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Home My WebLink About01-95 Valley Mill Estates - Backfile (2)0 • * STAFF MASTER DEVELOPMENT PLAN CHECKLIST * This application is not complete if the following are not included: SUBMISSION PACKAGE 1. Comments sheets from the following agencies along with any marked copies of the plan; 1 /lo VDOT — City of Winchester J� Sanitation Authority - - Health Department Inspections Dept. Parks & Recreation Fire Marshal County Engineer One copy of the master development plan application ._." 25 copies of the plan on a single sheet One reproducible copy of the plan (if required) A 35mm. slide of the plan TRACKING Date ?)I Application received rz, Fee Paid (amount $ �)(Ad, 00Preliminary MDP heard by Planning Commission - Action taken �—, (` _ Preliminary MDP heard by Board of Supervisors - Action taken "., —L #IRL 1V 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 disl.�tte:!/oL� RECEIPT h2 024433 AMOUNT�P(AII `'1I $ ' 1 ` bo BALANCE DUE CD -- PAID BY C SH // ❑ CHECO Iigt hC) OTHER IIVVVVJJ FREDERICK COUNTY DEPT. OF PLANNING AND DEVELOPMENT P.O. BOX 601, 9 NORTH LOUDON ST. WINCHESTER, VIRGINIA 22601 RECEIVED FROM ADDRESS%aL THE SUM OF _ FOR // DOLLARS DAY -TIMERS RE -ORDER No. 3221 -Printed in USA COMMONWEALTH of VIRQINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG. VA 22824-0278 October 6, 1997 Mr. Richard Pifer c/o The Cameron Group 31 South Braddock Street Winchester, VA 22601 Dear Mr. Pifer: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984.5600 FAX (540) 984-5607 Ref: Valley Mill Estates Route 1220 Frederick County At your request I have made some inquiries into reducing the guardrail impact at the referenced development. The most significant change you can perform would be to insure that all slopes are graded to 4:1. It is my opinion that the placement of additional fill on the South side of Mill Race Drive could exceed the cost of the required guardrail installation. However, some lot grading on the North side of Mill Race Drive may indeed translate in a cost savings to you by reducing guardrail length. As stated earlier we will be happy to meet on site to reexamine this project once Lots 2, 3, and 21 have developed. As always should you have any questions, do not hesitate to call. Sincerely, Steven A. Melnikoff Highway Permits and Subdivision Specialist, Si SAM/ep pc: Mr. R. B. Childress Mr. Kelly Downs Mr. R. D. Hawkins Mr. K. Tierney WE KEEP VIRGINIA MOVING COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/678-0682 September 18, 1996 Gilbert W. Clifford & Associates, Inc. ;j<httn: Stephen M.1Gyurisin 200 North Cameron Street Winchester, VA 22601 RE' Revi� d Valley Mill Estates Ma ter T)P w men Plan Approval Dear Steve: The revised master development plan for Valley Mill Estates was administratively approved by Frederick County on September 18, 1996. This master development plan was revised to incorporate an additional 1.07 acres of land into the previously approved master development plan dated June 19, 1995. This additional acreage will not increase the number of building lots that were approved under the previous plan. I have enclosed three copies of the revised master development plan with appropriate signatures. Please ensure that approved copies are provided to the property owners. Please contact me if I may be of further assistance regarding this matter. Sincerely, Evan . Wyatt Planner II EAW Enclosure cc: Richard W. Pifer' 107 North Kent Street Winchester, Virginia 22601-5000 gilbe w. cli f ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 540-667-2139 9 Fax: 540-665-0493 September 11, 1996 Mr. Evan Wyatt, Planner II County of Frederick Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601-5000 RE: Valley Mill Estates Master Development Plan Dear Evan: In response to your letter of August 15, 1996 we have revised the attached Master Development Plan to reflect your comments. A copy is enclosed for your approval. If you have no further comments we will supply you with six copies for final approval. In response to your first question, the owners provided our firm with a survey prepared by another firm for rezoning and master planning. A survey prepared by our firm for the subdivision plats resulted in the revised areas for this master plan and the resulting subdivision. Twenty-two single family, detached, traditional homes are still planned as reflected on the subdivision plats and now on the revised master plan. Sincerely, gilbert w. chord & associates, inc. Stephen ' Gyurisin SMG: s i • August 15, 1996 Gilbert W. Clifford & Associates Attn: Stephen M. Gyurisin 200 North Cameron Street Winchester, VA 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 RE: Revised Master Development Plan For Valley Mill Estates Dear Steve: I have had an opportunity to review the above referenced plan received by our department on July 18, 1996. Please revise your plan to address -the following comments: 1) The original MDP that was approved by Frederick County on June 19, 1995 provided for 22 single family lots on 19.35 acres. The revised MDP proposes to incorporate additional acreage into this development provided that a rezoning application of 1.07 acres is approved by the Board of Supervisors. Please explain why the revised MDP calls for the development of 22 single family lots on 18.27 acres. 2) Please identify the Gerald Racey tract that is, 1.18 acres as part of the Phase I development. 3) Please expand upon the Phasing Schedule Block to include information for the amount of woodlands and steep slope, the proposed disturbance of each environmental feature, and the amount of right-of-way that is within each phase and the total development. 4) Please include the Professional Engineers Seal with the appropriate signature and date. Please revise your plan to reflect the comments in this letter and resubmit six copies to my attention for final approval. In the event the proposed rezoning application is not approved by the Board of Supervisors, the original Master Development Plan approved on June 19, 1995 will be utilized for the development of this project. Please contact me if you have any questions regarding this letter. Sincerely, &a� �_• \ Evan A. Wyatt, Pl er II Enclosure 107 North Kent Street - Winchester, Virginia 22601-5000 PC REVIEW: 04/05/95 BOS REVIEW: 04/26/95 MASTER DEVELOPMENT PLAN #001-95 VALLEY MILL ESTATES LOCATION: The property is located North of Valley Mill Road(Route 659), approximately 3/4 mile East of Greenwood Road (Route 656). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 55-A-176, 55-A-176B PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) Land Use: Vacant The applicant has applied to have the property rezoned from RA (Rural Areas) to RP (Residential Performance). The Board of Supervisors is scheduled to hear the rezoning request at their April 12, 1995 meeting. Approval of this preliminary master development plan will be contingent upon receiving the rezoning approval. ADJOINING PROPERTY ZONING & USE: RA (Rural Areas) and RP (Residential Performance) Land Use: vacant and developed PROPOSED USE: 22-Single family detached homes REVIEW EVALUATIONS: Virginia Dept. of Transportation: See attached comments dated January 23, 1995. Sanitation Authority: No Comment -approved. County Engineer: See attached comments dated March 27, 1995. Inspections Dept.: Building shall comply with the Virginia Uniform Statewide Building Code and Section 310 Use Group R (Residential) of the BOCA National Building Code/1993. Note: Lots located on steep slope area shall require Engineer Page 2 Valley Mill Estates Master Development Plan #001-95 site and foundation plan at the time of building permit application. Fire Marshal: Plans approved. Parks & Recreation Dept: Residents from this development will use the regional parks as league and program participants. They will participate in classes and tournaments held at the parks. Families will picnic at the shelters, swim at the pools, play on the playgrounds and in the open space provided, paddle boat and fish in the lakes, and participate in the array of different non -structured activities. I would suggest that the impact model be used to determine the potential impact that this development may have on the county's park system. Planning & Zoning: History The two parcels that comprise the proposed Valley Mill Estates Preliminary Master Development Plan were originally zoned RA; Rural Areas District. An application was filed by the Cameron Group for the purpose of rezoning 19.35 acres of these parcels from RA to RP, Residential Performance District. The Board of Supervisors is scheduled to hear the proposed rezoning at their meeting on April 12, 1995. The proposed rezoning included proffers which offered $3,142.00 per building lot which would be payable when the building permit was issued. The applicant also proffered an additional $28.00 per lot to be paid directly to the Greenwood Fire Company at the time of the approval of the subdivision. This money was offered to offset the costs associated with public school, regional parks, and emergency services. An additional proffer stated that the rezoned property may not be subdivided into more than 22 lots. Preliminary Master Development Plan Comments The preliminary master development plan calls for the development of 21 single family detached traditional houses on a 16 acre portion of the 21.15 acre site. This 16 acre portion is included in the Residential Performance (RP) Zoning District, permitting the development. One additional house will be developed on a 1.2 acre portion of the site, fronting directly on Valley Mill Road. The remaining 3.95 acres will be conveyed to an adjoining parcel, PIN 55-A-176A. The applicant has indicated that the 3.95 acres shall act as a buffer between the proposed subdivision and the parcel located to the