 1864. The applicant has offered to work with the Kernstown Battlefield Association (KBA) to utilize period rail fencing and existing locust trees to outline this road bed. The final master development plan will need to be modified to describe the methods that will be utilized to buffer this portion of the site from the historic battlefield once the applicant and the KBA determine all appropriate measures. STAFF CONCLUSIONS FOR 02-16-00 PLANNING COMMISSION MEETING: The proposed master development plan is consistent with the policies for suburban residential development as specified in the Land Use chapter of the Comprehensive Policy Plan. The overall gross density and general site layout are consistent with the requirements of the Zoning Ordinance and the Subdivision Ordinance. The applicant will need to address the issues identified by staff, as well as additional issues identified by the Board of Supervisors. L� Cross Creek Village, MDP #02-00 Page 5 March 2, 2000 PLANNING COMMISSION SUMMARY & ACTION OF 02/16/00: Representatives of the design engineering firm and the applicant identified the key issues with the proposed master development plan. The applicant advised the Planning Commission that they are limited in their ability to situate the residential structures further from the Kernstown Battlefield property due to the location of the Apple Valley sewer line easement which traverses the northern end of the site and continues on to serve the future Coca-Cola facility. The location of this easement was established and the improvements were underway prior to the applicant's purchase of the property; therefore, there was not the flexibility to relocate this sewer line. Dr. David Powers, one of the representatives to the Shenandoah Valley Battlefield National Historic District Commission and the Vice President of the Kernstown Battlefield Association, spoke about the significance of the old historic road and its existence during the battles of 1862 and 1864. He believed the idea of a period rail fence to highlight the road was a good idea; he encouraged the use of the existing locust trees outlining the road; and he believed that screening throughout the project was of utmost importance. The Planning Commission felt that the proposed access easement should be improved to the same standard as the private road system to allow for access between the Cross Creek Village subdivision and the Woodbrook Village subdivision. The Planning Commission felt that this would enhance safety for the residents by providing a secondary means of access for various services; as well as enhancing left turn movements onto Valley Pike at the Apple Valley Road intersection. The Planning Commission was amenable to allowing a waiver to the sidewalk requirement along the private road system, provided that the applicant's alternative walkway design accommodated a walkway access along Gooseberry Lane. The applicant agreed to continue the sidewalk along Gooseberry Lane, if the Commission would allow the four -foot walkways in areas that are adjoining the road and then the walkway would be increased to five feet in the open space areas: The Planning Commission was in favor of the proposed master development plan and recognized the innovative approach ofthe design. They believed all oftheir concerns could be adequately addressed by the applicant. The Planning Commission unanimously recommended approval of the proposed master development plan with the inclusion of a waiver of the sidewalk requirement, Section 165- 29(A)(14) of the Zoning Ordinance regarding the requirement for sidewalks along private roads, with the extension of the walkway along Gooseberry Lane, and with the four -foot walkways, in lieu of five-foot, in areas adjoining the road. Note: Mr. Greg Unger abstained from voting on this item. Mr. Blaine Wilson and Mr. John Marker were absent from the meeting. 0:\ Agendas\COMMENTS\MDP's\CrossCreekViIIage.MDP.wpd OaIcCrest BUILDERS INC Where life happens. 2055 Valley Avenue Winchester, Virginia 22601 540.722.4100 Fax 540.662.8825 www.oakc'restbuilders.com September 16, 2005 Cross Creek Homeowners Association Attn: Jim Clark, III 126 Ladderback Court Winchester, Virginia 22602 Re: Response to letter from Cross Creek HOA dated 8/24/05 Dear Mr. Clark: Thank you for you letter regarding transfer of the common areas and infrastructure at Cross Creek Village to the Homeowners Association (HOA). We appreciate your kind words concerning the relationship between OakCrest and the HOA. There does seem to be some miscommunication between CC HOA and OakCrest. OakCrest was under the assumption that the letters in 2004 that referenced "Turnover Check List" were the final issues to be addressed. At this time, OakCrest is willing to address these final turnover issues. Please see the following responses to each item. GRADING ALONG PROPERTY LINE WITH OPEQUON CHURCH. After contacting Marsh and Legge Land Surveyors to establish the location of the common boundary line, we learned that they are under contract to establish this boundary line for Opequon Church during the month of September 2005. Based on the results of this survey, OakCrest will be able to determine the limits of Cross Creek Village HOA property. In the event that the fence row is entirely or partially within the property CC HOA, OakCrest shall remove the fence, level and seed the area at our cost. In the event that the fence row is on the Opequon Church property, OakCrest will facilitate a meeting between the church and the HOA in an effort to resolve this issue. 2. CONCRETE GUTTER AND SIDEWALKS. During 2004, Edgar Tufts had walked the community several times and marked all curb, gutter and sidewalks that needed to be repaired or replaced, after they were walked by OakCrest. All marked areas were repaired by OakCrest Builders. 3. FLOODING ON LADDERBACK COURT. OakCrest would like to schedule a meeting with Jim Clark to determine the problem. 4. SUNKEN TRANSFORMER. OakCrest has contacted Allegheny Power to remedy this situation. Allegheny Power has issued a work order (501472) to raise the transformer. OakCrest will be responsible for payment of this work order. Work will be completed based on Allegheny Powers schedule. 5. IRRIGATION SYSTEM LEAK. The irrigation system was installed by Milam's Landscaping and Garden Center. The maintenance and repair of the irrigation system is the responsibility of the CC HOA and/or Milam's Landscaping and Garden Center. OakCrest has made Milam's Landscaping and Garden Center aware of this issue and requested that they contact you with suggestions for remedial action. 6. ENTRANCE SIGN. The installation of the entrance sign and associated lighting is complete. OakCrest has contacted the sign manufacture and installer to ensure that all anchors are functioning properly and will take remedial action as necessary. 7. STANDING WATER BETWEEN LOTS 4 AND 5. OakCrest would like to schedule a meeting with Jim Clark to determine the problem. 8. BARE SPOTS IN LAWN. OakCrest has been given an estimate totaling $850.00 from Milam's Landscaping and Garden Center to supply and spread 2 loads of topsoil, seed, straw and tack the area in concern. OakCrest performed similar work in this area in 2003. After a field inspection and meeting with OakCrest and CC HOA representatives, it was determined that the area in question is within the state right of way. The area that was repaired in 2003 is within the property that is owned and maintained by CC HOA. 9. OUT -OF -PLUMB POLES. OakCrest has contacted Allegheny Power (the contractor responsible for installation of the light poles) to investigate and remedy these issues. OakCrest shall be responsible for the cost associated with this action. 10. DRAINAGE -PIPE OBSTRUCTION. OakCrest will remove all obstructions from the CMP in the drainage area between Ladderback Court and Butterscotch Court. 