HomeMy WebLinkAbout03-03 Village at Harvest Ridge - Shawnee - Backfile (2)MASTER DEVELOPMENT PLAN TRACKING SHEET
(Note: The application does not need to be complete to be accepted but will not be scheduled for
the PC or BOS until all items have been received.)
Submission Package
Comment sheets from the following agencies along with any marked copies of the plan:
VDOT County Engineer
Fire Marshal City of Winchester
Sanitation Authority
Inspections Dept.
Health Department
a One copy of the master development plan application.
GIS (Mapping)
Parks & Recreation
Winchester Regional Airport
Fredt,rl C k Co . School$
--" Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings.
✓ Submission Fee
TRACKING
Date
Application received
3�
Fee Paid (amount: $ -21 ,0 )
Preliminary MDP heard by Planning Commission - Action taken: e Q d APProOtt
S I4_o,Preliminary MDP heard by Board of Supervisors - Action taken: Aw"Jown
Sl Q3 Letter to applicant regarding Board action and revisions (if required).
N OFinal MDP submitted with review agency, PC and BOS comments addressed.
l 0� Final MDP signed by County Administrator and Planning Director (send two
copies to applicant).
�% Administratively approved; letter sent to applicant.
NOTES:
a
r
1
DATE:
3—j�-03 File opened.
✓ Reference Manual updated/number assigned.
D-base updated.
V---,' List of adjoiners given to staff member for verification.
_L/ One black & white location map requested from Mapping & Graphics.
✓ Four sets of labels requested from Data Processing.
03 File given to Renee' to update Application Action Summary.
"C--
CLOSE OUT FILE:
I q • 03 Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works
and Jane Anderson in Real Estate receive a copy of the administrative approval letter.
Jane wants a copy of the final action letter even if the application was denied or
withdrawn.)
File stamped "approved"/"denied" or "withdrawn."
Reference Manual updated.
D-base updated.
File given to Renee' for final update to Application Action Summary.
File in file drawer.
U \Carol\Common\Tr=kmg sheets\TRACKING.MDP
Rev 01/21/03
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RECEIPT
Received From
Address
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a division of
Patton Harris Rust & Associates,pc SECTION 1
Engineers. Surveyors. Planners. Landscape Architects.
117 East Piccadilly Street, Suite 200 LOT 1 — LOT 3
Winchester, Virginia22601 Lot Grading Plan
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Winchester, Virginia22601 Lot Grading Plan
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117 East Piccadilly Street, Suite 200
Winchester, Virginia226022601 Lot Grading Plan
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a division of SECTION 2
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East Piccadilly Street, Suite 200
Winchester, Virginia 22601 Lot Grading Plan
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The Village at Harvest Ridge
a division of
Patton Harris Rust & Associates,pc
Engineers. Surveyors. Planners. Landscape Architects.
SECTION 2
LOT 22 — LOT 24
117 East Piccadilly Street, Suite 200
Winchester, Virginia 22601
Lot Grading Plan
T 540.667.2139
F 540.665.0493
SCALE: 1" = 30'
DATE: 10/04/04
VICINITY MAP
SCALE: 1 " = 1, 500'
APPROVED BY:
FREDERICK COUNTY SUBDIVISION ADMINISTRATOR DA
WINCHESTER DEPARTMENT OF PUBLIC UTILITIES ti DA
OWNER'S CONSENT:
THE ABOVE AND FOREGOING SUBDIVISION OF VILLAGE AT HARVEST RIDGE, SECTION
2, AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND
IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS
AND TRUSTEES, IF ANY,
%Z/0 A
GREYSTONE DEVELO RS, INC. DATE
NOTARY PUBLIC
CITY/COUNTY OF JLIWA�
MY COMMISSION EXPIRES-
THE F EGOING INSTRUkENT WAS ACKNOWLEDGED BEFORE ME ON
STATE OF
(NOTARY PUBLICO
Q•/O-04� BY
(DATE)
SURVEYOR'S CERTIFICATE
I, RANDY A. STOWERS, A DULY AUTHORIZED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA,
HEREBY CERTIFY, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE PROPERTY CONTAINED
IN THIS SUBDIVISION IS A PORTION OF THE SAME PROPERTY CONVEYED TO GREYSTONE
DEVELOPERS, INC. BY DEED RECORDED AT INSTRUMENT #040015981 AMONG THE LAND RECORDS
OF FREDERICK COUNTY, VIRGINIA.
TH 0
FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
SECTION 2
SHAWNEE MAGISTERIAL DISTRICT
Y A. S 0VERS y
FREDERICKCOUNTY,GINIA
No. 002342
SCALE:ASOWNDATE: AUGUST 16, 2004
gilbert w. Clifford & associotes
A DIVISION OF
�w' 4
"'�►'DjF,��
PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
CONSULTING ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667-2139 c,WPTT I nG 1n
VICINITY MAP
SCALE: 1 " = 1, 500'
APPROVED BY:
FREDERICK COUNTY SUBDIVISION ADMINISTRATO
WINCHESTER DEPARTMENT OF PUBLIC UTILITIES
OWNER'S CONSENT:
THE ABOVE AND FOREGOING SUBDIVISION OF VILLAGE AT
2, AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH
IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED
AND TRUSTEES, IF ANY,
GREYSTONE DEVELOPERS, INC.
NOTARY PUBLIC
CITY/COUNTY OFJ)-t-i01,tJtZ/,�
DA
DA
HARVEST RIDGE, SECTION
THE FREE CONSENT AND
OWNERS, PROPRIETORS
DATE
MY COMMISSION EXPIRES 12 "31*0'�
THE F EGOING INSTRUAOENT WAS ACKNOWLEDGED BEFORE ME ON `� " ' D�4 BY
(DATE)
STATE OF
(NOTARY P U B L I
SURVEYOR'S CERTIFICATE
I, RANDY A. STOWERS, A DULY AUTHORIZED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA,
HEREBY CERTIFY, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE PROPERTY CONTAINED
IN THIS SUBDIVISION IS A PORTION OF THE SAME PROPERTY CONVEYED TO GREYSTONE
DEVELOPERS, INC. BY DEED RECORDED AT INSTRUMENT #040015981 AMONG THE LAND RECORDS
OF FREDERICK COUNTY, VIRGINIA.
R 0
FINAL SUBDIVISION PLAT
Lj�
VILLAGE AT HARVEST RIDGE
SECTION 2
SHAWNEE MAGISTERIAL DISTRICT
Y A. STONERS
STO
x FREDERICK COUNTY, VIRGINIA
No. .
SCALE: AS SHOWN DATE: AUGUST 16, 2004
gilbert w. Clifford & associates
��-�/�
A DIVISION OF
�, 0.
PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
CONSULTING ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667-2139 currT I Or 10
AREA SUMMARY
TOTAL DEVELOPMENT AREA: 5.9953 ACRES
AREA IN LOTS: 3.4672 ACRES
AREA IN OPEN SPACE: 2.5281 ACRES
NUMBER OF LOTS: 18
AVERAGE LOT SIZE: 8,390 SO, FT.
SMALLEST LOT SIZE: 7.140 SO, FT.
PARENT PARCEL 63-((A))-2
ZONED: RP
MINIMUM SETBACK REQUIREMENTS
FRONT = 20' TO PRIVATE ROAD
REAR = 15'
SIDE = 5'
MINIMUM LOT AREA = 6,000 SO. FT.
NOTES
ALL LOTS ARE SINGLE FAMILY SMALL LOT.
PERMANENT MONUMENTATION WILL BE SET AT ALL LOT CORNERS IN COMPLIANCE
WITH LOCAL ORDINANCES.
NO DETACHED ACCESSORY BUILDINGS ARE PERMITTED PER § 165-65F(2)4 OF
THE FREDERICK COUNTY ZONING ORDINANCE.
TH OF
FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
SECTION 2
SHAWNEE MAGISTERIAL DISTRICT
F OUNDTATE IRGINIA
U Y k $TOWERS 9
No. 0002342
SCALE: ASD SHICK OWN AUGUST 16, 20&
gilbert w. Clifford & associates
A DIVISION OF
tw' 4
PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
CONSULTING
ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667-2139 CWf7F7T ') OP 11
AREA SUMMARY
TOTAL DEVELOPMENT AREA: 5.9953 ACRES
AREA IN LOTS: 3.4672 ACRES
AREA IN OPEN SPACE: 2.5281 ACRES
NUMBER OF LOTS: 18
AVERAGE LOT SIZE: 8.390 SQ. FT.
SMALLEST LOT SIZE: 7,140 SO. FT.
PARENT PARCEL 63-((A))-2
ZONED: RP
MINIMUM SETBACK REQUIREMENTS
FRONT = 20' TO PRIVATE ROAD
REAR = 15'
SIDE = 5'
MINIMUM LOT AREA = 6,000 SQ. FT.
NOTES
ALL LOTS ARE SINGLE FAMILY SMALL LOT.
PERMANENT MONUMENTATION WILL BE SET AT ALL LOT CORNERS IN COMPLIANCE
WITH LOCAL ORDINANCES.
NO DETACHED ACCESSORY BUILDINGS ARE PERMITTED PER § 165-65F(2)4 OF
THE FREDERICK COUNTY ZONING ORDINANCE.