south, identified as PIN 55-A-176A. This development would create an overall gross density of approximately 1.375 dwelling units per acre which complies with the requirements of the Zoning Ordinance and meets the Page 3 Valley Mill Estates Master Development Plan #001-95 intent of the Comprehensive Plan. The MDP indicates that the minimum lot size within the proposed development is 18,000 square feet; therefore, common open space and recreational facilities are not required. Technical Plan Requirements The preliminary master development plan incorporates development on two adjoining parcels, identified by Property Identification Numbers 55-A-176 and 55-A- 17613, consisting of 16.47 and 4.68 acres, respectively. The MDP indicates that the parcel will be subdivided into 23 lots, which would involve the development of 22 residential dwellings. During the rezoning of the site, the applicant proffered that the property would be subdivided into no more than 22 lots. The proposed MDP contradicts the rezoning proffer statement. This contradiction will be addressed during the land subdivision stage. The site consists entirely of woodlands and 68.41 percent of steep slopes. The proposed development will disturb 24.2 percent of the woodlands, and 14.9 percent of the steep slopes. The proposed disturbance complies with the Zoning Ordinance disturbance requirement of no more than 25 percent of the woodlands and steep slopes. All symbols that are used in the MDP should be included in the legend. Site Layout The MDP application indicates that construction for this project will be done in one phase. This should be noted on the submitted preliminary MDP. The proposed development will have minimum lot sizes of 18,000 square feet., Access to the proposed development will be via the extension of Mill Race Drive from the Mill Race Estates subdivision, and the creation of a new road traversing the property in a north -south manner. An appropriate stormwater management plan should also be included on the master development plan. As necessary, on -site stormwater management facilities should be designated and supported by stormwater calculations. Residential separation buffers, zoning district buffering, and road efficiency buffers are not required for this site. Page 4 Valley Mill Estates Master Development Plan #001-95 Deeds of Dedication Section 144-32 of the Frederick County Subdivision Ordinance requires the creation of a property owners association for the continuous maintenance and management of all common open areas, easements, storm water management facilities, and dedicated facilities associated within an approved subdivision. Staff believes that it is important to understand this requirement at this phase of the planning process. Subdivisions that do not have common open space or recreation facilities still contain drainage easements and storm water management facilities that require maintenance. Maintenance must be provided by the residents of the proposed subdivision; not by Frederick County. STAFF RECOMMENDATIONS: Approval, contingent upon the rezoning of the property to RP, and provided the applicant has adequately addressed all review agency comments, Planning staff comments, as well as all comments and concerns of the Planning Commission and the Board of Supervisors. PLANNING COMMISSION ACTION SUMMARY OF 4112/95: The Commission expressed.a concern as to why Julee Street, located in the Mill Race subdivision, was not extended into Valley Mill Estates. The Commission felt that school buses, utility vehicles, and emergency vehicles would have access and turn -around problems. The applicant indicated that the planned large lots and the topography of the property made it difficult to extend Julee Street into Valley Mill Estates. It was noted that stormwater management and fill necessary for Mill Race Drive will need to be addressed. There were no public comments. PLANNING COMMISSION ACTION OF 4/12/95 By a majority vote, recommended approval contingent on the Board approving the pending rezoning application and that the applicant adequately address all issues'presented by the staff, the Planning Commission, and the Board. E, APPLICATION MASTER DEVELOPMENT PLAN Frederick County Virginia Date:_ November 1 1994 Applicatio ^' OWNERS NAME: The Cameron Group --c/o Mr. Richard W Pifer 31 S. Braddock Street Winchester, Virginia 22601 (Please list the names of all owners or parties in interest) APPLICANT/AGENT: Gilbert W. Clifford & Associates, Inc. c/o Stephen M. Gyurisin Address: 200 N. Cameron Street, Winchester, Virginia 22601 Daytime Phone Number 703-667-2139 Fax: 703-665-0493 DESIGNER/DESIGN COMPANY: Gilbert W. Clifford & Associates Inc. Address: 200 N. Cameron Street Winchester. Virginia 22601 Phone Number 703-667-2139 Fax: 703-665-0493 Contact Name Stephen M. Gyurisin # Current Owners Gerald L. & Frances F. Racey Georgia Weirman Estate 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: Valley Mill Estates 2. Location of property: Valley Mill Road (Rt. 659) 3. Total area of property: 16 Acres 4. Property ID # (14 Digit) 55-A-176 5. Property zoning and present use RA (Rezoning to RP & Vacant 6. Adjoining property zoning and present use: RA & RP (Vacant & Developed) 7. Proposed Uses:_ Single Family Homes 8. Magisterial District: Stonewall 9. Is this an original or amended Master Development Plan? Original X Amended 8 f Jr General Information: 1. Have the following items been included? North arrow Yes X No Scale Yeses_ No Legend Yeses_ No Boundary Survey Yeses_ No Total Area Yeses No Topography Yes Project Title Yes No Preparation and Revision Date _X Yes,_ No Applicant's Signed Yeses_ No Consent Statement 2. Number of phases proposed? One (1) 3. Are the proposed phases shown on the Master Development Plan? Yes No N/A 4. Are the _uses of adjoining properties clearly designated? Yes X 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? Yes X No 7. Are environmental features clearly shown? Yes X No 8. Describe the following environmental features: Floodplains Lakes and ponds Natural retention areas Steep slopes (15% or more) Woodlands Total Area (Acres) 0 0 0 7.25 16 9 % Disturbed Acres in 0 by development Open Space 0 -- 0 -- 0 -- 1.8 -- 3.6 -- 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__2L_No . Have' all histbrical-structures been identified? Yes__X_No 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? --Single Family arhed - 22 Lots 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? 0% 10 Are recreational facilities required? Yes No X 5. What types of recreational facilities are proposed? N/A 6. Are separation buffers required? Yes No X 7. Are road efficiency buffers required? Yes No X 8. Are landscaping or landscaped screens required? Yes No X 9. Are required buffers, screens, and landscaping described by the plan with profiles or examples? Yes No N/A 11 0 gilbert w. cli f ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 • Fax: 703-665-0493 Valley Mill Estates Adjoining Property Owners 55-A-180 Wilkins Dev. Corp. 7 S. Loudoun Street Winchester, Virginia 22601 55-A-176 Georgia Wierman Estate c/o Richard Bald 3727 Sweetbriar Pasadena, Texas 77505 55-A-175 Mary B. Killough 1081 Valley Mill Road Winchester, Virginia 22602 55-A-175A Mark R. Ritchie 1071 Valley Mill Road Winchester, Virginia 22602 55-A-176A Gerald L. & Frances F. Racey 176B 985 Valley Mill Road Winchester, Virginia 22602 55-A-177 Kenneth Schuller 915 Valley Mill Road Winchester, Virginia 22602 55-A-178 Minnie Schuller Estate 178A c/o Kenneth Schuller 915 Valley Mill Road Winchester, Virginia 22602 55-A-179 William H. Schuller, Jr. 140 Denny Lane Winchester, Virginia 22603 Valley Mill Estates Adjoining Property Owners Page 2 55-A-181 Eastern Frederick P.O. Box 2097 Winchester, Virginia 22604 55-A-175E Mill Race Homeowners Association 817 Dutton Place Winchester, Virginia 22601 55G-3-94 Keith R. Koontz 123 Julie Street Winchester, Virginia 22602 55G-3-90 Charles E. Barr 107 Evette Place Winchester, Virginia 22601 55G-3-91 John E. & Jane McAllister 93 233 Burnt Factory Road Stephenson, Virginia 22656 55G-3-92 Robert L. & Joan C. Padgett 103 Evette Place Winchester, Virginia 22602 55G-3-80 Steven A. Dickey Rt. 1, Box 2160 Berryville, Virginia 22611 55G-3-79 Louis D. & Nancy P. Lepore 222 Mill Race Drive Winchester, Virginia 22602 'At G1 t'yhR TY►'" COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 August 19, 1996 Mr. Stephen M. Gyurisin C/O G. W. Clifford & Associates 200 North Cameron Street Winchester, VA 22601 Dear Steve: WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984-5607 Ref: Valley Mill Estates Sections I & II Route 1270 Frederick County As requested, we have signed and are returning the referenced development's final subdivision plat. If we can be of further assistance, please let me know. Sincerely, Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC/rf Enclosure xc: Mr. S. A. Melnikoff (w/ copy of plat) Mr. Kris Tierney G j SID 11 IDE OF P pMENj C 1 F,. WID WE KEEP VIRGINIA MOVING P- SUODIv%SlotJ PL-A,J COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG. VA 22824-0278 July 22, 1996 Mr. Ronald A. Mislowsky, P.E. C. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Ron: WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984-5607 Ref: Valley Mill Estates Route 1270 Frederick County We have received your revised site plans dated June 28, 1996 for the referenced project. It appears all of our earlier review comments concerning the proposed stormsewer design change through Lots No. 20 and 21 have been satisfactorily addressed. These plans are therefore approved. Any conditions as outlined in our original approval letter of October 1, 1995 for this project which can apply shall apply. We have also reviewed the final plats for this project submitted with your letter of June 14, 1996. They appear to be satisfactory and we will be able to sign off on same once submitted. If you have any questions, please let me know. Sincerely, Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC/ rf xc: Mr. S. A. Melnikoff (w/ two sets of plan) Mr. D. E. Lee (w/ one set of plan) Mr. Kris Tierney Mr.. Ed Strawsnyder Mr. Richard Pifer Mr. Roger Miller WE KEEP VIRGINIA MOVING A &71ZE:)- 'i G1,AVq kAnq COMMONWEALTH of VIRQINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE WILLIAM H. BUSHMAN, P.E. COMMISSIONER P.O. BOX 278 RESIDENT ENGINEER EDINBURG, VA 22824-0278 TELE (540) 984-5600 FAX (540)984-5607 July 1, 1996 Mr. Ron Mislowsky, P.E. Ref: Valley Mill Estates C/O G. W. Clifford & Associates, Inc. Route 1270 200 North Cameron Street Frederick County Winchester, VA 22601 Dear Ron: We have reviewed your revised site plan dated June 5, 1996 for the referenced project. The revised plans appear satisfactory except for the swale over pipe Cl-A on Lot No. 21. As shown now on the contours on Sheet #3 the swale runs along the northeast edge of the 20' drainage easement. It should be centered over the pipe and drainage easements so over topping flows won't run through the lot. This is more critical than usual since someone may want to put a house corner right adjacent to the 20' drainage easement. Additionally, the limits of the drainage easement need to be clearly defined on the contiguous corner of Lots No. 19 and 21 as shown in red on the enclosed copy of the print. Once the plan has been revised to reflect the above, please resubmit four copies for final approval. If you have any questions, please let me know. Sincerely, (S; 13. N5678 Robert B. Childress Trans. Permits & Subdivision go,6 Specialist Supervisor 00 RBC/ rf c > �`V�• o`�� Enclosures xc: Mr. S. A. Melnikoff Mr. D. E. Lee Mr. Kris Tierney Mr. Ed Strawsnyder Mr. Richard Pifer Mr. Roger Miller WE KEEP VIRGINIA MOVING � a A ` MH RIlU=E1CC0 `- INV.IN604.20 v r �I.NV�OUT=604.00FF"' HT FRAM- COVtR REQUIRED j �w 2. Z cn 11 � r 24,555 SF ', -- '� ( o ��.6 1 42a' f E1;� � / 504.5410 EX. BLOW OFF ASS'Y TO BE RELOCATED TO i0. -� TEMP. CUL-DE-SAC. EASEM>:N EX G. V. tA►NA� � 20 ' EX. TEMP. CUL-DE-SAC 80 TO BE REMOVED. Stever A Dickey . �� •7 ^•3a s �i --4" LW -ER LATERAL C.O+ REQ'D AT 50' INTC-RVALS (-,P.) -�.--� T\,--CLEWN OUT �- DOE 4� 73 Ode S. & Angela b Cocok 77 DE 759 P 611 _ /L DS 707 P 942 ` 90 \ Charles E. So OB 705 P 55 \ --CORE DRILL LATERAL INVERT. Rim=620.39 In=610.98 5 NOTE: EX. PRIVATE EN'r IS TO BE RECONSTRU TE 17" x 13' C. M. P. A. . SH UL O RE Rim=631.49 78 RE TO BE MENTSST A A In=622.94 n=624.44 RACE DRIVE SECTION. put=622.85 77 i j NOTES: 1. FILL PLACED ON LOT _' OF THE FREDERICK CC FOUNDATIONS. COMPF BE FURNISHED TO THE OF PUBLIC WORKS. 2. THE FOLLOWING LOTS F LOTS 3. 4. 5. 13, 14. THE SITE PLAN SHALL c COUNTY ENGINEERING 01 OF BUILDING PERMIT 6 6/5/96 REVISED PER V.D.O. T. COMUEN 5 3/21/96 ADJUSTED RACEY RIDGE DR. & 4 9/28/95 REVISED PER F.C.S.A. 3 9/14/95 REVISEC PER V.D.O.T., F.0 C.S.A. 2 I 7/13/95 REVISED PER _i C- E 1 I 6/23/95 P.EVISED PEP F C.S.A COMhItit ' DATE C�SGP,iF rIC'N a e H NIT DRAINAGE; EASEMENT, �.u. 201 : ` • ' , o U 21 20 ORNN! `— ZO' ' X. TEMP. CUL-DE-SAC TO 6EIREMOVED. F C as •/ � ' i, f {p' SHOULDER jEWIREDto O S7Rt1CTI0N EN-RAlICE (W SM RACK REQUIRED) Aim-620.39 8 ` 5 OC Rim-631.4s. \ In-624.44 m In-622.94 _.. ' �,Nt=622.85 i I NOTES. 1. "FILL PLACED ON LOT 21 SHALL NE OF THE FPEDERICK COUNTY ENGINE FOUNDATIONS. COMPACTION TEST-` BE FURNISHED TO THE FREDERICK OF PUBLIC WORKS. 2. THE FOLLGIVING LOTS REQUIRE A Or LOTS 3, 4• 5. 73. 14, 15. 16, 17, THE SITE PLAN SHALL BE 4F'PRC` E! COUNTY ENGNJEEPING DEPARTMENT OF Et;10!rX PERIXT. DAVID R. GEHR COMMISSIONER 11^ COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE P.O. BOX 278 EDINBURG, 22824-0278 October 11, 1995 Mr. Ronald A. Mislowsky, r.E. C/O G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Ron: WILLIAM H. BUSHMAN, P. E. RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 Ref: Valley Mill Estates Route 1270 Frederick County This is to acknowledge receipt of your revised plans dated September 28, 1995 to the above referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. I offer the following comments: • A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT shall be conducted prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this develop: tent. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. PANI1,P0PTATIr1J FnP THE 71 ST CrNTURY • Mr. Ronald A. Mislowsky Ref: Valley "11 Estates October 11, 1995 Page 2 • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. If mailboxes are to be placed along the roadway fronting lots, a minimum of four 4) feet shall be between the edge of pavement and the front of mailbox. • Private entrances will be installed in accordance with VDOT's Standard PE-1 Spec ifi�otiCns 'T^.Lis - `' _...,..«..,..�. ��«� �� 1te developer's responsibility. • Any signs to be installed will be in accordance with attachments. • I suggest any utilities and/or storm sewer placed within the proposed right-of- way be backfilled completely with C.R. Type 21-A Stone. This will greatly reduce the possibility of any pavement settlement. • This plan is approved with the understanding we have yet to complete our review of your recently submitted trip generation data. If the information indicates improvements at the intersection of Route 659/ 1270 are necessary, then the developer will be responsible for implementing those measures prior to our acceptance of Mill Race Drive Extended or Racey Ridge Drive into our Secondary Maintenance System. Should you need additional information, do not hesitate to call. Sincerely, William H. Bushman Trans. Resident Engineer By: Robert B. Childress Permits/Subd. Spec. Supervisor RBC/rf Attachments xc: Mr. T. L. Jackson Mr. S. A. Melnikoff (w/ 3 sets of plans) Mr. R. W. Watkins Mr. H. E. Strawsnyder Mr. John Popovich, Chairman - WFUCC • • 0 Valley Mill Estates MDP #001-95 Pin: 55-A-176, 176B • v* SU.$Do V ISj 0V_j P� V� C1 1 I . 9 COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE DAVID R. GEHR PO BOX 278 WILLIAM H. BUSHMAN, P. E. COMMISSIONER EDINBURG, 22824-0278 RESIDENT ENGINEER September 11, 1995 FAX (540) 984 5600 7 Mr. Ronald A. Mislowsky, P.E. Ref: Valley Mill Estates C/O G. W. Clifford & Associates, Inc. Route 1270 200 forth Cameron Street Frederick County Winchester, VA 22604 Dear Ron: We have reviewed your revised site plans dated July 13, 1995. Additional comments may be found on the enclosed marked in red and as follows: 1.) The proposed design of the 30" culvert under Mill Race Drive appears satisfactory. However, Standard ES-1 flared end sections will need to be provided in lieu of the proposed ES-2. Also, all inverts shown for the pipe should be consistent. 2.) The revised ditches appear satisfactory. However, the proposed rock -lined ditches will need to conform to our Standard EC-1 specifications with Class I riprap, 24" deep. 3.) All drainage easements need to be clearly labeled. 4.) As previously communicated to your office, we ask you to submit the detailed trip study you referred to at the rezoning stage for the property in order to determine what impacts and/or improvements will be necessary at the Route 659/1270 intersection. 5.) Other miscellaneous comments as marked will need to be addressed. Please revise and resubmit four copies for final approval. Should any changes be deemed necessary, please design them to meet or exceed the above recommendations. If you have any questions, please let me know. Sincerely, �91 _/1'31 00 �G Robert B. Childress Permits/Subd. Spec. Supervisor RBC/rf Enclosure xc- Mr. T. L. Jackson, Mr. S. A. Melnikoff, Mr. R. W. Watkins, Mr. H. E. Strawsnyder TRANSPORTATION FOR THE 21 ST CENTURY 222 r REQUEST FOR MASTER DEVELOPMENT PLAN CONIYENTS' > � a Virginia Department of Transportation 4& U Q W ATTN: Resident Engineer P.O. Box 278� �' 1 C Edinburg, Virginia 22824-0278 016 9 L 9 (703)984-4133 The local office of the Transportation Department is located at 1550 Commerce Street, if you prefer to hand deliver this review form. Applicant's name, address and phone number: The CameronGroup 31 South Braddock Street, Winchester Virginia 22601 703-662-2300 Agent: Gilbert W. Clifford & Associates, Inc. 200 North Cameron Street, Winchester. Virginia 22601 703-667-2139 Name of development and/or description of the request: Valley Mill Estates Location: North side of Valley Mill Road (Rt. 659) east of Mill Race Estates (adjoining). Transportation Department Comments: See attached VDOT comments dated 01/23/95. VDOT Signature and Date: 6. (.t/ 11113 (NOTICE TO VDOT - PLEASE RETURN THIS F TO THE AGENT.) 