11.AS-BUILT PLANS. Irrigation systems, electric, telephone, TV cable and sanitary sewer hook-ups are not typically shown on As -Built Plans. OakCrest will be happy to assist CC HOA in coordination of utility locating and marking companies as well as qualified surveyors to prepare maps showing as -built locations of these utilities. CC HOA will be responsible for all cost associated with the preparation of this request. OakCrest will donate time for our professional staff to assist with this coordination at know cost to CC HOA. Note: Matt Robertson met with Jim Clark, representatives of the HOA and a representative from Milam's Landscaping and Garden Center on 9/13/05 to determine specific locations for 5 additional Leyland Cypress Trees along Apple Valley Road. These trees will be installed by Milam's Landscaping and Garden Center by September 30, 2005. The maintenance of these trees will be the responsibility of CC HOA. Note: Cross Creek has only 1 well that supplies each water hydrant. Again, thank you for the correspondence and looking forward towards the resolution of these remaining issues. If you have any questions on these matters, please contact us at 540-722- 4100. Sincerely, Vaughn Foura President Ivan Snapp Production Manager Cc: Jim Vicker, CEO, OakCrest Companies MEMORANDUM TO: File Cross Creek Village FROM: Mark Cheran, Zoning Administrator RE: Letter of Credit for Cross Creek DATE: August 17, 2007 This project meets all the required improvement on of the subdivision design plan approved by Frederick County. The Letter of Credit # RCH/P801226 was released on August 14, 2007, bond release letter is included August 14, 2007 SunTrust Bank Attn: Performance Bond Department 25 Park Place, 16th Floor Atlanta, GA 30303 Dear SunTrust Bank: Enclosed is a Letter of Credit No. RCH/P801226 issued to Frederick County for the account of Oakcrest Properties, LLC, for Cross Creek Subdivision, Frederick County, Virginia. The Letter of Credit is hereby released by the Frederick County Zoning Administrator. Sincerely, R. Wayne Corbett Deputy Treasurer of Operations cc: Oakcrest Properties, LLC u gilbert w clifford & associates, inc. 200 N. Cameron Street Winchester, Virginia 22601 540-667-2139 Fax:540-665-0493 e-mail. gwclifTq�mnsinc.com To: Frederick 1 U"/ N . Kent Street Winchester. VA 22601 1 We are sending you x0 Hand Delivered Shop Drawings 0 Copy of Letter Attached Change Order 0 Prints Plats LETTER OF TRANSMITTAL Present Date Job No. 1-21-00 Attention: Evan Wyatt Re: Cross Creek Village Under Separate via Samples Plans the following items Specifications ❑x Other Copies Date Description I Cheek for $2,223.58 1 Application 1 Approval Letters 40 Cross Creek Village Plans x0 Are Transmitted 0 For Approval F7For Your Use 0 As Requested For Review or Comment 0 For Bids Due Remarks Copy To: Jim Vickers 1-1 Approved/Submitted Approved/As Noted 0 Retum/Corrections 0 Approval/Signature 19 0 Resubmit for Approval 0 Submit for Distribution F7 Returned Corrected Prints aLoan Print/Return Return/with Signatures JAN 9, 1 nn0 OFPT, OF PIANNING@EVELOPMEMT Signed Stephen M. Gyurisin Rev 3.0 3/10/97 tr '° COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 678-0682 HUM ICAVICANI Of PUBLIC. MEMING February 23, 2000 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: APPLICATION OF CROSS CREEK VILLAGE, MASTER DEVELOPMENT PLAN #02-00 On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, March 8, 2000, at 7:15 p.m., in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #02-00 for Cross Creek Village, submitted by G. W. Clifford & Associates, Inc. for the development of 91 single-family small lot residences. The property is located on the north side of Apple Valley Road (Route 652), approximately 400' north ofthe intersection with Shady Elm Road (Route 651) adjacent to the Woodbrook Village development, and is identified with Property Identification Number 63-A-40 in the Back Creek Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application will be available for review at the Handley Library (temporary Loudoun Street Mall location) approximately one week prior to the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, c Evan A. Wyatt Deputy Director EAW/ch O:WgendasWDJOINER\CrossCreekVillage.MDP.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on 02 0 a Q from the Department ofPlanning and Development, Frederick County, Virginia: 63 - A- - 30- Gilbert W. Clifford & Assoc. Attn: Ste rrsrn NueK /1ajj'V/� 200 N. Cameron Street Winchester, VA 22601 63 - A- - 18-B TREDEGAR TRUST CO., TRUSTEE CIO LOUIS A BERNARD PO BOX 5 MIDDLEBURG, VA 20118.0005 63 - A- - 19-A PRESBYTERIAN PARSONAGE 217 OPEGUON CHURCH LN WINCHESTER, VA 22602.2421 63 - A- - 20- GRABER, RICHARD A & MARY JOLEEN A BROKERS ASSOCIATED 3202 VALLEY PIKE WINCHESTER, VA 22602.2449 63 - A- - 38- STINE, BETTY B TRUSTEE & HARRIGAN, PATRICIA B 111 W 10TH ST HOBART, IN 46342-5990 63 - A- - 37- RITTER, PEGGY L 3266 VALLEY PIKE WINCHESTER, VA 22602-2449 63 - A- - 52-A MICHAEL, JUDY K CIO JUDY NEFF 200 APPLE VALLEY RD WINCHESTER, VA 22602-2401 1712 HANDLEY AVE 63 - A- - 41- WINCHESTER, VA 22601.3224 FLETCHER, ALVIN G & BILLY G 63 - A- - 27- 336 APPLE VALLEY RD FRYE, LISA K & WILLIAM E WINCHESTER, VA. 22602.2402 401 MOONSHINE RUN DR WINCHESTER, VA 22602-1759 63 - A- - 29- VALLEY AVENUE RENTAL PROPERTIES,LLC 3106 VALLEY PIKE WINCHESTER, VA 22602-2481 Evan A. fVyatt, puty Director Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, Etlb pno �Q ul , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated A . C70 , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this A d day of My commission expires on �e hn ion Ia B a ARY PUBLIC 63 - A- - 42- STINE, BETTY BARTON TRUSTEE & STINE, CHARLES 318 APPLE VALLEY RD WINCHESTER, VA 22602-2402 63 - A- - 43- WILSON, D EMORY 246 APPLE VALLEY RD WINCHESTER, VA 22602-2401 63 - A- - 58- CENTRAL COCA -COLA BOTTLING CO INC 1706 ROSENEATH RD RICHMOND, VA 23230.4436 63B - 1- - 9- MCDONNELL, WILLIAM L 122 PLAINFIELD DR WINCHESTER, VA 22602-2422 63B - 1- - 10- FLEENOR, NINA J 120 //PLAINFIELD DR VVI Yli11ES1E fl, Vn 22 U qneU 2'LY I 63B - 1- - 11- LANTZ, ROBERT F. & MARTHA M. 118 PLAINFIELD DR WINCHESTER, VA 22602.2422 63B - 1- - 12- MCDONALD, ALBERT A 609 CLARK RD STEPHENS CITY, VA 22655-5111 63B - 1- - 13- PLUMMER, JOYCE M C/O JOYCE M ADAMS 114 PLAINFIELD DR WINCHESTER, VA 22602-2422 63B - 2- 2. 63- VALLEY DEVELOPMENT GROUP, INC 2055 VALLEY AVE WINCHESTER, VA 22601.2751 63 -A- - 31- STINE, CHARLES RICHARD 310 APPLE VALLEY RD "JI YVIILJTER, 22602.2�02 63B - 2- 1- 4-A WOODBROOK VILLAGE HOMEOWNERS ASSOC INC — Attn: Don Butler, Mgr. c/o Virginia Property Group 19 West Boscawen Street Winchester, VA 22601 63 - A- - 40- BOWMAN TRUCKING, INC PO BOX 2598 WINCHESTER, VA 22604.1798 CROSS CREEK REQUIRED SIDEWALK PLAN IIIIIIIIIIIIIII <1 CROSS CREEK PROPOSED WALKWAY PLAN <1 CROSS CREEK PROPOSED WALKWAY PLAN EGEIVED May 30, 2004 FREDERICK COUNTY PLANNING & DEVELOPMENT To: Mr. James T. Vickers, President - Member Manager OAKCREST PROPERTIES, L.L.C. (certified mailing) From: Thomas A. Dowell Member/Resident CROSSCREEK VILLAGE COMMUNITY 109 Calico Ct., Winchester, VA 22602 Phone: (540)723-0859 Subject: RE: My certified letter dated March 28, 2004; and OakCrest Companies response, written by Matthew S. Robertson dated April 9, 2004. (failure by OakCrest Builders to comply with CrossCreek Village Site Plan, Virginia State Code, and county zoning and planning requirements. Dear Mr. Vickers, Please reference the above mentioned letter from OakCrest Companies, dated 4/9/04. Mr. Robertson has been given incorrect information, and misstates many of the facts concerning both issues. Following are my findings: Screeniny- Trees in Front Of Development After meeting in the office and on site with officials from the County Planning and Development Department, it was determined that the front entrance buffer and screening was not in compliance with county requirements. I am attaching my letter to Mr. Eric Lawrence with the Planning Department concerning this issue and their findings. I am also attaching a copy of the county memorandum concerning the required number of trees in the community. Please note, the trees discussed in the memoranda, are separate and apart from the residential separation buffer trees(RSB) planted on the perimeters of the subdivision. Also note that there should be a minimum of two trees on each lot. Currently it seems you have shorted the community 300 + trees. Also, Benches have not been placed in the common areas as required by the site plan. Documents to be provided by Declarant upon transfer of control State Code 55-509.Z Mr. Robertson states that, " Mr. Don Butler said he turned over all documents required by this code to Past President Ms. Joanne Teague". I have discussed this with Ms. Teague and she assures me that she received nothing from Mr. Butler, except for the Articles of Incorporation, and that was only after repeated attempts. Having spent the first five months on the original Board of Directors, I can assure you the Board did not receive these documents, even after several request were made of Mr. Butler and Dana Crannell for this information. Page 1 of 2 I Initials Mr. Vickers, state code 55-509.2 is very clear, it states "The declarant shall provide to the Board of Directors or its designated agent" all of the information required by this code. I am requesting that you set up two meetings to address the above two issues with the Board of Directors, and Planning Commission officials. I would also request the following individuals be included in these meetings: Any committee members working on these issues, Ms. Joanne Teague, Tom Dowell, Mike Miliam, Don Butler, Dana Crannell and any other OakCrest employees that you feel could shed light on these issues. The above concerns have been ongoing issues for almost two years now, with countless letters and time expended. It is time for some sort of solution without OakCrest continually passing the buck from one person to the next. I request you respond to my letter within fourteen(14) days. If this matter is not soon cleared up, I will seek the assistance of my attorney, and the following agencies to see that OakCrest complies with State and Local