y�H OF
FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
SECTION 2
SHAWNEE MAGISTERIAL DISTRICT
F COUNTY, IR
i k Sf0RERS >
No. 002342
SCALE:AS SHOWN DATE AUGUST 16, 2004
gilbert w. Clifford & associates
A DIVISION OF
PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
CONSULTING ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667-2139 CZWrrT I nc 10
LINE TABLE
LINE
LENGTH
BEARING
Ll
40.08
S01'55'50'W
L2
38.21
N01'55'50'E
L3
1.88
N01'55'50'E
L4
38.60
N04'03'14'W
L5
120.05
N09'14'40'E
L6
122.00
N10'55'08'E
L7
43.30
N05'47'10'E
L8
106.27
N07'13'42'E
L9
51.36
N05'04'27'E
1-10
81.98
N10'57'46'E
1-11
115.36
N32'33'25'E
L12
115.78
N32'33'25'E
L13
27.56
S74'171381W
L14
89.46
S32'33'25'W
L15
22.50
NO2'33'35'E
L16
90.26
N32'33'25'E
CURVE TABLE
CURVE
LENGTH
RADIUS
DELTA
TANGENT
BEARING
CHORD
Cl
12.25
190.00
3'41'43"
6.13
N09'06'55"E
12.25
C2
141.39
1012.50
8'00'04"
70.81
S11'16'05"W
141.27
C3
113.49
487.50
13*20'16"
57.00
N08'35'59"E
113.23
C4
223.89
62.50
205*14'40"
279.10
N75'40'21 "W
121.98
C5
10.15
190.00
3'03'40"
5.08
N0925'56"E
10.15
C6
2.10
189.96
0'38'03"
1.05
N07'35'04"E
2.10
C7
59.95
1012.50
3'23'32"
29.98
S08'57'49"W
59.94
C8
60.03
1012.50
3'23'49"
30.02
S12'21'30"W
60.02
C9
55.33
482.00
6'34'39"
27.70
N23'39'40"E
55.30
C1 o
21.42
1012.50
1 *12'43"
10.71
S14'39'45"W
21.42
C11
38.66
487.50
4'32'39"
19.34
N12'59'48"E
38.65
C12
60.17
487.50
7*04*18"
30.12
N07" 1'19"E
60.13
C13
1 14.65
487.50
1'43'20"
7.33
NO2'47'31 "E
14.65
C14
49.68
62.50
45'32'50"
26.24
S24'28'44"W
48.39
C15
45.60
62.50
41 *48'15"
23.87
S68'09'17"W
44.60
C16
35.17
62.50
32"4'19"
18.06
N74'49'26"W
34.70
C17
10.03
62.50
9*11'34"
5.02
N54'06'30"W
10.02
C18
29.09
62.50
26'39'53"
14.81
N36'10'46"W
28.82
C19
1 54.32
62.50
49'47'49"
29.01
NO2'03'05"E
1 52.63
C20
1 224.90
1401.85
9-11'31"
1 112.69
1 S60'05'58"W
1 224.66
ti'tH OF FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
o SECTION 2
SHAWNEE MAGISTERIAL DISTRICT
O L S,1OTM FREDERICK COUNTY, VIRGINIA
U N0. 002342 9 SCALE: AS SHOWN DATE: AUGUST 16, 200,
gilbert w. Clifford & associates
A DIVISION OF
tw' wog PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
CONSULTING ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667-2139 gHF*f7T i nF ii
LINE TABLE
LINE
LENGTH
BEARING
Ll
40.08
S01'55'50'W
L2
38.21
N01.55'50'E
L3
1.88
N01'55'50'E
L4
38.60
N04'03'14'W
L5
120.05
N09'14'40'E
L6
122.00
N10'5508'E
L7
43.30
N05'47'10'E
L8
106.27
N07'13'42'E
L9
51.36
N05.04'27'E
1-10
81.98
N10'57'46'E
Lll
115.36
N32'33'25'E
L12
115.78
N32.33'25'E
L13
27.56
S74.17'38'W
L14
89.46
S32'33'25'W
L15
22.50
1 NO2'33'35'E
L16
90.26
1 N32.33'25'E
CURVE TABLE
CURVE
LENGTH
RADIUS
DELTA
TANGENTI
BEARING
CHORD
Cl
12.25
190.00
3'41'43"
6.13
N09'06'55"E
12.25
C2
141.39
1012.50
8'00'04"
70.81
S11'16'05"W
141.27
C3
113.49
487.50
13*20'16"
57.00
NO8'35'59"E
113.23
C4
223.89
62.50
205'14'40"
279.10
N75'40'21 "W
121.98
C5
10.15
190.00
3'03'40"
5.08
N09'25'56"E
10.15
C6
2.10
189.96
0'38'03"
1.05
N07'35'04"E
2.10
C7
59.95
1012.50
3'23'32"
29.98
S08'57'49"W
59.94
C8
60.03
1012.50
3'23'49"
30.02
S12'21'30"W
60.02
C9
55.33
482.00
634'39"
27.70
N23'39'40"E
55.30
C10
21.42
1012.50
1 *12'43"
10.71
S14'39'45"W
21.42
C11
38.66
487.50
4'32'39"
19.34
1 N12'59'48"E
38.65
C12
60.17
487.50
7*04'18"
30.12
N07'11'19"E
60.13
C13
14.65
487.50
1'43'20"
7.33
NO2'47'31 "E
14.65
C14
49.68
62.50
45'32'50"
26.24
S24'28'44"W
48.39
C15
45.60
62.50
41 *48'15"
23.87
S68'09'17"W
44.60
C16
5. 77
62.50
32*14'19"
18.06
N74'49'26"W
34.70
C17
0.03
62.50
9*11'34"
5.02
N54'06'30"W
10.02
C18
[29.09
62.50
26'39'53"
14.81
N36'10'46"W
28.82
C19
4.32
62.50
49'47'49"
29.01
NO2'03'05"E
52.63
C20
224.90
1401.85
9'11'31"
112.69
S60'05'58"W
224.66
yT�j FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
SECTION 2
SHAWNEE MAGISTERIAL DISTRICT
�7)2-
FREDERICK COUNTY, VIRGINIA
No. ' STSCALE: AS SHOWN DATE: AUGUST 16, 200,
gilbert w. Clifford & associates
A DIVISION OF
PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
ONSULTING ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667-2139 SHEET 3 OF 11
KEY SHEET
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(FUTURE SECTION 3)
FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
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SHAWNEE MAGISTERIAL DISTRICT
O FREDERICK COUNTY, VIRGINIA
SCALE: AS SHOWN DATE: AUGUST 16, 200
o A. STOKERS No.
w. Clifford & associates
U N0. 002342 A DIVISION OF
PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
CONSULTING ENGINEERING - LAND SURVEYING - PLANNIN(
p, 117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667-2139 CHFFT 4 OF 1
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(FUTURE SECTION 3)
FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
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SHAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
SCALE: AS SHOWN DATE: AUGUST 16, 2004
o A. STOVERS gilbert w. Clifford & associates
U 9 A DIVISION OF
No. 002342
PATTON HARRIS RUST & ASSOCIATES
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GRAPHIC SCALE No. 002342 A DIVISION OF
0 25 goo 100 �� oy PATTON HARRIS RUST & ASSOCIATES
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GRAPHIC SCALE " No. 002342 A DIVISION OF
0 25 500 100 c�— PATTON HARRIS RUST & ASSOCIATES
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2 p020982 63-((A))-2K
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D.B. 750, PG. 220
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GRAPHIC SCALE " No. 002342 A DIVISION OF
0 25 500 100 �� O y PATTON HARRIS RUST & ASSOCIATES
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D.B. 750, PG. 220
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A DIVISION OF
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A PROFESSIONAL CORPORATION
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FINA SUBDIVISION PLAT
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SHAWNEE MAGISTERIAL DISTRICT
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gilbert w. clifford & ossociates
A DIVISION OF
PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
DNSULTING ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667-2139 SHFFT A OF V
REZONING REQUEST PROFFER
Property Identification Number 63-A-2
Back Creek Magisterial District
VILLAGE AT HARVEST RIDGE
Preliminary Matters
Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia 1950, as amended, and the provisions of the Frederick
County Zoning Ordinance with respect to condition rezoning, the undersigned applicant herby proffers that in the
event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #10-02 for the
rezoning of 16.92 acres from Rural Area (RA) to Residential Performance (RP) and the rezoning with revised proffer
of 9.82 acres from RP (single family) to RP (small lot -age restricted). 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
successor or assigns. The approval of theses proffers shall eliminate and void any pre-existing statement controlling
development of the lands involved.
Monetary Contribution
The undersigned, who own the above described property, herby voluntarily proffer that if the Board of Supervisions
for the County of Frederick, Virginia approves the rezoning for the 26.74 acres, with frontage along Cedar Creek
Grade in the Back Creek Magisterial District of Frederick County, Virginia to RP (small lot -age restricted), the
undersigned will pay to Frederick County at the time the first building permit is applied for the sum of $1,539.00 per
residential building lot.
General Development Plan
Voluntarily proffered is the attached Generalized Development Plan which includes the following conditions:
1. All housing within the 26.74 acre tract shall be single family small lot in accordance with the County zoning
ordinance. A maximum of 90 single family lot units shall be construction on the property.
2. All streets shall be private with approved connection to two City maintained interparcel connector streets. Terms
of city streets to have approved turn around for vehicular traffic.
3.
The 26.74 acre tract shall be designated by deed to be "age restricted" under the U.S. Fair Housing Act. Stipulations
shall require at least 80% of the occupied housing units have an occupant who is 55 or older and that no unit shall be
occupied by a child under the age of 19 as a permanent resident. The intent is to provide a project for retirement
housing that does not generate an impact of the Frederick County School system.
4. An emergency only private road connection shall be made to Cedar Creek Grade in the County in the location
shown.
5. A landscape screen shall be installed along the west property line between areas of preserved vegetation.
6. Existing trees and vegetation in designated open space areas to be cleaned up, protected and preserved. This
preserved vegetation shall serve as a landscape screen against adjacent uses. Some clearing may be necessary for
utilities and stormwater management in which case the vegetative screen shall be supplemented with new planting in
order to achieve the purpose of a landscape screen.
7. Side and rear lot lines of small lot development adjacent to the existing or proposed City single family housing
shall be located a minimum of 25' from the project boundary line and the resulting open space shall have an interior
landscape screen or preserved natural vegetation.
8. Trails and/or sidewalks at least 4' in width shall connect each lot in the development. The walkways to be
continuous to allow a pedestrian to walk to all parts of the project without leaving the walkway system. The system is
to connect to city sidewalks at "2" in both locations. Walkways to be either in front or rear of dwelling units.
FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
�yTH 0 ► SECTION 2
L1 SHAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
SCALE: NO SCALE DATE: AUGUST 16, 2004
A . HERS gilbert w. Clifford & associates
N0. ` i2 9 A DIVISION OF
08LG_ py PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
ONSULTING ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
�1IJKv�_ (540) 667-2139 SHEET 9 OF 11
REZONING REQUEST PROFFER
Property Identification Number 63-A-2
Back Creek Magisterial District
VILLAGE AT HARVEST RIDGE
Preliminary Matters
Pursuant to Section 15.2-2296 et. Seg., of the code of Virginia 1950, as amended, and the provisions of the Frederick
County Zoning Ordinance with respect to condition rezoning, the undersigned applicant herby proffers that in the
event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #10-02 for the
rezoning of 16.92 acres from Rural Area (RA) to Residential Performance (RP) and the rezoning with revised proffer
of 9.82 acres from RP (single family) to RP (small lot -age restricted). 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
successor or assigns. The approval of theses proffers shall eliminate and void any pre-existing statement controlling
development of the lands involved.
Monetary Contribution
The undersigned, who own the above described property, herby voluntarily proffer that if the Board of Supervisions
for the County of Frederick, Virginia approves the rezoning for the 26.74 acres, with frontage along Cedar Creek
Grade in the Back Creek Magisterial District of Frederick County, Virginia to RP (small lot -age restricted), the
undersigned will pay to Frederick County at the time the first building permit is applied for the sum of $1,539.00 per
residential building lot.
General Development Plan
Voluntarily proffered is the attached Generalized Development Plan which includes the following conditions:
1. All housing within the 26.74 acre tract shall be single family small lot in accordance with the County zoning
ordinance. A maximum of 90 single family lot units shall be construction on the property.
2. All streets shall be private with approved connection to two City maintained interparcel connector streets. Terms
of city streets to have approved turn around for vehicular traffic.
3.
The 26.74 acre tract shall be designated by deed to be "age restricted" under the U.S. Fair Housing Act. Stipulations
shall require at least 80% of the occupied housing units have an occupant who is 55 or older and that no unit shall be
occupied by a child under the age of 19 as a permanent resident. The intent is to provide a project for retirement
housing that does not generate an impact of the Frederick County School system.
4. An emergency only private road connection shall be made to Cedar Creek Grade in the County in the location
shown.
5. A landscape screen shall be installed along the west property line between areas of preserved vegetation.
6. Existing trees and vegetation in designated open space areas to be cleaned up, protected and preserved. This
preserved vegetation shall serve as a landscape screen against adjacent uses. Some clearing may be necessary for
utilities and stormwater management in which case the vegetative screen shall be supplemented with new planting in
order to achieve the purpose of a landscape screen.
7. Side and rear lot lines of small lot development adjacent to the existing or proposed City single family housing
shall be located a minimum of 25' from the project boundary line and the resulting open space shall have an interior
landscape screen or preserved natural vegetation.
8. Trails and/or sidewalks at least 4' in width shall connect each lot in the development. The walkways to be
continuous to allow a pedestrian to walk to all parts of the project without leaving the walkway system. The system is
to connect to city sidewalks at "2" in both locations. Walkways to be either in front or rear of dwelling units.
FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
TH 0 SECTION 2
SHAWNEE MAGISTERIAL DISTRICT
G� FREDERICK COUNTY, VIRGINIA
SCALE: NO SCALE DATE: AUGUST 16, 2004
gilbert w. Clifford & associates
A.
