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05-92 Preston Place - Shawnee - Backfile (2)
It 605-9 9, • * STAFF MASTER DEVELOPMENT PLAN CHECKLIST * This application is not complete if the following are not included: SUBMISSION PACKAGE 9I422, 1. Comments sheets from the following agencies along with any marked copies of the plan; VDOT City of Winchester c/ Sanitation Authority Health Department Inspections Dept. Parks & Recreation Fire Marshal County Engineer g//D G.;Z—One copy of the master development plan application 25 copies of the plan on a single sheet One reproducible copy of the plan (if required) A 35mm. slide of the plan Date TRACKING �—Application received g� Fee Paid (amount $ ) Preliminary MDP heard by Planning Commission - Action take Preliminary MDP heard by Board of Supervisors - Action take 9�Letter to applicant regarding action and revisions. Final MDP submitted with review agency, P/C and BOS comments addressed. Final MDP signed by County Administrator and Planning Director. (send two copies to applicant) �' Info added to annual report diskette. RECEIPT N2 Q2%35C6 AMUUNI DUE s0' c AMOUNT $ 'ov o r BALANCE DUE $ 'vim PAID BY CASH 14 CHECK OTHER FP,EDE .. P.O. BOX 601, 9 i;viiI WINCHESTER, VIRGINIA 22601 RECEIVED FROM LANNING AND DEVELOPMENT DATE _-{����q ✓ _ ADDRESS O yd THE SUM OF ��'G.'��liC�LL'�'7'�__ DOLLARS $ Zy Tly GL FORilifi^f Gcc-aR/` /i 1W BY DAY TIMERS RE -ORDER No. 3221 — Printed in USA • August 23, 1994 Mr. H. Graham Driver Multi -Family Program Manager Department of Housing and Community Development 501 North Second Street Richmond, Virginia, 23219-1321 RE: Preston Place H Apartments 95MF30.TC Dear Mr. Driver: I am writing in response to your letter dated August 18, 1994 concerning the above referenced project and our phone conversation of August 22, regarding the same. As we discussed, the question of whether or not one can site 72 apartments on a five acre parcel does not lend itself to a simple yes or no answer. The parcel in question currently contains 22.01 acres and is zoned RP (Residential Performance) which allows for a maximum density of ten units per acre. The permitted density varies depending on the size of the track and the mixture of housing types. The site has an approved Master Development Plan (MDP) which depicts 117 townhouse units. Currently, our ordinance permits parcels between 10 and 100 acres to contain a maximum density of no more than 5.5 units per acre. Our County Zoning Ordinance does provide for a MDP to be amended, and apartments are a permitted use in the RP zone. Therefore, it would be possible to revise the approved MDP to reflect the desired 72 apartments. (The maximum density for the 22 acres could not be exceeded, therefore, the number of townhouses would have to be reduced accordingly.) Revising a MDP requires a formal application and fee, and a public hearing with both the Planning Commission and the Board of Supervisors. This can take a number of months to complete depending on a variety of factors. Once a revised MDP is approved for the 22 acres, a site plan would have to be approved. This process also requires a formal application and fee. Site Plan approval does not require a public hearing. Aspects of the site plan preparation and application can be done at the same time that the MDP is going through the public hearing process, however, final site plan approval cannot precede approval of the MDP. (Both applications can be prepared and submitted simultaneously though there are certain risks in doing this. During the public hearing process a change to the Page 2 Mr. H. Graham Driver Preston Place II Apartments August 23, 1994 MDP may be required which would result in a change being required to the site plan.) The issue of permitted density is perhaps more complicated. On the surface it would appear that a five acre parcel could not accommodate 72 residential units. The fact is that the Zoning Ordinance establishes limits to permitted gross density. At this point, we are talking about a 22 acre site which could theoretically contain up to 121 multifamily units. As long as other spacing, setback, and open space requirements are met, it is possible that 72 of the permitted 121 units might be situated on a five acre portion of the overall 22 acres. Subsequent to receiving the above described MDP and Site Plan approvals for the proposed development, the site could conceivably be subdivided such that the portion of the site containing the 72 apartment units would be separated from the remainder of the parcel. Appropriate accommodations would have to be made concerning such things as use of open space, parking, and access. Subdivision is, again, a public hearing process which would require a meeting of the Planning Commission. As for utilities to the site, the developer would be entirely responsible for extending whatever utilities were required. There are existing apartments across the street from the site in question, so utilities are at least nearby. To summarize, it would be possible and within the limits of pertinent County regulations to develop the site as proposed. Timing required is subject to a number of variables. I would say that a reasonable time frame would be somewhere in the range of six months. I hope this letter has provided the information you were seeking. If you have any questions, please feel free to contact me. Sincerely, Kris C. Tierney, AICP Deputy Planning Director KCT/rsa FILE COPY COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 April 13, 1994 Mr. Robert J. Adams Deputy Director Department of Housing and Community Development 501 North Second Street , 1 st Floor Richmond, Virginia 23219-1321 RE: Preston Place Apartments Dear Mr. Adams: I am writting on behalf of John R. Riley Jr., Frederick County Administrator, in response to your letter of April 7, 1994, regarding an application for Low Income Housing Tax Credit made by the principles of the referenced project. Frederick County is on record in support of this project. Mr. Riley provided a letter endorsing the project as a part of the application package. The project, as proposed, meets specific needs as spelled out in our Comprehensive Plan and is the only project we are aware of at this time which is attempting to meet the County's low income housing needs. Please let me know if I can provide any additional information. Sincerely, ii Kris C. Tierney, AICP Deputy Planning Director cc: John R. Riley Jr., County Administrator 9 North LOLOOLin Strcct P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 1 COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 January 12, 1993 Patton, Harris, Rust & Associates Attn: Mr. John M. Harris, CIA 208 Church Street SE, P.O. Box 9 Leesburg, Virginia 22075 Dear Mr. Harris: This letter is to notify you that the revised master development plan #005-92 for Preston Place was administratively approved on January 6, 1993. This property, zoned RP (Residential Performance), is located west of the Winchester Regional Airport and south of Route 645 in the Shawnee District, and is identified as GPIN 640000A000045B. Enclosed for your files are two copies of the final master development plan with the appropriate signatures. Please call if you have any questions. Sincerely, Evan A. Wyatt, Planner II EAW/slk enclosure cc: Preston Place Associates, L.P. 9 North LOu(loun Street \VinJhcstcr. VA 22601 P.O. Box 601 Winchestcr, VA 22604 rsf September 16, 1992 Mr. Richard Dick, Chairman Board of Supervisors County of Frederick P. O. Box 601 Winchester, VA 22604 RE: Preston Place County of Frederick Dear Chairman Dick: COPY FOR YOUR INFORMATION 6 . PgC.STt,,S Pt-A<C MoP r Pursuant to Section 36-55.39(B) of the Code of Virginia, a copy of which is enclosed, you are hereby notified that the Virginia Housing Development Authority is considering the financing of the multi -family residential housing development described in the enclosed Attachment "A", which is to be situated in your locality. Should you desire additional information regarding the development proposal, please contact Mr. Robert I. Gould, Vice President, Maryland National Mortgage Corporation, 2070 Chain Bridge Road, Suite 115, Vienna, VA 22180. If you desire to disapprove the development proposal, you may do so by certifying to the Authority in writing within sixty days of the date hereof. A certified copy of any resolution disapproving the development proposal should accompany the above certification. We would ask that any such certification be in the form attached hereto though the statement of any reasons for your action is optional. You will note that Section 36-55.39(B) also provides that the governing body of a locality may, by resolution, approve the proposed housing development. If you desire to approve the development, we would ask that such approval be in the form attached hereto. A certified copy of the resolution approving the development must accompany the approval form. Very truly yours, 4' '//7Johin F. Hastings enor Development Officer cc: Robert I. Gould John Riley, Jr., County Administrator ATTACHMENT `A' The proposed development will consist of approximately 120 units of housing to be financed under Virginia Housing Development Authority's Conventional Multi -Family Loan Program and situated on approximately 15.4 acres on the south side of Bufflick Road just east of U. S. Route 522 in the County of Frederick. § 36-55.39. Procedure prior to financing of housing any- other g developments undertaken by housing sponsors. — ANotwithstandin provision of this chapter, HDA is n. ot empowered to finance any housing development undertaken by a housing sponsor pursuant to H 36-55.3i, 36-55.33:1 and 36-55.34:1 of this chapter unless, prior to the financing of any-- housing development hereunder, HDA finds: 1. That there exists a shortage of decent, safe and sanitary housing at rentals or prices which persons and families of low income or moderate income can of ford within the general housing market area to be served by the proposed housing development. 2. That private enterprise and investment have been unable, without assistance, to provide the needed decent, safe and sanitary housing at rentals or prices which persons or families of low and moderate income can afford or to provide sufficient mortgage financing for residential housing for occupancy by such persons or families. 3. That the housing sponsor or sponsors undertaking the proposed housing development in this Commonwealth will supply well -planned, well -designed housing for persons or families of low and moderate income and that such sponsors are financially responsible. 4. That the housing_ deveiopment, to be assisted pursuant to the provisions of this chapter, will be of public use and will provide a public benefit. 5. That the housing development will be undertaken within the authority conferred by this chapter upon HDA and the housing sponsor or sponsors. B. HDA shall also find. in connection with the financing of the new construction or substantial rehabilitation of any proposed multi -family residential housing development, that the governing body of the locality in which such housing development is to be located has not, within sixty days after written noti. ication of the proposed financing has been sent the governing body by HDA. certified to HDA in writing its disapproval of the proposed multi -family residential housing development. If the governing body of the locality has so certified its disapproval to HDA, the governing body may revoke such certification of disapproval at any time by written notice to HD . and upor receipt of such written notice, HDA shall, for the purpose of malting, the finding required by this subsection, disregard such certification of disapproval. Furthermore, no finding need be made under this subsection if HD shall have received from the governing body its certified resolution appro•: in- the proposed housing development. (1972 c. 830; 1975, c. 536; 1973 c. 297; 1982, c. 175; 1990, c. 461.) ' CERTIFICATION OF APPROVAL, In accordance with Virginia Code Section 36-55.39(B), the Board of Supervisors of the County of Virginia,' hereby certifies to the Virginia Housing Development Authority its approval of the proposed multi -family residential housing development called as expressed in its resolution duly adopted on ' 19 , a certified copy of which is attached hereto. Board of Supervisors of Virginia By: Its Chairman CERTIFICATION OF DISAPPROVAL In accordance with Virginia Code Section 36-55.39(B), the Board of Supervisors of the County of Virginia, hereby certifies to the Virginia Housing Development Authority its disapproval of the proposed multi -family residential housing development called as expressed in its resolution duly adopted on 19 , a certified copy of which is attached hereto. Optional: Such development is disapproved for the following reasons: Board of Supervisors of iEM Its Chairman , Virginia REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Winchester Regional Airport Attn: Executive Director Route 1, Box 208-A Winchester, Virginia 22601 (703) 662-2422 The Winchester Regional Airport is located on Route 645, off of Route 522 South, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Castle Development Corporation Attention: Michael McNamara 2801 Southwell Place, Midlothian, Virginia 23113 (804-794-0553) Name of development and/or description of the request: Preston Place Apartments Master Development Plan Revision to construct 20 Garden Apartment Units. Location: South of Route 645, East of Route 522 and West of the Winchester Regional Airport. Winchester Regional Airports Comments: The Airport Authority objects to residential development inside of the Airport Support Area. Please refer to the attached.comments. 1 —4 Airport Signature and Date: Kenne4i F. 719gand,—Executive Director August 25, 1992 (NOTICE TO AIRPORT. * PLEASE RETURN THIS FORM TO APPLICANT.) NOTICE 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 of your plans and/or application form. AUG' WUNCHESTER REGIONAL AIRPORT wmAIRPORT ROAD -- - --vwwoHEGTEn, v|na|wu\ uu*ou August 25, 1992 Robert W. Watkins, Director Department of Planning and Development Frederick County, Virginia Post Office Box 601 Winchester, Virginia 22601 Re: Response to Request for Comments Preston Place Apartments Dear Mr. Watkins: The Airport Authority has directed me to inform you that its position on new residential construction within the Airport Support Area has not changed. The Airport Authority strongly recommends that residential units not be built within the Airport Support Area for reasons associated with perceived and real noise and flyrover nuisance. ' The story is a very old one and has been told for many years at numerous locations throughout the Country. Residential development occurs near an airport, people move in, discover the airport, and immediately begin complaining about aircraft noise. As a result, aeronautical activity and air commerce is restricted. If the proposed Preston Place development becomes a reality, the story will be told again... this time in Winchester. At the time the subject property was rezoned, there was no universal noise policy or "noise savvy", therefore, the.issue slipped by all concerned including the Airport Authority, the Virginia Department of Aviation, and consultants. These entities simply had no reason to object to residential development at the site of the proposed Preston Place. Federal Aviation Administration (FAA) guidelines were followed, unfortunately they only addressed noise levels above 65 Ldn' (the property is located at the 50 - 55 Ldn). Since then, a National awareness of residential encroachment on airports and resulting noise problems has been developed and verbalized. The FAA is now aware that aircraft noise does not stop at the 65 Ldn line and airports are pressing the Federal Government for a National Noise Policy that may eliminate future airport.residential encroachment. We offer the following recommendations which we believe may reduce the impact of a potentially unfavorable situation. � 1. Day -Night Average Noise Levels. Response to Request for Comments Preston Place Apartments Page 2 a. Encourage the developer to present unequivocal notice of probable aircraft noise and fly -over nuisance to be given to all potential apartment tenants. Specifically, the following actions should be taken: (1) Requirement 'to present a dominant statement of - probable aircraft noise and fly -over nuisance in rental agreements/leases. (2) Requirement to post prominent warnings with specific regard to the proximity of the airport and probable aircraft noise and fly -over nuisance on all advertisements, brochures and promotional materials. b. Require acoustical treatment of the apartment building(s), i.e., appropriate noise insulation, baffled vents, air conditioning, etc. We appreciate the difficult position Frederick County officials continuously face concerning zoning hindsight and the extremely difficult position we are suggesting with respect to potential airport noise problems. The airport is a significant public investment and an important economic development tool that, if protected from residential encroachment, will serve our growing community and the region for years to come. If you should have questions, please contact me. S i ncere l y yours, K qen i e t h �F. �'e g a n d Executive Director - PC: Richard Dick, Chairman, Board of Supervisors W. Harrington Smith, Supervisor, Shawnee District John R. Riley 1] I September 25, 1992 Patton, Harris, Rust & Associates Attn: David Spriggs 107 North Kent St., Suite 100 Winchester, Virginia 22601 Dear David: COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 This letter is to confirm action taken by the Frederick County Board of Supervisors at their meeting of September 23, 1992. The preliminary master development plan for Preston Place #005-92 was approved for 120 garden apartments and recreation facilities. This property, zoned RP (Residential Performance) is located west of the Winchester Regional Airport and south of Route 645, in the Shawnee District, and is identified as GPIN 640000A000045B. In addition to addressing agency comments, the following statements should be included on the plan submitted for final approval. 