Laws: DPOR, Virginia Association of Realtors, State Attorney General, Frederick County Board of Supervisors, Better Buisness Bureau and other pertinent agencies. Regards, Thomas A. Dowell Copies: All CrossCreek Homeowners Association Board Members Mr. Edgar Tufts, CCHOA Maintence Committee Chairperson Ms. Joanne Teague, Past -President, CCHOA Mr. Don Butler ,Virginia Property Group Mr. Eric Lawrence, Frederick County Planning Commission Mr. Mark Cheran, Frederick County Planning Commission Mr. Patrick Davenport, CZA Zoning and Subdivision Administrator Mr. Vaughn Foura, President OakCrest Builders Mr. Matthew S. Robertson, OakCrest Builders, Director of Land Operations Mr. Ivan Snapp, OakCrest Builders Project Manager for CrossCreek Village Ms. Dana Crannell, OakCrest Warranties and Customer Relation Manager Mr. Mike Miliam, Miliam's Landscaping Company I Page 2 of 2 Initial i .la COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAY: 540/665-6395 MEMORANDUM TO: File FROM: Eric R. Lawrence, Deputy Director '�' RE: Cross Creek Village Landscape Plan DATE: April 11, 2002 At 11:00 AM on Thursday, April 11, 2002, staff participated in an on -site meeting to discuss the required landscape plantings for the Cross Creek Village subdivision. In attendance was Jim Vickers, Greg Unger, Vaughn Foura, Mike Milam, and John Massie, and Eric Lawrence. The following items were agreed to by those in attendance: 1. Individual lot plantings. The Zoning Ordinance requires that 20 plantings be planted on each of the Single Family Small Lots. Five of these plantings shall be trees. It was agreed that the lot sizes were too small to accommodate all five of the required trees. Therefore, the update to 3 of the required trees could be planted elsewhere in the Cross Creek Development. By planting these trees within the project the property owners will continue to reap the intended benefits. A typical lot landscape plan will be submitted by the applicant and placed in the Subdivision File. 2. Residential Separation Buffers. RSBs are required along the eastern and southwestern property lines. Based on the natural terrain and existing vegetation, modifications to the typical landscape buffer plantings is appropriate. The developer will provide a revised landscape plan schematic to the Planning Department for placement in the Subdivision file. 3. While items 1 and 2 enable the developer to deviate from the standard landscape requirements, this deviation does not enable a reduction in the total number of required plantings for the project. The developer will provide the Planning Department with a running total, per phase, confirming that the required plantings are satisfied. U:\Eric\Common\Subdivisions\crosscreek.landscaping.wpd 107 North Kent Street - Winchester, Virginia 22601-5000 May 17, 2004 To: Mr. Eric Lawrence, County of Frederick, VA, Planning Commissioner Department of Planning and Development (Certified mailing) From: Thomas A. Dowell Member/Resident CROSSCREEK VILLAGE COMMUNITY 109 Calico Ct., Winchester, VA 22602 Phone: (540)723-0859 Subject: Failure by OakCrest Builders to follow site plan presented, at time of home purchase. Dear Mr. Lawrence, On 5/17/04 I met with Mr. Mark Cheran, and Mr. Patrick Davenport from the Fredrick County Planning and Zoning Departments at CrossCreek Village Subdivision. Our meeting concerned the buffer and screening requirements in front of CrossC reek Village as well as the new�Ford Distribution Center on Apple Valley Road. During our meeting it was determined by the two above mentioned officials that, buffer, screening and other issues inour community may not be in compliance with County zoning requirements. Following are some(not all) of the issues discussed and needing attention: _CrossCreek Village • Improper size trees planted in front of the community • Required number of trees are not on each lot. • Required number of trees are not planted in common areas throughout the community. • Residential separation buffer trees are not extended to the front of the development. • Front buffer does not comply with Class A screening zoning requirements. • Entrance sidewalks should have been extended out in front of the community. • Plantings on top of boulder wall do not comply with county;zoning requirements. • Low spots in streets and improper drainage causing water io stand in roadways. Ford Distribution Center • Driveway cutout on Apple Valley should have been closed, and berm (mound) extended all the way through. Berm should be higher in some areas. are Sincerely, Irk Thomas A. Dowell CC, Mr. Patrick Davenport - Zoning and Subdivision Admin. Mr. Mark Charen - Fredrick County Planning Dept. _74' COUNTY of FREDERICK i� Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 MEMORANDUM . 4:•+'. TO: File / FROM: Eric R. Lawrence, Deputy Directorov RE: Cross Creek Village Landscape Plan DATE: April 11, 2002 At 11:00 AM on Thursday, April 11, 2002, staff participated in an on -site meeting to discuss the required landscape plantings for the Cross Creek Village subdivision. - In attendance was Jim Vickers, Greg Unger, Vaughn Foura, Mike Milam, and John Massie, and Eric Lawrence. The following items were agreed to by those in attendance: 1. Individual lot plantings. The Zoning.Ordinance requires that 20 plantings be planted on each of the Single Family Small Lots. Five of these plantings shall be trees. It was agreed that the lot sizes were too small to accommodate all five of the required trees. Therefore, the update to 3 of the required trees could be planted elsewhere in the Cross Creek Development. By planting these trees within the project the property owners will continue to reap the intended benefits. A typical lot landscape plan will be submitted by the applicant and placed in the Subdivision File. 2. Residential Separation Buffers. RSBs are required along the eastern and southwestern property lines. Based on the natural terrain and existing vegetation, modifications to the typical landscape buffer'plantings is appropriate. The developer will provide a revised landscape plan schematic to the Planning Department for placement in the Subdivision file. 3. While items 1 and 2 enable the developer to deviate from the standard landscape requirements, this deviation does not enable a reduction in the total number of required plantings for the project. The developer will provide the Planning Department with a running total, per phase, confirming that the required plantings are satisfied. U:\Eric\Common\Subdivisions\crosscreek.landscaping.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 1 0 6 I "1i 4" Kernstown Battlefield Association P. O. Box 2720, Winchester, Virginia 22604 March 31, 2000 Jim Vickers Valley Development Group Inc. 2055 Valley Avenue Winchester, VA, 22601 Dear Jim, At a KBA Board Meeting March 29`h, I reviewed the status of the Cross Creekscreening situation with those present... Obviously, the adverse impact of your development .upon the Grim. Farm Battlefield was of -:great concern. We .do.have, a -couple areas of agreement., namely:-...,- 1) A conventional berm or fence would not be effective in this case. 2) The pre -Civil War Roadbed should be maintained and remain open. 3) Any larger, healthy trees along the old road bed should be preserved. 4) The northeast corner of our contiguous line should be fully wooded with considerable landscaping. Much discussion then centered around how the viewshed could be protected with landscaped vegetation. A consensus developed that we were much more concerned with the longer term goal of screening the houses than caring about the short term disturbance. From this.: came our ,vision of a two -tiered approach for tree plantings. First, we request you plant larger caliper (>2.5") native hardwoods every .1 & feet; or three per lot, along the old road bed line. These could include Oak, Ash,'. -Maple, and -Sycamore. These .trees would reach 40' — 60' at maturity and -provide a top -story screen of impressive growth. s;. Jim Vickers Page 2 March 31, 2000 A lower -story screen of smaller, decorative trees would provide a visual buffer in between the taller trees. Such types as Redbud, Viburnam, Lilac, Serviceberry, Dogwood, etc. interspersed every 6 feet (9 per lot), 6 foot tall at planting, would provide early season color and summer blockage. We recognize this plan represents a larger investment than your usual white pines, but your apparent willingness to create a memorable development for your community, as well as your customers, supports the reasonableness of our request. Also, we would forego your offer of bricking the basements and would consider your additional landscape costs to be in lieu of your intended direct financial contribution to KBA. Jim, you'd probably admit you've more or less gotten a "pass" from the KBA and Opequon Church as you've developed next to these important historic properties. I hope you'll want to maintain your favorable PR position by investing in and implementing our suggested screening plan. Please review this with Mr. Massie and contact me to schedule our next meeting. Thanks for your attention to this important matter. Very truly yours, W. Lawren Duncan President WLD/cwh • COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 March 28, 2000 Gilbert W. Clifford & Associates Attn: Tom Price 200 North Cameron Street Winchester, VA 22601 RE: Cross Creek Village Master Development Plan Review Dear Tom: I have reviewed the referenced plan which reflects your current revisions of March 20, 2000. Please prepare a final Master Development Plan which incorporates the following comments: C) Please ensure that the Professional Engineer Seal is signed and dated on the final plan. ✓2) Please incorporate the word'"Date" under the County Administrator signature line. ✓3) Please identify the existing pond with the symbol utilized in the legend. f4) Please provide a metes and bounds description for the property line which separates Cross Creek Village from Woodbrook Village. 