N0. 002342 9 A DIVISION OF
o8`�_Qy PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
ONSULTING ENGINEERING — LAND SURVEYING — PLANNING
117 E. PICCADILLY STREET, WINCHESTER. VIRGINIA 22601
(540) 667-2139 SHEET 9 OF 1(
REZONING REQUEST PROFFER CONTINUED:
Property Identification Number 63-A-2
Back Creek Magisterial District
VILLAGE AT HARVEST RIDGE
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.
�v r�
rA
IfERS
No. 002342
_ J,O 0
FINAL
SUBDIVISION PLAT
VILLAGE
AT HARVEST RIDGE
SECTION 2
SHAWNEE
MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
SCALE: NO SCALE DATE: AUGUST 16, 2004
gilbert w.
Clifford & associates
A DIVISION OF
VATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
DNSULTING ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER, VIRGINIA 22601
(540) 667-2139 SHEET 10 OF 1
REZONING REQUEST PROFFER CONTINUED:
Property Identification Number 63-A-2
Back Creek Magisterial District
VILLAGE AT HARVEST RIDGE
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.
"ASTOWW
No. 002342
ONR-
FINAL SUBDIVISION PLAT
VILLAGE AT HARVEST RIDGE
SECTION 2
SHAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
SCALE: NO SCALE DATE: AUGUST 16, 2004
gilbert w. Clifford & associates
A DIVISION OF
PATTON HARRIS RUST & ASSOCIATES
A PROFESSIONAL CORPORATION
ONSULTING ENGINEERING - LAND SURVEYING - PLANNING
117 E. PICCADILLY STREET, WINCHESTER. VIRGINIA 22601
(540) 667-2139 gHF*rT in nr ii
Ell -gin 6
III 111 III III COUNTY of FREDERICK
Department of Public Works
540/665-5643
=DERI&CK COUNTY FAX: 540/678-0682
ING DEVELOPMENT
October 21, 2004
Mr. Ronald A. Mislowsky, Jr., P.E.
Vice President
G. W. Clifford & Associates, Inc.
a division of Patton Harris Rust & Associates, p.c.
117 East Piccadilly Street
Winchester, Virginia 22601
RE: Subdivision Plan Comments - Village at Harvest Ridge
Frederick County, Virginia
Dear Ron:
Upon review of the revised subdivision plan dated September 22, 2004, we offer no
comments. Therefore, we recommend approval of the change to the subject stormwater pond.
Sincerely,
Joe C. Wilder✓
Deputy Director
JCW/rls
cc: Planning and Development
file
A:\vWatharvesti-idgerevcoiii.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
ME
copy
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
January 14, 2004
Mr. Charles Maddox, P.E., VP
G. W. Clifford & Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Administrative Approval of Master Development Plan (MDP) #03-03, Harvest Ridge
Property Identification Number (PIN) 63-A-2 and 63-A-3
Dear Chuck:
Frederick County administratively approved the above -referenced final master development plan on
January 13, 2004. The master development plan is approved for the potential development of up to 85
single family small lot housing types within the Shawnee Magisterial District. The property is located
south and adjacent to Cedar Creek Grade (Route 622) bordering the City/County boundary line. The
Frederick County Board of Supervisors granted staff with administrative approval authority on May 14,
2003. All requirements of a master development plan have been addressed in the plan, including the
proffers associated with Rezoning Application #10-02. Furthermore, all review agency comments have
been adequately addressed.
I am providing you with four signed copies of the approved final master development plan. Please make
sure these plans are distributed accordingly. Feel free to contact me if you have any questions.
Sincerely,
Jeremy F. Camp, Planner II
JFC/ bad
Attachments
cc: Patrick Davenport, Subdivision Administrator
Jane Anderson, Real Estate
Patrick Barker, Economic Development Commission
,W. Harrington Smith, Jr., Shawnee Magisterial District Supervisor
em: /Robert A. Morris, Shawnee District Planning Commissioner
,,-Villiam C. Rosenberry, Shawnee District Planning Commissioner
107 North Kent Street • Winchester, Virginia 22601-5000
gilbert w. clifford & a9ociates
a division of
Patton Harris Rust & Associates,pc
Engineers.
Surveyors. Planners. Landscape Architects.
P, J 1 A 117 East Piccadilly Street, Suite 200
H \i Winchester, Virginia 22601
T 540.667.2139
F 540.665.0493 Memorandum
To: Rebecca Ragsdale, County Planner
From: Thomas Price
Date: December 29, 2003
Project Name/Subject: The Village at Harvest Ridge FMDP
PHR+A Project file Number:
cc:
Rebecca
Please find attached 6 more copies of the Final Master Development Plan of Harvest Ridge for approval and
signatures. Please give me a call when these are signed and I will pick them up.
Thanks.
Tom Price
(540) 667-2139
M
DEC 2 9 2003
gilbert w. clifford &' aslociates
a division of
Patton H arris Rust & Assoc! ates,pc
Engineers, 5urveyors. Planners. Landscape Architects.
R+A
Wi et Piccadilly Street,Suite200
Winchester, V irginia 22601
PH T 540.667.2139
F 540.665.0493
To: Rebecca Ragsdale
Organ izationlCompany: Frederick County Planning Dept
From: Tom Price
Date: November 21, 2003
Project Name/Subject: Harvest Ridge FMDP
PHR+A Project file Number:
cc:
Rebecca,
tit •�� •,0 3
Memorandum
Thank you for your comments on the Harvest Ridge Final Master Plan. I have addressed and highlighted your three
comments on the plans as follows:
1) The Hiker/Biker trail has been shown more clearly and connects to the existing "Homespun" newly paved
area as shown by a note added to the plan. Tim Youmans (City Planning) has asked that a note also be added
to loop the Hiker/Trail around the Bollard and Chain Emergency Area as not to interrupt pedestrian flow.
2) An approved Woodlands Narrative has been added to the plan.
3) Tim Youman (City Planning) has made a few minor changes to the plan as highlighted for your easy reference
and sent me a revised comment sheet that is attached.
I have enclosed 5 additional copies for approval and signature. If I can answer any questions, please feel free to give me a
call.
Sincerely,
Thomas W. Price
Project Manager
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
City of Winchester
Mail to: Hand deliver to:
Winchester Planning Department 15 N. Cameron Street
Attn: Planning Director Rouss City Hall
15 N. Cameron Street Winchester, VA
Winchester, VA 22601 (540) 667-1815
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach one (1) copy of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridge
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
City of Winchester Comments:
6t n '_ o C or�r� �h$P J u lGc/tS e V
City of Winchester use only
Date received Review Number: 12 3 4 5 (Please circle one)
Date reviewed e appr ved: Revision rlequired
Signature and Date
19
. 1
•
•
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Frederick County Department of GIS
� E P 1 0 ZOO �
Mail to: Hand deliver to:
Frederick County 4 Floor
Dept. of GIS 107 N. Kent Street
107 N. Kent Street Winchester, VA
Winchester, VA 22601 (540) 665-5651
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach two (2) copies of the MDP with this sheet.
Applicant's Name:
Address:
Phone Number:
G. W. Clifford & Associates, Inc.
c/o Charles E. Maddox
117 E. Piccadilly Street,
(540)667-2139
Winchester, VA 22601
Name of development and/or description of the request:
Harvest Ridge
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Department of GIS's Comments:
10
M
N
S
DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS
FREDERICK COUNTY, VIRGINIA
E I STREET NAME COMMENTS
DATE: September 12, 2003
STAFF MEMBER: Marcus Lemasters, Director
SUBDIVISION: Harvest Ridge
COMMENTS: This road name review is a road naming and numbering nightmare. Due to
previous confusions over having multiple road names that have the same root'name but different
suffixes, the Department of Fire and Rescue, Sheriff's Department, and Dispatch have demanded
that the County not accept any more road names with the same root word the same, in spelling or
phonetically, as a road name already in the system.
Several years ago, the Street Naming and Addressing System Principles and Criteria Operational
Manual was modified and the "No Duplicate Name" policy adopted.
The Frederick County Department of GIS has reviewed the requested road names for use in the
Harvest Ridge subdivision, and has made the following determinations:
1. The following road names are DENIED use in the Frederick County Road Naming
System, due to duplication conflicts with road names already in the system:
Ivy Meadow Lane Meadow Court West View Lane
2. The following road names are APPROVED for use in the Frederick County Road Naming
System:
Mikey Court Harvest Ridge Lane
3. The following suffix changes are suggested:
Harvest Ridge Drive
4. There is concern over the connection of Harvest Ridge Lane and Homespun Lane. If it is
• a 0 0
Harvest Ridge road name review..... Page 2
not a "through" connection and is gated/chained, it may work fine. No addressing has been assigned
from Homespun Lane and every effort will be made not to do so.
If there are any questions or further concerns on these actions, please contact the Department of GIS
at 665-5651
Frederick County Dept of GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651
0 H?
10 ral N copy
COLttfY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
October 27, 2003
Mr. Thomas W. Price
G. W. Clifford & Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Harvest Ridge Master Development Plan (MDP)
Property Identification Number (PIN) 63-A-2 & 63-A-3
Dear Tom:
I have reviewed the MDP revision for Harvest Ridge you submitted and offer the comments below.
Review Comments
Hiker/Biker Trail and Pedestrian Walkway. Please show the location of the proposed Hiker/Biker
Trail and Pedestrian Walkway more clearly. It is not clearly differentiated from the lot limits line; it is
also not clear where the hiker/biker trail leads on the Homespun property.
2. Woodlands Waiver Request. Please include in the narrative that the waiver was approved May 14,
2003 and include that it allows the proposed disturbance of 79.41%, 54.41 % more than the allowed
25%.
3. Review Agency Comments. Final review agency approval has not been received from the City of
Winchester.
Please do not hesitate to contact me with questions regarding this application.
Sincerely, �qt'ul_
4
Rebecca Ragsdale -Planner I
RAR/bad
UARebeccaWDPl HarmtRidge. wpd
107 North Kent Street - Winchester, Virginia 22601-5000
February 4, 2003
f OTTNTV of rDL y-%L'nrnrr
S I r tp a T Department of Planning and Development
(_�4 ,. 5401665-5651
—��t}--" _ l n ^ FAX: 540/ 665-6395
a /o -, to- 03
Tr'�eE�► y
N S N • 8tie-ol oN PLAN - oot
Mr. Charles Maddox, P.E., VP cAM�e /4h Ci
G. W. Clifford & Associates, Inc. �S / �EFEREitICe
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601 �D�►'1 PR /C C
RE: Preliminary Review Comments of Harvest Ridge Master Development Plan (MDP)
Property Identification Number (PIN) 63-A-2 & 63-A-3
Dear Chuck:
Thank you for providing me with the opportunity to review the preliminary master development plan for Harvest
Ridge, dated January 3, 2003. Staff suggests that you take all of the following review comments into
consideration prior to completing the application process:
Review Comments
1. Open Space Provided Error. The preliminary MDP indicates that 37%, or 10.11 acres of land are
proposed as open spaces. However, 10.11 acres is only about 26% of the total parcel. As you indicate
on the plan, the Zoning Ordinance requires that all single-family small lot developments provide at least
30%, or 11.67 acres. Please correct as necessary. CoaREtT-TofA&,s g►~Al
2. Recreational Units. Please provide recreational unit calculations on the preliminary MDP. If the
proposed Hiker/Biker Trail and Pedestrian Walkway are intended to meet the recreational unit
requirements, then please clarify thi n the preli n, ary MDP.WT RGto/eEd . LD+S q C-C
GQEATER Tjy,�w $ 000
3. Hiker / Biker Trail and Pedestrian alkway. Please show the location of the proposed Hiker / Biker
Trail and Pedestrian Walkway more clearly. Please also provide details of the proposed Pedestrian
Walkway, similar to what you did for the Hiker / Biker Trail. oho y _ Sep, locAit/
L 4� Total Area in SF Lots Error. The preliminary MDP indicates that 13.00 acres are proposed to be uses
for single-family lots. This appears to be incorrect, because 85 single family lots (85 x 3,750 square &PO'00 4
feet) must consist of at least 13.67 acres. Therefore, there must`6e more land available for the proposed
85 lots. Please correct as necessary. COA&CC-r 76Tq(.S SflawN .