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 THREE plans and/or application form. RECEIVED EDINBURG RESIDENCY OV 29 1994 ❑ ❑JAC OWLS ❑KDW RBC ❑KSH ❑KDC ❑RLF ❑SCG _Copies to // -.? -7, --q (- " DAVID R. GEHR COMMISSIONER �9.,�CIP,II q 11� �P'�✓FZ0.7',M"� COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE P.O. BOX 278 EDINBURG.22824-0278 WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER TELE(703)984-5600 FAX (703) 984-5607 VDOT COMMENTS ON VALLEY MILL ESTATES - - MASTER DEVELOPMENT- PLAN - January 23, 1995 We have no overall objections to this property's master development plan. However, the traffic generated by this project through the existing Mill Race Estates Subdivision may warrant improvements to the Route 659/1270 intersection. The designer indicated in Section 3, Traffic Impacts of the "Environmental & Planning Impacts" statement submitted with the property's rezoning application that "a detailed trip generation study will be necessary at the master planning stage to determine if improvements to the entrance at VA Route 659 are necessary". We reserve the right to make additional comments on this master development plan once this detailed trip study is available. Also, Julee Street (Route 1272) in the Mill Race Subdivision was designed and constructed to the projects property line so the street could be extended into the adjoining Wierman Tract in the future. At present Julee Street is a "stub" street with no cul-de-sac or other suitable means to turn our maintenance vehicles or county school buses around in. If the County does not require the extension of Julee Street into the Wierman Tract, we strongly suggest the developer be required to construct a cul-de-sac. A temporary cul-de-sac should be provided at the end of the street which adjoins the W. Schuller property. Prior to development, this office will require a complete set of construction site plans and drainage calculations for review. Any work performed on VDOT right-of-way must be covered under a land use permit. xc: Mr. Steve A. Melnikoff w/ copy of M.D. Plan TRANSPORTATION FOR THE 21 ST CENTURY FCShe IL r) Irev b REQUEST FOR MASTER DEVELOPMENT PLAN COMMES Jv Frederick County Sanitation Authority ATTN: Engineer Directorco rn 7 199 Front Royal Pike lit P.O. Box 618 un a V� Winchester, Virginia 22601 (703) 665-5690 The Frederick County Sanitation Authority is located on U.S. 522 South, one tenth of a mile from the U.S. 50 intersection, if you prefer to hand deliver this review form. Applicant's name, address and phone number: The CameronGroup 31 South Braddock Street, Winchester, Virginia 22601, 703-662-2300 Agent: Gilbert W. Clifford & Associates Inc. 200 North Cameron Street, Winchester, Virginia 22601, 703-667-2139 Name of development and/or description of the request: Valley Mill Estates Location: North side of Valley Mill Road (Rt. 659) east of Mill Race Estates (adjoining). Sanitation Authority Comments: A0 'M/'/IOVfO Sanit. Signature & Date: (NOTICE TO SANIT N - PLEASE RETURN THIS FORM TO AGENT.) 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 TWO copies 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 Ol6' (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 form. Applicant's name, address and phone number: The CameronGroup 31 South Braddock Street, Winchester Virginia 22601 703-662-2300 Agent: Gilbert W. Clifford & Associates, Inc. 200 North Cameron Street, Winchester Virginia 22601 703-667-2139 Name of development and/or description of the request: Valley Mill Estates Location: North side of Valley Mill Road (Rt. 659) east of Mill Race Estates (adjoining). Inspection Department Comments: Building shall comply with Virginia Uniform Statewide Building Code and Section 310, Use Group R (Residential) of the BOCA National Building Code/1993. NOTE: Lots located on steep slope area shall require Engineer site and foundation plan at the time of building permit application. Engineer's Signature & Date: I 1►-r - / X (NOTICE TO INSPECTIONS DEPT.- PJOSE RETURN TH S F TO AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order o assist the agency with their review. Also, please attach ONE copy of your p*ns and/or application form. //-?---;--7V • 0 c-I • COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS �� h Q. Control No. 1129941833 Date Received 112994 DabR�2� r tc� Applicant Name G. W. Clifford & Assoc. Address 200 N. Cameron Street �99 Winchester, VA 22601 Project Name Valley Mill Estates Phone No. 703-667-2139 Type of Application Master Plan Current 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 Access; Adequate Inadequate Not Identified X Fire Lanes Required; Yes No X Comments Roadway/Aisleway Widths; Adequate X Inadequate Not Identified Special Hazards Noted; Yes No X Comments - Continued - • Hydrant Locations; See Notes Adequate Inadequate Siamese Connection Location; Approved Not Approved Additional Comments: Plans approved. Rev' T' .25 hr Do gl s Kiracofe Fire Marshal Not Identified X Not Identified X REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS cam'= `c Frederick Count} Parks & Recreation Department �� j4✓z� ATTN: Director of Parks 41 Q3� P.O. Box 601 4C; Winchester, Virginia 22601 D (703) 665-5678d'� The Frederick County Parks & Recreation Department is located 107 North Kent Street, Winchester, if you prefer to hand deliver this review form. Apnlicant'� name, address and p hone number: The C arnej ,nGroup 31 South Braddock Street Winchester Virginia 22601 703-662-2300 Agent: Gilbert W. Clifford & Associates Inc. 200 North Cameron Street, Winchester. Virginia 22601 703-667-2139 Name of development and/or description of the request: Valley Mill Estates Location: North side of Valley Mill Road (Rt. 659) east of Mill Race Estates (adjoining). Parks & Recreation Department Comments: Residents from this development will use the regional parks as league and program participants. They will participate in classes and tournaments held at the parks. Families will picnic at the shelters, swim at the pools, play on the playgrounds and in the open space provided, paddleboat and fish in the lakes, and participate in an array of different non -structured activities. I would suggest that the impact mo e e -used to t this development may have on the ounty's park system. Parks Signature and Date: _<� �,J. ��r� 12/9/94 (NOTICE TO PARKS - PLE4 RETURN THIS FORM TO THE AGENT.) 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 ONE copy of your plans and/or application form. //-,23 % V 4 0 COUNTY of FREDERICK Harvey E. Strawsnyder, Jr., P.E. Director of Public Works 9 North Loudoun St., 2nd Floor 703/665-5643 March 27, 1995 Mr. Charles E. Maddox, Jr., P.E. Gilbert W. Clifford and Associates, Inc. �j ' DEPT. Or PLANNING 200 North Cameron Street ` AND DEVELOPMENT. Winchester, Virginia 22601 RE: Valley Mill Estates Master Plan Frederick County, Virginia Dear Chuck: We have reviewed the preliminary master plan for Valley Mill Estates and offer the following comments for consideration during the subdivision design: 1) A majority of the subdivision site has been classified as steep slopes. A portion of these steep slopes will be developed as single family lots. In order to avoid future construction problems, we recommend that the lots located on steep terrain or major drainage ways be designed with individual site plans including finished floor elevations, drainage features, finished contours, etc. 2) An off -site drainage easement may be required to convey additional runoff into the Mill Race subdivision. In particular, it appears that lots 80, 90 and 91 will receive additional runoff resulting from the development of Valley Mill Estates. 3) The proposed site development includes the provision for a stormwater management facility. This facility should be located in such a manner to maximize the effectiveness in controlling runoff from the site. It should also be designed to accommodate storm flows (developed) from Mill Race Estates. We recommend that a "C" value of 0.35 be adopted for the undeveloped shale overburden (grass covered). The stormwater management facility could be designed as a sedimentation basin during the site development. In this case, we recommend that a "C" value of 0.6 be adopted to Fax: 703/678-0682 - P.O. Box 601 - Winchester, Virginia - 22604 0 valley Mill Estates Page 2 March 27, 1995 simulate the denuded shale overburden. 4) The extension of Mill Race Drive will require fills up to 20 feet in depth. This fill could influence several of the building lots. Consequently, consideration should be given to a controlled fill which will accommodate future housing structures. Also, the use of extended culverts may enhance the site development adjacent to this road fill. The above comments are provided for consideration during the subdivision design. Please contact me if you have any questions regarding the content of these comments. Sincerely, A Harve E. Strawsnyder, Jr., P.E. Direc o of Public Works HES:rls cc: Eric Lawrence V file COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703i678-0682 June 19, 1995 Mr. Stephen M. Gyurisin G. W. Clifford & Associates 200 North Cameron Street Winchester, Virginia 22604 RE: Final Approval of Valley Mill Estates and Covent1y Courts Master Development Plans Dear Steve: Enclosed please find four copies of the Final Master Development Plans for Valley Mill Estates and Coventry Courts. The plans contain original approval signatures of the Planning Director and the County Administrator. Please let me know if there are any questions regarding either of these two projects. Sincerely, Kris C. Tierney, AICP Deputy Planning Director KCT/rsa Enclosure 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 June 13, 1995 Mr. Stephen M. Gyurisin G. W. Clifford & Associates 200 North Cameron Street Winchester, Virginia 22604 RE: Valley Mill Estates Master Development Plan Dear Steve: In reviewing the revised plans submitted for Valley Mill Estates, I found an error in the note concerning proffers. The note indicates the proffered number of lots as 32 rather than the final proffer of 22 lots. Also, as I mentioned in my previous letter, the plan needs to contain a reference to the proffers as they apply to the portion of the tract that is to be conveyed to Mr. Racey. It would be preferable to have the note identified with this portion of the site rather than simply referring to the "rezoned property" as is currently stated. If you want to fix this note and resubmit copies of the plan, we should be able to get the plan signed. Sincerely, Kris C. Tierney, AICP Deputy Planning Director KCT/rsa 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 • 0 gilbert w. cli f f ord & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 • Fax: 703-665-0493 May 24,1995 Mr. Kris Tierney Frederick County Planning Department P.O. Box 601 Winchester, Virginia 22604 RE: Valley Mill Estates Master Development Plan Dear Kris: Thanks for meeting with me regarding the above referenced project. Now that we have the zoning acreage clearly defined we will change the appropriate master plan notations. As noted during