1. A statement describing what type of insulation factors will be used to sound proof buildings from airport noise; 2. A statement that the prospective lessees/purchasers of property shall be required to sign a written statement that they are aware of the proximity of the airport and the possible problems with airport noise; 3. A statement that disclosure of the proximity of the airport shall be made in all marketing materials; and, 4. A statement will be included in the deed which requires any future owners of the development to conform to items #2 and #3 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 I Page -2- Preston Place Sept. 25, 1992 Please submit four copies of the final master development plan to this office for administrative approval. Sincerely, 1 Evan A. Wyatt Planner II EAW/slk cc: Preston Place Associates, L.P. Castle Development Corp. 0 11 P/C Review Date: 9/02/92 BOS Review Date: 9/23/92 MASTER DEVELOPMENT PLAN #005-92 PRESTON PLACE 120 Garden Apartments LOCATION: South of Route 645, east of Route 522 and west of the Winchester Regional Airport MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 640000A000045B PROPERTY ZONING & PRESENT USE: Zoned R-P (Residential Performance) land use - vacant ADJOINING PROPERTY ZONING & PRESENT USE: Zoned R-P (Residential Performance) , B-2 (General Business) , and M-1 (Light Industrial) and RA (Rural Areas) - Land use - residential and vacant PROPOSED USE: 120 garden apartments REVIEW EVALUATIONS: 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, Fourth Edition for review. Before starting any construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Fire Marshal: Eave heights on buildings make emergency egress via ground ladders impossible. Ladder truck access is necessary. With the exception of fire land access, all other fire/rescue comments will be addressed on site plans or 2 construction drawings. All previous comments regarding town house area remain in effect. During construction access to all buildings for emergency vehicles must be maintained at all times. (See attached comments from Doug Kiracofe, Fire Marshal). Inspections Department: Building shall comply with the Virginia Uniform Statewide Building Code and Section 309, Use Group R-2 (Residential Use) of the BOCA National Building Code/1990. Other codes that apply are Part 6, Code of Federal Regulation, Department of Housing and Urban Development, 24 CFR, Chapter 1, Fair Housing Accessibility. Will comment on office use group at the time of structural and site review. Sanitation Authority: First review - nine items, correct and resubmit. Parks and Recreation: The plan appears to meet open space and recreational unit requirements. Specifications on the pool, multi -use court, tot lot and recreation building need to be reviewed by staff prior to final approval. The location of the picnic area within the 100 yr. flood plain is undesirable and an accessible route to the area must be provided for the disabled. All recreational amenities must meet the Americans with Disabilities Act (A.D.A.) guidelines. Winchester Regional Airport: The Airport Authority objects to residential development inside of the Airport Support Area. See attached letter from Ken Wiegand dated August 25, 1992. County Engineer: See attached comments from Harvey E. Strawsnyder, dated August 10, 1992. Planning & Zoning: The Preston Place Master Development Plan is a revision to the approved Master Development Plan for Silver Communities Townhomes. The original Master Development Plan was approved for 117 townhouse units on 22 acres. The revision to this plan. calls for the addition of 120 garden apartment units on 20 acres. This revision proposes a total of 237 dwelling units on 42 acres, creating a gross density of 5.64 units per acre. This meets the gross density requirement of 8 units per acre for Master Development Plans that are greater than 25 acres but less than 50 acres. The original Master Development Plan specified that all land south of Route 645 would be undeveloped at that time. The revision to this plan proposes 120 dwelling units within 10 apartment buildings. The proposed apartment units are a permitted use in the RP (Residential Performance) District. The applicant has indicated that there will be an average of 0 0 10 dwelling units per building. should read 12 dwelling units per number complies with the maximum units per building. Staff believes that this building; however, either requirement of 16 dwelling Staff concerns regard common open space, disturbance of environmentally sensitive land, and future residential development. The applicant has indicated that future residential development will occur, but has not provided the acreage needed for this future development. Staff believes that the applicant will not have difficulty meeting the common open space requirements; however, it is difficult to determine if the disturbance of environmentally sensitive land will comply with ordinance requirements at this time. STAFF RECOMMENDATIONS FOR 9102192 PC MTG.: Approval, provided that common open space and environmentally sensitive land is designated to insure conformance with existing and future development requirements, as well as addressing all review agency comments. PLANNING COMMISSION RECOMMENDATIONS OF 9102192: Approval with the following conditions: (absent - J. Marker and B. Wilson) 1. The applicant shall submit in writing what type of insulation factors will be used to sound proof buildings from airport noise. 2. The prospective lessees/purchasers of property shall be required to sign a written statement that they are aware of the proximity of the airport and the possible problems with airport noise. 3. Full disclosure of the proximity of the airport shall be made in all marketing materials. 4. All staff and agency comments shall be addressed. Y CASTLE DEVELOPMENT CORPORATION PRESTON PLACE APARTMENTS CONTROL NO: 0807920626 Fire lanes for ladder truck access will be necessary to the front and rear of all apartment buildings. Fire lanes shall be 20' in width, an all weather surface, and capable of supporting 35 ton vehicle. From face of building to centerline of fire lanes cannot exceed 50' on 3 story buildings. As deciduous shade trees mature, they will further compromise ladder rescue from upper stories as shown. Posted fire lanes are required at all fire hydrant locations, at entrance to project, and at any F.D. siamese connection. Provisions must be made via Property Owners Association or Management Company that trees be maintained in such a manner that will ensure a 14' minimum clearance in required fire lanes and parking lot lanes. Additional fire lane required to waters edge of SWM pond if it has a year round surface. Also, fire lane/emergency vehicle access to swimming pool. As previously stated in Technical Review Committee, the fire dept. would prefer to see these units fully sprinklered in accordance with NFPA 13-R. To do so would eliminate the urgency of access to front and rear, for rescue purposes. Access for ladder truck would still be necessary at some point, on each building, for roof operations. PLANS DISAPPROVED 77S RE, COUNTY WUNCHESlFER REGIONAL AIRPORT *%mnponrROAD vv|wcHsaTsn. v/ns/wm 22602 August 25, 1992 Robert W. Watkins, Director Department of Planning and Development Frederick County, Virginia Post Office Box 601 Winchester, Virginia 22601 Re: Response to Request for Comments Preston Place Apartments Dear Mr. Watkins: The Airport Authority has directed me to inform you that its position on new residential construction within the Airport Support Area has not changed. The Airport Authority strongly recommends that residential units not be built within the Airport Support Area for reasons associated with perceived and real noise and fly -over nuisance. The story is a very old one and has been told for many years at numerous locations throughout the Country. Residential development occurs near an airport, people move in, discover the airport, and immediately begin complaining about aircraft noise. As a result, aeronautical activity and air commerce is restricted. If the proposed Preston Place development becomes a reality, the story will be told again... this time in Winchester. At the time the subject property was rezoned, there was no universal noise policy or "noise savvy", therefore, the issue slipped by all concerned including the Airport Authority, the Virginia Department of Aviation, and consultants. These entities simply had no reason to object to residential development at the site of the proposed Preston Place. Federal Aviation Administration (FAA) guidelines were followed, unfortunately they only addressed noise levels above 65 Ldn' (the property is located at the 50 - 55 Ldn). Since then, a National awareness of residential encroachment on airports and resulting noise problems has been developed and verbalized. The FAA is now aware that aircraft noise does not stop at the 65 Ldn line and airports are pressing the Federal Government for a National Noise Policy that may eliminate future airport residential encroachment. We offer the following recommendations which we believe may reduce the impact of a potentially unfavorable situation. 1. Day -Night Average Noise Levels. Response to � Request for Comments Preston Place Apartments Page c a. Encourage the developer to present unequivocal notice of probable aircraft noise and fly -over nuisance to be given to all potential apartment tenants. Specifically, the following actions should be taken: (1) Requirement to present a dominant statement of probable aircraft noise and fly -over nuisance in rental agreements/leases. (2) Requirement to pest prominent warnings with specific regard to the proximity of the airport and probable aircraft noise and fly -over nuisance on all advertisements, brochures and promotional materials. b. Require acoustical treatment of the apartment building (s) , i.e., appropriate noise insulation, baffled vents, air conditioning, etc. We appreciate the difficult position Frederick County officials continuously face concerning zoning hindsight and the extremely difficult position we are suggesting with respect to potential airport noise problems. The airport is a significant public investment and an important economic development tool that, if protected from residential encroachment, will serve our growing community and the region for years to come. If you should have questions, please contact me. Sincerely yours, CON, I Ken ieth F. legar�d Executive Director PC: Richard Dick, Chairman, Board of Supervisors W. Harrington Smith, Supervisor, Shawnee District John R. Riley Patton Harris Rust & Associates, pc • E i COUNTY of FREDERICK PROJECT NAME: PROJECT DESIGNER: COMMENTS• Harvey E. Strawsnyder, Jr., P.E. Director of Engineering & Inspections 703/665-5643 FAX: 703 / 678-0682 August 10, 1992 Preston Place Apartments South of Route 645, near Winchester Regional Airport Patton, Harris, Rust & Associates 1. The revised master plan includes 22.0 acres dedicated to townhomes and 20.0 acres dedicated to 10 apartment complexes. The latter development represents the primary reason for the revised master plan. Based on our discussions during the technical review committee meeting, we understand that detailed site plans were developed for the 22.0 acres of townhouses. This design should have included a stormwater management plan and related calculations. These calculations should be included with the detailed design submittal for the apartment complexes. 2. The revised master development plan refers to an existing pond as a storm water management pond. A detailed evaluation of this pond will be required before it can be used as a stormwater management pond. It should be noted that a majority of the stormwater from the 22 acre townhome site flows through this pond. These flows plus the additional flows from the apartment project should be incorporated in the evaluation of the existing pond. 3. The property boundary bisects the existing pond. A drainage easement will be required in areas outside the project's property boundaries. Submitted by, " Harvey Strawsnyder, Jr., P.E. 9 North Loudoun St. - P.O. Box 601 - Winchester, Virginia - 22601 OPi APPLICATION MASTER DEVELOPMENT PLAN Frederick County Virginia Date: August 10, 1992 Application OWNERS NAME: Preston Place Associates, L.P. 2801 Southwell Place Midlothian, Vir 'iriia 23113 (Please list the names of all owners or parties in interest). APPLICANT/AGENT: Castle Development Corporation Address: 2801 Southwell Place Midlothian, Virginia 23113 Daytime Phone Number 804-794-0553 DESIGNER/DESIGN COMPANY: Patton Harris Rust & Associates Address: 107 North Kent Street, Suite 100 Winchester, Virginia 22601 Phone Number 703-722-4721 Contact "Name David Spriggs 7 • PRELIMINARY MASTER DEVELOPMENT PLAN CHECKLIST The following checklist is intended to assist the applicant in insuring that all required information is provided or is available to allow review by the County. This form must be completed by the applicant and submitted with the preliminary master development plan. All required items must be provided,on the PMDP. Background Information: 1. Development's name: Preston Place 2. Location of property: North and South of Route 645, 700' East of Route 522 3. Total area of property: 41.96 Acres 4. Property ID # (14 Digit) 64000 A 00000 45B 5. Property zoning and present use RP - Vacant 6. Adjoining property zoning and present use: M-1 and B-2 vacant, RA and RP vacant and residential 7. Proposed Uses: 120 Garden Apartments and recreation facilities !'(117 Townhomes previously. approved) 8. Magisterial District: Shawnee 9. Is this an original or amended Master Development Plan? Original Amended X 8 General Information: 1. Have the following items been included? North arrow Yes X No Scale Yes X No_ Legend Yes X No_ Boundary Survey Yes X No_ Total Area Yes X No Topography Yes X No_ Project Title Yes X No_ Preparation and Revision Date Yes X No Applicant's Signed Yes No X Consent Statement 2. Number of phases proposed? 3 3. Are the proposed phases shown on the Master Development Plan? Yes No-X 4. Are the uses of adjoining properties clearly designated? Yeses_ No 5. Is an inset map provided showing the location of the project and all public roads within 2,000 feet. Yes X No 6. Are all land uses clearly shown? Yeses_ No 7. Are environmental features clearly shown? Yes X No 8. Describe the following environmental features: Total Area % Disturbed Acres in (Acres) by development Open Space Floodpla ins 3.5 0 3.5 Lakes and ponds 0.7 0.1 0.7 Natural retention areas 0 0 0 Steep slopes (15 % or more) 5.6 1.4 4.2 Woodlands 9 • 9. Are the following shown on the master development plan? Street layout Yes X No Entrances Yes_X No Parking areas Yes X No Utilities (mains) Yes X No 10. Has a conceptual stormwater management plan been provided? Yes X No 11. Have all historical structures been identified? Yes X No N/A Residential Uses If the Master Development Plan includes any land zoned RP, (Residential Performance) or any residential uses, the following items should be completed. 1. What numbers and types of housing are. proposed? 120 Garden Apartments, 12 units per building 96-2 Bedroom, 24-3 Bedroom (117 Townhomes approved previously) 2. Is a schedule provided describing each of the following in each phase: Open space acreage Yes X No Acreage in each housing type Yes X No Acreage in streets and right of ways Yes X No Total acreage Yes X No Number of dwellings of each type Yes X No 3. What percentage of the total site is to be placed in common open space? 70 0 10 4. Are recreational facilities required? Yes X No 5. What types of recreational facilities are proposed? Pool, Multi -use court, tot lot, picnic area and Recreation Building/ Office for the Apartment development. _ 6. Are separation buffers required? Yes X No 7. Are road efficiency buffers required? Yes X No 8. Are landscaping or landscaped screens required? Yes X No 9. Are required buffers, screens, and landscaping described by the plan with profiles or examples? Yes X No 11 ADJOINING PROPERTY OWNERS Owners of property adjoining the land will be notified of the public hearing. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a road from the requested property. The applicant is required to obtain the fallowing information on each adjoining property including the 14 digit tax parcel identification number which may be obtained from the office of the Commissioner of Revenue. NAME - Address 4500 Plank Road Silver Communities, Inc. Fredericksburg, VA 22401 Property YD# 64-((A))-45C Address Rt. 1, Box 206-A C. Douglas and Winchester, VA 22601 property ID# 64-((A))-45D Fern Adams Address Rt. 1, Box 206-A C. Douglas Adams Winchester VA 22601 .Property ID# 64-((A))-45 Address Rt. 1, Box 149-A .Leonard James Greathous Winchester VA 22601 Property ID# 64C-((A))-14 .. John W., Jr. and Address Rt. 1, Box 150 Winchester, VA 22601 Peggy B. Foster Property TD# 64C-((A))-10 Elwood H..Whitacre, Sr. Address Rt. 1, Box 154 Property ID# 64C-((A))-7 Ruth Walter Address #7 W• Argyle Street Rockville , --.MD 20850 Property ID# '64C-((A))-8 Address Rt. 1, Box 151 Waitman L. and Winchester VA 22601 Anna B. Collins property 1D# 64C-((1))-15 Address Property ID# Address Property ID# 13 0 • September 16, 1992 Mr. Richard Dick, Chairman Board of Supervisors County of Frederick P. O. Box 601 Winchester, VA 22604 RE: Preston Place County of Frederick Dear Chairman Dick: Pursuant to Section 36-55.39(B) of the Code of Virginia, a copy of which is enclosed, you are hereby notified that the Virginia Housing Development Authority is considering the financing of the multi -family residential housing development described in the enclosed Attachment "A", which is to be situated in your locality. Should you desire additional information regarding the development proposal, please contact Mr. Robert I. Gould, Vice President, Maryland National Mortgage Corporation, 2070 Chain Bridge Road, Suite 115, Vienna, VA 22180. If you desire to disapprove the development proposal, you may do so by certifying to the Authority in writing within sixty days of the date hereof. A certified copy of any resolution disapproving the development proposal should accompany the above certification. We would ask that any such certification be in the form attached hereto though the statement of any reasons for your action is optional. You will note that Section 36-55.39(B) also provides that the governing body of a locality may, by resolution, approve the proposed housing development. If you desire to approve the development, we would ask that such approval be in the form attached hereto. A certified copy of the resolution approving the development must accompany the approval form. Very truly yours, /John F. Hastings Senior Development Officer cc: Robert I. Gould John Riley, Jr., County Administrator u 40 ATTACHMENT `A' The proposed development will consist of approximately 120 units of housing- to be financed under Virginia Housing Development Authority's Conventional Multi -Family Loan Program and situated on approximately 15.4 acres on the south side of Bufflick Road just east of U. S. Route 522 in the County of Frederick. 0 • § 36-55.39. Procedure prior to financing of housing developments undertaken by housing sponsors. — A. Notwithstanding any other provision of this chanter, HDA is not empowered to finance any housing development undertaken by a housing sponsor pursuant to §§ 36-55.31, 36-55.33:1 and 36-55.34:1 of this chapter unless, prior to the financing of any' - housing development hereunder, HDA finds: 1. That there exists a shortage of decent, safe and sanitary housing at rentals or prices which persons and families of low income or moderate income can afford within the general housing market area to be served by the Proposed housing development. 2. That private enterprise and investment have been unable. without assistance, to provide the needed decent, safe and sanitary housing at rentals or prices which persons or families of low and moderate income can afford or to provide suflIcient mortgage financing for residential housing for occupancy by such persons or families. 3. That the housing sponsor or sponsors undertaking the proposed housing development in this Commonwealth will supply well -planned. well -designed housin, for persons or families of low and moderate income and that such sponsors are financially responsible. 4. Trat the housing development, to be assisted pursuant to the provisions of this chapter, will be of public use and will provide a public benefit. 5. That t..e housing development will be undertaken within the authority conferred by this chapter upon HDA and the housing sponsor or sponsors. B. HDA shall also find, in connection with the financing of the new co: struction or substantial rehabilitation of any proposed multi -family residential housing development, that the governing body of the locality in which such housing development is to be located has not, within sixty days after :.-ritten notification of the proposed financing has been sent the governing body by HDA, certified to HDA in writing its disapproval of the proposed multi -family residential housing development. If the governing body Of the locality has so certified its disapproval to HDA, the governing body may revoke such certification of disapproval at any time by written notice to HD a, and upor. receipt of such written notice, HDA shall, for the purpose of malting the finding required by this subsection, disregard such certification of disapproval. Furthermore, no finding need be made under this subsection if HD.� shall have received from the governing body its certified resolution appro---ing the proposed housing development. (1972, c. 830; 1975, c. 536; 1973, c. 297; 1952, c. 175; 1990, c. 461.) 0 0 m CERTIFICATION OF APPROVAL In accordance with Virginia Code Section 36-55.39(B), the Board of Supervisors of the County of Virginia,' hereby certifies to the Virginia Housing Development. Authority its approval of the proposed multi -family residential housing development called as expressed in its resolution duly adopted on ' 19 ' a certified copy of which is attached hereto. Board of Supervisors of IN Its Chairman , Virginia CERTIFICATION OF DISAPPROVAL In accordance with Virginia Code Section 36-55.39(B), the Board of Supervisors of the County of Virginia, hereby certifies to.the Virginia Housing Development Authority its disapproval of the proposed multi -family residential housing development called as expressed in its resolution duly adopted on 19 , a certified copy of which is attached hereto. Optional: Such development is disapproved for the following reasons: Board of Supervisors of By: Its Chairman , Virginia • II CASTLE Castle Development Corporation 2801 Southwell Place Midlothian, Virginia 23113 Ihlephone: 804/794-0553 FAX: 804/794-0576 September 16, 1992 Evan Wyatt Frederick County Dept. of Planning and Development P.O. Box 601 Winchester, Virginia 22601 Re: Preston Place Apartments Dear Mr. Wyatt, Castle Development Corporation is the Managing General Partner of Preston Place Associates, L.P., the owner of the proposed Preston Place Apartments in Frederick County. This letter is in response to comments made at the September 2nd Planning Commission meeting by the Winchester Regional Airport Authority and others pertaining to the perceived and real noise and fly- over nuisance created by the relatively close proximity of the air port to the proposed apartments. Castle Development Corporation, as Managing General Partner of Preston Place Associates, L.P., hereby agrees to: • Require all residents to sign a separate document notifying the resident of the probable aircraft noise and Fly -over nuisance, • Prominently post warnings with specific regard to the proximity of the airport and probable aircraft noise and fly -over nuisance on all advertisements, brochures and promotional materials, • Construct all buildings so as to minimize interior noise by complying with the Virginia Power Energy Efficiency Standards which includes extra insulation, double glazed windows, insulated steel exterior doors and heat pumps for air conditioning. These energy standards are required by the Virginia Department of Housing and Community Development under the Tax Credit Program which they administer. We look forward to working with the County and the Airport Authority to make Preston Place Apartments a community everyone is proud of. Sincerely, �� N%w'vo Michael L. McNamara President UJ� SEP 8 1992 � J P11R C Patton Harris Rust & Associates. pe 208 Church Street SE PO Box 9 Leesburg, Virginia 22075 Fax 703 777-3725 Metro-178-1164 703 777-3616 August 24, 1992 Engineers, Surveyors, Planners & Landscape Architects Mr. Doug Kiracof e Fire Marshall County of Frederick 9 N..Loudoun Street 2nd Floor Winchester, Virginia 22601 RE: PRESTON PLACE APARTMENTS PHR&A FILE 6616-2-0 Dear Mr. Kiracof e: Pursuant to our meeting on Thursday, August 20, 1992 and our subsequent telephone conversation of August 21, 1992, I offer the following response to your comments with regard to the above referenced project: As we discussed on August 21st, we intend to construct the proposed buildings as close to the centerline of the travelways as possible. We feel we can achieve a distance of approximately 50' to 55' to the breezeway with the exception of buildings fronting on the inside curve of a travelway. In this instance, the outside corners of the structure will be within the 50' to 55' range with the breezeway set back somewhat further. In response to your comments offered previously, we respond as follows: o We will plant small flowering trees adjacent to the. building facades as .not to compromise ladder rescue from the upper stories of the, buildings. o . The project will provide posted fire lanes at allhydrant locations and at the project entrance. o Trees shall be maintained in such a manner that will ensure a 14' minimum clearance in the required fire lanes and parking lots. o Emergency vehicle access will be provided to the stormwater management pond and the swimming pool. Offices: Fairfax, VA Bridgewater, VA Leesburg, VA Rockville, MD Virginia Beach, VA r Patton Harris Rust & Associates, pc Preston Place Apartments August 24, 1992 Page 2 We trust the above will satisfy most of your concerns as they relate to the project. If we can provide any additional information, please feel free to give me a call. Very truly yours, PATTON HARRIS RUST & ASSOCIATES A Professional Corporation Jahn M. Harris, C.L.A. Vice President cc: Bill Neville; PHR&A/Leesburg Carl Rinker; PHR&A/Winchester George Foard; Bridgewater .Mike McNamera; Castle Development Corporation JMH/tjw (1) 0 0 RIPLEY • Mr. Mike McNamara Preston Place Associates 2801 Southwell Place Midlothian, Virginia 23113.,. Dear Mike: WRIGHT ASSOCIATES, LTD. 808 Newtown Road Virginia Beach, Virginia 23462 (804) 473-8575 August 18, 1992 . �.. .. ._ .. _min-�sr _�i:._�,._ �•..;.�•. .. .. This is to confirm our telephone conversation concerning building sprinklers at Preston Place Apartments. We estimate that sprinklers in a job of this size will run you $1.50 per square foot. You should however get a credit back from your drywall contractor of about 157.. The total for._:; the job should be: $1.50 x 120,000 sq.ft. _ $180,000.00 - .15 x 230,122 = 34,518 145,482.00 Remember that in order for the sprinkler system to work, the..--:. municipality has to be able to deliver a tremendous amount of water to your site. This would involve increasing the size of your on site underground water pipes from eight inch to twelve inch ductile iron at a cost of $10.00:.::>= a foot. If the municipality is not able to provide adequate pressure, a fire PUMP may need to be located in the maintenance building._. This would be an electric driven fire pump with _.'across the:line "type controller, jockey- pump, jockey pump controller, sensing lines, required valves, fittings and appurtenances necessary for a complete installation. The cost.of this pump system will be an additional $29,500.00. It is assumed that the public water supply is adequate to satisfy the suction requirements of the fire pump. No tank or auxiliary water supply is included in this price. Please call me if you have any questions concerning this information. Sincerely, F. Scott Ripley , FSR/kam K i COUNTY OF FREDERICK, VIRGINIA FIRE AND RESCUE DEPARTMENT 9 N. Loudoun Street, 2nd Floor Winchester, Virginia 22601 Thomas W. Owens Director August 21, 1992 F. Scott Ripley Ripley * Wright Associates, Ltd. 808 Newtown Road Virginia Beach, VA 23462 Dear Mr., Ripley, Douglas A. Kiracofe Fire Marshal I attended a meeting today with Mr. Mike McNamara of Preston Place Associates regarding three story apartment buildings proposed in our county. During that meeting I was given a copy of your letter to Mr. McNamara dated August 18, 1992. I have to take exception with several points in your letter. First, I believe the cost of installing a 13-R sprinkler system in this project would be closer to $1.00 per square foot based on labor rates in this part of the state and other factors. This system could probably be installed entirely in 1" to 11/2" CPVC plastic. With the technology available today in quick response, extended coverage sprinkler heads, the number of heads required for coverage would be minimal further reducing the cost. As far as the "tremendous amount of water" necessary to the site; residential systems are supplied by the domestic water, system and the water flow required in a two head design system is 28 GPM. This would not require increasing the size of the underground from "eight inch to twelve inch ductile iron." We have many manufacturing facilities and warehouses with high piled storage more than adequately supplied by eight inch pipe. As far as.the $29,500.00 for a fire pump and hardware, this is not necessary in any manner since the residential sprinkler system would just barely exceed the required flow to domestic plumbing fixtures. Sprinkler systems are the single most effective system that can be installed in a structure to ensure safe egress and prevent loss of life. The 100 year record of sprinkler systems is far superior to fire rated assemblies, flame retardant finishes and all the other less effective elements that builders will spend money on to avoid installing a sprinkler system. In many cases they end up spending more money for a building that is less safe because they do not understand sprinklers or their installation. Sort of ironic when money is most often the driving force behind every decision a developer makes isn't it? DIRECTOR - (703) 665-5618 FIRE MARSHAL - (703) 665-6350 FAX - (703) 678-0682 0 0 F. Scott Ripley August 21, 1992 Page 2 of 2 Because of poor advice, builders often fail to recognize other cost saving "trade offs" which can be made by local officials in exchange for built-in fire suppression. Even more odd is the failure of a developer to see a marketing advantage which can be gained by promoting a safer living environment. This issue is even more applicable to apartment buildings where the safety of each family can be directly threatened by the acts or ommissions of another tenant. We in the fire service who dedicate our lives to preservation of life first and protection of the building second are constantly trying to educate builders about the benefits of sprinklers. It is indeed disheartening, when a developer turns to someone in your position for advice on the subject and you defeat the whole idea with bad information and inaccuracies, since there is very little fact to your comments. Obviously, we still have a way to go with our education efforts to bring the building community, building codes, and general public into the 19901s. If we're ever going to reduce our fatality rate from fires we have to at some point put life first and profit second. Those of us who. have to deal with the fire problem everyday would certainly like to see it happen sooner than later. Realizing that I do not get much support from the building code, I will have to accept three story unsprinklered apartments of combustible construction but I will be doing all that I can to ensure adequate access and adherence to any life safety issue required by the building code. Hopefully, some day the Commonwealth will take the lead in reducing loss --;of life in fires by cutting through all the false beliefs and requiring all residential occupancies to be protected by automatic sprinkler systems. Douglas A. iracofe Fire Marshal DAK:jlc cc: Mike McNamara, Preston Place Assoc. Frederick Co. Planning Commission File j I & 0 0 CO, COUNTY OF FREDERICK, VIRGINIA * FIRE AND RESCUE DEPARTMENT 9 N. Loudoun Street, 2nd Floor GIN�1738 g Winchester, Virginia 22601 7J8 Thomas W. Owens August 28, 1992 Douglas A. Kiracofe Director Fire Marshal Mr. Mike McNamara Preston Place Associates 2801 Southwell Place Midlothian, Virginia 23113 Dear Mr. McNamara, I have received correspondence from PHR&A responding to the various issues raised during my review. I am comfortable with the accessibility of equipment for rescue efforts and will work with PHR&A at the site plan stage in placing hydrants on the site. I am enclosing a copy of the letter I sent to Mr. Ripley regarding residential sprinklers and their installation in multi- family dwelling units. I am hoping that you will- re-evaluate the feasibility of installing residential sprinklers throughout the apartments based on accurate information. Also, looking at the trade offs in the building code and discounts in insurance over the long term, the cost of installing the system will be even less than what you were quoted by Mr. Ripley. The market you're seeking in this area is very conscious of sprinkler systems since the "Peppertree" fire. Many individuals have asked "Why were they not sprinklered?" I would not be surprised if you're faced with that question when you begin to fill apartments. Bottom line, you are complying with all applicable codes and PHR&A is working diligently to ensure adequate access, but I would be remiss in my duties if I did not encourage the highest level of life safety available for the residents of Frederick County. If I can assist you further, please do not hesitate to contact me. R pe tf / Douglas A, iracofe Fire Marshal DAK:ilc cc: Frederick Co. Planning Commission Evan Wyatt File DIRECTOR - (703) 665-5618 FIRE MARSHAL - (703) 665-6350 FAX - (703) 678-0682 f CO COUNTY OF FREDERICK, VIRGINIA w FIRE AND RESCUE DEPARTMENT 9 N. Loudoun Street, 2nd Floor 178 Winchester, Virginia 22601 Thomas W. Owens August 28, 1992 Douglas A. Kiracofe Director Fire Marshal Mr. Mike McNamara Preston Place Associates 2801 Southwell Place Midlothian, Virginia 23113 Dear Mr. McNamara, I have received correspondence from PHR&A responding to the various issues raised during my review. I am comfortable with the accessibilityof equipment for rescue efforts and will work with PHR&A at the site plan stage in placing hydrants on the site. I am enclosing a 'copy of the letter I sent to Mr. Ripley regarding residential sprinklers and their installation in multi- family dwelling units. I am hoping that you will re-evaluate the feasibility of installing residential sprinklers throughout the apartments based on accurate information.. Also, looking at the trade offs in the building code and discounts in insurance over the long term, the cost of installing the system will be even less than what you were quoted by Mr. Ripley. The market you're seeking in this area is very conscious of sprinkler systems since the "Peppertree" fire. Many individuals, have asked "Why were they not sprinklered?" I would not be surprised if you're faced with that.question when you begin to fill apartments. Bottom line, you are complying with all applicable codes and PHR&A is working diligently to ensure adequate access, but I would be remiss in my duties if I did not encourage the highest level of life safety available for the residents of Frederick County. If I can assist you further, please do not hesitate to contact me. R pe tf Douglas A..