5. Woodlands Waiver Request. Please provide a note on the preliminary MDP to the effect that a
woodlands waiver is being requested as part of the we MDP reviero e
No RAT o V PLAAJ �'nr�Ss. paoc&
6L j &Mgj.
6. Landscape Screen Along East Property Line. Please provide the required landscape screen in all
locations along the east property line void of woodlands to be preserved. Specifically, there appears to
be an area that was overlooked near the south entrance point to the development.
SCREEN J��ov'idEd
Atlsrd°,p.".L
ditit d � P+7tA1rieR
107 North Kent Street • Winchester, Virginia 22601-5000
Page 2
Preliminary Review Comments of Harvest Ridge MDP
Mr. Charles Maddox, P.E.�jA
February 4, 2003 irt1 k
7. Setback of Lot Line Boundaries. Proffer #7 calls for at least 25 feet between the proposed lot lines and
the east property line. There appears to be a location near the south entrance point that has a lot line
setback of less than 25 feet. Please note this for when you prepare the subdivision design plan.
Ld r L/,,4jkr/,49 &&*, gQjgreD _�o AnEE7 lPtc ZS ' p Ro.W{tQ
S. Surface Material of Emergency Connection Road. Please provide general details of how the proposed
emergency connection road wiU be constructed and what type of surface tenal will be used.
g wide - J3j-r4M,Nous CbA1C2E'TE (SEE DE7'M;L�
9. Three Rectangles. Please label what the three rectangles represent. These are the features located
around the northern -most cul-de-sac of the development. If these features are structures, please clarify
their intent. p kA y _ S EE pLA Al
10. Tree Preservation Methods. Please provide information regarding the methods that will be used to
preserved existing woodlands. Staff suggests that clear markings, such as a temporary construction
fence, be provided throughout the development process to delineate the areas that are required to be
preserved. SEE AJO79 ON PLAA<
11. Phases. Please clarify what improvements will be constructed during Phase I of the development.
Likewise, please also show what improvements will be constructed during Phase 11 of the proposed
development. PfJAS a uA16 .Wj wA.l
12. Turner Enterprises, L.L.C. Property Lines. It appears that the property lines shown for the Turner
Enterprises parcel are not correct. Please remove all old property lines and show the new property lines
correctly. ok411 _ LO rrEGTE d
13. Agency Comments. Please ensure that the Planning Staff is provided with review comments from all
of the following review agencies / departments: Frederick County Department ofPublic Works (County
Engineer), Frederick County Department of Building Inspections, Frederick County Department of
Parks & Recreation, Frederick County Fire Marshal, Ctty of Winchester, and the Virginia Department
of Transportation (VDOD
Please address the above comments and those provided to you from the review agencies. In order to continue
the review of this Master Development Plan, you will need to submit the complete MDP application, which
includes review agency comments and review fee, to this department. Once this information is received, staff
will schedule the application for review by the Planning Commission. The review fee will be $3,444.55
[$1,500/base + $1,944.55 (38.8909 acres @ $50 per acre)].
Please do not hesitate to contact me with questions regarding this application.
Sincerely,
Jeremy F. Camp - Planner II—
JFC/bah
U: VeremylMaster Development PlansWarvest RidgelPreliminaryReviewComments.wpd
0.
COUNTY of FREDERICK
Department of Public Works
5401665-5643
FAX: 540/678-0682
October 8, 2003
Mr. Charles E. Maddox, Jr., P.E.
Vice President
Gilbert W. Clifford and Associates, Inc.
117 East Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Harvest Ridge Master Development Plan Comments
Frederick County, Virginia
Dear Chuck:
. The revised master development plan (revision date September 10, 2003) has adequately
addressed our review comments dated February 24, 2003. Therefore, we grant our approval for
the subject master development plan.
Sincerely,
HarvlEitrawsnyder, Jr., P.E.
Director of Public Works
HES/rls
cc: Patrick Davenport, Zoning and Subdivision Administrator
file
A:\revharvestrdgemdp.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
gilbert w. clifford & associates, inc
INCORPORATED 1972
Engineers — Land Planners — Water Quality
October 14, 2003
Jeremy Camp
Frederick County Planning
107 N. Kent Street
Winchester, VA 22601
RE: Harvest Ridge FMDP
Board of Directors:
President:
Thomas J. O'Toole, P.E.
Vice Presidents:
Charles E. Maddox, Jr., P.E.
Earl R. Sutherland, P.E.
Ronald A. Mislowslry, P.E.
David J. Saunders, P.E.
Directors:
William L. Wright
Michael A. Hammer
Thomas W. Price
Dear Jeremy,
Please find attached copies of the Final Master Plan of Harvest Ridge for our review and approval.
p� g Y Pp
A highlighted copy of the plan and your comments are also attached along with an approval letter from Public
Works.
If you have any questions or comments, please do not hesitate to call.
Sincerely,
gilbert . clifford & associ , inc.
1fy1 e o �.
Thomas W. Price
RECE,'
OCT 1 5 2003
FREVER!C!! -' c
PLANNINC "'''::"
117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601
(540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earthlink.net
Member American Consulting Engineers Council
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Frederick County Department of Parks and Recreation
Mail to: Hand deliver to:
Frederick County 107 N. Kent Street
Department of Parks and Recreation 2d Floor
107 N. Kent St. Winchester, VA
Winchester, VA 22601 (540) 665-5678
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach one (1) copy of the MDP with the sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridge
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/CountyCity/County line
Department of Parks and Recreation's Comments:
Parks and Recreation recommends that e ro osed hike/bike trail be made
available to serve as n for future trails tha be developed in
this area. Also, we w recommend that 8' trail.be nstructed to, at
the minimum, meet the attached specs
s�o
14
•
10 M may
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
May 19, 2003
Mr. C. E. Maddox, Jr., P.E.
G. W. Clifford & Associates, Inc.
117 E. Piccadilly Street
Winchester, VA 22601
RE: MASTER DEVELOPMENT PLAN #03-03 FOR HARVEST RIDGE
Dear Chuck:
The Frederick County Board of Supervisors approved the above referenced Preliminary Master
Development Plan on May 14, 2003. This plan calls for the development of single-family detached
residential lots. Your firm will need to submit a Final Master Development Plan for this project
which addresses all review agency comments, as well as all comments of the Planning Commission
and Board of Supervisors. Our department will provide your firm with administratively approved
copies of this plan once these issues have been addressed.
If you have any questions regarding the approval of this master plan or requirements needed for
submission of your Final Master Development Plan, please do not hesitate to call me.
Sincerely,
Jeremy F. Camp
Planner II
JFC/bad
cc: W. Harrington Smith, Jr., Shawnee District; Greystone Properties, LLC; Jane Anderson, Real
Estate
em: William C. Rosenberry and Robert A. Morris, Shawnee District
O: AgendaAApproval (or denial) ltr3\MDP's\Hvvea Ridge Prelim.MDP.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
MASTER DEVELOPMENT PLAN #03-03
HARVEST RIDGE
Staff Report for the Board of Supervisors
Prepared: May 6, 2003
Staff Contact: Jeremy F. Camp, Planner II
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter.
Reviewed
Planning Commission: 04/16/03
Board of Supervisors: 05/14/03
Action //
Recommended for Approval
LOCATION: This property is located south and adjacent to Route 622 (Cedar Creek Grade) bordering
the City/County line.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBERS: 63-A-2 and 63-A-3
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) District Land Use: Vacant
Zoned: RP (Residential Performance) Land Use: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: Zoned RA (Rural Areas) District Use: Agriculture
South: Zoned RA (Rural Areas) District Use: Residential; Church
East: Zoned LR (City of Winchester) Use: Residential
West: Zoned RA(Rural Areas) District Use: Residential; Veterinary Clinic
PROPOSED USE: 85 Single-family detached small lots; age -restricted community.
MDP #03-03, Harvest Ridge
Page 2
May 6, 2003
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The preliminary master plan for this property appears to have
almost no measurable impact on Route 622, Cedar Creek Grade, the VDOT facility which would provide
access to the property. Before making any final comments, this office will require a complete set of site
plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Sixth Edition
for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way
dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction
on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate
permits to cover said work. Thank you for allowing us the opportunity to comment. .
Fire Marshal: Recommend residential sprinkler system. Additional comments: Extension of municipal
water supplies for firefighting should be pursued. Plan approval recommended.
County Engineer: See attached letter from H. E. Strawsnyder, Jr., P.E., Director of Public Works,
dated February 24, 2003.
Frederick County/Winchester Health Department: No objections as long as the proposed 90 single-
family units are hooked to City sewer and water.
Sanitation Authority: We do not serve this area.
Frederick CountY/Winchester Service Authority: No comments.
Winchester Regional Airport: See attached letter from Serena R. Manuel, Executive Director of
Winchester Regional Airport, dated February 27, 2003.
Building Official: No comment required at this time, shall comment at the subdivision lot review.
City of Winchester: Confirm whether Cedar Creek Grade storm sewer in the City can handle runoff
from this tract without detention.
Parks & Recreation: Parks and Recreation recommends that the proposed hike/bike trail be made
available to serve as a link for future trails that may be developed in this area. Also, we would
recommend that the 8' trail be constructed to, at the minimum, meet the attached specifications.
Superintendent of Frederick Co. Public Schools: Since this is a age -restricted community, producing
no students, we have no comments.
Geographic Information Systems: Four road names are required prior to administrative approval of
the master development plan. Please note that West View Lane cannot be used as a road name because
there is already a road in Frederick County with that name.
0
MDP #03-03, Harvest Ridge
Page 3
May 6, 2003
Planning & Zoning:
Site History
The original Frederick County Zoning Map (USGS Winchester Quadrangle) depicts the zoning
for the two parcels as R2 (Residential Limited) District. Prior to 1980, the two parcels were
changed from the R-2 (Residential Limited) District to the A-2 (Agricultural Limited) District.
During the comprehensive downzoning of October 8,1980, both parcels were changed to the RA
(Rural Areas) zoning classification. On September 10, 1997, Parcel 63-A-3 was rezoned to the
RP (Residential Performance) District as part of the Westridge Subdivision and was included
within the UDA (Urban Development Area). Parcel 63-A-2 was later included into the UDA by
action taken by the Board of Supervisors on November 10, 1999.
In 2002, the County approved Rezoning #10-02, a rezoning petition for both parcels to be
included within the RP District. Several proffered conditions were approved as part of the
rezoning application. These proffered conditions are summarized below:
• All housing types shall be single-family small lot.
• The two inter -parcel connector streets shall be used for access of the development.
• The development shall be an age -restricted community.
• An emergency private road connection shall be made to Cedar Creek Grade.
• Existing trees and replanted trees shall serve as a vegetative screen around the perimeter
of the development.
• A 25-foot buffer shall be provided adjacent to the City boundary line.
• Four -foot wide trails/sidewalks shall be provided throughout the development.
• A monetary payment of $1,539.00 per residential building lot.
Site Suitability:
The property which would comprise Harvest Ridge is appropriately zoned for single-family small
lots and is consistent with the land use objectives ofthe Frederick County Comprehensive Policy
Plan (CPP 6-1). The proposed development is located within the UDA (Urban Development
Area) and the SWSA (Sewer and Water Service Area). Furthermore, the general design of the
preliminary master development plan is consistent with the approved proffers.