5) Please enlarge the text identifying the 25-foot buffer area along the Kernstown Battlefield site. Please revise the narrative for this improvement as indicated on the marked -up plan and provide a typical section which delineates the portion of the 25-foot area which is in open space and lot area, and the general area for planting and installation of the period rail fence. 6) Please provide a narrative with the Environmental Features Table which identifies the Zoning Administrator's allowance for the disturbance ofthe pond area per Section 165-31B(2) of the Zoning Ordinance. ✓7) Please modify 44 under Project Notes to change 9.1 recreational units to state 12.13 recreational units. 18S Please remove the hatch pattern and text which states "Access Easement" and depict this as a continuous private road between the two developments. Please incorporate a narrative which identifies the methods that will be utilized at this location to control through traffic � movement. V9) Please revise the road names for Cross Creek Lane and Teaberry Court. You should contact Mr. Marcus Lemasters in our office to ensure that the revised road names are acceptable and reserved for the County's E-911 system. 107 North Kent Street • Winchester, Virginia 22601-5000 • C Page -2- Price Letter March 28, 2000 10 Please provide the location and description of the required Zoning District "A" Category 7Buffer that is delineated in pink on the marked -up plan. 16) Please provide the location and description of the required Residential Separation Buffer that is delineated in orange on the marked -up plan. -'12) Please revise the Typical Residential Separation Buffer diagram as indicated on the marked -up plan. j 3) Please remove the storm water management pond that is indicated in the northwestern corner of the Cross Creek Village development. Please revise your Master Development Plan to incorporate the comments identified in this letter and depicted on the attached marked -up plan. Please submit one copy of the revised plan for review by our department. Once this information has been verified, I will advise you of the number of Final Master Development Plans that will be needed for final approval. Please contact me if you have any questions regarding this information. Sincerely, Evan A. WYatt CP Deputy Director EAW Attachment cc: Jim Vickers, Oakcrest Builders U:\Evan\Common\REVIEWS\CrossCreekVillageMDPFonnalRoview.wpd E • Frederick Countv, Virginia Master Development Plan Application Package Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Yes No 1. Name of proposed development. 2. Name, address, and telephone number of owner. 3. Name, address, and telephone number of developer. ✓ 4. Name, address, and telephone number of designer. ✓ (D ai4ned certificate of surveyor, engineer, or architect. 6. Date plan prepared and date of revisions. Id/A 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should be cited. 8. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of approval. 9� A space labeled "Approved by the County Administrator" for the approval signature and date of approval. 10. Magisterial District. 11. Sheet size less than 42 inches. Passe 13 Frederick County, Virginia Master Development Plan Application Packaee General information Yes No 1. Location map (scale 1:2000). ✓ 2. Scale of the MDP is not to exceed 1:100. J. North Arrow. �L. E) Legend describing all symbols. POND 0 Surveyed boundaries of all lots and parcels. woOD4L"k LIOJ16" 6. Acreage of all parcels included in the NOP. 7. Topography contour lines at acceptable intervals. 8. A schedule of phases, boundary of phases, and order of 9. development. Use, zoning, and property owner of all adjoining properties. / 10. �L Location of proposed uses (location, boundaries, arrangement). 11. Location and treatment of historic structures and sites. OvFF,. 12. History of all land divisions in relation to this tract. ..�� 13. Acreage, Locations and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural / stormwater retention areas, steep slopes, woodlands. y 14. Amount and percentage of disturbed and protected land in common open space. Ins ro"A w O • S. &A..^— . Pa,e 14 • • Frederick County, Virginia Master Development Plan Application Package Residential Develooment Information /* fR6,J10' flpso'"OVC Td McIrf lips-&d.F )(t) Yes No Infrastructure Information Yes No 1 2 3 4 E 1. 2. 3 :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). Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. Number of dwelling units (by type, phase, and in total). Location and configuration of required recreational facilities. Statement of required and type of facilities to be provided. i FIKKs ' Rst - ,b OWPA44C, , Location of adjoining streets and utilities. Location, arrangements, and right-of-way widths of roads and property access. Location and arrangement of street entrances, driveways, and parking areas. Location of entrances to the development from public streets. Irv" 6.00►r ; mo OL-6-1.1 OOKA"Oi Type of road design (rural or urban). PAL �aoT Use of inter -parcel connectors. 1 oEw,nPy M G't WQ6 Pa(,e 15 jig = C,aoss 02CIIA L *,G -riaa�7 Cr. m rr *ua>Pvwx, RAM PMM CS • • Frederick County, Virginia Master Development Plan Application Package -M 6E A{j*0.s-JLr:O Oy vDdr (500b 0 Traffic impact analysis. To be submitted to the Virginia Department of Transportation. 'M Sir Af"Ilcb e% FGsq 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 TnPormation Yes No 1. Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. 2 Plan for stormwater management. Location of stormwater facilities. 03 Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected land in [4.Amount, mmon open space.) Shown in a table format. boundaries, and location of common open space. ndicate the percentage of the entire site to be placed in mmon open space.) 5. Location of environmental protected areas to be included in common open space. Page 16 Frederick County, Virginia Master Development Plan Application Package County Health Department information Yes No A1. Statements and locations pertaining to sewer and water availability. V A 2. Statements and locations concerning any existing pre- or post -water treatment facilities. A 3. Statements and location of any planned private treatment facilities. Page 17 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Surveyors — Land Planners — Water Quality 2 February 2000 Mr. Evan Wyatt Frederick County Planning Department 107 N. Kent Street Winchester, Virginia 22601 RE: Cross Creek Dear Evan, Board or Directors: President: Thomas J. O'Toole, P.E. vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A Mislowsky, P.E. David J. Saunders, P.E. Directors: P. Duane Brown, L.S. William L. Wright Michael A Hammer Thomas W. Price The current ordinance requirement for the small lot subdivision requires curb and gutter and sidewalk along all private roads. The developer feels this requirement would create for too much unnecessary concrete in the Cross Creek development. We are proposing a modified trail network supplemented by creative use of landscaping, walking trails, and benches within the grass islands labeled A through E on the attached sketches. Two plans are provided. One shows the sidewalk layout which would be required. The other shows our proposed alternate. The developer will be providing plans for the grass island treatments separately. Please call if you have any questions. Regards, gilbert w. clifford & associates, inc. onald A. Mislowsky, P.E., Vice President RAM/kf Enclosure ►� ° '.d ! cc: Judie Hylton F E B 0 2 2000 DEPT, OF PLANNINGIDEVELOPMENT 200 North Cameron Street, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 c-mail gwcliff@mnsinc.com Member American Consulting Engineers Council MEMEMEM V ROSS CREEK C REQUIRED SIDEWALK PLAN `J • CROSS CREEK PROPOSED WALKWAY PLAN 0 D N �D W E o •, �, R ``! ��p• '� /- -- j :r,,acii:x ::v: Gie_ sir r/ 1i��• i ` S MDP #02-00 PIN: 63—A-40 Cross Creek Village Produced by Frederick County Planning and Development, 02-02-00 PC: 02-16-00 BOS: 03-08-00 Frederick County, Virginia Master Development Plan Application Package 1. Project Title: 2. Owner's Name: 3. 