-Ixiracofe Fire Marshal DAK:ilc cc: Frederick Co. Planning Commission Evan Wyatt File DIRECTOR - (703) 665-5618 FIRE MARSHAL - (703) 665-6350 FAX - (703) 678-0682 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Winchester Regional Airport Attn: Executive Director Route 1, Box 208-A Winchester, Virginia 22601 (703) 662-2422 The Winchester Regional Airport is located on Route 645, off of Route 522 South, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Castle Development Corporation Attention: Michael McNamara 2801 Southwell Place, Midlothian, Virginia 23113 (804-794-0553) Name of development and/or description of the request: Preston Place Apartments Master Development Plan Revision to construct 20 Garden Apartment Units. Location: South of Route 645, East of Route 522 and West of the Winchester Regional Airport. Winchester Regional Airports Comments: The Airport Authority objects to residential development inside of the Airport Support Area. Please refer to the attached.comments. Airport Signature and Date: Kennet F. TWand,-Executive Director (NOTICE TO AIRPORT. * PLEASE RETURN THIS FORM TO APPLICANT.) t 25, 1992 NOTICE 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 of your plans and/or application form. 0 COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 September 9, 1992 TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) The Application of: PRESTON PLACE PRELIMINARY MASTER DEVELOPMENT PLAN #005-92 FOR: 120 garden apartments. This property, consisting of 41.96 acres, is located north and south of Route 645, 700' east of Route 522, in the Shawnee District, and is identified as GPIN 640000A000045B. This master development plan will be considered by the Frederick County Board of Supervisors at their meeting of September 23, 1992 at 7:15 p.m., in the Board Room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, Kris C. Tierney, AICP Deputy Director KCT/slk 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 This is to certify tha le attached correspondence was *iled to the following on IR SePtei�ib-er=.-;'."9'-",,-')1992.. . from Department of Planning and Development, Frederick County, Virginia: 614C A i.s 4 Preston Place VA., 2801 Southwell Place .2 2 6 `I'"" Midlothian, Virginia 23113 "Castle Development Corp. RE)CK V 3: I.j.j. 2801 Southwell Place Midlothian, Virginia 23113 ANNA. Patton Harris Rust & Associates VA i 107 N. Kent Street, Suite 100 Winchester, Virginia 22601 -4 w.; :3J.I..VI:.::R X>1:_::VI:,.:I 01"'W'NIT -'4,,,;0o FAX).,F*Rlil: X> 1:::R:I: Y.-A.)RG, VA� 4 64 A I , VA 6401 A .1. 4 I I::(:)NAJ:kX) JAMN:143 WX N CI-111".: VA" 1* 0 RT. .1. X.X:)X J.1150 VA. jKris C. Tierney, Deputy Director jFrederick County Dept. of Planning STATE OF VIRGINIA COUNTY OF FREDERICK 13 Debi D. Swimley a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated . September 9, 1992 has personally appeared before me and acknowledged the same in my state and county.foresaid. Given under my hand this 9j day of . September ,1992 . My commission expires on September 30, 1993 NOTARY PUBLIC 0 E August 19, 1992 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703 / 678-0682 TO THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) The Application of: PRESTON PLACE PRELIMINARY MASTER DEVELOPMENT PLAN #005-92 FOR: 120 garden apartments. This property, consisting of 41.96 acres, is located north and south of Route 645, 700' east of Route 522, in the Shawnee District, and is identified as GPIN 640000A000045B. This master development plan will be considered by the Frederick County Planning Commission at their meeting of September 2, 1992 at 7:00 p.m., in the board room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, Kris C. Tierney, AICP Deputy Director KCT/slk THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 This is to certify thhe attached correspondence wailed to the following on August 19, 1992 from e Department of Planning and Development, Frederick County, Virginia: 4 - 640 A • • ' Preston Place Associates L.P. 1 �'(:i:;)'Y'lIvrii:i��; , ..!(JI••iP! lef ,. ..li'y ,. t� f�'lii:t:�t:rY X:� .. ' 2801 Southwell Place ! WXi^!(:,[AE:::3'Y't.n.. Vn.. Midlothian, VA 23113 j ^.'•^?.r�f);i• " Castle Development Corp. ., i t.Jt••I:C-ro'CIi� .,, tii:t.AIR)t:)X) I••I.. $31R.. 2801 Southwell.Place i. Xiit:)"�: :i.;`, 4I Midlothian VA 23113 wl Patton Harris Rust & Associates 107 N. Kent St., Suite 100 I:E: Winchester, VA 22601 I VI:N`� Y.)EV!'•::1...(:)f�R�%il:::i�'Y' (:.(:) I t::(:)I_.I...:1:[IIV Wr•`�:f.'Y'�r1�1 I..... i o-iNNA V.4 R'Y' 1. X-X:)):" Vt1 VA 6401 Gil'�ifi:fa'Y't�•t(:)LlSE3E:, t...liia:)i\ftl°2X) ,.lF1P4Gi:::3 Kris C. Tierney, Deputy Director Frederick County Dept. of Planning STATE OF VIRGINIA COUNTY OF FREDERICK I, Debi D. Swimley , a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for. the Department of Planning and Development, whose name is signed to the foregoing, dated August 19, 1992 ,. has personally appeared before me and acknowledged the same in my state .and county foresaid. Given under my hand this 19th day of August 1992. My commission expires on September 30, 1992 NOTARY PUBLIC FOR MASTER DZVELOpM= PLAN AS 1 719A2c Frederick County Parks and Recreation ep . Attn: Director of Parks and Recreation P.O. Box 601 Winchester, Va. 22601 (703) 665-5678 The Frederick County Parks and Recreation Department is located on the second floor of the Frederick County Administration Building, 9 Court Square, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Castle Develotznent Corporation Attention: Michael McNamara 2801 Southwell Place Midlothian Virginia 23113 804-794-0553 Name of development and/or description of the request: Preston Place nartments "lStQ pevPlo ent Plan Revision to constrict 20 Garden Apartment Units. Location: South of Route 645 East of Route 522 and West of the Winchester Regional Airport. Parks & Recreation Dept. Comments: The plan appears to meet open space and recreational unit requirements. Specifications on the pool, multi -use court, tot lot and recreation building need to be reviewed by staff prior to final approval. The location of the picnic area within the 100 yr. flood plain is undesirable and an accessible route to the area must be provided for the disabled. All recreational amenities must meet the Americans with Disabilities Act (A.D.A.) guidelines. earxs 5igna-cure anu LQI.C: 12/92 (NOTICE TO PARKS - PLEASE R�TURN THIS FORM TO THE APPLICANT.) NOT#CE 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 of your plans and/or application form. - 21-15-8 15-5-3 CONTENTS OF A PRELIMINARY MASTER DEVELOPMENT PLAN IN THE RESIDENTIAL PERFORMANCE DISTRICT, THE RESIDENTIAL PLANNED COMMUNITY DISTRICT, THE RESIDENTIAL RECREATIONAL COMMUNITY DISTRICT, AND THE MOBILE HOME COMMUNITY DISTRICT. 15-5-3.1 The preliminary MDP shall contain a conceptual plan showing the location and functional relationship between all proposed housing types and land uses, including the following information: 15-5-3.1.1 A land use plan showing the location, arrangement and approximate boundaries of all proposed land uses. X 15-5-3.1.2 The approximate acreage in common open space, in each use and housing type and in roads, streets, or right-of-ways for each phase and the total development. 15-5-3.1.3 The location and approximate boundaries of proposed housing types conceptually shown in accord with residential performance dimensional requirements. 15-5-3.1.4 The proposed number of dwelling units of each type in each phase and in the total development. 15-5-3.1.5 The location and approximate boundaries of existing environmental features including flood plains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes and woodlands. X 15-5-3.1.6 The location of environmental protection land to be included in common open space. X 15-5-3.1.7 The approximate acreage of each type of environmental protection land, the amount and percentage of each type that is to be disturbed, and the amount and percentage of each type to be placed in common open space. X 15-5-3.1.8 The amount, approximate boundaries and location of common open space, with the percentage of the total acreage of the site to be placed in common open space. 15-5-3.1.9 The location and general configuration of recreation facilities, with a general statement of the types of recreational facilities to be provided. 15-5-3.1.10 The location and extent of proposed buffers with statements, profiles, cross -sections, or examples clearly specifying the screening to be provided. 0 0 15-5-3.1.11 21-15-9 The proposed location, arrangements, and right-of-way widths of roads and streets and the location of proposed access to surrounding properties. 15-5-3.1.12 The location and arrangement of street entrances, driveways and parking areas. 15-5-3.1.13. The approximate location of sewer and water mains with statements concerning the connection with and availability of existing facilities. 15-5-3.1.14 A conceptual plan for stormwater management with the location of stormwater facilities designed to serve more than one lot. 15-5-3.1.15 Calculations describing all proposed bonus factors with the location of and specifications for bonus improvements, when proposed. 15-5-3.1.16 The location and treatment proposed for all historical structures and sites recognized as significant by.the Frederick County Board of Supervisors or as. identified on the Virginia Historical Landmarks Commission Survey for Frederick County. 15-5-3.1.17 A history of all land divisions that have occurred in relation to the tract since the adoption of this requirement shall be provided. 15-5-4 CONTENTS OF A PRELIMINARY MASTER DEVELOPMENT PLAN IN THE M-1 (INDUSTRIAL LIMITED) -DISTRICT, THE M-2 (INDUSTRIAL GENERAL) DISTRICT, THE EM (EXTRACTIVE MANUFACTURING) DISTRICT, THE HE (HIGHER EDUCATION DISTRICT, THE B-1 (BUSINESS NEIGHBORHOOD) DISTRICT, THE B-2 (BUSINESS GENERAL) DISTRICT, OR THE B-3 (INDUSTRIAL TRANSITION) DISTRICT. 15-5-4.1 The preliminary MDP shall contain.a conceptual plan showing the location and functional relationship between streets and land uses, including the following: 15-5-4.1.1 A conceptual plan showing the location and arrangement of proposed uses. 15-5-4.1.2 The existing environmental features including floodplains, lakes and ponds, wetlands, natural stormwater detention areas, steep slopes and woodlands, as defined. 15-5-4.1.3 The proposed location and arrangement of all streets and utility systems. . j REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Virginia Department of Transportation Attn: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 (703) 984-4133 The local office of the Transportation Department is located at 1550 Commerce St. in Winchester if you prefer to hand deliver this form. Applicant's name, address and phone number: Castle Development Corporation Attention: Michael McNamara 2801 Southwell Place, Midlothian, Virginia 23113 (804-794-0553) Name of development and/or description of the request: Preston'Place Apartments :M0A1r-a1tWMFr@W,"2ATAFEW9 me M South of Route 645, East of Route 522 and West of the Winchester Regional Airport. Va. Dept. of Transportation Comments: No objection to preliminary master plan. Before making any final comments, this office will require a complete set of site plans, drainage calculatior and traffic flow data from the I.T.E. Trip Generation Manual, Fourth Edition for review. Before starting any 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. VDOT Signature and Date: Lg,,,," // /J ._. G 9 (NOTICE TO RESIDENT ENGINEERAPLEASE RETURN THIS FORM TO APPLICANT.) NOTICE 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 of your plans and/or application form. A23456)��, o JEST FOR MASTER DEVELOPMENT PLAN COMMENT N 14#91992 Frederick County Sanitation.Authority Attn: Engineer Director nOh'Werp fig, ,} P.O. Box 618 Winchester, Virginia 22601 (703) 665-5690 The Frederick County Sanitation Authority is located on the 2nd floor of the old Frederick Co. Courthouse in Winchester, if you prefer to hand deliver this review. Applicants name, address and phone number: Castle Development Corporation Attention: Michael McNamara 2801 Southwell Place, Midlothian, Virginia 23113 (804-794-0553) Name of development and/or description of the request: Preston Place Apartments Master Development Plan Revision to construct 20 Garden Apartment Units. Location: South of Route 645, East of Route 522 and West of the Winchester Regional Airport. Sanitation Authority Comments: /52- 4FY1,46rW - /T.��1S C'Oh'A.F�T"i�' AF5P4 '//':' Sanitation Authority Signature & Date: ,� (NOTICE TO SANITATION AUTHORITY * R6WRN THIS FORM TO APPLICANT.) NOTICE 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 of your plans and/or application form. �•340' MO L-A �IAb 1 :. NINL' i ir1A4Z71 IvE :EPA�ATicrl 'u' U�t / I pi `\\ \ ,'11 'I 11 ' I I I I , I 1 1 �1 1 \ •� ' I �f11n \ 44 °— __�— ,',' /�I; • I - III 1 �'� __ � �.`' -- ww-cm,am. 1,*,0 �Iu� d- ■ul W_- All, � �-_ _`� � r''• � � I �'� ',,\ � \ _ �"�..1� ---_ � _ _ � �, � ��\v 1\ �'�' �_-___�____ - _ice/ ��/ i-/ FIUDItAIN C 41GIdI PUMP SAT1o�l 10-7 ;1\I l /- �`- ' ate.: , +� : � • - I I , � II j1j1 111 I \ - � 8`•6R"Ty- SEWER (TYFICAL--)-' 01 / T �\Fnirf ! N"fIAL REQUEST FOR MASTER DEDEI,OPMENT PLAN COMMENTS Frederick County Parks and Recreation Dept. Attn: Director of Parks and Recreation P.O. Box 601 Winchester, Va. 22601 (703) 665-5678 The Frederick County Parks and Recreation Department is located on the second floor of the Frederick County Administration Building, 9 Court Square, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Castle Devi-1nrnent Corporation Attention: Michael McNamara 2801 southwell"Place Midlothian Virginia 23113 804-794-0553 Name of development and/or description of the request: Preston Placertments Master Develonent Plan R vision to construct 20 Garden Apartment Units Location: South of Route 645 East of Route 522 and West of the Winchester Regional Airport. Parks & Recreation Dept. Comments: The plan appears to meet open space and recreational unit requirements. Specifications on the pool, multi -use court, tot lot and recreation building need to be reviewed by staff prior to final approval. The location of the picnic area within the 100 yr. flood plain is undesirable and an accessible route to the area must be provided for the disabled. All recreational amenities must meet the Americans with Disabilities Act (A.D.A.) guidelines. rarxs Signature ana uacc: .,�, �'� 12/92 (NOTICE TO PARKS - PLEASE _ TURN THIS FORM TO THE APPLICANT.) CE TO APPLICANT. It is your responsibiliN to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. [�N�"���� Y OF FREDERICK, VIRGINI. FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No. 0807920626 Date Received 080492 Date Reviewed 080792 Applicant Name Castle Development Corporation ' Address 2801 Southwell Place Midlothian, VA 23113 Project Name Preston Place Apartments ' ` Phone No. 804-794-0553 ` Type of Application Master 'PlanCurrent Zoning RP ' -------- 1st Due Fire Co. 18 --1st Due Rescue Co. 18 Election District ' -Shawnee RECOMMENDATIONS ` Automatic Sprinkler System Residential Sprinkler System X Automatic Fire Alarm System X Other ` .� Emergency Vehicle Adequate ' - I!nadequate Fire Lanes Required; Yes X Comments: See attached. � Roadway/Aisleway Widths; X Not Identified ^ No � Adequate Inadequate Not Identified X -_'�.... -'_--'--_-`'-'^' ' _____- '. ' . _____-- .-' SpecialHazards Noted; Yes X No ` - _'_--_...................... -- Comments: Eave heights on buildings make emergency egress via ground ladders impossible. Ladder truck access is necessary. ' ' ' | | UH _ . . � � - -. � � Hydrant Locations; Adequate Inadequate Not Identified X � � Siamese Connection Location; ' � Approved Not Approved Not Identified X i-----' ------ ------ | Additional Comments: 1) With the exception of fire lane access, all other fire/rescue comments will be addressed on site plans or construction drawings. 2> All previous comments regarding town house area remain in effect. 