our meeting the total area zoned is 19.35 acres. The master plan incorporates a slightly larger area of 20.23 acres, an area that includes all property boundary areas. This will change the calculations slightly but not significantly. Your staff review of the master plan is appreciated so that we can proceed with final sign -off and approval of the required master plan prior to subdivision reviews. Should you require any additional information for your review, please call. Sincerely, gilbert w. clifford & associates, inc. Z�✓ Step e Gyurisin S G/c gilbert w. cli f ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 9 Fax: 703-665-0493 March 16, 1995 Mr. Kris Tierney, Deputy Director l ®' rr < Frederick County Planning Department Lo W z P.O. Box 601 Winchester, Virginia 22604 U o W RE: Valley Mill Estates - Master Plan Dear Kris: Please find enclosed the application, comments sheets, application fee and 25 copies of the Master Plan as submission to the Planning Commission for approval. A copy of the project slide (35 mm) was prepared for the rezoning as well as aerial photographs. Should you wish additional copies, please let me know. The plan as presented has been under review since November, 1994 and reflects a lower than allowed density with State maintained (VDOT) roads. It is my understanding that this plan will be on the April 5, 1995 Planning Commission agenda. Sincerely, g'Ibert lifford &associates, inc. Ste7e. Gyurisin S en cc: Mr. Richard W. Pifer gilbert w. cli f ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 • Fax. 703-665-0493 March 27,1995 Mr. Eric Lawrence Frederick County Planning Department P.O. Box 601 Winchester, Virginia 22604 RE: Valley Mill Estates Dear Eric: Please find attached the Master Plan for Valley Mill estates. The plan is revised to reflect your review comments of March 24, 1995. Based upon your comments the Preliminary Master Plan is revised to show: • Clarification of the number of planned lots for 22 single family lots. • Inclusion of all property ID numbers. • Vicinity map correction references. • • Complete legend for reference interpretation. • Complete environmental notations especially for the environmental features of woodlands and steep slopes. • Right-of-way dimensions and road names are shown for your clarification. • Utility lines have been labeled for your ready reference. • A stormwater management area is identified. Please let me know the exact number of Preliminary Master Plans needed for your agenda mailing and staff reviews. I understand that you will review this plan on Monday, March 27, 1995 for inclusion in your Tuesday, March 28, 1995 Planning Commission agenda mailing. Eric, this Preliminary Master Development Plan has not changed as presented to the Planning Commission. The plan components are now clearly represented for review by the Planning Commission and Board of Supervisors; and I look forward to your positive recommendation for the April 5, 1995 meeting. Sincerely, gilbert w. clifford & associates, inc. Steph M. Gyurisin atta ment foj;�rjcg c RF DEPT. of PLANNING. ANp DEVELOPMENT;^g) • Preliminary Master ]Development Flan for Valley Mill Estates The preliminary master development plan calls for the development of single family detached traditional lots on a 16 acre portion of the 18.81 acre site. A discrepancy in the MDP application proposes both 21 and 22 residential lots; correction by the applicant will be necessary. The 18.81 site is zoned Residential Performance (RP) Zoning District, permitting the proposed development. This development would create an overall gross density of approximately 1.3 dwelling units per acre which complies with the requirements of the Zoning Ordinance and meets the intent of the Comprehensive Plan. The MDP indicates that the minimum lot size within the proposed development is 20,000 square feet; therefore, common open space and recreational facilities are not required. TECHNICAL PLAN REQUIREMENTS The preliminary master development plan incorporates development on two adjoining parcels, identified by Property Identification Numbers 55-A-176 and 55-A-176B, consisting of 16.47 and 2.34 acres, respectively. Both of these Property, Identification Numbers should be.present, on the plan. The plan should include information concerning all proposed land uses on the 18.81 acre site. A 16 acre portion has been designated as single family detached traditional lots. Land use of the remaining 2.81 acres is not adequately addressed. If there are presently no development plans for this 2.81 acre portion, it should be noted on the plan that the area is reserved by the owner for future use. The vicinityma included in the preliminary MDP denotes an incorrect location, a site p p rY .,... .. approximately_,one-Palf mile West. A legend describing all symbols_that are used should be included in the plan. The location of floodplains, lakes and ponds, and natural retention areas are not indicated .on the plan as required by the Zoning Ordinance. The proposed single family detached traditional lots site consists entirely of woodlands and 45.31 percent of steep slopes. Inadequate information has rbe been provided to determine the percentage of acreage which will be distud by the proposed development. The applicant should include detailed calculations concerning the acreage and total percentage of acreage disturbed by the proposed development (including road rights -of -way and cleared lot area). SITE LAYOUT The MDP indicates that construction for this project will be done in one phase. The "Typical Wooded Lot Detail" depicts lots of an average 18,000 square -feet, while the application states that the minimum lot size will be 20,000 square feet. Access to the proposed development will be via the extension of Mill Race Drive from the Mill Race Estates subdivision, and the creation of a new road traversing the property in a north -south manner. The rights -of -way dimensions of each of these roads should be provided on the plan, as should the name of the new road. The approximate location of water and sewer mains should be included on the plan. These t° ' services are available from the Mill Race Estates subdivision, just east of the proposed development. An.appropriate stormwater management plan should also be included on the master development plan. As necessary, on -site stormwater management facilities should be designated and supported by stormwater calculations. Residential separation buffers, zoning district buffering, and road efficiency buffers are not required for this site. DEEDS OF DEDICATION Section 144-32 of the Frederick County Subdivision Ordinance requires the creation of a property owners association for the continuous maintenance and management of all common open areas, easements, storm water management facilities, and dedicated facilities associated within an approved subdivision. Staff believes that it is important to understand this requirement at this phase of the planning process. Subdivisions that do not have common open space or recreation facilities still contain drainage easements and storm water management facilities that require maintenance. Maintenance must be provided by the residents of the proposed subdivision; not by Frederick County. STAFF RECOMMENDATION: Denial. The information provided inadequately addresses the requirements of the Master Development Plan and the Zoning Ordinance. § 165-124 FREDERICK COUNTY CODE Master Development Plan Approval Process Review Conference with Staff Pre Application Conferenoe with Planning Commission Submission of Preliminary MDP, Application and Comments to Staff Approval Final MDP Approved by Staff Final Subdivision or Site Plan to PC Review by Consulting Engineer Design Committee Reviews Preliminary MDP Submission to PC and PC Approval, Approval with Changes or Denial Submission to Board of Supervisors Approval with changes Final MDP Approved by Staff Final Subdivision or Site Plan to PC Denied § 165-125 § 165-125. Contents of preliminary master development plans. A. All required items shall be shown clearly on the plan. All preliminary MDP"s shall be prepared in accordance with the following specifica- tions: 16650 0 • § 165-125 ZONING § 165-125 r (1) t The scale shall be one (1) inch equals one hundred (100) feet or larger (the ratio of feet to inches shall be no more than one hundred (100) feet to inch] one (1) or at a scale acceptable to the 6 Director. The scale shall be sufficient so that all features are discernible. (2) No sheet shall exceed forty-two (42) inches in size unless approved by the Director of Planning and Development. If the MDP is prepared on more than one (1) sheet, match lines shall clearly indicate where the sheets join. (3) ✓ All MDP"s shall include a North arrow, a scale and a legend describing all symbols. (4) A boundary survey of the entire property related to true meridian and certified by a certified Virginia surveyor, architect or engineer, with all dimensions in feet and decimals of feet, is required for all MDP"s. w""(5) The total area of the property shall be specified on the MDP. �6) The topography shall be shown at contour intervals acceptable to the Director. (7) The title of the proposed project; the date, month, year the plan / was prepared or revised; the name of the applicant(s), owner(s) V and contract owner(s): and the names of the individuals or firms preparing the plan shall be clearly specified- (8) A schedule of phases, with the approximate location of phase boundaries and the order in which the phases are to be developed, N�{( shall be provided. V,`*'(9) The use of all adjoining properties shall be clearly designated on the MDP. �10) An inset map shall be provided showing the location of the project along with the location of all existing or approved public: roads, streets or rights -of -way within two thousand (2.000) feet