4. APPLICATION MASTER DEVELOPMENT PLAN Cross Creek Vill Bowman Trucking Co., Inc. P.O. Box 2598 Winchester, VA 22601 (Please list the names of all owners or parties in intrest) Applicant: G.W. Clifford & Associates Inc. Address c/o Stephen M. Gyurisin 200 N. Cameron St., Winchester. VA 22601 Phone (540) 667-2139 Design Company: G. W. Clifford & Associates Inc. Address 200 N. Cameron Street Winchester VA 22601 Phone Number (540) 667-2139 R�CIVED 1 A N 2 1 2000 DEPT. OF PLANNING/DEVELOPMENT, 0 -0 Frederick Countv, VirLinia Master Development Plan Application PackaLe APPLICATION cont'd • MASTER DEVELOPMENT PLAN 5. Location of Property: Apple Valley Road (Route 652) 6. Total Acreage: 42.5 Z5 , C'LZ`� 7. Property Information: a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Use: e) Adjoining Property Information: Property Identification North 63-A-88 South 63-A-52A+ East 63-A-38+ West 63-A-40+ + see adjoiner list f) Magisterial District Back Creek 63-A-39 / 63-A-40 RP Residential & Vacant Residential Small Lot Property Uses Vacant Residential Residential Residential 8. Is this an original or amended Master Development Plan:' Original Amended X 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 a i n. % Signature: Date: / 2 Tax Map # Owner 63-A-18B Trede ar Trust 63-A-19A Presbyterian Parsonage 63-A-20 Richard A. & MnJoleen Garber 63-A-21 Richard A. & Mary Joleen Garber 63-A-24A Richard A. & Mary Joleen Garber 63-A-27 Lisa K. Frye & Lindsay M. Zickefoose 63-A-29 Valley Avenue Rental Properties LLC 63-A-30 A Brokers Associates 63-A-38 Betty B. Stine & Patricia B. Harri an 63-A-37 Peggy L. Ritter 63-A-52A Judy K. Michael/Judy Neff 63-A-41 Alvin G & Billy G Fletcher 63-A-42 Betty Barton & Charles R. Stine 63-A-40A Betty Barton & Charles R. Stine 63-A-43 Emory D. Wilson 63-A-44 Emory D. Wilson 63-A-58 Central Coca-Cola Bottling.Co., Inc. 6313-1-9 William L. McDonnell 63 B-1-10 Nina J. Fleenor 63B-1-11 Robert F. & Martha M. Lantz 6313-1-12 Albert A. McDonald 6313-1-13 Joyce M. Plummer/Joyce M. Duncan 63B-2-63 Valley Development Group Inc. 63B-2-64 Valley Development Group Inc. 63B-2-65 Valley Development Group Inc. 6313-2-66 Valley Development Group Inc. 6313-2-67 Valley Development Group Inc. 63B-2-68 Valley Development Group Inc. 63B-2-69 Valley Development Group Inc. 63B-2-70 Valley Development Group Inc. 63B-2-71 Valley Development Group Inc. 63B-2-72 __Valley Development Group Inc. 6313-2-73 __Valley Development Group Inc. 6313-2-74 Valley Development Group Inc. Address P.O. Box 5 Middleburg, VA 20118 3119 Valley Avenue Winchester, VA 22601 1712 Handley Avenue Winchester, VA 22601 1712 Handley Avenue Winchester, VA 22601 1712 Handley Avenue Winchester, VA 22601 Use Res. Reli i Ind. Ind. Ind. Ind. 137 O e uon Church Lane Winchester, VA 22602 3186 Valley Pike Winchester, VA 22602 Ind. 3202 Valley Pike Winchester, VA 22602 Office 111 W. 10 Street Hobart In 46342 Res. 3266 Valley Pike Winchester, VA 22602 Res. 200 Apple Valley Road Winchester, VA 22602 Res. 336 Apple Valley Road Res. 318 Apple Valley Road Winchester, VA 22602 Res. 318 Apple Valley Road Winchester, VA 22602 Res. 246 Apple Valley Road Winchester, VA 22602 Res. 246 Apple Valley Road Winchester, VA 22602 Res. 1706 Roseneath Road Richmond, VA 23230 Undev 122 Plainfield Drive Winchester, VA 22602 Res. 120 Plainfield Drive Winchester, VA 22602 Res. 118 Plainfield Drive Winchester, VA 22602 Res. 609 Clark Road Stephens City, VA 22655 Res. 114 Plainfield Drive Winchester, VA 22602 2055 Valley Avenue Winchester, VA 22601 Res. Res. 2055 Valley Avenue Winchester, VA 22601 Res. 2055 Valley Avenue Winchester VA 22601 Res. 2055 Valley Avenue Winchester, VA 22601 Res. 2055 Valley Avenue Winchester, VA 22601 Res. 2055 Valley Avenue Winchester, VA 22601 Res. 2055 Valley Avenue Winchester, VA 22601 Res. 2055 Valley Avenue Winchester, VA 22601 Res. 2055 Valley Avenue Winchester, VA 22601 Res. 2055 Valley Avenue Winchester, VA 22601 Res. 2055 Valley Avenue Winchester, VA 22601 Res. 2055 Valley Avenue Winchester, VA 22601 Res. s ed REQUEST FOR SUBDIVISION COMMENTS Street Names Review Frederick County Department of Planning & Development Attn: Marcus Lemasters, Mapping and Graphics Manager 107 North Kent Street Winchester, VA 22601 (540) 665-5651 The Communication Center Supervisor will review the proposed street names for the subdivision to ensure their acceptability into the Winchester/Frederick County street name system. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's name, address and phone number: Gilbert W. Clifford & Associates Inc. C/O Stephen M. Gyurisin 200 N. Cameron St. Winchester VA 22601 Name of development and/or description of the request: Cross Creek Village Location: North of Apple Valley Road Route 652, 0.1 miles west of Shady Elm Road, Route 651 Communication Center Comments: . /��✓E,r� yV Lois ©N SZenn,& �l4.4r J-Vr JNj* J AAPAZ_k. 4-A)E 7-C) ceu er Communication Center Signature and Date:_ (NOTICE TO COMMUNICATION CENTER - PLEASE TO APPLICAN c22— /t�(- 00 NOITCE TO APPLICANT ' It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy your application form, location map, list of street names and all other pertinent information. N w DEPARTMENT OF PLANNING AND DEVELOPMENT FREDERICK COUNTY, VIRGINIA E STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: February 14, 2000 STAFF MEMBER: Marcus Lemasters, Mapping and Graphics Manager SUBDIVISION: Cross Creek Village COMMENTS: Listed below are the road names submitted for review, for Cross Creek Village. With the exception of two road name suffix changes, road names are approved as follows: Cranberry Court - approved Candlewick Drive - approved Homespun Drive - approved Nutmeg Lane - approved Butterscotch Court - approved Calico Court - approved Following road names are approved with these suffix changes: Ladderback Court - street is not a dead end rural route, see- attached suffix definition list. Other similar street names in subdivision are also courts. Gooseberry Drive - street is not a dead end rural route, see attached suffix definition list. Street is a connecting through street. STRUCTURE NUMBERING: Structure numbering for the lots of this subdivision have been annotated on the second page of the review plan. A copy was made of this numbering and put on file to be used in the Frederick County Structure Numbering System and E-911, upon approval and registration of final subdivision plats. Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 u 0 • • • 0 �D W E / 1 . LANE P 706 x •�`� ///!� / / p S ! /_/� r Lry f � i MDP #02-00 PIN: 63—A-40 Cross Creek Village Produced by Frederick County Planning and Development, 02-02-00 2055 Valley Avenue Winchester, VA 22601 540.722.4100 Building 9,uality Homes Since 1974 1 -Li , Sc) � 0 LO CI-S LQ -� 7 40 28 2,q, 30 31 32 1aa6 17 39 - UA w l36l LADDERBAOK LASE 77 86 24 83 ai 22 BC 2' 79 54 "�, 77 7675 74 73 20 78 op- 63 67 ------ eis �W, zo APPLE VALLEY ROAD — RC)L!IE f,52 V 'a, SEC. J rloc"�- �, C,- 0 REPRESENTATION OF TYPICAL COURTYARD • • 42 3v 32 '+4 35 36 3.. Y 4.R .r � s¢ Y ♦N� a. .lX S� t14 4 .,b S alY f Z tpe 77 -ACOErtBACK .ANE adEx S �� p 2 25 •55 � . `AM ACy` LL , �. Y atlC_! Nay n • !` _ - 23al , V ' 22 BG Zip 79 {�d Alxg u _ aid Tcr c, F5 64 ° 9 ao r gU ,k fERSCC aw v �', {ae v 67 ;x C, 69 s� B'��' ��. •' ads -, �lop ' V • • VA SEC. ROOtE 652 1 APPLE VALLEY ROAO • • il REPRESENTATION OF TYPICAL COURTYARD 4 • •I •W?4 - - - -- -- . 42 29 us s ar • a.r ; ar s I . is as i� i a.c3s I ' as a ! as3. 5 a.9 s I as s j a.ee s ! lmi' L, LAD3ER@ACK LANE a�6s amelk I. - 25 •� . T ` 4 1\ %• FBACK LAK - ar s j aa8r i _ 45 55 I �� a" ■ 91 - v •Vass />..1AG 47 22 4855 f 21 r 62 49 awls 50 r 3 \ �- 1 l� � - _ ass %\ .\, a.eo r —. � J� •,, L 1 19 52. 641 g.ass S ars , ;}EF'Ep,,. .\.\ r ww ass; aacs51 i y 67 69 �7 0 68 • APPLE VALLEY ROAD vA SEC CROSS CREEK VILLAGE • �J • REPRESENTATION OF TYPICAL COURTYARD ANP • A • 28 291 30 1 I 31,1 32 i ( 34 ! 35 36 37 3S r� JS t4i 41 +.ea f u,c r ; \r0 rl 1.101 r I ar s' I t•■ s {tree ar r ar s , \m r � t 37 Sri i t+s i i yr LACDER?ACK LANE 4069 �• �� 25 ASE 65 an 1 24 _ADiOACK - - en 1 ad r tr _ 84 tar 23 � I'+ + 83 � ar s �tri r , 81 82 aYr +•. tOr '+ pppp . 40 r (�V 22so t1 _ = _ 21 a 79 n4 m X77 e.eS T 20 jl tide r e aeeP �� OF u:�t;EAS•.•• • :l l t; VALLfy ROAD CROSS CREEK • REPRESENTATION OF TYPICAL COURTYARD Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (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 this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Stephen M. Gyurism 200 N. Cameron St. Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Cross Creek Village (Revised Wood Brook Village) Master Development Plan Location of Property: Apple Valley Road Virginia Department of Transportation's Comments. - No objection to preliminary master plan. 