There is a significant amount of woodlands present on the site of Harvest Ridge, precisely 13.6
acres. 79.41% of the 13.60 acres of woodlands is proposed to be disturbed as part of this
development. A woodlands disturbance waiver is being requested by the applicant as part of the
review process. Frederick County Zoning Ordinance only allows for the disturbance of 25% of
woodlands unless a waiver is granted by the Board of Supervisors. No other environmental
features have been identified on the parcel by the applicant.
9 •
MDP #03-03, Harvest Ridge
Page 4
May 6, 2003
Harvest Ridge is proposed to be developed on an area that is located within the study area for the
First Battle of Kernstown and the core area for the Second Battle of Kernstown. Located directly
adjacent to the subject parcel is the historically significant structure referred to as "Homespun."
The Frederick County Historic Resources Advisory Board (HRAB) recommended approval of
the proposed development of this land during their meeting on May 21, 2002. Their decision was
based on their determination that the integrity of the battlefields was already compromised.
Project Scope:
The preliminary master development plan of Harvest Ridge proposes 85 single-family small lots
on 26.746 acres. The minium lot size shall be 6,000 square feet. There is a gross density of 3.12
dwellings per acre; 10.11 acres (37%) of open space is provided.
Access to the development shall be provided by two inter -parcel connectors to the City of
Winchester and an emergency access road. The emergency access road shall cross through the
parcel located to the north, referred to as "Homespun", from an entrance off of Cedar Creek
Grade. Cedar Creek Grade is a major collector road.
Issues:
Staff does not have any significant issues with this proposed development; there are, however,
several technical issues which must be addressed. These issues are as follows:
1) Agency Comments.
The unresolved comments with the Department of Geographic Information Systems, the
Department of Public Works, and the City of Winchester need to be resolved prior to
final master development plan approval. Of particular concern are the issues regarding
the impact of stormwater runoff and locating any existing sinkholes.
2) Woodland Disturbance Waiver.
Consideration of the applicant's request to disturb 79.41 %, or 10.80 acres, of existing
woodlands should be given. The areas of preserved woodlands are located around the
perimeter of the proposed development as discussed during the rezoning process.
STAFF CONCLUSIONS FOR THE 04/16/03 PLANNING COMMISSION MEETING:
The Harvest Ridge Master Development Plan is consistent with the Comprehensive Policy Plan and the
requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the issues
identified by staff, as well as those issues brought forth by the Planning Commission, need to be
appropriately addressed by the applicant. A recommendation to the Board of Supervisors, including a
motion regarding the requested woodland disturbance waiver, would be appropriate.
O:WgendasICOMMENTSIMDP' 120031Harvesl Ridge.ivd
L.I
•
MDP #03-03, Harvest Ridge
Page 5
May 6, 2003
PLANNING COMMISSION SUMMARY & ACTION OF 04/16/03 MEETING:
Staff noted that this master development plan request was formally submitted prior to the approval of the
new woodlands ordinance revisions. The applicants' representative pointed out existing woodland areas
around the perimeter of the site, which will be preserved and supplemented with additional landscaping
in order to create a buffer around the site. The applicant had agreed, as part of the rezoning proffer, to
plant a full landscaped screen along the property lines where dense tree coverage does not exist. In
addition, he said that five -to -six mature trees and approximately 20 shrubs are planned for each lot. The
applicants' representative noted that all stormwater management issues were addressed and a discharge
plan had received approval by the City of Winchester. It was also noted that a geotechnical study would
be performed and any issues brought forward would be addressed. A central theme for road names is
being developed and would be presented before requesting final MDP approval.
The Chairman and C.E.O. of Oakcrest Companies, the builders, and Greystone Properties, the land
developers, came forward to describe in further detail the landscaping plans for the site.
The owner of the adjoining Homespun site came forward to speak favorably of his working relationship
with the developers of the Harvest Ridge site and, also, to let the Commission know of his intentions to
plant trees on the Homespun property.
The Planning Commission believed the issues identified by the staff, as well as those issues brought forth
by the Commission, had been appropriately addressed by the applicants. By a majority vote, the Planning
Commission recommended approval of the master development plan, including the request for the
woodlands waiver, contingent on the satisfactory review comments from all reviewing agencies.
The vote was as follows:
YES (TO APPROVE): Watt, Light, Morris, Thomas, Triplett, Fisher, Rosenberry, DeHaven, Kriz
NO: Gouchenour
ABSTAIN: Unger
(Please note: Commissioners Ours and Straub were absent from the meeting.)
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COUNTY of FREDERICK
Department of Public Works,
540/665-5643
FAX: 540/678-0682
Mr. Charles E. Maddox, Jr., P.E.
Vice President
Gilbert W. Clifford and Associates, Inc.
117 East Piccadilly Street, Suite 200
Winchester, Virginia 22601
February 24, 2003
RE: Harvest Ridge Master Development Plan Cominents
Frederick County, Virginia
Dear Chuck:
We have completed our review of the proposed Harvest Ridge master development plan and offer
the following comments:
1) The proposed plan does not indicate the method of stornnwater management to be
implemented for the planned development. Based on my conversation with Ron
Mislowsky, it is anticipated that stormwater runoff will be channeled via open ditches
and/or pipes into the City of Winchester development located to the east. We will need
written confirmation from the City of Winchester that the downstream drainage strictures
are adequate to handle the post -development stornn flows from the harvest Ridge
subdivision. This confinnation should be reflected on the approved master development
plan.
2) Any pertinent karst features such as sinkholes or outcrops should be delineated on the
master development plan. Include the sinkholes under environmental features.
3) Show the location of the open hand dug well which is located to the north of the existing
farm buildings. Describe measures to fill and/or cap this well.
4) Correct area discrepancies included under Housing Schedule.
If you should have any questions regarding the above continents, I can be reached at 665-5643.
Sincerely,
Harvey E. awsnyder, Jr., P.E.
- Director of Public Works
AAhar vestrdPCO111-lips 107 North Kent Street ' • Winchester, Virginia 22601-5000
s•
• 0
'y o WINCHESTER REGIONAL AIRPORT
SERVING THE 491 AIRPORT ROAD
TOP OFVIRGINIA WINCHESTER, VIRGINIA 22602
HOR��� (540) 662-2422
February 27, 2003
G. W. Clifford & Associates, Inc.
% Charles E. Maddox
117 East Piccadilly Street
Winchester, Virginia 22601
Re: Master Plan Comments
Harvest Ridge
Back Creek Magisterial District
Dear Mr. Maddox:
The above referenced site plan has been reviewed and it appears the proposed
residential development is adjacent to or under a flight path used regularly by
aircraft as they arrive or depart the Winchester Regional Airport and is subject to
aircraft noise. While the site lies within the airport's airspace it does fall outside
• of the airport's Part 77 surfaces.
Due to the proximity of this proposed subdivision located within the Winchester
Regional Airport airspace, property owners may experience aircraft noise and fly-
over from aircraft departing the flight pattern and as the airport continues to
expand services and operations, noise associated with such expansion will likely
increase.
Potential buyers may be aware of the airport's existence but they should be
forewarned about aircraft noise and fly -over nuisance from aircraft through a
disclosure statement, therefore we respectfully request the developer be required
to include this condition.
Thank you for your cooperation and consideration in the continuing safe
operations of the Winchester Regional Airport.
Sincerely,
Serena R. Manuel
• Executive Director -
••
••
Frederick County, Virginia Master Development Plan Application Package
APPLICATION
MASTER DEVELOPMENT PLAN
1. Project Title: Harvest Ridge
2. Owner's Name: Greystone Properties, LLC
Jim Vickers
Richie Wilkins
(Please list the names of all owners or parties in interest)
3. Applicant: G.W. Clifford & Associates, Inc.
Address c/o C.E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone (540) 667-2139�
4. Design Company: G. W. Clifford & Associates, Inc.
Address 117 E. Piccadilly Street
Winchester, VA 22601
Phone Number (540) 667-2139
1
00
00
Frederick County, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
5. Location of Property: South and adjacent to Route 622 (Cedar Creek
Grade) bordering City/County line.
6. Total Acreage: 26.74 acres
7. Property Information:
a) Property Identification Number (PIN): 63-A-2 & 63-A-3
b) Current Zoning: RP
c) Present Use: Vacant
d) Proposed Use: Single Family Small Lot
e) Adjoining Property Information: See Attached
Property Identification Property Uses
North
South
East
West
f) Magisterial District: s �aw r"e'e ..
8. Is this an original or amended Master Development Plan?
Original X Amended
I have read the material included in this package and understand what is required by the Frederick
County Department of Planning and Development. I also understand that the master development plan
shall include all contiguous land under single or common ownership. All required material will be
complete prior to the submission of my master development plan application.
i
Signature:
Date: 3 3
2
00 00
Frederick County, Virginia Master Development Plan Application Package
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and the Board of
Supervisors meetings. 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 public
right-of-way, a private right-of-way, or a watercourse from the requested property. The
applicant is required to obtain the following information on each adjoining property including the
parcel identification number which may be obtained from the office of the Commissioner of Revenue.
The Commissioner of the Revenue is located on the 2' floor of the Frederick County Administration
Building, 107 North Kent Street.
�-A-2 �. Z C3-A- 3,
Name:
Kenneth F. Marshall
964 Cedar Creek Grade, Winchester VA 22601
Property
# 63-A-2A
Name:
Turner Enterprises, LLC
949 Cedar Creek Grade, Winchester, VA 22601
Property # 63-A-2H
Name:
C&W properties
221 Millwood
Property
# 63-A-2K
Name:
Kim B. Walls & Marietta Cather
1207 Cedar Creek Grade, Winchester, VA 22602
Property
# 63-A-2J
Name:
George W. Cather
3296 Apple Pie Ridge Road, Winchester, VA 22603
Property
# 63-A-3A
Name:
Glaize Developments, Inc.
P.O. Box 888, Winchester, VA 22604
Property
# 63-A-3
Name: Winc. Church of New Life
Christians Trustee
P.O. Box 1653, Winchester, VA 22604
Pro e
# 63-A-4D
Name:
Willie McLauren, Jr.
139 Mountainview Lane, Winchester, VA 22602
Property
# 63-5-1-8
Name:
Blue Ridge Grace Brethem
1025 Cedar Creek Grade, Winchester, VA 22602
Property #63-A-2E
City of Winchester Adjoining Property Owners
Name:
James Annable
2727 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-73
Name:
Michael Lins
2723 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-72
Name:
David Mantone
2719 Windwood'Drive, Winchester, VA 22601
Property
# 289-4C-71
Name:
Richard Vossler
2711 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-70
Name:
AnthonyGavello
915 Westview Lane, Winchester, VA 22601
Property
# 289-4C-65
Name:
John Elliott
916 Westview Lane, Winchester, VA 22601
Property
# 289-4C-64
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COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/ 678-0682
February 24, 2003
Mr. Charles E. Maddox, Jr., P.E.
Vice President
Gilbert W. Clifford and Associates, Inc.
117 East Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Harvest Ridge Master Development Plan Comments
Frederick County, Virginia
Dear Chuck:
We have completed our review of the proposed Harvest Ridge master development plan and offer
the following comments:
1) The proposed plan does not indicate the method of stormwater management to be
implemented for the planned development. Based on my conversation with Ron
Mislowsky, it is anticipated that stormwater runoff will be channeled via open ditches
and/or pipes into the City of Winchester development located to the east. We will need
written confirmation from the City of Winchester that the doN nstream drainage structures
are adequate to handle the post -development storm flows from the Harvest Ridge
subdivision. This confirmation should be reflected on the approved master development
plan.
2) Any pertinent karst features such as sinkholes or outcrops should be delineated on the
master development plan. Include the sinkholes under environmental features.