3) During construction access to all buildings for emergency vehicles must be maintained at all times. ' ' ' ' ~ ' ` . - ` Review Time 1.50 hr. . PLANS DISAPPROVED FIRECOUNTY' � Douglas A. K5racofe Fire Marshal | � REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Engineering Department Attn: Director of Engineering P.O. Box 601 Winchester, Virginia 22601 (703) 665-5643 The Frederick County Engineering Department is located at 9 North Loudoun St., 2nd Floor of the Hammon Building in Winchester, if you prefer to hand deliver this review. Applicant'.s name, address and phone number: Castle Development Corporation Attention: Michael McNamara 2801 Southwell Place, Midlothian, Virginia 23113 (804-794-0553) Name of development and/or description of the request: Preston Place Apartments _Master Development Plan Revision to construct 20 Garden Apartment Units Location: South of Route 645, East of Route 522 and West of the Winchester Regional Airport. Engineers Comments: See attached. Engineers Signature & Date z, . MK&LwyuUA4114 8/10/92 (NOTICE TO ENGINEERING DEPTH* LEAS ETURN THIS FtbRM TU APPLICANT.) NOTICE 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 of your plans and/or application form. REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Inspections Department Attn: Building official P.O. Box 601 _ Winchester, Virginia 22601 (703) 665-5650 The Frederick County Inspections Department is located at 9 North Loudoun St., 2nd Floor of the Hammon Building in Winchester, if you prefer to hand deliver this review. Applicant's name, address and phone number: Castle Development Corporation Attention: Michael McNamara 2801 Southwell Place, Midlothian, Virginia 23113 (804-794-0553) Name of development and/or description of the request: Preston Place Apartments Master Development Plan Revision to construct 20 Garden Apartment Units. Location: South of Route 645, East of Route 522 and West of the Winchester Regional Airport. Inspection Department Comments: Building shall comply with the Virginia Uniform Statewide Building Code and Section 309, Use Group R-2 (Residential Use) of the BOCA National Building —Code/1990. Other codes that apply are Part.6, Code of Federal Regulation, Department of Housing & Urban Development, 24 CFR, Chapter 1, Fair Housing ArrPGGihility. Will comment on office use eroun at the tine of structural and site review. Code Administrator Signature & Date: / (NOTICE TO -INSPECTIONS DEPT.*PLEASE RYMM T ORM TO PLICANT.) NOTICE 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 of your plans and/or application form. REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County sanitation Authority Attn: Engineer Director P.O. Box 618 Winchester, Virginia 22601 (703) 665-5690 The Frederick County Sanitation Authority is located on the 2nd floor of the old Frederick Co. Courthouse in Winchester, if you prefer to hand deliver this review. Applicant's name, address and phone number: Castle Development Corporation Attention: Michael McNamara 2801 Southwell Place, Midlothian, Virciinia 23113 (804-794-0553) Name of development and/or description of the request: Preston Place Apartments Master Development Plan Revision to construct 20 Garden Aparbroent Units. _ Location: South of Route 645, East of Route 522 and West of the Winchester Regional Airport. Sanitation Authority Comments: 02NA0 A f'V14FW - 0000MR 0yO& Sanitation Authority Signature & Date: (NOTICE TO SANITATION AUTHORITY * Re -THIS FORM TO APPLICANT.) voovv f3 NOTICE 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 of your plans and/or application form. lip - I -i A Patton Harris Rust & Associates, pc 208 Church Street SE PO Box 9 Leesburg, Virginia 22075 Fax 703 777-3725 Metro 64 August 10, 1992 703 777-3617-3616 u g Director of Planning and Development Frederick County Department of Planning and Development 9 North Loudoun Street Winchester, Virginia 22601 RE: PRESTON PLACE APARTMENTS REVISED MASTER DEVELOPMENT PLAN PHR&A FILE 6616-2-0 Dear Sir: Enclosed, please find the application materials for the revised Preston Place Master Development Plan to allow the addition of 120 garden apartments, recreational facilities and other associated site improvements. We have received comment sheets from all appropriate review agencies and have attended an informal design review committee meeting to discuss this plan on July 30, 1992. In order to meet a tight financing and construction time frame we request that this application be considered for your September Planning Commission meeting if possible. To this end, we look forward to working with your department to quickly address all review comments and concerns. Although a comment package was sent to the Winchester Regional Airport, we understand that the additional time required to receive comments from the Airport Authority will not be critical to acceptance of the application by your department. As indicated PHR&A will provide a 35 min slide and other presentation materials prior to the Planning Commission meeting which reflect any revisions which may occur during the review process. Thank you. Sincerely, Engineers, PATTON HARRIS RUST & ASSOCIATES Surveyors, A Prof ssional Co poration Planners & Landscape Architects ' ..c William W. Neville, C.L.A., A.I.C.P. Director of Planning Enclosure WWN/tjw (145) Offices: Fairfax, VA Bridgewater, VA Leesburg, VA Rockville, MD Virginia Beach, VA M M D D y Y X X C tol9lo �I 9.�1 I , DEPARTMENT OF FIRE AND RESCUE COUNTY OF FREDERICK P.O. Box 601 Winchester, VA 22604 703.665.6350 I DATE ARRIVAL Dc P4oT,JFIE - INSPECTORS NAME H H M M H �+ M M .:i;T __. .. ' TYPE OF INSPECTION I M M 0 0 Y FIRST �a_9_.0.3 g31 i L /�k�l4n, ,�: Lapa � � s, I� kthpptl 21 1K�enur.ki oss { S' p' •+UMBER --iF- ..- �� 3l_. warm system SUIT APT SRA _— -- — -�1 -- 41o e nea ooa I Su new owb-nq i OCCUPANT TELEPONE 61_.-1 Du—ng pe—r i 7" blasting 6uh,m9anon 9" want 10" pan review MANAGER. REPRESENTAT',? BUSINESS TELEPHONE 1 t LJ uA rixaaaam 12" ual leak I tau witmnoval BUILDING OWNERS LAST NAME OWNERS ADDRESS TELEPHONE I I I I t I I I I I I I I I I I 1 I I I I I L I I I -I 1 I I-1 I 1 I I 14L_J ule k knd spill 15annual xtapection 1� (/�j� I FIXED PROPERTY I I I I �GG,C/ NUMBER OF STORIES 16" complain ation 18" ire CONSTRUCTION TYPE I IJ fire resistive 3 LJ praecleo non-combustible 5 LJ protected ordinary7 �� preceded wood name 9 U nor nassmed wine 1eLJ fire lane rtspection 2 U heavy timber 4 LJ unprotected non-comuustibe 6 " unprolected ordmary 8 unprotected wood 0 L_J unde-emN o i 19" fire Ian@ approval �� [yJ CL.J re inspection 21 LJ prier FIRE PREVENTION PERMIT a i RE -INSPECTION DATE MAXIMUM OCCUPANCY LOAD M I M I D II D Y I � Y INSPECTION GUIDELINE -CORRECTIONS REQUIRED The Following Conditions Need Corrections: BUILDING EXIT AND EGRESS C 61 Unapproved or Detective Gas Connection 1 Space Under Stairs Used for Storage Purposes —_'I Inadequate Means of Egress 7: 52 Damaged or Deteriorated Vent Prpe on Gas Brmwq Appunce C 2 Broken Cenings and or Walls — Exposed Lath on Ceilings and.tx VAes = 32 Second Means of Egress Not Readily Accessible - c3 'Vent roods. vent Fans anoror Duct Symms Need Ckaang (Unnatural Openings) 33. A151es and Passageways Obstructed 54 ion+ouspgks Betnq Shied Near Hot Water Heater 0 3 Defective ander Unapproved Incinerator and4x Spark Arrestor Screen C 34 Panic Hardware IAnh-Panc Latches and BdlsI Required on Exit Dori ❑ 4 Cardboard Ceilings and ter Wald 35 Discharge From Exit Outside Building, Etc ORDINARY HAZARDS C 5 Fire Door Not Serviceaole 7J 36 Exilway Blacked ardor Obstructed C 65 Pea raKexee¢ng Conditions C 6 Fire Door Blocked or Wedged Open 0 37. Exit Door Locked anav Barricaded C 66, Improper Stage C 7 Oil Soaked Wood Floors C 38 Exit Not Properly Designated or Marked ❑ 67 Storage of Floor Otis, Cleanag Compounds. Waxes. Polishes. Etc j C S. Attic Areas Open to the Outside. Screen to Prevent Entry by Birds C 39 Exit Lights Provided But Not Operative C 68 Storage of Excelsior. Straw, Sawdust. Burrap. Etc 0 9 Doors Requiring Serf -Closing Devices Not So Equipped 40 illuminating Directional Signs In Exits Required C 69. Metal Drip Parrs Required. But Not Provided ❑ 10. Prohibitive —Should Be Rued ❑ 41 Exit Door Swinging Against Line of Exit level ❑ 70 Excessve Grease on Steve ❑ 11. Open and Exposed Foundation Beneath Building :: 42 Stairways Not Properly Encased andror Equipped With Non -Standard Doors ❑ 71. Coeklott Cover Oil ❑ 12 Post Max Occupancy Load 43 Stairways Not Property Itunxnaoed 0 72. Unapproved lrasn Containers 44 Emergency White Lights ELECTRICAL FIRE PROTECTION 013 Ikegai and or Boot -Leg Wiring c 45 fire Extinguishers Required But Not Provided SPECIAL HAZARDS 0 73 Unnecessary ands Drsaderly Accumulation b Boxes, Cartons, Etc. ❑ 14 Inadequate Service and.br Insuflrteril Circuits -, ❑ 15 Insufficient Receptacles 46. Frce E tinguy crs Need Recnugmgrinspection Orderly Arrangement ❑ 74 $mokkrq in Hazardous Location. "No Smoking" Son Needed Smok e—Marnain us Location. 016 Defective Deteriorated or Soaced Wiring 0 47. Unapproved Type Fire Extinguishers O 17 Detective andror Broken Fixtures ❑ 48. Fire Extinguishers Not Property Mounted 4 60 075 Flammable Liquids andor Gases : e"ng Imcropery Used and.br Shed Cl 76 Inadeduale Ventilation in Hazardous Location 018 Defective ardor Broken Switches and/or Sockets ❑ 49. Fire Extinguishers Not Readily Visible 0 50. Standpipe Hose DeferdraeedrNot Racked 077 Storage of Compressed GasCykrders WitthaA Roper Anchorage (Rails or i ❑ 19. Circuit Breakers By -Passed or Blocked Open ❑ 20 Oversize Fuses •brow Circuit Breakers Set bo High ❑ 51 Fire Protection System Chains) C 78 Oxygen Cylinders Berg Stored andAx Used in Greasy or OgyLocators 021 Perfrkes Behind Plug type Fuses 052 Detective Standpipe Nozzles ❑ 53 Standpipe System DesconnectM C]79 Oxygen Cylinders Being Stored Near Acetylene or Fuel Gs Cylinders 0 22. Metal Stnp of Fuse Holder Cut Back ❑ 23 Fuses Jumped of Bridged C 54 Spnnkkr Heads. Cul- th or Siamese Blocked 080 Oxidizing Materials Be1nq Stored With Acids, Sulphur. Etc ❑ 81 Unapproved andror Hazardous Paint Splay" 0 24. Open Junction Box andror Huse Box 55 Inadequate Sprinkler Head Clearance 08Inches Required) = 56 Sprinkler Valves Not Properly Identified ❑ 82 lash Room Door Not EgmpW With Setl-Cluing Devitt 0 25. Fuse Panel Obstructed and4or Inaccessible 30' ❑ 83 Open Flame Heablng in Hazardous Location 0 26. Motors and or Fans Dirty or Drat Covered HEATING AND COOKING C 84 Vacant at Time of Inspection 0 27. Unapproved Exlensdn CordsrDrov Cads 0 57 Dekcnve Heating Unrt—Furnace. Gas Boner. Shove. Heater. Etc ❑ 85 Locked at Time of Inspection O 28 Excessive Use of Mulople Oubet Plugs ❑ 58 Detective Cooking Unit —Range. Hot Plate. Etc ❑ $6. See Supplement Sheet 0 29. Lamps. Rktures, Erl wdnL Etc.. Not Properly Enchlsed (Hazardous 059 Gas Meter Blocked andror Oostru -led/ Not Protected Locations 0*) 0 60. Furnace. Baler. Heating. Cook" ardor Smokepipe and lent Pipe 87 IN THE OPINION OF THE INSPECTOR, THERE WERE NO HAZARDOUS -0 30. Dad and Unused V*%Should Be Rehm Clearances. From Compusbble Materials, Not Standard CONDITIONS IN THIS AREA AT THE TIME OF THIS INSPECTION COMMENTS } 'L f'E' The Conditions reported on Cus lot= reflex rte peernmis as observed by our Inspector, at the hale of WmpecOon. Any arrow or ommission negarding I,>A safely or condiocim regarding fire prevenfaon Me Lnntenborlal aria are not deemed ire fault of the cOkXKy BY �71SPECTOR TRECEIVED R M ES-1 COUNTY OF FREDERICK, VIRGINIA DEPARTMENT OF INSPECTIONS `50Callers Q Time Called 1l - I SAH1 Date Called I Phone No. (- 8 - 1) 5 1 Time Requested i ' 00 Date Requested I3 3 Received By Jf'3 /t • wy&-17— Date of Inspection 9 PERMIT HOLDER NAME RT. NO. L175 Lot No. SEC. No. SUBDIVISION STREET NAME Af 2Q02T c,A, DIRECTIONS BUILDING NO. tkJ►Zs A1%zpr eT PLUMBING NO. Olac� APT 5 p>J SOu-t+ s 1 r-�,E' ELECTRICAL NO. Ot= Rr �4S7 MECHANICAL NO. SIGN NO. DISTRICT t,Jr.) d-__ PERMIT FOR: i�PPt�zICOJLJf t- �C� / I�CC• Type of Inspection / Residential ✓/ Commercial Footers Setbacks: FIR BK L Slab Draintile Gas Fire -up Water Service Framing / Sewer Rough Electric Final v Rough Plumbing Rough Mechanical Final Building Groundworks Gas Piping/Test Final Plumbing Other R Final Electrical Final Mechanical Site Plan Fire Marshall Special/Complaint Time In: 10 *. 10 Temperature - BO"i= Cut in No. Time Out: d Weather ►JtJ Results: Approved Rejected Comments: -� ' �""� PO IIJ Signature L)Orvi Date— 13 /9 3 Lhrjand Ix`a+,s err, Wt=j pri m °''�� I �,.�. � riaitc� of trztent (NoI} far Stcrrn �laxr Oi-.G-.�� a� �,itYt ut Ac.Miy Undefrtfta NFMES (3,4 i Rz~sznft . c.' rt-r z c -ems ; -~� r_ nac t•.: cn =y .: tc% I I Ct ^_^, S�s^ it axe b �r-=� 2ZppC'J7G � c� ZLX=. C1�c' vrV .., i , S c� ) � I ,.� IP.R.E.S.T.O.N. P,L,A,C•E, A.S•S.O• T A,T E S 0,4(7,9.4fo,5,7,61 Y (2 8,0,1 S,O,U,T,HLW,P-,L,L, P,L,A,C E, I S .d p� (M,I,D,L,0,T,H,I.A,N, , r , . . , , I V,AI Zr? L2 3 1 ? 3 - (P,R,E,S,T,O.N. .P.L,A.C.E, A,P,A,R,T,M,E•N T,S, [R,O,U,T,E, 6.4, 5, L-z ' cn 1 Lo- -? (Yore IF,R,E,D,E,R,I,C,K, tC-,O,U,N,T,Y. r , , , , { _ V,A ZpC_-- 2,6,0,1,-, , z� (3 , 9 (0 181 3, 0j L_^ j r 7-, 8 (0 r 9 f 3 , O j oLL±-� �e Act-..-�Cy k--io r - v}.c�c� •{L��'� l r r t t 1 r r r r r r , r r I tiicry `fir'.: er Esxy_ 1 P U, F• F- A, L, O, . L , I ,C .K r .R 'U..N , I .:'i a C: =i (Y cr' 7 N k, r V t { t f '•Y COY C , O • t : F-6c.N [S I IrSOfibx Of 1 G-cn =tic c C:tcc Group , ,tax • c• .• Ap • antr r �..L . r r • .1 CUT 4S tv S--xrt2 Weae Po&zSta P�vyw ,-nEs- ( 1 9, 31 { 1. 11.0, 119, 3! Aru�• (YecM . b u-6x cfcf �-�+r t�i ris -�c�t f� � 6Md&a�t a in 2��+ x?'i z S =� R tY S My c czzy d ft PM= cx PV W13 s :b s)=t3t . ec �- �y t a fix gzt! = nn =tri:--2 S. b La tca ay s r L�s a14- Dc+reE. uI. I x xw� tux-d 2m 6Qr—_t PC=-jcs iX r.�x»^ �c Ewa it tc x�nq :"r As d x4 3= �t icx o; % r�rX � - I,C,H,A,E Lf rLr .'IrC,N?AlMIA,RfAT r r r r, r r r r Preston Place Associates, L.P. 2801 Southwell Place Midlothian, Virginia 23113 March 11, 1993 State Water Control Board Storm Water Permits Section 4900 Cox Road Glen Allen, Virginia 23060 RE: Preston Place Apartments PHR&A 46616-20 Dear Sir/Madam: Enclosed herewith, please find the executed EPA Form "Notice of Intent for Storm Water Discharges Associated with Industrial Activity under the NPDES General Permit" for the above referenced project for ground disturbance activity on a residential project. Construction activities for land development have been ongoing under approved plans including Erosion/Siltation Controls and Storm Water Management. We anticipate that construction may continue for approximately one year. This construction time frame may change as conditions change. We are presently processing the "Local Government Ordinance Form" with Frederick County which will be forwarded to you upon completion. We believe the construction plans that have been prepared comply with local as well as state erosion and siltation controls. Sincerely, Castle Development Corporation, Managing General Partner Michael L. McNamara President Attachment It January 19, 1990 Mr. Robert W. Watkins, Director Department of Planning and Development Frederick County, Virginia Post Office Box 601 Winchester, Virginia 22601 Re: Airport Support Area Winchester Regional Airport Dear Mr. Watkins: The Silver Communities' proposal to build a 117 unit townhouse development on Route 645 (Airport Road) off of Route 522 in the Shawnee Magisterial District has brought to light the immediate need of rezoning restrictions in certain areas around the airport to protect thb airport from residential encroachment and subsequent noise problems. Airport noise is a chronic national problem. In their efforts to find a balance between the air service needs of their community and noise +concerns, many airport authorities have requested noise compatible zoning within certain defined distances of their airport. This is done to encourage land use around their airport which is compatible with aircraft fly -over noise considerations. We have not done this and may suffer the effects of residential development near the airport such as that proposed by Silver Communities. Therefore, the Winchester Regional Airport Authority respectfully requests that the Frederick County Board of Supervisors consider the inclusion of an Airoort Support Are, into its Comprehensive Plan. Furthermore the Authority recommends the area encompass land as depicted on the County Section Map at enclosure 1. The area should be restricted from rezoning to Residential status to protect the operational "fly -over" areas and noise sensitive areas from future residential development even though most of the area is well outside of the established 65 LDN contours as depicted on the sketch at enclosure 2. As a matter of information, FAA guidelines suggest noise analysis for airports which exceed 90,000 forecasted annual operations. We do not anticipate this operational level until after the year 2008 as indicated by noise estimates prepared in 1987 for Winchester Regional Airport by Delta Associates, P.E.v Incorporated, our airport engineering and consulting firm. The LDN estimates were prepared for a twenty-year period using the FAA's Integrated Noise Model, Version 3.9 which produced the 1 All noise contours. urr. Numerical values attached to the contours represent a day -night average sound level in decibels where 65 LON separates noise sensitive from noise tolerant areas. The LON method imposes a 10 decibel penalty on all nighttime (10pm - 7am) aircraft operations based on the anticipated type of aircraft and frequency of operations. The contours are superimposed Over land use maps of the airport vicinity to determine areas of non -compatibility by LON standards. These areas are these inside � �f the 65 LDN contour. As you can see, the proposed Airport Support Area is well outside the 65 LDN contour and in an area which the FAA model suggests should be compatible with airport noise. Unfortunately, the 65 LON contour is not a wall at which aircraft noise stops. To make matters worse, there is little scientific guidance, ether than administratively generated 1-AA LON standards, to assist land use planning outside of the 65 LON Ygise is sub iect ive. A noise which may be inconsequential to one person may be objectionable to another. A given level of noise may be objectionable when made by an aircraft but tolerable if made, for e x amp 1 e, by a lawn mower or record player. Manny people are disturbed by the presence of aircraft flying over their neighborhood, as much by the aircraft' s noise. Also, formany people, it is not the noise of a single aircraft, but the cumulative "rainfall" of noise from filany aircraft that causes distress. All of the (very few) noise complaints we have received were made during fly -ins when traffic was unusually heavy and came from homes well outside the 65 LDN contour. Residential encroachment can very well devastate a community airport and create an untenable situation for local and state officials as well as airport sponsors due to citizen complaints. The former Woodbridge airport is a good example... or perhaps a bad example? Winchester Regional Airport is a vital link in the National Air Transportation �n System that is used by private citizens, commercial air carriers, business and industry to � transport people and goods around the world. It is a valuable public investment and a proven key contributor to the controlled economic growth of Frederick County and the Region. As the County and the Region expand economically, the airport and its services also expand. This major public investment must be allowed to expand without interference from incompatible land use if the areas economic growth is to continued. According to a 1988 update of an airport .commie impact study conducted by the consulting firm of Slmat, Helliesen & Eichncr for the Virginia Department of Aviation, the airport's direct economic impact pact on our community was $3. 