of the boundaries of the protect. B Ccntents of a prelimir-,,iry master development plan in lhc; Residentiai Perfoimatice District, he Residential Planned Community District, thc, Residentia! RecreationA Community District and the Mobile Horn;; 1(�6 :1 9 0 § 165-125 FREDERICK COUNTY CODE § 165-125 Community District. The preliminary MDP shall contain a conceptual plan, showing the location and functional relationship between all proposed housing types and land uses, including the following` information: ✓ (1) A land use plan, showing the location, arrangement and approximate boundaries of all proposed land uses. (2) The approximate acreage in common open space, in each use and housing type and in roads, streets or rights -of -way for each phase and the total development. (3) The location and approximate boundaries of proposed housing types conceptually shown in accord with residential performance dimensional requirements. (4) The proposed number of dwelling units of each type in each phase and in the total development. (5) The location and approximate boundaries of existing environmen- tal features, including floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes and woodlands. wo""(6) The location of environmental protection land to be included in common open space. ' /(7) The approximate acreage of each type of environmental (/ protection land, the amount and percentage of each type that is to be disturbed and the amount and percentage of each type to be placed in common open space. (8) The amount, approximate boundaries and location of common !� open space, with the percentage of the total acreage of the site to be placed in common open space. (9) The location and general configuration of recreational facilities. with a general statement of the types of recreational facilities to be provided. /(10) The location and extent of proposed buffers, with statements, profiles, cross sections or examples clearly specifying the screening to be provided. 16652 § 165-125 ZONING § 165-125 (11) The proposed location, arrangements and right-of-way widths of roads and streets and the location of proposed access to surrounding properties. 1,,,,'112) The location and arrangement of street entrances, driveways and parking areas. �(13) The approximate location of sewer and water mains with statements concerning the connection with and availability of existing facilities. �(14) A conceptual plan for stormwater management with the location of stormwater facilities designed to serve more than one (1) lot. Calculations describing all proposed bonus factors with the location of and specifications for bonus improvements, when proposed. 16) The location and treatment proposed for all historical structures and sites recognized as significant by the Frederick County Board 11aA16- of Supervisors or as identified on the Virginia Historical Landmarks Commission Survey for Frederick County. A history of all land divisions that have occurred in relation to the tract since the adoption of this requirement. C. Contents of a preliminary master development plan in the M 1 Light Industrial District, the M2 Industrial General District, the EM Extractive Manufacturing District, the HE Higher Education District, the B 1 Neighborhood Business District, the B2 Business General District or the B3 Industrial Transition District. The preliminary MDP shall contain a conceptual plan, showing the location and functional relationship between streets and land uses, including the following (1) A conceptual plan, showing the location and arrangement of proposed uses. (2) The existing environmental features, including floodplains, lakes and ponds, wetlands, natural stormwater detention areas, steep slopes and woodlands, as defined. (3) The proposed location and arrangement of all streets and u1111ty systems. 16653 REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP Preliminary Matters Pursuant to Section 15.1 - 491.1 et. sec►., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of approximately 19 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. General Development Plan The development of the subject property and the submission of any Master Development Plan will provide for a street layout connecting with the Mill Race Estates Subdivision via Mill Race Drive, and as shown on the attached Addendum "A" -Generalized Development Plan - Valley Mill Estates. There will be no street connection directly to Valley Mill Road. The rezoned property shall not be subdivided into more than twenty-two (22) lots and there shall not be constructed thereon more than twenty-two (22) single family detached houses and no apartments, duplexes or other multi -family buildings shall be constructed on the property. MonefAIT Contribution to Offset Impact of Development The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is issued for each lot, the sum of Four Thousand One Hundred Forty-eight Dollars ($4,148.00) (for Parks and Recreation Department, Schools, Fire and Rescue Department and as otherwise directed by the County). In essence, the sum of Four Thousand One Hundred Forty-eight Dollars ($4,148.00) will be paid at the tifiie a building permit is issued for each lot. See addendum "B" showning breakdown of impacts by category. Monetary Contribution to Offset Impact of Fire and Rescue The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay PAGE 2 PROFFER STATEMENT (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP to the Greenwood Volunteer Fire and Rescue Company, Forty-five Dollars ($45.00) for each lot approved for development on the Final Subdivision Plat. In, essence, the sum of Forty-five Dollars ($45.00)in payment will be made directly to the Greenwood Volunteer Fire and Rescue Company at the time lots are approved for subdivision by the County. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, CAMERON GROUP By: Richard W. Pifer OWNERS: Gerald L. and Frances F. Racey and the Georgia Weirman Estate Representative: Gilbert W. if ord & Associates, Inc. Stephen . G STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: Zd 4PRIL , 19g5 The foregoing instrument was acknowledged before me this day of 9esember,-1994-, by Stephen M. Gyurisin of Gilbert W. (Clifford and Associates, Inc. Representative for the Applicants. My Commission expires 9 9 7 Notary Public �`� Parcel 55-180 1 ( J Wilkins Development r ; Corporation ---_ - - ...--- Zon ed: RP Vse: Vacant -- -- i " o ` ( � • 1 co ; i - '` Parcel:55 703 1 ` $lue Ridge M.H.P. Zoned: MH=f `Use: jRes. \ •� 2 ; Parcel 55-179 William Schuller/ '` ; ` ___ _ = �/ '•., `• �; Zoned: RA Ex- 8 San Sewer� Use: Vacant 21 EX• -Mill _Race Dr. 20 `'\ 7 - -- %I Mill Race ` Estates' C.0 17 l / Zoned: !RP Use: Residential u <c I'' x.`6" ;. Ex.' 8- San. Sewei ' 15 ,'+ 1 Ex;` Julee S* St- e — Parcel ' ° ` --- 1 55- 7 78 Ex. 8" W M --- - Minnie Schuller Est. _ Zoned: RA _� - �,�` ----_Use: Res:-•. `•. '-� '. - Q .a i q)� Parcel 55-175 i Vames',& Mary KiG`ougk- t Zoned: RA ! R tiJ`' 4 Use.- Res. Porce- _ _ 55-175A - - Mark ti Parcel -_ rPd1756 Zoned: RADevelo er: s K. P 55-181 Use: `Res. Williams Cameron Group Eastern Frederick 1 Zoned: RA j Clio Mr. Richie Pifer Development Cor oration . Use: Res. Rq�s Zoned: RP - - 81 S. Braddock Street r1lse�yacant Winchester, Virginia 22601 SEEK 550 -- t Ph: 667-4212 Parcel 55-175E- `` Mill Race Scale: 1=300' Rev 1.2, 10 Nov. 1994 -- -` - __ Home �wne� Association Epp Contour Intervol=10' June, 1994 �; �r•_ gilbert w. Clifford & associates, inc. VALLEY MILL ESTATES —REZONING sneer ENGINEERS - LAND PLANNERS - SURVEYORS 150—C 01de Greenwich Drive 2 Generalized Development Plan of 00 North Cameron Street P Fredericksburg, Virginia 224-01 Winchester, Virginia 22601 1 (703) 898-2115 (703) 667-2139 Frederick County, Virglnla 0 • REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "A" GENERALIZED .DEVELOPMENT PLAN VALLEY MILL ESTATES ktt,.tc.h:1ent "4 6so Parcel 55-180 Wilkins Development.- tio Con zone RP Use. 3n Parcel; 55--1 � 03 1 "-81ue Ridge M.H.P. Zohed: mH kOse: fRes. P, orcel 6,.T0 55-179 Mliam Schull Zoned: RA Use: Vacant Ex'Sewer San ewer -Race Dr. % W 8 W/Al 76 Es U Vdca t I 15. A '...) Mill Racer 1.85 ACR ES Estates" R RA Zoned:,IRP UiF Residential P ck� G�-6' x. IkC Ex' ton. Sewer Exi Julep SQeet Par C 55-1;8 Minnie Schuller test. Zoned: RA Use: Total '.19.3 RA' tb 01 2. Ourcel 55-175, _4z' 4_� 'Vomes,* KiVouqht Mary Z 0( ie - RA ---- - ----- 0 11C Res 6 ee .9 e orce 55-175A Mark i�r;cel `Ritchie Pcl 55-1750 Zoned: RA D069-los K Developer: Cam eron Group 55-181"-" Eostem Frederick '. Vse:-Res. Williams Zoned: RA clo Mr. Richie Pifer Development Car oration W Res 81 S. Braddock Street Zoned: Winchester, Virginia 22601 ant cR 550 Parcel 55-175E- Scale: 1*=300' Rev 1.2, 10 Nov. 1996�0 Contour Interva1=10' Mill Race Home Association June. 1994 gilbert w. clifford & associates, inc. ENGINEERS VALLEY MILL ESTATES-REZONINGEj!!t — LAND PLANNERS — SURVEYORS 01 150—C de Greenwich Drive Fredericksburg, Virginia 200 North Cameron Street Generalized Development Plan 22401 Winchester, Virginia 22601 Ll REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "B" GENERALIZED.DEVELOPMENT PLAN VALLEY MILL ESTATES j MONETARY IMPACT OF DEVELOPMENT BREAKDOWN OF IMPACTS BY CATEGORY SCHOOLS PARKS TOTAL FIRE & RESCUE $ 3568.00 PER UNIT $ 580.00 PER UNIT $ 4148.00 PER UNIT $ 45.00 PER UNIT Based on 19 acres with 22 single family detached homes. Total estimated proffer $92,M.00. Total estimated Fire and rescue proffer $990.00. WA MILL Es,r� s J. § 165-125 ZONING § 165-125 (1) The scale shall be one (1) inch equals one hundred (100) feet or larger (the ratio of feet to inches shall be no more than one hundred (100) feet to one (1) inch] or at a scale acceptable to the Director. The scale shall be sufficient so that all features are discernible. No sheet shall exceed forty-two (42) inches in size unless approved by the Director of Planning and Development. If the MDP is prepared on more than one (1) sheet, match lines shall clearly indicate where the sheets join. (3) All MDPs shall include a North arrow, a scale and a legend describing all symbols. 