3) Show the location of the open hand dug well which is located to the north of the existing
farm buildings. Describe measures to fill and/or cap this well.
4) Correct area discrepancies included under Housing Schedule.
If you should have any questions regarding the above comments, I can be reached at 665-5643.
Sincerely,
Harvey E. awsnyder, Jr., P.E.
Director of Public Works
A:ViarvestrdPeon►.wpd 107 North Kent Street • Winchester, Virginia 22601-5000
• 0
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 665-6395
Jrlrl�r\�rlU�� OF PUBLIC. MEMING
April 30, 2003
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #03-03 OF HARVEST RIDGE
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting
being held on Wednesday, May 14, 2003 at 7:15 p.m. in the board room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider
the Master Development Plan for Harvest Ridge, submitted by G. W. Clifford & Associates, Inc., for
85 single-family detached small lots for an age -restricted community. The property is located south
and adjacent to Route 622 (Cedar Creek Grade) bordering the City/County line, and is identified as
Property Identification Number 63-A-2 and 63-A-3, in the Shawnee Magisterial District.
Any interested parties may attend this meeting. A copy ofthe application will be available for review
at the Handley Library the week of the meeting, or at the Department of Planning and Development
located at 107 North Kent Street in Winchester, Virginia.
Sincerely,
Jeremy F. Camp
Planner II
JFC/cih
O:\AgendasMdjoiner Ltrs\2003\MDP\Harvest Ridgempd
107 North Kent Street • Winchester, Virginia 22601=5000
N
This is to certify that the attached correspondence was mailed to the following on
from the Department of Planning and Development, Frederick
County, Virginia: 63 - A- - 2-
63 - A- - 3-A GREYSTONE PROPERTIES, LLC
CATHER, GEORGE W 13 S LOUDOUN ST
WINCHESTER, VA 22601
3296 APPLE PIE RIDGE RD
WINCHESTER, VA 22603.2707
63 - A- - 3-
GLAIZE DEVELOPMENT, INC
PO BOX 888
WINCHESTER, VA 22604-0888
63 - A- - 4-D
TRUSTEES OF WINCHESTER CHURCH
OF THE NAZARENE
PO BOX 1653
WINCHESTER, VA 22604.8153
63 - 5. 1. 8-
MCLAURIN, WILLIE JR
139 MOUNTAIN VIEW LN
WINCHESTER, VA 22602.2319
63 - A- - 2-E
BLUE RIDGE GRACE BRETHERN
1025 CEDAR CREEK GRADE
WINCHESTER, VA 22602.2335
STATE OF VIRGINIA
COUNTY OF FREDERICK
63 - A- - 2-A
MARSHALL, KENNETH F
964 CEDAR CREEK GRADE
WINCHESTER, VA 22601-2704
63 - A- - 2-H
TURNER ENTERPRISES, LLC
2971VALLEY AVE
WINCHESTER, VA 22601
63 - A- - 2-K
C & W PROPERTIES
PO BOX 221
MILLWOOD, VA 22646-0221
Jeremy F. Camp, Olanner II
Frederick Co. Planning Dept.
a Notary Public in and for the State and County
aforesaid, do hereby certify that Jeremy F. Camp, Planner II for the De artment of Planning and
Development, whose name is signed to the foregoing, dated !' a 3 , has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this s-_ day of 1142�
My commission expires on U v
63 - A- - 2-J •
WALLS, KIM B & MAR TA CATHER
1207 CEDAR CREEK GRADE '
WINCHESTER,VA 22602-2360
z 1-4-C-73
NAMES ANNABLE
2727 WINDWOOD DRIVE
WINCHESTER, VA 22601
Michael Lins
2723 WINDWOOD DRIVE
WINCHESTER5 VA 22601
David Mantone
2719 WINDWOOD DRIVE
WINCHESTER, VA 22601
),0-4-C -70
Richard VosSler
2711 WINDWOOD DRIVE
WINCHESTER, VA 22601
Anthony v Ilo
915 WESTVIEW LANE
WINCHESTER9 VA 22601
John E 1 ott-
916 WESTVIEW LANE
WINCHESTER9 VA 22601
1
Gilbert W. Clifford & Assoc., Inc.
Attn: Charles Maddox
117 E. Piccadilly Street, Suite 200
Winchester. VA 22601
1 �r
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MDP # 03 - 03
Harvest Ridge
PINs:
63-A-2&3
N
W E
S
0 100 200 Feet
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 665-6395
I I itIFICAtIC I I OF PUBLIC MEEMINIG
April 2, 2003
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #03-03 OF HARVEST RIDGE
On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting
being held on Wednesday, April 16, 2003 at 7:00 p.m. in the board room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider
the Master Development Plan for Harvest Ridge, submitted by G. W. Clifford & Associates, Inc., for
85 single-family detached small lots for an age -restricted community. The property is located south
and adjacent to Route 622 (Cedar Creek Grade) bordering the City/County line, and is identified as
Property Identification Number 63-A-2 and 63-A-3, in the Shawnee Magisterial District.
Any interested parties may attend this meeting. A copy of the application will be available for review
at the Handley Library approximately one week before the meeting, or at the Department of Planning
and Development located at 107 North Kent Street in Winchester, Virginia.
Sincerely,
Jeremy F. Camp
Planner II
JFC/cih
0AAgendas\Adjoiner Ltrs\2003\MDP\Harvest Ridge.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
0
This is to certify that the attached correspondence was mailed to the following on
®3 from the Department of Planning and Development, Frederick
Cou y, Virginia: 63 - A- - 3-
GLAIZE DEVELOPMENT, INC
63 - A- - 2-
GREYSTONE PROPERTIES, LLC
13 S LOUDOUN ST
WINCHESTER, VA 22601
63 - A- - 2-A
MARSHALL, KENNETH F
964 CEDAR CREEK GRADE
WINCHESTER, VA 22601-2704
63 - A- - 2-H
TURNER ENTERPRISES, LLC
2971 VALLEY AVE
WINCHESTER, VA 22601
63 - A- - 2-K
C & W PROPERTIES
PO BOX 221
MILLWOOD, VA 22646.0221
63 - A- - 2-J
WALLS, KIM B & MARIETTA CATHER
1207 CEDAR CREEK GRADE
WINCHESTER, VA 22602.2360
63 - A- - 3-A
CATHER, GEORGE W
3296 APPLE PIE RIDGE RD
WINCHESTER, VA 22603.2707
STATE OF VIRGINIA
COUNTY OF FREDERICK
PO BOX 888
WINCHESTER, VA 22604-0888
63 - A- - 4-D
TRUSTEES OF WINCHESTER CHURCH
OF THE NAZARENE
PO BOX 1653
WINCHESTER, VA 22604-8153
63 - 5. 1. 8-
MCLAURIN, WILLIE JR
139 MOUNTAIN VIEW LN
WINCHESTER, VA 22602-2319
63 - A- - 2-E
BLUE RIDGE GRACE BRETHERN
1025 CEDAR CREEK GRADE
WINCHESTER, VA 22602-2335
J emy F. Camp, Planner II
Frederick Co. Planning Dept.
a Notary Public in and for the State and County
afore id, do hereby certify that Jeremy F. Camp, Planner II fo 1 e Dep ment of Planning and
Deve opment, whose name is signed to the foregoing, date - �L�U.3 ,has
personally appeared before me and acknowledged the same in my tate and County aforesaid.
Given under my hand this =yr> day of Ob,4�L
My commission expires on % 3
Ct�y PO4 Z P- 4C - T5-
JAMES ANNABLE
2727 WINDWOOD DRIVE
WINCHESTER, VA 22601
2gq- 4c - 7 L
Michael Lins
2723 WINDWOOD DRIVE
WINCHESTER, VA 22601
p(l-q-c-`7i
David Mantone
2719 WINDWOOD DRIVE
WINCHESTER, VA 22601
) - `-C - 70
Richard Vossler
2711 WINDWOOD DRIVE
WINCHESTER, VA 22601
;L8q-4c-65
Anthony Gavello
915 WESTVIEW LANE
WINCHESTER, VA 22601
AP-4c- 64-
John Elliott
916 WESTVIEW LANE
WINCHESTER, VA 22601
Barbara - Data Processing
Carol Huff - Planning Dept.
Please print _� sets of labels b
(,, /1 v1, A Lcr2 THANKSIl1
Frederick County. Virginia Master Development Plan
\
V
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and the Board of
Supervisors meetings. 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 public
right-of-way, a private right-of-way, or a watercourse from the requested property. The
applicant is required to obtain the following information on each adjoining property including the
parcel identification number which may be obtained from the office of the Commissioner of Revenue.
The Commissioner of the Revenue is located on the 2"d floor of the Frederick County Administration
Building, 107 North Kent Street. /' , 11
4— A - i , r .. 9 r 3--A - Z S!.I t /'M nPe; ,
Name:
Kenneth F. Marshall
964 Cedar Creek Grade, Winchester, VA 22601
Property
# 63-A-2A
Name:
Turner Enterprises, LLC
949 Cedar Creek Grade, Winchester, VA 22601
Property # 63-A-2H
Name:
C&W properties
221 Millwood
Property
# 63-A-2K
Name:
Kim B. Walls & Marietta Cather
1207 Cedar Creek Grade, Winchester, VA 22602
Property
# 63-A-2J
Name:
George W. Cather
3296 Apple Pie Ridge Road, Winchester, VA 22603
Property
# 63-A-3A
Name:
Glaize Developments, Inc.
P.O. Box 888, Winchester, VA 22604
Property
# 63-A-3
Name: Winc. Church of New Life
Christians Trustee
P.O. Box 1653, Winchester, VA 22604
Property
# 63-A-4D
Name-
Willie McLauren, Jr.
139 Mountainview Lane, Winchester, VA 22602
Property
# 63-5-1-8
Name:
Blue Ridge Grace Brethem
1025 Cedar Creek Grade, Winchester, VA 22602
Property #63-A-2E
City of Winchester Adjoining Property Owners
Name:
James Annable
2727 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-73
Name:
Michael Lins
2723 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-72
Name:
David Mantone
2719 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-71
Name-
Richard Vossler
2711 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-70
Name:
AnthonyGavello
915 Westview Lane, Winchester, VA 22601
Property
# 289-4C-65
Name:
John Elliott
916 Westview Lane, Winchester, VA 22601
Property
# 289-4C-64
t" 0 9
gilbert w. clifford & associates, inc
INCORPORATED 1972
Engineers — Land Planners — Water Quality
11 March 2003
Mr. Jeremy Camp
Frederick County Planning
107 N. Kent Street
Winchester, Virginia 22601
RE: Harvest Ridge Master Development Plan
Dear Jeremy,
Board or Directors:
President:
Thomas J. O'Toole, P.E.
vice Presidents:
Charles E. Maddox, Jr., P.E.
Earl R. Sutherland, P.E.
Ronald A Mislowsky, P.E.
David J. Saunders, P.E.
Directors:
William L. Wright
Michael A Hammer
Thomas W. Price
Attached you will find a "check" copy of a master plan which has been revised in accordance with your letter
of February e. We have annotated the letter to indicate the changes that we have made.
One item remains outstanding which will require some dialogue between Mr. Jim Vickers of Oakcrest and
your office when he returns to town next week. Oakcrest is planning a significant landscaping program along
with a walking path system that must be included on the master plan to comply with the rec unit issue stated in
your letter. There will be an issue of compliance and eligibility which Mr. Vickers indicates he will handle
directly with your office.
If you would be so kind as to take a look at the changes we have made on the other items to see if you are in
agreement with our proposal. We will make the changes pursuant to Oakcrest proposal on recreational units
when received and prior to scheduling public meetings on the project.
Should you have any questions please do not hesitate to call.
Sincerely,
gilbert ;�y_.ZFfi, associates, inc.