4 million creating 64 jobs and the airport's total impact was 56.8 million creating 96 jobs. In order to insure the continued efficient use of the facility, the proposed support area will serve as a buffer :_one between the airport and residential areas. The Authority feels certain that no one wants to see a 'noise problem develop around our Regional transportation hub, therefore we ask you to bear these considerations in mind when evaluating the Airport Support Area concept. We ask that this request be submitted to the rr 2derick. County Planning Commission and the Board of Supervisors as soon as possible. If you should have questions, require additional information or our assistance In presenting the proposal, please do not "estate to contact me or our Executive Director, Fen Wlegand. .Thank you for your continued support. Sincerely yours, Paul G. Anderson, Jr. Chairman Enclosures PC; Kenneth Y. Stiles, Chairman, Board of Supervisors W. Harrington Smith, Supervisor, Shawnee District James W. Gol laday, Jr., Chairman, Planning Commission John R. Riley, Jr., County Administrator, Benjamin B. Dutton, Jr., County Representative to W RAA Evan Wyatt, County y Planner, Kenneth A. Rowe, D i. r, Virginia Dept of Aviation Kenneth F. Wiegand, Airport Manager- 3 r-\ D 1701 a .� �C/) - C7 IH P `C> D �J p 77 L2C)� z�� m 4 i ,x -7n I - J.- SCALE: 1 "=1000' lJ 1-j L v I I NOISE CONTOURS - 1987 EXISTING CONDITIONS WINCHESTER REGIONAL AIRPORT WINCHESTER, VIRGINIA delta associates P.O.. Inc. 1988 January 19, 1990_ Mr. Robert W. Watkins, Director Department of Planning and Development Frederick County, Virginia Post Office Box 601 Winchester, Virginia 22601 Re: Response to Request for Master Development Plan Comments Silver Companies, Incorporated 117-Unit Townhouse Development, Route 645 (Airport Road) Dear Mr. Watkins: Silver Companies, Incorporated, is proposing a master development plan for a 117-unit townhouse development on Route 645 (Airport Road) off of Route 522 in the Shawnee Magisterial District. / The site will be subject to increasing levels of aircraft noise and fly -over nuisance as Winchester Regional Airport grows from 47,000 current operations' to 70,000 by 1998 and 89,000 operations by 2008, a 3.4% average growth rate.w Airport noise is a chronic national problem. In their efforts to find a balance between the air service needs of their community and noise concerns, many airport authorities have requested noise compatible zoning within certain defined distances of their airport. This is done to encourage land use around their airport which is compatible with aircraft fly -over noise considerations. We have not done this and may very well suffer the effects of dent ia1 development near the airport as proposed by Silver Companies. (A request to establish -dr Airport Support Area will follow soon.) Unfortunately, we were not prepared to address airport noise impact on residential areas at the time this particular, rezoning action was reviewed. Our comments to the rezoning request were prepared using Frederick County,s current Airport Zoning District restrictions and Federal Aviation Administration (FAA) guidelines concerning land use compatibility with yearly day -night average sound level which indicate compatibility for residential below a 65 Day - Night Average Sound Level (LDN) [See Tab A]. ____________________ 1. Based on Aircraft Activity Survey, Virginia Department of Aviation, 1987. 2. Based on Table 3.2-13, Virginia Air Transportation System Update, July 1989. 1 ' - - � � ` DRAFT As a matter of information, FAA guidelines suggest noise analysis for airports which exceed 90,000forecasted annual operations. As indicated above, we do not anticipate this operational level until after the year 2008, however, noise -estimates were performed in 1987 for Winchester Regional Airport by Delia Associates, P.E., Incorporated, our airport engineering and consulting firm. The estimates were prepared for a twenty-year period using the FAA's Integrated Noise Model, Version 3.9which produced noise contours. (Refer to the Noise Contour maps at Numerical values attached to the contours represent a day -night average sound level in decibels. The LDN method imposes a 10 decibel penalty on all nighttime (10pm - 7am) aircraft operations based on the anticipated type of aircraft and frequency of operations. The contours are -superimposed over land use maps of the airport vicinity to determine areas of non -compatibility. As you can see, the site Silver Companies plans to develop is well outside the 65 LDN contour and in an area which the FAA model indicates should be compatible with airport noise. ` Unfortunately, the 65 LDN contour is not a wall at which aircraft noise stops. There is little scientific guidange, otber thanadministratively,qgnerated FAA LDN standards, to assist land use � Noise is subjective. A noise which may be inconsequential to one person may be objectionable to another. A given level of noise may -be � objectionable when made by an aircraMbut tolerable if made, for example, by a lawn moweror passing motor vehicle. Many people . are disturbed by the presence of aircraft flying over their neighborhood, as much by the aircraft's noise. Also, for many people, it is not the noise of a single aircraft, but the cumulative "rainfall" of noise from many aircraft that causes All of the (very few) noise complaints we have received were made during our bi-annual fly -ins when traffic was unusually heavy. All complaints came from homes well Outside the 65 LDN contour. Residential encroachment can very well devastate a community airport and create an untenable situation for local and state officials as well as airport sponsors due to citizen complaints. The former airport -in Woodbridge, Virginia, is a good example... or maybe a bad example? N Winchester Regional Airport is a vital link in the National Air ` Transportation System that is use by private citizens, commercial air carriers, business and industry to transport people and goods around the world. It is a valuable public investment and a proven key contributor to the controlled economic growth of Frederick County and the Region. As the County and the Region expand economically, the airport and its services also expand. This major public i,vestment� must be allowed to expand without interference from incompatible land use, i.e., townhouses and other residential construction, if the area's economic growth is to continue. According to a 1988 update of an airport economic impact study conducted by the consulting firm of Simat, Helliesen & Eichner for the Virginia Department of Aviation, the airport's direct economic impact on our community was $3.4 million creating 64 jobs and the airport's total impact was $6.8 million creating 96 jobs. Because of this, the Airport Authority feels certain that residents of our community do not want to develop a noise problem for our airport. Furthermore, the Authority cannot conceive of _ , good why developer would want to build a residential any, g reason y a eve oper area composed of 117 individual land owners near and practically adjacent to an airport even though it is zoned residential... a zoning decision which was an obvious mistake made as a result of pressures brought to bear by persistent and over zealous developers on well meaning and overwrought public officials. Understanding the current situation and knowing human nature, we realize that, even though potential buyers of the proposed townhouses are forewarned about aircraft noise and fly -over nuisance,by the obvious presence of the nearby airport, they will still purchase a townhouse and then complain to their Supervisor and other elected representatiVes as well as the Airport _ Authority about aircraft noise. Nevertheless, it appears that unless the Board of Supervisors takes action to reverse the zoning of the parcels in question, we would respectfully ask that Frederick County require or negotiate with Silver Companies to: Construct apartment dwellings only, thereby creating one I�nd owner vs 117 land owners. b. Present unequivocal notice of probable aircraft noise and fly -over nuisance to be given to all potential townhouse owners. Specifically, the Authority recommends -- (1) Requirement to present a dominant statement of probable aircraft noise and fly -over nuisance in disclosure packets. 3 (2) Requirement to post prominent warnings with specific regard to the proximity of Yhe airport and probable aircraft noise and fly-overnuisanceon all advertisements, brochures, and promotional material. (3) Requirement to install and maintain prominent warning signs on all roads leading to the development during the entire period of constructionuntil'thelast townhouse unit is sold. (4) Require covenants in property deeds toadvise future buyers of the probability of aircraft noise and fly -over nuisance. (5) Require Silver Companies to provide a noise easement for the development which holds harmless the Winchester Regional Airport Authority from any lawsuit regarding noise pollution or fly -over nuisance. C. Require acoustical treatment of the townhouse units and a master planning concept designed to minimize the inev,itable noise _ impact. We appreciate the difficult problems Frederick County planners continuously face concerning zoning hindsight and the extremely difficult positionwe are suggesting with respect to airport noise. _ Ideally, we hope that Frederick County officials will understand the mistakes made in this particular case and.choose to seek ' restricting the parcels for use as industrial or business sites understand that this may involve some expense and embarrassment to the County as well K'the Airpory Authority, but not half the expense and embarrassment that may evolve from complaints from 117 frustrated individual land owners. ' The airport is a vital economic development tool that, if protected, will serve our growing community and theRegion as a for years to come. 4 If you should have questions or require additional data, please do not hesitate to contact me or the Authority'= Executive Director, Ken Wiegand. Thank you for your consideration and continued support. ` Sincerely yours, DRAFT Paul G. Anderson, Jr. Chairman ` Enclosures . pc: Kenneth Y. Stiles, Chairman, Board of Supervisors W. Harrington Smith, Supervisor, Shawnee District John R. Riley, Frederick County Administrator Silver Companies, Inc. ' � 5 . environment. Compatible or noncompatible land use is determined by comparing the p cted or measured L, level at a site with clues given. Adjustments or modi- fications o e descriptions of the land -use categories may desirable after consider- ation of specific loc ondutons. (c) Compatibility de nations in Table 2 generally refer to the ma use of the site. If other uses with greater nsitivity to noise are permitted at a site, a termina- tion of compatibility must be based th use which is most adversely affecte y noise. When appropriate, noise leve edu tion through incorporation of sou attenu- atioh into the design and con uction of a structure may be necessary o achieve com- patibility. (d) All land uses a normally compatible with noise levels ess than 65 La . Local needs or values ay dictate further delinea- tion based ocal requirements or determi- ie noise exposure maps must also and identify: (1) Runway locations. (2) Flight tracks. (3) Noise contours of 65. , and 75 Laa re- sulting from aircraft op Lions. (4) Outline of the rport boundaries. (5) Noncom p le land uses within the noise cont s, including those within the 65 ". c ours. (No land use shall be identi- fied noncompatible where the self-gener. noise from that use and/or the ambi. ent noise from other nonaircraft and non - airport services is equal to or greater than the noise from aircraft and airport sources.) (6) Location of noise sensitive public buildings (such as schools, hospitals, and hedlth care facilities). (7) LaCations of any aircraft noise moni- toring sitN, tilized for data aquisition and refinement pr dures. (8) Total areas in square miles) within the 65, 70, and 75 L;;;,00ntours, in accord- ance with § A150.5 of thig pendix. (9) Estimates of the numb of people re- siding within the 65, 70, and 75 contours. TABLE 2—LAND USE COMPATIBILITY' WITH YEARLY DAY -NIGHT AVERAGE SOUND LEVELS Land use Yearly day -night average sound level (La,J in decibels Below 65 65-70 70-75 75-80 80-85 Over 85 Residential: Residential, other than mobile homes and transient lodgings........ Y ' N ' N N Mobilehome parks................................................................................ Y N N N N N N N Transient lodgings ........................................ . ......................................... Public use: Y r N ' N ' N N N Schools, hospitals and nursing homes ............................................... Y 25 30 N Churches, auditoriums, and concert halls .......................................... Y 25 30 N N N Governmental services ............................................... _........................ Y Y 25 30 N N N N Transportation...................................:.................................................... Parking.................................................................................................... Y Y ' Y 3 Y • Y r Y Commercial use: Y Y ' Y a Y 4 Y N Offices, business and professional ..................................................... Wholesale Y i Y 25 30 N N and retail —building materials, hardware and farm equipment........................................................................................... Retailtrade—general Y f Y ' Y 3 Y • Y N ............................................................................. Utilities........................................................................ Y Y 25 30 N N ............................. Communication....... Y Y p Y ' Y Y N .......................................................................... Manufacturing and production: on: Y Y 25 30 N N Manufacturing. general.......................................................................... Photographic and optical Y Y ' Y 3 Y • Y N .................. ............ ........................................ Agriculture (except livestock) and forestry ......................................... Y Y Y a Y 25 , 30 a N N Livestock farming and breeding........................................................... Y a Y Y 7 Y Y a Y a Y Mining and fishing, resource production and extraction ................... Y Y Y N N N Recreational: Y Y Y Outdoor sports arenas and spectator sports ..................................... Y a Y a Y Outdoor music shells, amphitheaters.................................................. Y N N N N N N N Nature exhibits and zoos... ............ ......................................... Y Y N N N N N Amusements, parks, resorts and camps ............................................ Y Y Y N N N Golf courses, riding stables and water recreation ............................ Y Y 25 N 30 N The designations contained in this table do not constitute a Federal determination that any use of land covered by the program is acceptable or unacceptable under Federal, State, or local law. The responsibility for determining the acceptable and permissible land uses remains with the local authorities. FAA determinations under Part 150 are not intended to substitute federally determined land uses for those determined to be appropriate by local authorities in response to locally determined needs and values in achieving noise compatible land uses. Key \SLUCM—Standard Land Use Coding Manual. /'� 78 Y (Yes) —Land Use and related structures compatible without restrictions. N (No) —Land Use and related structures are not compatible and should be prohibited. NLR—Noise Level Reduction (outdoor to indoor) to be achieved through incorporation of noise attenuation into the design �Itd construction of the structure. 25. 