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 ri,ght to comment on all right of wnj7 nParic including right-of-way dedications traffic signalization, and nff-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 sa;a LTnrk 9 Frederick County, Virzinia Master Development Plan Application Package,s..:;_ 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, VA P.O. Box 1877 (540) 868-1061 Winchester, VA 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 this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Stephen M. Gyurism 200 N. Cameron St., Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Cross Creek Village (Revised Wood Brook Village) Master Development Plan Location of Property: Apple Valley Road Frederick County Sanitation Authority's Comment: �5T RZ-K4GeW— .1 /Z;Ei1t S I Frederick County, Vireinia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick Co. Inspections Department 4Ar Floor Attn: Building Official 107 N. Kent St. 107 N. Kent St. 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) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates. Inc Address: c/o Stephen M. Gyurisin 200 N. Cameron St., Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Cross Creek Village (Revised Wood Brook Village) Master Development Plan Location of Property: Apple Valley Road Frederick County Inspections Department use only: No comment required at this time. Shall comIInent on lots at the time of subdivison review. 12 �. .. g 9�d :'mow=(Y�D Frederick County, Virginia Master Development I Aplication Package Request for Master Development Plan Comments € Frederick County Fire Marshal Mail to: Hand deliver to: Frederic County Fire Marshal 1 "' Floor Attn: Fire Marshal 107 N. Kent St. 107 N. Kent St. 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 this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Stephen M. Gyurisin 200 N. Cameron St. Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request. - Cross Creek Village (Revised Wood Brook Village) Master Development Plan Location of Property. - Apple Vallev Road Fire Marshal's Comments: 14 Housing Amendment - Single Family Small Lot Housing 165-59. Permitted Uses. B. Structures are to be erected or land used for one (1) or more of the following uses: (1) Any of the following residential structures: Single Family Detached Rural Traditional, Single Family Detached Traditional, Single Family Detached Urban, Single Family Detached Cluster, Single Family Detached Zero Lot Line, Single Family Small -Lot, Patio f fouse, Duplex, Multiplex, Atrium House, Weak -Link Townhouse, Townhouse, Garden Apartments. 165-65. Dimensional Requirements A. Single Family Detached Rural Traditional B. Single Family Detached Traditional C. Single Family Detached Urban D. Single Family Detached Cluster E. Single Family Detached Zero Lot Line F. Single Family Small Lot B. Duplex C. Multiplex D. Atrium House E. Weak -Link Townhouse F. Townhouse G. Garden Apartments 1 Single Family Small Lot Housing 165-65. F. Single Family Small Lot. Single Family Small Lot housing shall be a single family detached residence on an individual lot. The intent of this housing type is to provide an alternative to conventional single family lots that can be tailored to the unique needs of specialized populations such as those of the older person. (1) Dimensional requirements shall be as follows: a) Minimum Lot Size: 3,800 square feet. b) Off -Street Parking Spaces: 2 c) Setback from State Road: 25 feet. d) Setback from Private Road: 20 feet. e) Rear Yard: 15 feet. f) Side Yard: Zero lot line option may be used with this housing type. If chosen, the minimum side yard shall be 10 feet for that yard opposite the zero lot line side. If not chosen, the minimum side yard shall be 5 feet. 2) A minimum of twenty (20) landscape plantings shall be provided on each individual lot. At least one -quarter (1/4) of the landscape plantings shall be trees, with the remainder being shrubs. The trees shall be a minimum of two (2) inches in caliper at time of planting and the shrubs shall be a minimum three (3) gallon container at time of planting. 3) Maximum building heights shall not exceed twenty (20) feet in height. 4) Detached accessory buildings shall not be permitted. 165-29. Motor Vehicle Access. (14) Private roads providing lot access to Multifamily and Single Family Small Lot Housing, as permitted in Section 144-24 of the Subdivision Ordinance, shall be a minimum of twenty (20) feet in width. The pavement design for the private roads shall include eight (8) inches of Aggregate Base Material, Type I, Size #21-B, and shall be paved with a 165 # psy Asphalt Concrete Type SM-2A surface treatment. In addition, curb and gutters, Standard Curb CG-6, CG-7, or Roll Top curb and sidewalks shall be provided along private roads; however, the Planning Commission may approve a waiver of sidewalks on private streets, provided another recreational amenity is substituted for the sidewalk. 2 • • Single Family Small Lot 165-37. C. (1) Perimeter single family separation buffers. (a) Wherever possible or practical, single family detached traditional, urban, cluster, and single family zero lot line and single family small lot housing, shall not be placed adjacent to other residential lots or structures. If other types of residential structures must be placed adjacent to single family detached traditional, urban, cluster dwellings, the following buffers are required: Distance Buffer Required Screening Provided Inactive (min. feet) Active (max. feet) Total (feet) Full Screen 75 25 100' Landscape Screen 150 50 200' No Screen 350 50 400' If single family zero lot line or single family small lot structures are placed against single family detached traditional, urban, and cluster residential structures, the following buffer is required: Distance Buffer Required Screening Provided Inactive (min. feet) Active (max. feet) Total (feet) Full Screen 15 10 25' Landscape Screen 30 20 50' No Screen 150 50 1200' 165-63. Open Space Requirements. A. Type of Development Minimum Required Open Space Single Family Small Lot Housing 30 Percent 3 165-64. Recreational Facilities. A. Housing types with lot sizes of less than five thousand (5,000) square feet shall provide the following recreational units or equivalent recreational facilities, for each thirty (30) dwelling units. All such developments shall contain at least one (1) such recreational unit. In addition, developments containing single family small lot housing shall provide a Community Center that provides for the equivalent of three (3) age appropriate recreational units for each thirty (30) dwelling units. The facilities shall be in a configuration and location that is easily accessible to the dwelling units that they are designed to serve. The design and amount of facilities shall be approved by the Planning Commission, in conjunction with the Administrator and the Department of Parks and Recreation, using the following recreational unit as a guideline. The design of such facilities shall be approved at the time of site plan review. B. (2) (f) Community Center (g) Other Recreational Facilities. Single Family Small Lot Subdivision Ordinance Amendment. 144-24. C. Lot Access. All lots shall abut and have direct access to a public street or right-of-way dedicated for maintenance by the Virginia Department of Transportation. (2) Multifamily dwelling lotas and Single Family Small Lot Housing. (a) Lots in subdivisions to be used for the following housing types, as defined by Chapter 165, Zoning, need not abut public streets. 1) Duplexes 2) Multiplexes 3) Atrium Houses 4) Townhouses 5) Weak -link townhouses 6) Garden Apartments 7) Single Family Small Lot Housing 11 (b) When such lots do not abut 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 minimized, and public streets shall be provided in larger subdivisions where substantial distances are involved. in no case shall -such a lot Individual lots shall be no more than five hundred (500) feet from a state maintained road, as measured from the public street along the access route. The Planning Commission may allow lots to be located as much as eight hundred (800) feet from a State maintained road in cases where enhanced circulation is provided with a driveway loop. U:\Mike\Common\DRRS\slsf5naltexttp.wpd Summary of 2-15-00 HRAB Meeting regarding the Cross Creek Master Development Plan In June of 1997 the HRAB reviewed the preliminary master development plan for Woodbrook. At this time, the HRAB wishes to reiterate their original recommendations concerning this development and offer additional suggestions regarding the proposed setbacks and buffer areas. • Landscaped earth berms along the perimeter of the property to be constructed within the open space. (Size of berms originally recommended: 20 feet wide and four feet high) The proposed berm/landscaping should be continued to the single-family site. • Placement of a rail fence along the property perimeter to complement the surrounding civil war history. • New recommendations from the 2-15-00 meeting: The 25' landscape buffer should be in addition to the 15' rear yard setback resulting in a 40' separation between the single family dwellings and the adjoining property line. Additional landscaping should accompany the proposed berms in the Cross Creek Development. U.