C. E. Maddox, Jr., P.E., Vice President
CEM/kf
Enclosure
cc: Mr. Jim Vickers
Mr. Ritchie Wilkins
MAR 12 2003
FruE^r'�ry
117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601
(540) 667-2139 Fax (540) 665-0493 e-mail gwcaramgearthlink.net
Member American Consulting Engineers Council
191
February 4, 2003
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
FAX: 540/ 665-6395
3— 11-03
T re^.1
Ch-rAJ1cs Ii*o� iti /2EDldee
Mr. Charles Maddox, P.E., VP
G. W. Clifford & Associates, Inc. �P,e i'�k
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Preliminary Review Comments of Harvest Ridge Master Development Plan (MDP)
Property Identification Number (PIN) 63-A-2 & 63-A-3
Dear Chuck:
Thank you for providing me with the opportunity to review the preliminary master development plan for Harvest
Ridge, dated January 3, 2003. Staff suggests that you take all of the following review comments into
consideration prior to completing the application process:
Review Comments
O k I. Open Space Provided Error. The preliminary MDP indicates that 37%, or 10.11 acres of land are
proposed as open spaces. However, 10.11 acres is only about 26% of the total parcel. As you indicate
on the plan, the Zoning Ordinance requires that all single-family small lot developments p ovide at least
30%, or 1 .67 acres. Please correct ps necessary. J- 4 4;5r/Al SC/udNr- �<'Op;C d� /:.-eM gneM'rt
10i'Ovt,G q.id /1ae-Qk Lot/.rce� Cb��c7 Ta7�4l..r .vbca) avv P4o9,4/.
2. Recreational Units. Please provide recreational unit calculations on the preliminary MDP. If the
proposed Hiker/Biker Trail and Pedestrian Walkway are intended to meet the recreational unit
requirements, then please clarify this on the preliminary MDP.
3. Biker / Biker Trail and Pidestrian Walkway. Please show the location of the proposed Hiker / Biker
Trail and Pedestrian Walkway more clearly. Please also provide details of the proposed Pedestrian
Walkway, similar to what you did for the Hiker / Biker Trail.
4. Total Area in SF Lots Error. The preliminary MDP indicates that 13.00 acres are proposed to be uses
for single-family lots. This appears to be incorrect, because 85 single family lots (85 x 3,750 square
feet) must consist of at least 13.67 acres. Therefore, there must be more land available for the proposed Y/
85 lots. Please correct as necessary. 85 x 3,'1 Sb A" o •J, 32 A4. / N o >r 1 �.1. 7 4C . 4 l f ,6 r
sAow. Gtk loroport 8.02 p9r,/rs.
k' 5. Woodlands Waiver Request. Please provide a note on the preliminary MDP to the effect that a
woodlands waiver is being requested as part of the MDP review process. Abk 1p 41 o v loeAll.
04 6. Landscape Screen Along East Property Line. Please provide the required landscape screen in all
locations along the east property line void of woodlands to be preserved. Specifically, there appears to ' I
.be an area that was overlooked near the south entrance point to the development. &,Ve n Prtba' aj
107 North Kent Street • Winchester, Virginia 22601-5000
Page 2
Preliminary Review Comments of Harvest Ridge MDP
Mr. Charles Maddox, P.E.
February 4, 2003
&k 7. Setback of Lot Line Boundaries. Proffer #7 calls for at least 25 feet between the proposed lot lines and
the east property line. There appears to be a location near the south entrance point that has a lot line
setback of les4 than 25 feet. Please note this for when you prepare the subdivision design plan.
LbTG/nx,S AAuc �,n Q,c.u�x.cl A ZS qs rlo*d Q,6oe.At.
Surface Material of Emergency Connection Road. Please provide general details ofhow the proposed
emergency gency connection road will be constructed and what ty a of surface material will be used.
Is w.d,- - 8,*. conded - szrcA.e� 6s�r- NW
o It 9. Three Rectangles. Please label what the three rectangles represent. These are the features located
around the northern -most cul-de-sac of the development. If these features are structures, please clarify
their intent. a CdA" I' bor-gui tdi4t NADiCO- 72, 6e. /2c�rloueol ii s ,L�.
p/d0. Tree Preservation Methods. Please provide information regarding the methods that will be used to
preserved existing woodlands. Staff suggests that clear markings, such as a temporary construction
fence, be provided throughout the development process to delineate the areas that are required to be
preserved. iu&+,c prouidcd .s�.4140`4.,*f �cto^.At&C-A;,,, ,ccg4C -/0 4e urn
o k 11. Phases. Please clarify what improvements will be constructed during Phase I of the development.
Likewise, please also show what improvements will be constructed during Phase II of the proposed
development. fayAft. C,,Rst -1-/ 0Lt_,1.
ek 12. Turner Enterprises, L.L.C. Property Lines. It appears that the property lines shown for the Turner
Enterprises parcel are not correct. please remove all old property lines and show the new property lines
correctly. Okay.- Gore, j
13. Agency Comments. Please ensure that the Planning Staff is provided with review comments from all
of the following review agencies/departments: Frederick County Department of Public Works(County
Engineer), Frederick County Department of Building Inspections, Frederick County Department of
Parks & Recreation, Frederick County Fire Marshal, City of Winchester, and the Virginia Department
of Transportation (VDO7)
Please address the above comments and those provided to you from the review agencies. In order to continue
the review of this Master Development Plan, you will need to submit the complete MDP application, which
includes review agency comments and review fee, to this department. Once this information is received, staff
will schedule the application for review by the Planning Commission. The review fee will be $3;*4-5--'r-
[$1,500/base + $-I;944 554-38c8909-acres @ $50 per acre)]. Zg 37.E
Please do not hesitate to contact me with questions regarding this application.
Sincerely,
Jeremy F. Camp - Planner II
JFC/bah
U:VeremylMasterDevelopment PlanslHarvest RidgelPreliminaryReviewComments.wpd
0 0 R RE COPY
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
February 4, 2003
Mr. Charles Maddox, P.E., VP
G. W. Clifford & Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Preliminary Review Comments of Harvest Ridge Master Development Plan (MDP)
Property Identification Number (PIN) 63-A-2 & 63-A-3
Dear Chuck:
Thank you for providing me with the opportunity to review the preliminary master development plan for Harvest
Ridge, dated January 3, 2003. Staff suggests that you take all of the following review comments into
consideration prior to completing the application process:
Review Comments
1. Open Space Provided Error. The preliminary MDP indicates that 37%, or 10.11 acres of land are
proposed as open spaces. However, 10.11 acres is only about 26% of the total parcel. As you indicate
on the plan, the Zoning Ordinance requires that all single-family small lot developments provide at least
30%, or 11.67 acres. Please correct as necessary.
2. Recreational Units. Please provide recreational unit calculations on the preliminary MDP. If the
proposed Hiker/Biker Trail and Pedestrian Walkway are intended to meet the recreational unit
requirements, then please clarify this on the preliminary MDP.
3. Hiker / Biker Trail and Pedestrian Walkway. Please show the location of the proposed Hiker / Biker
Trail and Pedestrian Walkway more clearly. Please also provide details of the proposed Pedestrian
Walkway, similar to what you did for the Hiker / Biker Trail.
4. Total Area in SF Lots Error. The preliminary MDP indicates that 13.00 acres are proposed to be uses
for single-family lots. This appears to be incorrect, because 85 single family lots (85 x 3,750 square
feet) must consist of at least 13.67 acres. Therefore, there must be more land available for the proposed
85 lots. Please correct as necessary.
5. Woodlands Waiver Request. Please provide a note on the preliminary MDP to the effect that a
woodlands waiver is being requested as part of the MDP review process.
6. Landscape Screen Along East Property Line. Please provide the required landscape screen in all
locations along the east property line void of woodlands to be preserved. Specifically, there appears to
be an area that was overlooked near the south entrance point to the development.
107 North Kent Streef Winchester, Virginia 22601-5000
r
Page 2
Preliminary Review Comments of Harvest Ridge MDP
Mr. Charles Maddox, P.E.
February 4, 2003
7. Setback of Lot Line Boundaries. Proffer #7 calls for at least 25 feet between the proposed lot lines and
the east property line. There appears to be a location near the south entrance point that has a lot line
setback of less than 25 feet. Please note this for when you prepare the subdivision design plan.
8. Surface Material of Emergency Connection Road. Please provide general details of how the proposed
emergency connection road will be constructed and what type of surface material will be used.
9. Three Rectangles. Please label what the three rectangles represent. These are the features located
around the northern -most cul-de-sac of the development. If these features are structures, please clarify
their intent.
10. Tree Preservation Methods. Please provide information regarding the methods that will be used to
preserved existing woodlands. Staff suggests that clear markings, such as a temporary construction
fence, be provided throughout the development process to delineate the areas that are required to be
preserved.
11. Phases. Please clarify what improvements will be constructed during Phase I of the development.
Likewise, please also show what improvements will be constructed during Phase II of the proposed
development.
12. Turner Enterprises, L.L.C. Property Lines. It appears that the property lines shown for the Turner
Enterprises parcel are not correct. Please remove all old property lines and show the new property lines
correctly.
13. Agency Comments. Please ensure that the Planning Staff is provided with review comments from all
of the following review agencies / departments: Frederick County Department of Public Works (County°
Engineer), Frederick County Department of Building Inspections, Frederick County Department of
Parks & Recreation, Frederick County Fire Marshal, City of Winchester, and the Virginia Department
of Transportation (VDO7)
Please address the above comments and those provided to you from the review agencies. In order to continue
the review of this Master Development Plan, you will need to submit the complete MDP application, which
includes review agency comments and review fee, to this department. Once this information is received, staff
will schedule the application for review by the Planning Commission. The review fee will be $3,444.55
[$1,500/base + $1,944.55 (38.8909 acres @ $50 per acre)].
Please do not hesitate to contact me with questions regarding this application.
Sincerely,
Jeremy F. Camp - Planner II
JFC/bah
U: UeremyWaster Development PlansWarvest RidgelPreliminaryReviewComments.wpd
i
r
•
•
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Frederick County Department of Planning and Development
Mail to: Hand deliver to:
Frederick County 4 Floor
Dept. of Planning & Development 107 N. Kent Street
107 N. Kent Street Winchester, VA
Winchester, VA 22601 (540) 665-5651
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach two (2) copies of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridj4e
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Department of Planning & Development's Comments:
Frederick County, Virginia Master Development Plan Application Package
1.
FA
3.
4.
APPLICATION
MASTER DEVELOPMENT PLAN
Project Title: Harvest Ridge
Owner's Name: Greystone Properties, LLC
Jim Vickers
Richie Wilkins
(Please list the names of all owners or parties in interest)
Applicant: G.W. Clifford & Associates. Inc.
Address c/o C.E. Maddox
117 E. Piccadilly Street Winchester VA 22601
Phone (540) 667-2139
Design Company: G. W. Clifford & Associates. Inc.
Address 117 E. Piccadilly Street
Winchester, VA 22601
Phone Number (540) 667-2139
RECEIVED
JAN 1 5 2003
FREDERICK COUWY
PLANNING & DEVELOPMENT
•
•
Frederick County, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
5. Location of Property: South and adjacent to Route 622 (Cedar Creek
Grade) bordering City/County line.
6. Total Acreage: 26.74 acres
7. Property Information:
a) Property Identification Number (PIN): 63-A-2 & 63-A-3
b) Current Zoning: RP
c) Present Use: Vacant
d) Proposed Use: Single Family Small Lot
e) Adjoining Property Information: See Attached
Property Identification Property Uses
North
South
East
West
f) Magisterial District:
8. Is this an original or amended Master Development Plan?
Original X Amended
I have read the material included in this package and understand what is required by the Frederick
County Department of Planning and Development. I also understand that the master development plan
shall include all contiguous land under single or common ownership. All required material will be
complete prior to the submission of my master development plan application.