30, or 35—Land use and related structure generally compatible; measures to achieve NLR or 25, 30, or 35 must be ,porWated into design and construction of structure. ' Where the community determines that residential uses must be allowed, measures to achieve outdoor to indoor Noise Level Reduction (NLR) of at least 25 d8 and 30 dB should be incorporated into building codes and be considered in individual ,Wovals. Normal construction can be expected to provide a NLR of 20 dB, thus, the reduction requirements are often slated as 5, 10 Of 15 dB over standard construction and normally assume mechanical ventilation and closed windows year round. However, the use of NLR criteria will not eliminate outdoor noise problems. Measures to achieve NLR of 25 must be incorporated into the design and construction of portions of these buildings there the public is received, office areas, noise sensitive areas or where the normal noise level is low. r Measures to achieve NLR of 30 must be incorporated into the design and construction of portions of these buildings Where the public is received, office areas, noise sensitive areas or where the normal noise level is low. 4 Measures to achieve NLR of 35 must be incorporated into the design and construction of portions of these buildings !!! Where the public is received, office areas, noise sensitive areas or where the normal noise level is low. Land use compatible provided special sound reinforcement systems are installed. Residential buildings require an NLR of 25. . Residential buildings require an NLR of 30. a Residential buildings not permitted. gA150.103 Use of computer prediction program. (a) he airport operator shall acquire the avlatio operations data necessary to devel- op noise xposure contours using an FAA approved computer program, such as the In- tegrated Noise.,Model (INM). In considering approval of a computer program key factors Include the capability of the program to produce the required output and the public availability of the program or methodology to provide interested parties the opportuni- ty to substantiate the results. (b) The following information must be ob- tained for input to the computer program: (1) A map of the airport and . environs at an adequately detailed scale ,(not less than 1 inch to 8,000 feet) indicating runway length, alignments, landing thresholds, takeoff start -of -roll points, airport bounda- ry, and flight tracks out to at least 30,000 feet from the end of each runway. 9\/�� (2) Airport activity levels and operatio 1 data which will indicate, on an annual er- age-daily-basis, the number of aircr ,by type of aircraft, which utilize eac( flight track, in both the standard dayt' a (0700- 2200 hours/toablish and nighttim �(2200-0700 hours locaods for loot andings and takeoffs. (3) For ls—glide opes, glide slope intercept as, an other pertinent in- formation to ablish approach pro- files alongt e engine power levels needed to pproach profile. (4) For ts—the flight profile which is the relip of altitude to distance from starl along with the engine power le els needed to fly that takeoff pro- file; these data must reflect the use of noise aba ent departure procedures and, if ap- p able, the takeoff weight of the aircraft some proxy for weight such as stage length. (5) Existing topographical or airspace re- strictions which preclude the utilization of alternative flight tracks. (6) The government furnished data depict- ing aircraft noise characteristics (if not al- ready a part of the computer program's stored data bank). (7) Airport elevation and average tempera- ture. § A150.105 Identification of public agencies and planning agencies. (a) The airport proprietor shall identify and depict on each noise exposure map (and revised map) the geographic areas of juris- diction ofeach public agency and planning agency which is either wholly or partially contained within the 65 ". boundary and sh I describe— s) The land use planning and control au- thority available to each agency', and (2) The results of the consultations con- ducted with those agencies. (b) To be accepted, an analysis of the types of land use control available to the imp\Capital ictions must include, but not be the following general catego- ries control: (1n and disposition of land. (2ry (police) power. (3provement programs. (4) Monetary&id fiscal policy. (5) Contractual reements. (c) For prospecti applications of local land use control auth\matr airport pro- prietor shall indicatehe specified authority is (1) as aadministra- tive discretion, (2) p the enact- ment of a local law, owiring State or local enabling legislation. 79 6 CAllrlA'= VAUEY COUNTICY C1Alb� SCALE: 1 "=1000' � 70 Ldn NnERVED FOR FUTURE COMPATIBLE AVIATION DENUDPMEXT 0 1 �AND ar-� O JWD SR 65 Ldn 75 Ldn 728 �0 • � .• p ►ROPOSED EASEMENT DOSTNO EASEMENT ,O NOISE CONTOURS - 1987 EXISTING CONDITIONS WINCHESTER REGIONAL AIRPORT WINCHESTER, VIRGINIA delta associates p.e., Inc. 1988 CA"4" VAULY COUNTRY CLUB PRopom ioo0'YIW EXTENSION 65 Ldn RV75 Ldn i ' RESEED FOR FuiURE \ COMPA1IE AVIATION DEVELOPMENT \ a! 72E 1 � PRovERiY 1 ACQUISMON . � /� , PROPos�n INDusneu AND BUSINESS PARK SCALE: 1 "=1000' 6-101— O 0 � � E - 00 ►R;P m EASEMENT EXMPNO EASEMENT ,o 70 Ldn cif - . NOISE CONTOURS - 2007 with EXTENSION ININCHESTER REGIONAL AIRPORT WNCHESTER, VIRGINIA delta associates p.e., Inc. 1988 f HESTER REGIONAL AIRPORT AUTHORITY SERVING THE TOP OF VIRGINIA January 19, 1990 WINCHESTER REGIONAL AIRPORT ROUTE I, BOX 208-A WINCHESTER, VIRGINIA 22601 )703) 662-2422 Mr. Robert W. Watkins, Director Department of Planning and Development Frederick County, Virginia Post Office Box 601 Winchester, Virginia 22601 Re: Airport Support Area Winchester Regional Airport Dear Mr. Watkins: The Silver Companies' proposal to build a 117 unit townhouse development on Route 645 (Airport Road) off of Route 522 in the Shawnee Magisterial District has brought to light the immediate need of rezoning restrictions in certain areas around the airport to protect the airport from residential encroachment and subsequent noise problems. Airport noise is a chronic national problem. In their efforts to find a balance between the air service needs of their community and noise concerns, many airport authorities have requested noise compatible zoning within certain defined distances of their airport. This is done to encourage land use around their airport which is compatible with aircraft fly -over noise considerations. We have not done this and may suffer the effects of residential development near the airport such as that proposed by Silver Companies. Therefore, the Winchester Regional Airport Authority respectfully requests that the Frederick County Board of Supervisors consider the inclusion of an Airport Support Area into its Comprehensive Plan. Furthermore, the Authority recommends the area encompass that land which is described and outlined on the County Section Map at enclosure 1. _ The area should be restricted from rezoning to Residential status to protect the operational "fly -over" areas and noise sensitive areas from future residential development even though most of the area is well outside of the established 65 LDN contours as Airport Support Area January 19, 1990 Page 2 depicted on the sketch at enclosure 2. As a matter of information, FAA guidelines suggest noise analysis for airports which exceed 90,000 forecasted annual operations. We do not anticipate this operational level until after the year 2008 as indicated by noise estimates prepared in 1987 for Winchester Regional Airport by Delta Associates, P.E., Incorporated, our airport engineering and consulting firm. The LDN estimates were prepared for a twenty-year period using the FAA's Integrated Noise Model, Version 3.9 which produced the noise contours. Numerical values attached to the contours represent a day -night average sound level in decibels where 65 LDN separates noise sensitive from noise tolerant areas. The LDN method imposes a 10 decibel penalty on all nighttime (10pm - 7am) aircraft operations based on the anticipated type of aircraft and frequency of operations. The contours are superimposed over land use maps of the airport vicinity to determine areas of non -compatibility by LDN standards. These areas are those inside of the 65 LDN contour. As you can see, the proposed Airport Support Area is well outside the 65 LDN contour and in an area which the FAA model suggests should be compatible with airport noise. Unfortunately, the 65 LDN contour is not a wall at which aircraft noise stops. To make matters worse, there is little scientific guidance, other than administratively generated FAA LDN standards, to assist land use planning outside of the 65 LDN contour. Noise is subjective. A noise which may be inconsequential to one person may be objectionable to another. A given level of noise may be objectionable when made by an aircraft but tolerable if made, for Airport Support Area January 19, 1990 Page 3 example, by a lawn mower or record player. Many people are disturbed by the presence of aircraft flying over their neighborhood, as much by the aircraft's noise. Also, for many people, it is not the noise of a single aircraft, but the cumulative "rainfall" of noise from many aircraft that causes distress. All of the (very few) noise complaints we have received were made during fly -ins when traffic was unusually heavy and came from homes well outside the 65 LDN contour. Residential encroachment can very well devastate a community airport and create an untenable situation for local and state officials as well as airport sponsors due to citizen complaints. The former Woodbridge airport is a good example... or perhaps a bad example? Winchester Regional Airport is a vital link in the National Air Transportation System that is used by private citizens, commercial air carriers, business and industry to transport people and goods around the world. It is a valuable public investment and a proven key contributor to the controlled economic growth of Frederick County and the Region. As the County and the Region expand economically, the airport and its services also expand. This major public investment must be allowed to expand without interference from incompatible land use if the areas economic growth is to continued. According to a 1988 update of an airport economic impact study conducted by the consulting firm of Simat, Helliesen & Eichner for the Virginia Department of Aviation, the airport's direct economic impact on our community was $3.4 million.creating 64 jobs and the airport's total impact was $6.8 million creating 96 jobs. In'order to insure the continued efficient use of the facility, the proposed support area will serve as a buffer zone between the airport and residential areas. Airport Support Area January 19, 1990 Page 4 The Authority feels certain that no one wants to see a noise problem develop around our Regional transportation hub, therefore we ask you to bear these considerations in mind when evaluating the Airport Support Area concept. If you should have questions, require additional information or our assistance in presenting the proposal, please do not hesitate to contact me or our Executive Director, Ken Wiegand. Thank you for your continued support. Sincerely yours, Paul G. Anderson, Jr. Chairman Enclosures pc: Kenneth Y. Stiles, Chairman, Board of Supervisors W. Harrington Smith, Supervisor, Shawnee District John R. Riley, Jr., County Administrator Benjamin B. Dutton, Jr., County Rep to WRAA Evan Wyatt, County Planner Kenneth F. Wiegand, Airport Manager N AIRPORT SUPPORT AREA DESIGN CONSIDERATIONS AND LAYOUT This paper describes considerations in laying out the proposed Airport Support Area for Winchester Regional Airport. The proposed model, referred to as the Traffic Pattern Model, encompasses land generally bounded by I-81 to the west, Route 50 to the north, Buffalo Lick Run to the south, and predominant property lines which connect points where Route 645 and Buffalo Link Run intersect and Route 50. Considerations in Formulatinq the Mode a. Approximate traffic patterns used by smaller aircraft landing on both runways (both directions). Current traffic patterns where identified using land marks on the ground and plotted in red on the attached map. (A standard traffic pattern is established which require pilots to make left turns at each corner. This is done because the pilot sits in the left seat and can easily see any traffic or conflict to his left side before making a turn.) b. Instrument arrivals (from the southeast) and departures (to the northwest). For safety reasons, instrument approaches and departures are commonly made straight out on a runway heading. The departure direction is usually determined by wind direction and velocity, however, runway 32, which points to the northwest, is most commonly used. C. Turbo powered aircraft. These aircraft are usually the larger and faster aircraft. They are asked to maintain a much wider traffic pattern at higher altitudes. This accomplishes two things: (1) Separates the larger, faster aircraft from the slower, smaller aircraft. (2) Reduces noise by keeping them at higher altitudes until they are on final approach. Even then, they would not create as much noise because they are usually throttled to idle and are not in the lower traffic pattern until they reach the boundary of the proposed Support Area. Enclosure 1 d. A 5,500' runway. The runway extension is considered and is scheduled to be complete within 24 months. The extension should not draw any larger aircraft than are now operating at the airport. It is a "safety net" which will allow the types of aircraft using the airport today to safely carry greater payloads. Design and Layout Unfortunately, scientific data that could be used to establish a support area does not exist. Even the FAA generated noise models which use the "noise contours (LDN) were designed using general opinion surveys because noise and fly -over nuisance are totally subjective. With this in mind, we designed the Traffic Pattern Model by placing a 1,500' noise and fly -over buffer on the approach/departure ends of the traffic pattern and a 1,000' buffer along both sides of the traffic pattern which parallel the runway. The buffer permits flexibility in the traffic pattern to allow pilots to maneuver safely. We believe that the model presents a realistic boundary that, if applied, will protect the interests of the public and Winchester Regional Airport. It jzj FI X-4-, QX C " . -�ti /� INT ,r ,,- `s 6 ��� 4---'•V"• '.J r � 1� � + ro 1 r Tom' '•r•. �:•.• •• � � � �'' ' '"'pf �° •� •S ���tp 7 r• � ` p. inn � r ( � ?� A. w _ 1 � ( _ % :.• .. �g��j&. X /� �iO ' ,a,�.. ~ �P,1 xr �► �. :mot ,f% t `�' l w s,.•• p _Xi rs4Sub, UA y! •� ..t Lilt - p4f Vslly �•. L; wllf. `"': . o �: l,sf peM i S � (,},p+ � .o��"•: - r o . :- a �} , � , 1 ,' .•)� or � off,,• '� � . r I1�" �� "��- �`� �f (` \� � Fin \ :, J. a ,\ •'' �� • � � Y .. � ,7''O ^ ! �_ .w , f;�•a�,�. ,,, / 7 *l � i. '•v ' '.. r' . l `. � � _ / ..i� 7 �/� i ,'�' '1 r �'5�� U \ J J f'.) ' i r�. a �\.-. � 1 � T © � � / �� • '�� , s J } ` ,� a' \ S ,�r� : /,d � '' y 't�i (•'V(' C t 1 � eto : 1 �I s �`�',,�v (.� '� OV �� ! !. ���'�• f � � `� �? _ \` I�IW,n. `filenMun.ci0f1 � fa. -1+` , � Or�J�Mp � L 4 {`�t•��. 1 _ x •�4k • mil .S ��' ' ��lT �� �'" r �, �- r u ���/� .:f i t``.�f,\\\./ ( 4 1 ov 00 �/',�'' �_`• r>o •�• •. ... •` $ � =:�� ! t �' � `, Y �' J� 1 ( a'.l �\ ae,J J _ 4 :.. +� \ J w y r- i`fi _ - •iy/ i. Y r � � I• \'�\ V�� `•• 1� ` l..\ Jam^ � V. �/�- �� "� - - r. ,p•', ... ?.( '- r o .phi F,:! . w /' ,c 1� V Is' 1� 6 __ � �. _ y.il'( ..h' • WGIJ:A1 �iRPo�r�suF�t•,,,g .��` :' f�. . DRAFT w t17 n 0 c n - m 4 -7 n I . J SCALE: 1 "=1000' LJ .J L �-j I I NOISE CONTOURS - 1987 EXISTING CONDITIONS WINCHESTER REGIONAL AIRPORT WINCHESTER. VIRGINIA delta associates P.O., Inc. 1988 205 Regency Executive Park Drive Suite 305 Charlotte, North Carolina 28217 704-522-6096 FAX: 704-522-8315 IL IZ C 0 M f A N I E Corporate Offices P.O. Box 7566 4500 Plank Road Fredericksburg, Virginia 22404 703-786-14M FAX: 703-786-6455 December 21, 1989 Mr. Kenneth F. Wiegand Executive Director Winchester Regional Airport Authority Route 1, Box 208-A Winchester, Virginia 22601 Subject: Silver Communities Townhouse Development, Route 645 Dear Mr. Wiegand: 8888 Keystone Crossing Plaza Suite 1070 Indianapolis, Indiana 46240 317-574-3800 FAX: 317-574-3804 M. DEC 2 219N I appreciated the opportunity to meet with you and Mr. Anderson yesterday to discuss our proposed townhouse development on Route 645 just off Route 522. I will look forward to receiving a copy of the airport layout plan and noise contour map. The Frederick County Planning Department is providing our engineers with the proposed amendments to the airport overlay zone dealing with noise easements. We appreciate the concerns the Airport Authority has with developments around the airport, especially with potential noise complaints. We intend to cooperate as fully as possible to address those concerns. I believe it must be kept in mind; however, that our property is not in 65 LDN (Loudness Day/Night) noise impact area nor the approach zones shown in the airport master plan. Commercial & Residential Development Real Estate Management Hotel & Motel Development & Management General Contracting Wholesale Building 'Materials Mr. Kenneth F. Wiegand Page 2 December 21, 1989 I will plan to attend the Airport Authority's January 11, 1990, meeting where our preliminary master plan will be discussed. Sincer y, SILV OMMUW, a,,TC. Richard Tremblay. Vice President for Planning and Devel/opment RT/gd CC: Frank Carson, PHR&A Paul Elkin Edward Minniear Evan Wyatt, Frederick County Planning WINCHESTER REGIONAL AIRPORT AUTHORITY WINCHESTER REGIONAL AIRPORT ROUTE 1, BOX ZOS-A WINCHESTER, VIRGINIA 22601 SERVING THE TOP OF VIRGINIA (703) 662-2422 October 2, 1989 Mr. Evan A. Wyatt Department of Planning and Development County oV Frederick Post Office Box 601 Winchester, Virginia 2260J. Re: Notice of Proposed Construction Near Airports Dear Mr. Wyatt: The enclosed Federal Aviation Administration Advisory Circular is provided for your reference and consideration with respect to the approval of construction within 20,000 feet (3.8 miles) of Winchester Regional Airport. I believe you will find it most helpful in evaluating projects in our area. We Have not heard from you lately. I certainly hope you are still working with us on developing a revised Airport Zoning District. Thank you for your support. Sin rely yours, K cL Kenneth F. iegand Executive Director, Enclosure KFW/k.fw ping 1OCT - 319AB U f ll COUNTY of FREDERICK Departments of Planning and Building REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS 703/665-5650 Winchester Regional Airport ATTN: Kenneth F. Wiegand, Executive Director Route 1, Box 208 A, Winchester, Virginia 22601 (703) 662-2422 The Winchester Regional Airport is located on Route 645, off of Route 522 South, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Silver Communities, Inc.; P.O. Box 7566; Fredericksburg, VA 22404 703/786-1400 Name of development and/or description of the request: Master development plan for 117 unit townhouse development. Location: Route 645 off Route 522 in the Shawnee Magisterial district. Winchester Regional Airport Comments: Refer to comments on attached letter with enclosures. Airport Signature & Date: Kenneth F. Wiegand, Executive Director, 19 Tan 90 (NOTICE TO AIRPORT - PLEASE RETURN THIS FORM TO THE APPLICANT.) NOTICE 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 of your plans and/or application form. 