-WmylCommon WRABlcross crk. summary.wpd BUILDERS 540 662 �88_0 t .fi.m V ic;ker's. PTestden. of Oa-korest. requested That tne 6oard of Dirwors meet with. burn Evan A %A NA! 1, l.;}epUty� Directoi oftne f redelfICK t._:c unry iiepartniect or Plar]nitty and Development and Ste, e varnsot}, .ik ngineer with _ 4ford Associates on .lanuary '?j at the Conimun►ty Center In attendance we.te Harry :Nissen, President of the 1-.K)A. Don Uemiain, Jokn �)at}anosh. `turlev biurnble, Joan v'erna. Mary Kathrvri ((ark. and Don Butiel r,\:tt+ virgin erooemv I anazer•s i he pw-pose or the ineetrrir .vas to discuss the ruaa systeni to the newiv planned development ::.ailed C i os.sci eck- tC)t)e bu,.it by OakcrQst riuilders t rosscreel- will have ninety- one ht)rries and will be a sirrniar development to �Voodbrook. I ne hornes will be sin';le ta;vily homes with a ,ate collr]eCtIOD bete: eei i tae rl. "I t]e tots will. t)e appro:�niaiely the name size. I mere -iv ill otie of two T models w hich votI oe iiArSi er than irie eKistirtg models otieved at \A ooclbrook. l There will be a separate cornniunity center for i.rosscreek_ Each csorvmuruty is to w3crate totalh, separate so that each can maintain the unique y itoOkI \'i. SCi(LiS gave a history o the roads liji a"I'i yt,, t ,) tjut tie t1a;i taken a stWICl aLaIi[sl \ lets i in putting a state roach thrLu':F11 '.'SOtii /yevC'i(7pI leltt5 to. Apple Vatlev Koad. Mr. Vickers said that in retrospect ne teit his deelsir,n liar heeri a wise one. However, this meant that there was oniv ,._ 6!i:ii]i:�. t.ta vY<�thlSll�yVh Litxa?'-c ivil 1Iic;Ke15 plotosed that ti2erC'm a.tt-ivate Fva•G oetween woodbro„Jk and Lrosscreek which wouta ena0te resideixs to exit the developments on fipple Valley Road and enter Valley _venue via a tratliC tight to be instailed in the spian - Coco -Cola vvili nav tan of the cost tear the trarlic light fhe cost of maintaintris th.,s private road would be the responsioilav of %'oodbrook and C;rosscreek de�,'eiopments. it was painted out that the tiorneow•ners association of each development would nave the tinai say aooLit their Portion of ttie road if \kooatxoolc approves of the road_ Mr vickers was requester to put In the Deed cat Uculaation for Cros4creek that They would be cbltaated ro :—naintair their j:oortion of the : oad. Nor. (jermain raised the a.iesttori anout lesiai implications to.T the private road jvir. vickers saki he would cl:'. K hl�- iawver lht vii;-ae of tre corriectirg roadw.�]lia t3C <3t put)Il( d2ety bi inipi`C;'v iilrtit ,.�z :ni�.es arcc� r c(.}averurnuc> fiar new isuyers. stated NIT, vVvatt. iheie wa-, sorne di54'Ussion about ptittI1114 a ajie o11 the.. roati which w'Qt1lO ot: jointly oL sco ri\' Woodorook and Z: rosscreeK ii meowner's associations_ 3. his would +rlinitnate suicide tr«tbc .which ++vas iiwimotimi is a tiCf�tl.iTl a tc;r h�i�'in Eric ;;c,ilr,eCT1011 t>avect. Mr. 'viCtiers wjli tia4' Tor the arna}t tor the I'tl3(ri and 1[%1l I.E]st3ll i; sw"I1gFil Sitl l'' wlll iri'.C'<yf)•�8tt' (' =l puti!110 11P is i�r,+te 1 lidC`1i \'rl,,u,d iCqS,I1'"� a t; f(. t! (}!}eii. i „e-sf: cHrCI .'t%:.liCl l.ie %14ri ari t+ t f' iSti:.le'Jt flit, ()<e_t'?ti tT'iiriiC light on %, Hilty f1"eil e :arc n'le (UPver0u.S j3fe-sente , ii ':vas Dcii_ted oui arialilts siwan0l) Cc n 011iv vet w:)CSe as Tr)S de\,eiC)P.Ment rlilC Itt i apac tv anti tt't: .M " Wit'. t,cllc)S;3Ci `1�: \ +(:K'E'I'S d4k:'4X tilt P. 2 I 6-2000 10 : S 1 At 9 FPO*AK: (.:REST t J T LDEPS SALT Eit t 8c820 .ti CIT to ippoiiit two members to work witC; h-mi in rncenn# with (fit' �:cvtm E,i',.. r,,rrt�i".Antatives_ the owner of Creekside and VDOj to investigate soluiio:is. Mr Vickers Said at the close of t1;� meetme that ►le telt it »'as to have me coiU1ectinu rwicl aml it it was not-'atistaclon", then it CoUiC be Closed wan a gate. rie. twit it was a win -win situation for $tle3mollai topics ",ere presented to M(/ 'Vickers i rie.T tite.. rneininf.? l ) ►_ ra ivy problems wluch continue, tie assured everyone that he was goirte, to inakc it rtt;3it .i-A rhst: tlt' Wouid Ineet with. M'. (Jermaln in:V1arch and go over each individual rcquest. 2 )ee►mission b..ad oeen given to tine Sefiin.ghanis to oven ate a bitsirtess in their home Mr. Vickers Prorntsea the boa d mat tie WOW.-' not izive a waiver to am,' tuturie nomeowner wivioutconsulting the boare or t..tireclors. A was aureea that this tropic would he brought up at the nett homeowners meetmy so that the kloara could iao can re -cord stating, teat they ;lid not approve of anv business being iiii1-1'Wt C, iL iiit ; 0 2-15-a'�900 10 = 524"•1 � ROMq1k: gtJ I I_C?Eke E4CD SH ' S82 6t - b P. �l i '.��` $ildt Cl U.i Slti'ec;tUr$ ithet on Feist uary 1, at .:i:}u p.m., in the (-;o i`t imjty Cert,j Pres0ertr 11, ivi;»eli premaed 2tnd "Cluy flowers, John Sa'r+anos i. Joan Verna- l-'kin Cierma in, Mary Kathrvn 0,, K I tie Iirst item of discussion was the budget for :d IW- Mr. Nissen protected expenses and income t6r trio vear iVl3. butter witi be working op the oud�et and w?. l present it to the Board of Director tr vea's llleqtiono(- trial fAr. butie'r Chad suggested that the monies refuridO bv (_)akcrest be put in r keserve Furid. Mr. vermilin saic that tile Reserve mind could watt until the development completed and ait exunty-one homes were o. ce-upied Mr, Nissen extalaim-A the hreakdown of costs i itc Miowin.0 peoptle vviii rye asi:eU To tierve. Oil a t101`1111all1h.* c011111.ittee for a new siate of officers to oe presemed tr.t anttuai intIva ltti►, m tNlav: bill Breeder. Jo4n Sabarlosh. Mane Chapman. and Dorothy 'v iciters, alternate fne rionunating romrmtee wili nominate eight people to serve on the Berard of Uirectors- rresident. Vice Yresi(ienz , %,�ecretaly. T reasurer. and 4 'hatrmen of the follovy-Inp- Committee chairmen: t:orrirnunity Center_ Building and (grounds, Social and tither ls,ues .ants' ('oncerns I'vir, v ickei s sent an amiouncement to the Tneetin, trorn NIr Wvatt fhe -raffic ItOt at Apple t aliev Koad and # 11 etas hcen anprvved by V 001 and is to he installed between Apr1.1 and .(tine i (leld prvate rUat:! i►IWeCTi H'OirtjtJi'Ot71{ and ( 1'OfirCr(lei; the tsuestion was raiseo about increased trarfic in the area and how the road would re controlled a1sn lc ;zti resi,ulhslE�rtlT�t; :oi the roar: in the t+rttlre m response to a request ►na(ie by 'v r. ti ickers that the .hoard make a decision. tree t6 lowng frotion tl, its made bMary kn athrvn. Ciark i^our voted ror ana two abstained ''We: approve. with conaitions, a connfttmz private road between Woodbrook and (rosscreek uevelopmems and accept the re.sponsibility i'or sharirng tree malntenanoe cost of the road with i 11C [.wo i.oildinons art:( i t I wit the. responsit)mv., rot shannp the cost of the mainteriance ofthe road be put in the Deed of Dedication 16t i.'rosscreek. Deveit ptnent and a copy be givers to the Wood),n k Foam of i)trec:tors. i 2) "f h.at Mr. v ickers give to tine Board of' Directors in writinu a statement frotr teas iaw ver mat in the tutui'e the Woodbrook l K A cannot be Aieid Liable rbr ari'v problems concerning i fit- ( ila vo'&-j oUthrit-i :cal the use +?Z the t {Srrrmur0tv („entrnr t , l Ili 00 !gout-t iorm tv usE, !tie C oll-1111witty ( enit-r J Vr:Ve Ox Sello Iorm tip John Sabanosh. (tiairman tit the C.ommunml Cerner Committee :� l! tiauarc�sri �tl?f approve the rC;iiliCSt id?1G %v rite :t in the ca+eridar at tizc i'Crite? '4 1 tilt. '-,aoanostl .have an,,, questions about the request. he may resti:n,e Ow mint to Cipjt C)Vdl 161 the rCtii.lit`it 3 }Cr:3 CtEt'!TNOt �,OMZICi. i it mmtlosh, Comact a.nv in-,mber of the -�3oanj va'tlo will have tNl 6 U�J 10 : S2AH PROt.*'f',,C < --' T Eu I LDERS 54 6r E6P P. h� + ! ` ° �+ ::^ri t�1E :;then f,�+,a� :ail; t,: r�. Jtai� �r�i i.)ct�71,er ; ioi' L:Crnwin wdi talk to 1.,�ou Ytitiei" ana MIKC �,aiiam ai7ou'. we siiow tCtlAoval, CoIllpiaulty lnuludw one iarie. ore;rumz% mmssed :.n,, wdvs and waik-,. and cletinoia around mail boxes. Ct was suY.gesle-0 that &P. art' :-liiCmeflt be inuie at tilt' i-i(...A anour'he exmi3e equioment hC, Ow U,).mmunity (_enter. Ail homeowMers ma%• use tnis equime-nt. Mr ana Mrs. breeaen donated tho C ardio"Alcle avo %'1t aria Airs. Bill t aviiss aonatcU the stati0ita►y blCvcie. It arevone know s ei a i -on v,71ao u ould hi<,c W Jonate a ?readirwi. It wtiulj be apprcNiatea Yot are remutaW ttlat vau vlx, vIc ers aaa ICquestea tM1.. two PeOple rrorri tilt boded of 011-mt0rs t)e nppuirIWO TO woiic wail mrrt in meetings with Creeirsice., Seven tieven anitl \ Ut.,, t about alter-natiz'es to f,,,ettinl -,, onto n i i. i4rrip Ht,,v c!s and Hazry Nissen wilt be iile two revie'SeMatives i {S 1 Ylfltittli)ri {ly i-TS !.ijl v�J 3e �J lil ll It �i` CtL+Ay�i it �i� COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No. MD99-0004 Date Received 11/8/99 Date Reviewed 11/16/99 Applicant G.W.Clifford & Associates Address 200 N.Cameron Street Winchester, Va. 22601 Project Name Cross Creek Village Phone No. 540-667-2139 Type of Application Master Development Current Zoning RP 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election District Back Creek Tax I.D. No. 63-A-39 & 40 RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System XX Automatic Fire Alarm System Other REQUIREMENTS Emergency Vehicle Access Adequate XX Inadequate Not Identified Fire Lanes Required Yes No XX Comments : Fire hydrants installed per Chapter 90 of Frederick County Code. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes No XX Comments Hydrant Locations Adequate Inadequate Not Identified XX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments City of Winchester Mail to: Hand deliver to: Winchester Planning Department 15 N. Cameron Street Attm Planning Director Rouss City Hall 15 N. Cameron Street Winchester, VA Winchester, VA 22601 (540) 667-1815 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 this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Stephen M. Gvurisin 200 N. Cameron St. Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request. - Cross Creek Village (Revised Wood Brook Village) Master Development Plan Location of Property: Apple Valley Road City of Winchester Comm nts: 18 Frederick Countv, Virginia Master Development Plan Application Packaee 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 2nd Floor 107 N. Kent St. 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) copy of the MDP with the sheet. Applicant's Name: G.W. Clifford & Associates. Inc Address: c/o Stephen M. Gyurism 200 N. Cameron St. Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Cross Creek Village (Revised Wood Brook Village) Master Development Plan Location of Property: Apple Valley Road Department of Parks and Recreation's Comments. - Plan appears to meet open space requirements The Parks and Recreation Department will need additional information on the proposed recreation units before commenting on the suitability for this development. 15 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4 thFloor Department of Public Works 107 N. Kent St. 107 N. Kent St. 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 this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Stephen M. Gyurisin 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Cross Creek Village (Revised Wood Brook Village) Master Development Plan Location of Property: Apple Valley Road Department of Public Works use only: fi �11 Qe�iew will 6e �-(v�n�es� f-CWC:)R l 5.9 a 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 4 thFloor Dept. of Planning & 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 this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Stephen M. Gyurisin 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Cross Creek Village (Revised Wood Brook Village) Master Development Plan Location of Property: Apple Valley Road Department of Planning & Development's Comments: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 I OTIFICA ICI I OF PUSI C MEET!! Ir February 2, 2000 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: APPLICATION OF CROSS CREEK VILLAGE, MASTER DEVELOPMENT PLAN #02-00 On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, February 16, 2000, at 7:00 p.m., in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #02-00 for Cross Creek Village, submitted by G. W. Clifford & Associates, Inc. for the development of 91 single-family small lot residences. The property is located on the north side of Apple Valley Road (Route 652), approximately 400' north of the intersection with Shady Elm Road (Route 651) adjacent to the Woodbrook Village development, and is identified with Property Identification Number 63-A-40 in the Back Creek Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application will be available for review at the Handley Library (temporary Loudoun Street Mall location) approximately one week prior to the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Evan A. Wyatt Deputy Director EAW/ch O:\Agendas\ADJOIN ER\CrossCreekVillage.MDP.wpd 107 North Kent Street - Winchester, Virginia 22601-5000 Y •a This is o certify that the attached correspondence was mailed to the following on 2000 _from the Department of Planning and Development, Frederick Cou ty, Virginia:- �— 63 -A- 30- 63 A- - 18-B A BROKERS ASSOCIATED TREDEGAR TRUST CO., TRUSTEE 3202 VALLEY PIKE C/O LOUIS A BERNARD WINCHESTER, VA 22602-2449 PO BOX 5 MIDDLEBURG, VA 20110.0005 63 • A- - 38- STINE, BETTY B TRUSTEE 63 . A• - 19-A & HARRIGAN, PATRICIA B PRESBYTERIAN PARSONAGE 1 i 111 W 10TH ST 217 OPEO.UON CHURCH LN HOBART, IN 46342.5990 j WINCHESTER, VA 22602 2421 63 - A- - 37- HITTER, PEGGY L 63 - A- - 20- ah d 3266 VALLEY PIKE GRABER, RICHARD A & MARY JOLEEN � WINCHESTER, VA 22602-2449 I 1712 HANDLEY AVE WINCHESTER,VA 22601.3224 63 - A- MI JUD i CHAEL, JUDY K - CIO JUDY NEFF 200 APPLE VALLEY RD FRYE, LISA K & WILLIAM E WINCHESTER, VA 22602-2401 j 401 MOONSHINE RUN DR WINCHESTER,VA 22602-1759 �� 63 -A- - 41- FLETCHER, ALVIN G & BILLY G � 336 APPLE VALLEY RD 63 - A- - 29• ` WINCHESTER, VA. 22602.2402 VALLEY AVENUE RENTAL PROPERTIES,LLC � I 3186 VALLEY PIKE WINCHESTER,VA 22602.2481 a Evan A. Wyatt, D uty Director Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, 3& Rnr) 90 i I , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated - • I • W , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this _ day of Rjpwo rt/ CW My commission expires on aco3 tu, �� H -u - - I TARY PUBLIC 63 - A- - 42- STINE, BETTY BARTON TRUSID & STINE, CHARLES 318 APPLE VALLEY RD WINCHESTER,VA 22602-2402 63 - A- - 43- WILSON, D EMORY 246 APPLE VALLEY RD WINCHESTER,VA 22602.2401 63 - A- - 58- CENTRAL COCA -COLA BOTTLING CO INC 1706 ROSENEATH RD RICHMOND, VA 23230.4436 63B - 1- - 9- MCDONNELL, WILLIAM L 122 PLAINFIELD DR WINCHESTER,VA 22602-2422 63B -1- - 10- FLEENOR, MINA J 120 PLAINFIELD DR WINCHESTER, VA 22602-2422 63B - 1- - 11- LANTZ, ROBERT F. & MARTHA M. 118 PLAINFIELD DR WINCHESTER, VA 22602.2422 63B - 1- - 12- MCDONALD, ALBERT A 609 CLARK RD STEPHENS CITY, VA 22655-5111 63B - 1- - 13- �',UMMER, JOYCE M CIO JOYCE M ADAMS 114 PLAINFIELD DR WINCHESTER, VA 22602.2422 63B -2.2- 63f64',6,�-6(..6,7)6g,6g,go,g'?72 VALLEY DEVELOPMENT GROUP, INC 73, 74— (p?J 2055 VALLEY AVE WINCHESTER, VA 22601-2751 63 -A- - 31- STINE, CHARLES RICHARD 318 APPLE VALLEY RD WINCHESTER, VA 22602.2402 63 - A- - 40- BOWMAN TRUCKING, INC PO BOX 2598 WINCHESTER, VA 22604.1798 Gilbert Wfford & Assoc. r Attn: Stev yurisin 200 N. Cameron Street Winchester, VA 22601 63B - 2. 1. 4-A WOODBROOK VILLAGE HOMEOWNERS ASSOC INC - Attn: Don Butler, Mgr. Virginia Property Group 19 West Boscawen Street Winchester, VA 22601 Tax Ma # Owner ✓ 63-A-18B Trede ar Trust ✓ 63-A-19A Presbyterian Parsonage ✓ 63-A-20 Richard A. & Mary Joleen Garber 63-A-21 Richard A. & Mary Joleen Garber ✓ 63-A-24A Richard A. & Mary Joleen Garber 63-A-27 Lisa K. Frye & Lindsay M. Zickefoose ✓ 63-A-29 Val I ey Avenue Rental Properties LLC V f 63-A-30 A Brokers Associates 63-A-38 Betty B. Stine & Patricia B. Harri an ✓ 63-A-37 Peggy L. Ritter ✓ 63-A-52A Judy K. Michael/Judy Neff ✓ 63-A-41 Alvin G & Billy G Fletcher v 63-A-42 Betty Barton & Charles R. Stine ✓ 63-A-40A Betty Barton & Charles R. Stine ✓ 63-A-43 Emory D. Wilson ✓ 63-A-44 Emory D. Wilson ✓ 63-A-58 Central Coca-Cola Bottling Co., Inc. ✓ 6313-1-9 William L. McDonnell ✓ 63B-1-10 Nina J. Fleenor ✓ 63 B-1-11 Robert F. & Martha M. Lantz ✓ 63B-1-12 Albert A. McDonald ✓ ✓ 63B-1-13 Jo ce M. Plummer/Joyce M. Duncan ✓ 63B-2-63 Valley Development Group Inc. ✓ 63B-2-64 Valley Development Group Inc. ✓ 63B-2-65 Valley Development Group Inc. 63B-2-66 Valley Development Group Inc. v 6313-2-67 Valley Development Group Inc. ✓ 6313-2-68 Valley Development Group Inc. ✓ 63B-2-69 Valley Development Group Inc. ✓ 63B-2-70 valley Development Group Inc. 6313-2-71 valley Development Group Inc. ✓ 63B-2-72 valley Development Group Inc. 63B-2-73 Valley Development Grou Inc. vj 63B-2-74 ---Valley Development Group Inc. G33- 2,-1-4>n m 0 P -# oa-oo C'tqd,'4 C' J/j Address r.v. Box 5 Middlebur, 3119 Valle) 1712 Hand] 171 H2 andl VA 20118 Avenue Winchester, VA 22601 y Avenue Winchester, VA 22 001 y Avenue Winchester, VA 22601 1712 Handley Avenue Winchester, VA 22601 137 Opequon Church Lane Winchester, VA 22602 3186 Valley Pike Winchester, VA 22602 3202 Valle Pike Winchester, VA 226 22 I I I W. 1011, Street Hobart In 46342 3266 Valley Pike Winchester, VA 22602 200 Apple Valley Road Winchester 336 Apple Valley Road 318 Apple Valley .Road Winchester 318 Apple Valle Road Winchester, VA 22602 246 Apple Valley Road Winchester, VA 22602 246 Apple Valle Road Winchester, VA 22602 1706 Roseneath Road Rich VA 22602 VA 22602 VA 23230 12.2 Plainfield Drive Winchester VA 22602 120 Plainfield Drive Winchester, VA 22602 118 Plainfield Drive Winchester, VA 22602 609 Clark Road Stephens City, VA 22655 1 l4 Plainfield Drive Winchester VA 22602 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22 001 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22601 2055 Valley Avenue Winchester, VA 22601 `j - A - � 3 . ¢ Q CD W ne lr�propert � Res. 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