44) A boundary survey of the entire�roperty related to true meridian and cer i ie y a certified i\rna surveyor, architect or engineer, with all dimensions in feet and decimals of feet, is required for all MDP's. ,(.&' The total area of the property shall be specified on the MDP. The topography shall be shown at contour intervals acceptable to the Director. {7) The title of the proposed project; the date, month, year the plan was prepared or revised, the name of the applicant(s), owner(s) and contract owner(s). and the names of the individuals or firms preparing the plan shall be clearly specified. (8) A schedule of phases, with the approximate location of phase boundaries and the order in which the phases are to be developed, shall be provided. S-rATE _L PNASE The use of all adjoining properties shall be clearly designated on the MDP. (10 An inset map shall be provided showing the location of the project along with the location of all existing or approved public roads, streets or rights -of -way within two thousand (2,000) feet of the boundaries of the project. LOC4'►764 nf� Prime -sic T B. Contents of a preliminary master development plan in the Residential Performance District, the Residential Planned Community District, the Residential Recreational Community District and the Mobile Home 16651 4 § 165-125 FREDERICK COUNTY CODE § 165-125 Community District. The preliminary MDP shall contain a conceptual plan, showing the location and functional relationship between all proposed housing types and land uses, including the following information: t/A J41 A land use plan, showing the location, arrangement and approximate boundaries of all proposed land uses. W(-- , „►:�,a� 02) The approximate acreage in common open space, in each use and housing type and in roa sR streets or rights -of -way for each phase and the total development. d(3)' The location and approximate boundaries of proposed housing types conceptually shown in accord with residential performance dimensional requirements. (4 The proposed number of dwelling units of each type in each phase and in the total development. , LoTs - -1 Q. Z2 4f)f The location and approximate boundaries of existing environmen- tal features, including floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes and woodlands. NA (6) The location of environmental protection land to be included in common open space. u _(7)' The approximate acreage of each type of environmental protection land, the amount and percentage of each type that is to be disturbed and the amount and percentage of each type to be placed in common open space. (8) The amount, approximate boundaries and location of common open space, with the percentage of the total acreage of the site to be placed in common open space. (9) The location and general configuration of recreational facilities, with a general statement of the types of recreational facilities to be provided. (10) The location and extent of proposed buffers, with statements, profiles, cross sections or examples clearly specifying the screening to be provided. 16652 § 165-125 ZONING § 165-125 (11) The proposed location, arrangements and rig ht-of-wayr widthg,of . roads and streets and the location of proposed access to surrounding properties. The location and arrangement of street entrances, driveways and parking areas. 13 The approximate location of sewer and water mains_ with statements concerning the connection with and availability� existing facilities. (14) A conceptual plan for stormwater management with the location of stormwater facilities designed to serve more than one (1) lot. A A SW Calculations describing all proposed bonus factors with the location of and specifications for bonus improvements, when proposed. _.16) The location and treatment proposed for all historical structures ,02jgCe,JT and sites recognized as significant by the Frederick County Board qC, SITe of Supervisors or as identified on the Virginia Historical Landmarks Commission Survey for Frederick County. (17) A history of all land divisions that have occurred in relation to the tract since the adoption of this requirement. C. Contents of a preliminary master development plan in the M 1 Light Industrial District, the M2 Industrial General District, the EM Extractive Manufacturing District, the HE Higher Education District, the B 1 Neighborhood Business District, the B2 Business General District or the B3 Industrial Transition District. The preliminary MDP shall contain a conceptual plan, showing the location and functional relationship between streets and land uses, including the following: (1) A conceptual plan, showing the location and arrangement of proposed uses. (2) The existing environmental features, including floodplains, lakes and ponds, wetlands, natural stormwater detention areas, steep slopes and woodlands, as defined. (3) The proposed location and arrangement of all streets and utility systems. 16653 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. Backaround Information: 1. Development's name: (�fj�t�itpit/ �7/toU,Q 2. Location of property: UICI 17-t MAr' - K3912'tof UAury ►��cL Qly� (?nE �1H1a'� 3. Total area of property: ��, - qS Ac.S 4. Property ID # (14 Digit) - ,q - / 76 5. Property zoning and present use <? 6. Adjoining property zoning and present use: 7. Proposed Uses: S/NG� (F %9`l�C y��Tgcf/� S. Magisterial District: �lOr�tK/gll 9. Is this an original or amended Master Development Plan? original Amended 8 31 Information: ve the following items been included? forth arrow Scale Legend Boundary Survey Total Area Topography Project Title Preparation and Revision Date Applicant's Signed Consent Statement 2. Number of phases proposed? — Yes ✓ No Yeses- No Yes No�� Yes No Yes ✓ No Yeses No Yes 7 No Yes ✓ No Yes No 3. Are the proposed phases shown on the Master Development Plan? Yes No 4. Are the uses of adjoining properties clearl designated? Yes No 5. Is an inset map provided showing the location of the roject and all public roads within 2,000 feet. / V J (Lj O I rf MAP Yes ✓ No 6. Are all land uses clearly shown? Yes No 7. Are environmental features clearl shown,' Yes No r 8. Describe the following environmental features: Total Area % Disturbed Acres in (Acres) by development Open Space Floodplains U Lakes and ponds C Natural retention areas G (� Steep slopes i (15 % or more) 7 Woodlands_ 9 V. Are the following shown on the master development plan? Street layout Yes ✓ No Entrances Yes=No Parking areas Yes No Utilities (mains) Yes No ' 10. Has a conceptual stormwater management plan been provided? Yes NoX_ 11. Have all historical structures been identified? Yes No Residential Uses If the Master Development Plan includes any land zoned RP, (Residential Performance) or any residential uses, the following items should be completed. n Oil 1. What numbers and types of housing are proposed? Z Z • On ) Z° Goa 006 a schedule provided describing each of the following in each phase �� AS �- p Yes No in each housing type Yes No AidiaFacreage in street an rig of ways Yes No Yes No Number of dwellings of each type Yes No 3. What percentage of the total site is to be placed in common open space? (j 10 4. Are recreational facilities required? Yes No 5. What types of recreational facilities are proposed? 6. Are separation buffers required? Yes No 7. Are road efficiency buffers required? Yes No x 8. Are landscaping or landscaped screens required? Yes NoX" 9. Are required buffers, screens, and landscaping des y the plan with profiles or examples? Yes 11 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703 / 678-0682 April 11, 1995 TO THE APPLICANTS) AND /OR ADJOINING PROPERTY OWNER(S) The Application of: VALLEY MILL ESTATES Master Development Plan Application #001-95 The applicants are proposing to develop 22 lots for single family housing. This property is located in the Shawnee District and identified as PINS 55-A-176 & 55-A-176B. The directions to this property are as follows: North of Valley Mill Road (Route 659), approximately 3/4 mile East of Greenwood Road (Route 656). This master development plan application will be considered by the Frederick County Board of Supervisors at their meeting of April 26, 1995. The meeting will be in the board room of the Old Frederick County Courthouse, Winchester, Virginia, at 7:15 p.m. Any interested parties wishing to attend this meeting may do so. Sincerely, Kris C. Tierney, AICP Deputy Director KCT/dc 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 This is to certify t* the attaghed r#orrespondence womailed to the following on from the Department of Planning and Development, Frederick County, Virginia: EASTERN FREDERICKp.0. DALE & ANGELA COOK I i BOX 2097 516 MILL RACE DRIVE � WINCHESTER, VA 22601._ WINCHESTER, VA 2260.2 - GEORGLA WIERMAN EST. LOUIS & NANCY LEPORE - C/O RICHARD BALDWIN 222 MILL RACE DRIVE 3727 SWEETBRTAR WINCHESTER, VA 22601 PASADENA, T% 77505 STEVEN DICKEY GERALD & PRANCES RACEY ROUTE 1, BOX 2160BERRYVILLE, 985 VALLEY MILL ROAD VA 22611 _ WINCHESTER, VA 22602 CHARLES BARR MARY KILLOUGH 107 EVETTE PL 1081 VALLEY MILL ROAD WINCHESTER, VA 22602 WINCHEST ER, VA 22602 JOHN AND JANE MCALLISTER MARK RITCHIE I 233 BURNT FACTORY RAOD i 1071 VALLEY MILL ROAD STEP_HENSON, VA __22656 .