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 i� COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 MEMORANDUM TO: John R. Riley, Jr., Frederick County Administrator FROM: Evan A. Wyatt, Planner II RE: Preston Place Master Development Plan and James L. Bowman Letter DATE: January 6, 1993 The Master Development Plan for Preston Place Apartments was revised to relocate a portion of the sanitary sewer line to the north side of Route 645 (Airport Road). This revision was reviewed and approved by the Frederick County Sanitation Authority on January 5, 1993. The final copies of this Master Development Plan have been provided for your signature. The Frederick County Transportation Committee discussed the letter from James L. Bowman during their regular meeting of January 4, 1993. The Transportation Committee requested that staff furnish a letter to Mr. Bowman stating that the current Six Year Secondary Road Improvement Plan calls for this section of Route 636 to be advertised for hard surface improvements in May 1996. This section of Route 636 does not appear under the Major Road Improvement Projects under the same plan. 1) North LOUdoun Strect P.O. Box 601 Winchester. VA 22601 Winchester, VA 22604 I COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 December 9, 1992 Patton Harris Rust & Associates Attn: Mr. William W. Neville 208 Church Street SE P.O. Box 9 Leesburg, Virginia 22075 RE: Grading; & Utilities Plan For Preston Place Apartments. Dear Mr. Neville: This letter is in response to your correspondence dated November 23, 1992. The purpose of this letter is to inform PHR&A of Frederick County's position regarding the above referenced plan. The revised Master Development Plan for this site was approved by our department on November 16, 1992, and by the County Administrator on November 18, 1992. The approved Master Development Plan specifies that there is 0.5 acres of steep slope (15% slope or greater) north of Route. 645 (Airport Road) and 5.1 acres of steep slope south of Route 645. Therefore, the revised Master Development Plan was approved with the understanding that a total of 5.6 acres of steep slope exists on this site, of which 1.4 acres may be disturbed. Section 19-1-480 defines disturbance as "the act of stripping vegetation, disturbing the soil, regrading, or development of the land." With this in mind, the grading and utilities plan needs to include all utility line installation displayed in the red shaded areas as disturbed steep slope. The regional sanitary sewer pump station is required in order to develop this site. The pump station will be included as part of the disturbed steep slope area. Your letter states that Silver Communities will retain the second knoll south of Route 645 (Airport Road). The revised Master Development Plan was approved with this area specified as "future residential development". Frederick County will require a letter from Silver'Communities stating that they understand that areas defined as steep slope within the "future residential development" area can not be disturbed if the 25% maximum disturbance is achieved through the development of the proposed townhouse and apartment projects. 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 Neville Letter December 9, 1992 Page -2- Hopefully, this letter clarifies Frederick County's position regarding this project. You may contact me if you have any questions regarding this letter. Sincerely, 01 W. Wayne Miller Zoning Administrator WWM/eaw cc: George E. Foard, LS, PHR&A, Bridgewater David Spriggs, PHR&A, Winchester c0 w ;? C LINTY of FREDERICK .� x John R. Riley, Jr. rwwalounty Administrator 173E 703/665-5666 FAX: 703/667-0370 September 24, 1992 Mr. John F. Hastings Senior Development Officer Virginia Housing Development Authority 601 South Velvidere Street Richmond, VA 23220-6504 Dear Mr. Hastings: The Frederick County Board of Supervisors, meeting in regular session on September 23, 1992, unanimously passed the enclosed resolution and certification regarding the multi -family residential housing development known as "Preston Place." Should you have any ' questions or need additional information, please do not hesitate to contact me. With kindest regards, I am Very truly yours, John R. Riley, Jr. County Administrator JRR:clt Enclosure(s): as stated cc: Richard G. Dick 9 Court Square P.O. Box 601 // Winchester, VA 22601 Winch'ester, VA 22604 WHEREAS, the Virginia Housing Development Authority is considering the financing of the multi -family residential housing development described as "Preston Place", consisting of approximately 120 units and situated on approximately 15.4 acres on the south side of Bufflick Road just east of U.S. Route 522 in the County of Frederick;' WHEREAS, pursuant to Section 36-55.39(B) of the Code of Virginia, the governing body of the locality in which such housing development is to be located must, in writing, notify the Virginia Housing Development Authority its certified resolution approving the proposed housing development; NOW, THEREFORE, BE IT RESOLVED, that the Frederick County Board of Supervisors, in regular session on September 23, 1992, duly moved and seconded that this resolution be adopted approving the proposed housing development called "Preston Place." This resolution was passed by the following recorded vote: Richard G. Dick - Aye Beverly J. Sherwood - Aye Charles W. Orndoff - Aye James L. Longerbeam - Aye W. Harrington Smith, Jr. - Aye Robert M. Sager - Aye A COPY TESTE: Join P. Riley, Jr. Coun y Administr or CERTIFICATION OF APPROVAL In accordance with Virginia Code Section 36-55.39(B), the Board of Supervisors of the County of Frederick Virginia, hereby certifies to the Virginia Housing Development' Authority its approval of the proposed multi -family residential housing development called "Preston Place" as expressed in its resolution dulyp adopted on September 23 19 92 , a certified copy of which is attached hereto. Board of Supervisors of ick Count __ - -r inia B Its Chairman ATTEST: J R. Rile Jr.. Cler Board of upervisors September 16, 1992 Mr. Richard Dick, Chairman Board of Supervisors County of Frederick P. O. Box 601 Winchester, VA 22604 RE: Preston Place County of Frederick Dear Chairman Dick: Pursuant to Section 36-55.39(B) of the Code of Virginia, a copy of which is enclosed, you are hereby notified that the Virginia Housing Development Authority is considering the financing of the multi -family residential housing development described in the enclosed Attachment "A", which is to be situated in your locality. Should you desire additional information regarding the development proposal, please contact Mr. Robert I. Gould, Vice President, Maryland National Mortgage Corporation, 2070 Chain Bridge Road, Suite 115, Vienna, VA 22180. If you desire to disapprove the development proposal, you may do so by certifying to the Authority in writing within sixty days of the date hereof. A certified copy of any resolution disapproving the development proposal should accompany the above certification. We would ask that any such certification be in the form attached hereto though the statement of any reasons for your action is optional. You will note that Section 36-55.39(B) also provides that the governing body of a locality may, by resolution, approve the proposed housing development. If you desire to approve the development, we would ask that such approval be in the form attached hereto. A certified copy of the resolution approving the development must accompany the approval form. Very truly yours, John F. Hastings Senior Development Officer cc: Robert I. Gould John Riley, Jr., County Administrator ,I r ATTACHMENT `A' The proposed development will consist of approximately 120 units of housing to be financed under Virginia Housing Development Authority's Conventional Multi -Family Loan Program and situated on approximately 15.4 acres on the south side of Bufflick Road just east of U. S. Route 522 in the County of Frederick. § 36-55.39. Procedure prior to financing of housing developments undertaken by housing sponsors. — A. Notwithstanding any other provision of this chapter, HDA is not empowered to finance any housing development undertaken by a housing sponsor pursuant to H 36-55.31, 36-55.33:1 and 36-55.34:1 of this chapter unless, prior to the financing of any' - housing development hereunder, HDA finds: 1. That there exists a shortage of decent, safe and sanitary housing at rentals or prices which persons and families of low income or moderate income \ can afford within the general housing market area to be served by the proposed housing development. 2. That private enterprise and investment have been unable, without assistance, to provide the needed decent. safe and sanitary housing at rentals or prices which persons or families of low and moderate income can afford or to provide sufficient mortgage financing for residential housing for occupancy by such persons or families. 3. That the housing sponsor or sponsors undertaking the proposed housing development in this CommonNveaith will suppiv well -planned, well -designed housing for persons or families of low and moderate income and that such sponsors are financially responsible. 4. That the housing development, to be assisted pursuant to the provisions of this chapter, will -be of public use and will provide a public benefit. 5. That the housing development will be undertaken within the authority conferred by this chapter upon HDA and the housing sponsor or sponsors. B. HDA shall also find, in connection with the financing of the new construction or substantial rehabilitation of any proposed multi -family residential housing development, that the governing body of the locality in which such housing development is to be located has not, within sixty days after written notification of the proposed financing has been sent the governing body by HDA, certified to HDA in writing its disapproval of the proposed multi -family residential housing development. If the governing body of the locality has so certified its disapproval to HDA, the governing body may revoke such certification of disapproval at any time by written notice to HDA, and upor. receipt of such written notice, HDA shall, for the purpose of malting the finding required by this subsection, disregard such certification of disapproval. Furthermore, no finding need be made under this subsection if HDA-shall have received from the governing body its certified resolution approving the proposed housing development. (1972, c. 830; 1975, c. 536; 1978 c. 297; 1982, c. 175; 1990, c. 461.) CERTIFICATION OF DISAPPROVAL In accordance with Virginia Code Section 36-55.39(B), the Board of Supervisors of the County of Virginia, hereby certifies to the Virginia Housing Development Authority its disapproval of the proposed multi -family residential housing development called as expressed in its resolution duly adopted on 19 , a certified copy of which is attached hereto. Optional: Such development is disapproved for the following reasons: Board of Supervisors of M Its Chairman , Virginia • WILLIAMS, CHESTERFIELD OFFICE: SUITE 190 9011 ARBORETUM PARKWAY RICHMOND, VIRGINIA 23236 TELEPHONE (804) 320-7814 TELECOPIER (804) 320-6364 Mr. Wayne Miller Zoning Administrator Frederick County 9 North Loudoun Street Winchester, Virginia 22601 Dear Mr. Miller: • MULLEN, CHRISTIAN & DOBBINS ATTORNEYS & COUNSELORS AT LAW CENTRAL FIDELITY BANK BUILDING TWO JAMES CENTER 1021 EAST CARY STREET P. O. Box 1320 RICHMOND, VIRGINIA 23210-1320 TELEPHONE (804) 643-1991 TELECOPIER (804) 783-6456 WRITER'S DIRECT DIAL (804) 783-6465 March 19, 1992 HENRICO OFFICE: SUITE 140 4401 WATERFRONT DRIVE HEWLETT-PACKARO BUILDING GLEN ALLEN,VI RGI N IA 23060 TELEPHONE (804) 965-9168 TELECOPIER (604) 965-0955 On behalf of our client, Preston Place Associates, L.P., a Virginia limited partnership (the "Partnership"), I am writing to you regarding a parcel of real property containing approximately 20 acres located on the south side of State Route 645, east of its intersection with State Route 522, in Frederick County, Virginia. The property is more particularly shown on the copy of the plat attached hereto as Exhibit A (the "Property"). The Partnership has a contract to purchase the Property from the current owner, The Silver Companies. It is proposed that an apartment complex to be named Preston Place, containing up to 144 units, be developed on the Property. In connection with the proposed development of the Property, please verify by a letter to me (1) the zoning classification of the Property, (2) that the development of the Property with an apartment complex is permitted as a matter of right under such zoning classification, and the other ordinances and codes of the County and State, (3) that, with County approval, the Property could be developed with up to 144 apartment units, and (4) and whether there are any conditional or special use permits, plans of development, site plans or other special approvals affecting the Property. we would appreciate receiving the letter by March 25, 1992. If you have any questions at all on the above request, please call me at the above number. I appreciate your assistance on this matter. Very truly yours, f� Michael C. Buseck MCB/aml Enclosure Bankl:mcb1533 Deism OR Unh pw AcrelOpwwwww m Cn,**wwrtsj App—Wev you 140-130 Mft Ulft pe, Ame 7h.Wx..j To AkpOR Appronowe yw% go- 100 Un 45 win " VICINITY MAP 007 TO SCALU v. ......... LQ Zr 19 117 Townhouse Lots Future Townhouse, Condominiums and Apartrnents. Pool, Clubhouse. Tennis Courts (703) 786-1400 PHESTON PLACE -A a—ft 7 Townhofty LOW Ef11gnftr*d & Pm44WWWd Patton Harris Rust & Associates, pc 208 Church Street SE PO Box 9 Leesburg, Virginia 22075 Metro 478-1164 703 777-3616 October 7, 1992 Mr. Evan A. Wyatt, Planner II County of Frederick Department of Planning and Development 9 North Loudoun Street Winchester, Virginia 22601 RE: PRESTON PLACE APARTMENTS PHR&A FILE 6616-2-0 Dear Evan: Attached to this letter are the four (4) copies of the final master development plan which you requested on September 25, 1992. At your suggestion, I have responded to all of the agency comments on the plan itself whenever possible and I hope that many of these issues are already being resolved as PHR&A requests first round comments on our site plan application. Specifically, the review agency comments have been addressed as follows: VDOT: Information will be provided at site plan. Fire Marshall: The site layout will be revised at site plan to meet the conditions outlined in John Harris' letter dated August 24, 1992. The site plan will note that emergency vehicle access is to be provided during construction. Inspections: The site plan and architectural drawings will be prepared to meet minimum building codes and regulations. Sanitation Authority: The plan has been revised. Parks and Recreation: Specifications for recreational facilities will be Engineers, provided at site plan review. Surveyors, Planners& Landscape Engineering: All necessary design and computations for the Architects evaluation of the existing pond capacity will be provided at site plan. A drainage easement exists around the pond for stormwater management. Planning: The plan has been revised. Offices: Fairfax, VA Bridgewater, VA Leesburg, VA Rockville, MD Virginia Beach, VA Patton Hams Rust & Associates, pc Preston Place Apartments October 7, 1992 Page 2 Once again, I appreciate your assistance in the review of the Final Master Development Plan and will be available to respond to any final issues at this stage. Sincerely, PATTON HARRIS RUST & ASSOCIATES V- William W. Neville, AICP Director of Planning Attachment WWN/tjw (100) ADJOINING PROPERTY OWNERS Owners of property adjoining the land will be notified of the public hearing. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a road from the requested property. The applicant is required to obtain the following information on each adjoining property including the.14 digit tax parcel identification number which may be obtained from the office of the Commissioner of Revenue. NAME Address 4500 Plank Road Silver Communities, Inc, ricksbur, VA 22401 Property ID# 64-((A))-45C Address Rt. 1, Box 206-A C. Douglas and Winchester, VA 22601 Property ID# 64-((A))-45D Fern Adams Address Rt. 1, Box 206-A C. Douglas Adams Winchester, VA 22601 Property ID# 64-((A))-45 Address Rt. 1, Box 149-A Leonard James Greathous Winchester VA 22601 Property ID# 64C-((A))-14 .. John W., Jr. and Address Winchester,Box lVA 22601 Peggy B. Foster Property TD# 64C-((A))-10 Elwood H..Whitacre, Sr. Address Rt. 1, Box 154 Property ID# 64C-((A))-7 Ruth Walter Address #7 W. Argyle Street Rockville MD 20850 Property ID# 64C-((A))-8 Address Rt. 1, Box 151 Waitman L. and Winchester VA 22601 Anna B. Collins Property ID# 64C-((1))-15 Address Property, ID# Address Property ID# 13