- -_ WINCHESTER, VA 22602 ROBERT AND JOAN PADGETT KENNETH SCHULLER 103 EVETTE PLACE 2138 VALLEY MILL ROAD WINCHESTER,__ VA _- _ 22602- WINCHESTER, VA 22602 KEITH KOONTZ WILLIAM SCHULLER 123 JULEE STREET 140 DENNY LANE WINCHESTER, VA 22602 WINCHESTER, VA 22602 WILKINS DEVELOPMENT -- --- - 7 SOUTH LOUDOUN STREET i WINCHESTER, VA 22601 Kris C. T'er , eputy Di r Frederick County Dept. lanning STATE OF VIRGINIA COUNTY OF FREDERICK 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 , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this day of , My commission expires on NOTARY PUBLIC 0 7-'� March 22, 1995 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: VALLEY MILL ESTATES Master Development Plan Application #001-95 The applicants are proposing to develop 22 lots for single family housing. This property is located in the Shawnee District and identified as PINS 55-A-176 & 55-A-176B. The directions to this property are as follows: North of Valley Mill Road (Route 659), approximately 3/4 mile East of Greenwood Road (Route 656). This master development plan application will be considered by the Frederick County Planning Commission at their meeting of April 5, 1995. The meeting will be in the board room of the old Frederick County Courthouse, Winchester, Virginia, at 7:00 p.m. Any interested parties wishing to attend this meeting may do so. Sincerely, ,-- Kris C. Tierney, AICP Deputy Director KCT/dc 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 This is to certify a the an-khec-4. correspondence *mailed to the following on MARCH 22, 1995 from the Deparkmen&0f Planning and Development, Frederick County, Virginia: GEORGIA WIERMAN ESTATE WILKINS DEV. CORP. C/O RICHARD BALD 7 SOUTH LOUDOUN STREET 3727 SWEETBRIAR WINCHESTER, VA 22601 PASADENA, TEXAS- 77505 MARY B. KILLOUGH MARK R. RITCHIE 1081 VALLEY MILL ROAD 1071 VALLEY MILL ROAD WINCHESTER, VA 22602- WINCHESTER, VA 22602 GERALD & FRANCES RACEY 985 VALLEY MILL ROAD WINCHESTER, VA 22602 MINNIE SCHULLER ESTATE C/O KENNETH SCHULLER 915 VALLEY MILL ROAD WINCHESTER, VA 22602 EASTERN FREDERICK P.O. BOX 2097 WINCHESTER, VA 22604 KEITH R. KOONTZ 123 JUL'IE'STREET WINCHESTER, VA 22602 JOHN & JANE MCALLISTER 233 BURNT FACTORY ROAD STEPHENSON, VA 22656 STATE OF VIRGINIA COUNTY OF FREDERICK I, RENEE' S. ARLOTTA KENNETH SCHULLER 915 VALLEY MILL:=;ROAD WICNHESTER, VA 22602 WILLIAM H. SCHULLER, JR. 140 DENNY LANE WINCHESTER, VA 22603 MILL RACE HOMEOWNERS ASSOCIATION 817 DUTTON PLACE WINCHESTER, VA 22602 CHARLES E. BARR 107 EVETTE PLACE WICCHESTER, VA 22601 ROBERT & JOAN PADGETT 103 EVETTE PLACE WINCHESTER, VA 22602 Kris C. Tierney, Deputy Director Frederick County Dept. of Planning , 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 MARCH 22, 1995 , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this 22 day of MARCH '1995 , My commission expires on AUGUST 31, 1995 NOTARY PUBLIC • STEVEN A. DICKEY ROUTE 1, BOA 2160 BERRYVILLE, VA 22611 LOUIS & NANCY.LEPORE 222 MILL RACE DRIVE WINCHESTER:.VA 22602 hik 71 llblln 1. � -,_,�_ - :�.-;-` • � / \ p ,,, __-_- _ , 1 Site pa11 SITE )l 1J !' r ) �•... J . V �� yr s! a �:; F Ig 1� Y.ing SI 5 60VICINITY MAP SCALE: 1'-2000' APPROVED BY Frederick County Planning Department Date OWNERS' eONSEINT The above and foregoing Boundary Line Adjustment between the lands of GERALD L. RACEY AND FRANCES e: RACEY and THE CAMERON GROUP, as appears in the accompanying plat, is with the free consent and in accordance with the desires of the undersigned owners, proprietors, and trustees, if any. (zz,e) X� z�C Gerald L. Racey The Cameron Group Frances F Race NOTARY PUBLIC NOTARY PUBLIC (-,,r�r�InG1h(`�fY;l a Notary t-QhQ0l , a Notary Public in and for the State of Virginia, at large, Public in and for the State of Virginia, at large, (` Pi do certify that �� Frog ci k • A do certify that IK) ter I 1 VV p whose names are signed to the foregoing Owners' whose name is signed to the foregoing Owners' Consent, has acknowledged the some before me in Consent, have acknowledged the same before me in my state. my state. Given under my hand this 2 0 day of Given under my hand this _Q � h' day of 1.9 My ommission a pir s (�(� G�1 31 I My commission expires - � 1 � 1 Q• t � <:� c,,rlr;is��a zed i c a r+. t;�►e. SUR VEYOR'S CERTIFICA TE r T. 110 CDMMi5Si0f16 l hereby certify that the land contained in this Boundary Line Adjustment is a portion of the land as shown on the Final Plat for Boundary Line Adjustment Between The Lands Of GERALD L. RACEY and FRANCES 6' RACEY and THE CAMERON GROUP by Deed of Exchange, Boundary Adjust- ment and Consolidation dated 6 February 1996, said deed recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 852 at Page 1261. y S. W. Marsh, L. S. P.I.N. 55—A-176 Zoned: RP Final Plat for Use: Residential BOUNDARY LINE ADJUSTMENT P.I.N. 55-A-176B Between The Lands Of Zoned: RA & RP Use: Residential GERALD L. RACEY and FRANCES $r RACEY And S H °'� THE CAMERON GROUP r Stonewall Magisterial District BLA26568. dwg Frederick County, Virginia S. W. MARSH z o CERTIFICATE NO. �. DATE: 9 May 1996 Cover Sheet Sheet 1 of 2 U 1843 r �9 I d J Ia 0 9- ND MARSH & LEGGE Land Surveyors, P.L.C. SUR�y� 189 North Cameron Street wtnche�ter, Vtrglnls 2Z601 (540) 667-0468 Fax (540) 667-0469 NOTES No title report furnished. 2. Easements may exist that are not shown. J. Iron rods found or set at all property corners. 4. Boundary information shown token from , plats and deeds of record and not field verified. 5. The 1.0731 acres shown is to be taken from Parcel 2 and is to be added to and become a part of Parcel 1. J j U L 41 2Qn-Ix W N �� Ali h C� v S J, Ciu, 0,1 CURVE NO. 1 Q = 0451'44" RADIUS= 3118.48' ARC= 264.6 4' TAN=132.40' CHORD=264.56' CN.BRG. =N53 20'53"W 0 100 200 400 Graphic Scale in Feet 1 "= 200' H dp e-71 £ S. WV', MARSH z a CERTIFICATE NO. — v 1843 A IV 9ND SUyO GERALD R 'es S o! 166 0e `�s�i '�' � yF'�ti • !o ♦ SB � +' cgs /!oro�cnoN lis��O,v � ,� S T{yo `l / 190 l !off o, r\ ' O J / So Mi/ Race PARCEL 1 Or, P.I.N. 55—A-176 w 16.0204 Acres (ORIGINAL) J 17.0935 Acres (ADJUs1ED) I 0 Q N W J rn 0 Ex. Julie Street 2 rn -Existing 60' R/W DB 489—P192 I A000. �"N hp ca ,A-o PARCEL 2 P.I.N. 55—A-176B 6.3511 Acres (ORIGINAL /s�R?' .278 Cres (AO.VSIFD) N55'46'45 "W — 61.91' L C? C 1 aP, r N85 04 ,36 "W 3 Q 255.23' q 2 �u Y Q n O rF X NW —ZONING BOUNDARY h LINE N %� JJJ�� S8 8. , "W 88.93' THE CAMERON GROUP \ ZONED: RP \USE: VACANT \ Final Plat for 1_j BOUNDARY LINE ADJUSTMENT Between The Lands Of L. RACEY and FRANCES And THE CAMERON GROUP Stonewall Magisterial District Frederick County, Virginia R. MARK RITCHIE ZONED: RA USE. RESIDENTIAL RACE, Y BLA26568. DATE: 9 May 1996 SCALE: 1"=200' Sheet 2 of 2 MARSH[ & ILEGGE Land Surveyors,lP.L.C. 139 North Cameron Street Winchester, V1r9tn1a 22601 �e (540) 667-0458 Fox (540) 667-0469 MRRSH&LEGGE u 13 10:37 S Ir 5 ( 1 POSt-its Fax Note 767 i To , Frpm j I - SI►etit>tl�luzlr�' �.. e_ ! -.. ' A- Phone ~�'ho!ie _. i�'6� i I h r uc. i�.,!,ainQ St Asa^ MOOT MA,� i. _ S � SCAtf' t'- )) APPROVED Br. Frederick :vunry Plan;nirg L eRortment L')ate O WNERS' Cl^iSF2VT Tt'e,-jbot-e rjr d fnr tr qo,-q Boui?dart% Line Ac ' ionf:iJ of GEf�A�.!` PA,"E) A?'1E' F,aq';C[_: C. RAG'EY ;Ind 'NE � M R;:'V vRC?!?p. os ncpec'�s in the ac,-:rrr,. _,,nyi-7 1 p/cit, ,s 4 'he free coriser,t ,.-r it 06'': '-eS - f ., c ,;,,,n(- r;wner`, r.:;:,r:prars, ?nd trustees, it or,c NOTARY PUBLIC Publ;c ir, aria for the Stute .3t 'v,rcrn,jj at large, whose home is signed to the roregofng Owners' Conser; , has acknowledges.' the some before me in rr v StUte. Given ,rder m1v hond this _. _._._ dv of Al) commission expires « NOTARY PUBLIC Public in, ancr t()r the Mote of ,, V",rgin,a, 1t d0 ert!fv thGt whose names ore signed to the foregotnq ''wrrers Consent, have acknowledged thN some m y 5fote (;,„,_.t under hc; d thr5 _ _�...... .. ;Gy of My corr.missrr_:n expires SURVEYOR'S CERTIFICA i E 1 hereby certify that the land contained in this Boundary L;ne Adiwstrrent is a po-'rc!n of >i)e land as shown on the Final Plot for Boundory Line Adiustment Be`ween The Lands of GE'FALi;' !. RACEY and FRANCES C RACEY crd THE CAMERON GROUP by Deeo of Fxchonge. Boundary Adtust--- ment and Consolidation doted 6 Februory 1996, said deed recorded -n the Office of the Clerk of the Circuit Court of Fre:.. ick County. Virginio ir? Deed Book 852 of Page 1261. S. W M(7rsh. L. S. P.1 N. 55-A- ; 16 rc- ed. RP v. 55--A-1166 FAA & RN <esider, t ial r14X k L 2 S. W, M ;N Z o CERTIFICATE NO. W v 18jj43 D M� �L� BOUNDARY LINE AD�IUSTMENT G'ERALD L. RACEY and FRANCES C. RACEY A THE CAMERON GROOF Stonewol,' Magisteriai District &LA26.569.dwg Frederick Count ✓, Virgin ia* 014, DATE 9 May 1996 Cover Sheet Sheet 1 of 2 MIARsH & LEDGE Land Surveyorsr P.L C. 130 Noah Grneron 9tree non i (540) Qe7-008 For (540) e67-0460 Y NIARSWLEG(IE 69 --__' u 13 10:37 NOTES I No title report furnished. 2. Easements may exist that ore not shown. 3. Iron rods found or set at oll property corners. / 4. Boundary information shown token from , plats and deeds of record and not field verified 5. The 1.0"I owes shown is to be taken from Parcel 2 and is to be oaded to and become c port of Parcel 1. n M� T �r 2 Z � T v ti i' u ys r, i L C i .nr OJU a yip �`r0 G ��'p��f� s► . + P 4 G NZ .� CURVE NO. 1 Z� — 045144" RADIUS- 3118. 48' ARC-264.64' TAN=132 40' CHORD-264.56' CH. BRG.-N5370'S3"W (or F of r R Si �S eg�of afr,.: ter 91 N J O E O PARCEL1 $ P 1. N. 55 - A-175 ! v 16.0204 Acres (ORIGIAW) ( `o 17.0935 Acres (A"j-5 t'D. w pA Fir O, St%eet 2 ;r - Exist/ng 60' R/64 o DB 469 ;—F92 r 2 PARCEL 2 P.I.N. 55—A-1768 R. 6.3511 Acres (owow, �.28 C'eS (AD,�V5 A�N55 46'45 "W ✓/ 61.s1' G G � C C' 0 200 400 Graphic Scale in Feet 1 "=200' ;MARSH QF � o es/;'W I\ z, 0 CEQIIFICATE N0 1843 PrA GERALD V Q ok I a CCZli55T a � W t4 N85U4'36"W 3 2.55.23' o x v BOUNDARY t!NE N S85 4 ! '04 "W 88 93' o fig• �—.... � je; 4.) o< 1HE CAMERON GROUP IONEn' RP \ R MARK Rf rCH/E USE: VACANr I �•EDi RA USE RES1i7EN;7A1 i Fino; Plat for BOUNDARY LINE ADJUSTMENT Between The Lards G` L. RACEY and FRANCE.5 C. And THE CAMERON GROUP Stonewall Magister'ol District Frederick County; Virginia DATE 9 May 1996 1 SCALE: l' —200' v RACEY 4* 8LA26568. Sheet 2 of 2 MARSH & jLEGGE _ Land Surveyors, P.L.C. 130 North Cimeron SirW_ WtwhWW, 2MI (540) 667-008 Pas (W) e6Y-0460