Signature:
Date:
RECEIV�i�=f11.)�
JAN 1 5 2003
2
FREDERICK COUNTY
PLANNING & DEVELOPMENT
•
•
Frederick County, VirLyinia Master Development Plan Application Package
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and the Board of
Supervisors meetings. 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 public
right-of-way, a private right-of-way, or a watercourse from the requested property. The
applicant is required to obtain the following information on each adjoining property including the
parcel identification number which may be obtained from the office of the Commissioner of Revenue.
The Commissioner of the Revenue is located on the 2"d floor of the Frederick County Administration
Building, 107 North Kent Street.
Name:
Kenneth F. Marshall
964 Cedar Creek Grade, Winchester, VA 22601
Property
# 63-A-2A
Name:
Turner Enterprises, LLC
949 Cedar Creek Grade, Winchester, VA 22601
Property
# 63-A-2H
Name:
C&W properties
221 Millwood
Property
# 63-A-2K
Name:
Kim B. Walls & Marietta Cather
1207 Cedar Creek Grade, Winchester, VA 22602
Property
# 63-A-2J
Name:
George W. Cather
3296 Apple Pie Ridge Road, Winchester, VA 22603
Property
# 63-A-3A
Name:
Glaize Developments, Inc.
P.O. Box 888, Winchester, VA 22604
Property
# 63-A-3
Name: Winc. Church of New Life
Christians Trustee
P.O. Box 1653, Winchester, VA 22604
Property
# 63-A-4D
Name:
Willie McLauren, Jr.
139 Mountainview Lane, Winchester, VA 22602
Property
# 63-5-1-8
Name:
Blue Ridge Grace Brethern
1025 Cedar Creek Grade, Winchester, VA 22602
Property #63-A-2E
City of Winchester Adjoining Property Owners
Name:
James Annable
2727 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-73
Name:
Michael Lins
2723 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-72
Name:
David Manton
2719 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-71
Name:
Richard Vossler
2711 Windwood Drive, Winchester, VA 22601
Property
# 289-4C-70
Name:
AnthonyGavello
915 Westview Lane, Winchester, VA 22601
Property
# 289-4C-65
Name:
John Elliott
916 Westview Lane, Winchester, VA 22601
Property
# 289-44C-64
dp �II09C
• 8 i
Q�P00.
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
Philip A. Shucet 14031 OLD VALLEY PIKE JERRYA. COPP
COMMISSIONER EDINBURG, VA 22824 RESIDENT ENGINEER
TEL (540) 984-5600
FAX (540) 984-5607
February 21, 2003
VDOT Comments to
Harvest Ridge
Request for Preliminary Master Development Plan
Applicant: G. W. Clifford & Associates, Inc.
The preliminary master plan for this property appears to have almost no measurable
impact on Route 622, Cedar Creek Grade, the VDOT facility which would provide access
• to the property.
Before making any final comments, this office will require a complete set of site plans,
drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Sixth
Edition for review. VDOT reserves the right to comment on all right-of-way needs,
including right-of-way dedications, traffic signalization, and off -site roadway
improvements and drainage. Prior to construction on the State's right-of-way the
developer will need to apply to this office for issuance of appropriate permits to cover
said work.
•
Thank you for allowing us the opportunity to comment.
1 '
r
Ben H. Lineberry, Jr.,,
,0..
Transportation Resident Engineer
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
•
•
0
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments Virginia Department of Transportation VE)() NnFI`
YR@S�GI@p�
JAN 16 2003
Mail to:
Virginia Department of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, VA 22824
(540) 984-5600
Hand deliver to: ®JAC 0HFC ®BHL
Virginia Department of Transportation
2275 Northwestern pike �LAI ®SAM
Winchester, VA 22603
(540) 535-1818
Please fill out the information as accurately as possible in order to assist the Virginia Department of
Transportation with their review. Please attach three (3) copies of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridge
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Virginia Department of Transportation's Comments:
See attached VDOT Comments dated February 21, 2003 to
G. W. Clifford & Associates.
SC AVIRGI]MIA
Control number
MDP03-0001
Project Name
Harvest Ridge
Address
117 E. Piccadilly Street
Type Application
Master Development
Current Zoning
RP
Automatic Sprinkler System
No
Other recommendation
Emergency Vehicle Access
Adequate
Siamese Location
Not Identified
Frederick County Fire and Rescue
Department
Office of the Fire Marshal
Plan Review and Comments
Date received Date reviewed Date Revised
1/15/2003 1/16/2003
Applicant
G.W.Clifford & Associates
City State Zip Applicant Phone
Winchester VA 22601 540-667-2139
Tax ID Number Fire District
63-A-2 & 63-A-3 15
Emergency Vehicle Access Comments
Access Comments
Recommendations
Automatic Fire Alarm System
No
Requirements
Hydrant Location
Not Identified
Roadway/Aisleway Width
Additional Comments
Extension of municipal water supplies for firefighting should be pursued.
Rescue District
15
Election District
Back Creek
Residential Sprinkler System
Yes
Fire Lane Required
Yes
Special Hazards
No
• Plan Approval Recommended Reviewed By Signature
Yes Timothy L. Welsh Title Aoss Irs��.
Frederick County, Virginia Master Development Plan Application Package
•
Request for Master Development Plan Comments
Frederick County Fire Marshal e
iTF41yF
Mail to: Hand deliver to: 51 ��
Frederic County Fire Marshal 1 � Floor , ,�
Attn: Fire Marshal 107 N. Kent St.
107 N. Kent St. Winchester, VA
Winchester, VA 22601 (540) 665-6350
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach two (2) copies of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridge
•
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Fire Marshal's Comments:
0
13
•
is
•
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Frederick County — Winchester Health Department
Mail to:
Frederick -Winchester Health Dept
Attn: Sanitation Engineer
107 N. Kent St., Suite 201
Winchester, VA 22601
(540) 722-3480
Hand deliver to:
107 N. Kent St.
Suite 201
Winchester, VA
(540) 722-3480
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach one (1) copy of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridge
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Frederick County - Winchester Health Dept. Comments:
L"
15
9 •
•
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Frederick County Sanitation Authority D
SA
Mail to: Hand deliver to: JAN 16 20P5,
Frederick County Sanitation Authority 315 Tasker Road �µ
Attn: Engineer Stephens City, VA
P.O. Box 1877 (540) 868-1061
Winchester, VA 22604
Please fill out the information as accurately as possible in order to assist the Frederick County
Sanitation Authority with their review. Please attach two (2) copies of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridge
•
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Frederick County Sanitation Authority's Comment:
•
10
0 0 01 EOF.DV E
Frederick County, Vir inia Master Development Plan AiDiDlication fiks&e HAD 12 2003
is TU �I [:ter',
Request for Master Development Plan Comments
Frederick County -Winchester Service Authority
Mail to: Hand deliver to:
Frederick -Winchester Service Authority 107 N. Kent St.
Attn: Sanitation Engineer Suite 201
107 N. Kent St., Suite 201 Winchester, VA
Winchester, VA 22601 (540) 722-3480
(540) 722-34M
35'lq
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach one (1) copy of the site plan with this sheet.
Applicant's Name: Gilbert W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street
Winchester, VA 22601
Phone Number: (540) 667-2139
• Name of development and/or description of the request:
Harvest Ridge
Location of property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Service Authority Comments: no co mm
10
•
•
n
U
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Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Winchester Regional Airport
Mail to:
Winchester Regional Airport
Attn: Executive Director
491 Airport Road
Winchester, VA 22602
Hand deliver to:
491 Airport Road
(Route 645, off of Route 522 South)
(540) 662-2422
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach one (1) copy of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridue
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Winchester Regional Airport Comments:
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16
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Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Frederick County Inspections Department
Mail to: Hand deliver to:
Frederick Co. Inspections Department T Floor
Attn: Building Official 107 N. Kent St.
107 N. Kent St. Winchester, VA
Winchester, VA 22601 (540) 665-5650
Please fill out the information as accurately as possible in order to assist the Inspections Department
with their review. Please attach one (1) copy of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridge
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Frederick County Inspections Department use only:
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• Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
City of Winchester
Mail to: Hand deliver to:
Winchester Planning Department 15 N. Cameron Street
Attn: Planning Director Rouss City Hall
15 N. Cameron Street Winchester, VA
Winchester, VA 22601 (540) 667-1815
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach one (1) copy of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
• Harvest Ridge
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Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
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17
• Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Frederick County Department of Parks and Recreation
Mail to: Hand deliver to:
Frederick County 107 N. Kent Street
Department of Parks and Recreation 2„ d Floor
107 N. Kent St. Winchester, VA
Winchester, VA 22601 (540) 665-5678
Please fill out the information as accurately as possible in order to assist the agency with their review.
Please attach one (1) copy of the MDP with the sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
is Harvest Ridge
•
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Department of Parks and Recreation's Comments:
Parks and Recreation recommends that the proposed hike/bike trail be made
available to serve as a link for future trails that may be developed in
this area. Also, we would recommend that 8' trail be constructed to, at
the minimum, meet the attached specifications.
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SLOPE AND LENGTH AS SPECIFIED
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Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Superintendent of Frederick Co. Public Schools
Mail to:
Frederick Co. Public Schools
Attn: Superintendent
P.O. Box 3508
Winchester, VA 22604
(540) 662-3888
Hand deliver to: jAN 1 6 2003
Frederick Co. Public Schools
Attn: Superintendent
School Administration Bldg.
1415 Amherst St.
Winchester, VA 22601
Please fill out the information as accurately as possible in order to assist the Frederick County
Sanitation Authority with their review. Please attach two (2) copies of the MDP with this sheet.
Applicant's Name: G. W. Clifford & Associates, Inc.
Address: c/o Charles E. Maddox
117 E. Piccadilly Street, Winchester, VA 22601
Phone Number: (540)667-2139
Name of development and/or description of the request:
Harvest Ridge
Location of Property:
South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line
Frederick County Public Schools Comment:
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COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/665-6395
February 4, 2003
Mr. Charles Maddox, P.E., VP
G. W. Clifford & Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Preliminary Review Comments of Harvest Ridge Master Development Plan (MDP)
Property Identification Number (PIN) 63-A-2 & 63-A-3
Dear Chuck:
Thank you for providing me with the opportunity to review the preliminary master development plan for Harvest
Ridge, dated January 3, 2003. Staff suggests that you take all of the following review comments into
consideration prior to completing the application process:
Review Comments
Open Space Provided Error. The preliminary MDP indicates that 37%, or 10.11 acres of land are
proposed as open spaces. However, 10.11 acres is only about 26% of the total parcel. As you indicate
on the plan, the Zoning Ordinance requires that all single-family small lot developments provide at least
30%, or 11.67 acres. Please correct as necessary.
2. Recreational Units. Please provide recreational unit calculations on the preliminary MDP. If the
proposed Hiker/Biker Trail and Pedestrian Walkway are intended to meet the recreational unit
requirements, then please clarify this on the preliminary MDP.
Hiker / Biker Trail and Pedestrian Walkway. Please show the location of the proposed Hiker / Biker
Trail and Pedestrian Walkway more clearly. Please also provide details of the proposed Pedestrian
Walkway, similar to what you did for the Hiker / Biker Trail.
4. Total Area in SF Lots Error. The preliminary MDP indicates that 13.00 acres are proposed to be uses
for single-family lots. This appears to be incorrect, because 85 single family lots (85 x 3,750 square
feet) must consist of at least 13.67 acres. Therefore, there must be more land available for the proposed
85 lots. Please correct as necessary.
5. Woodlands Waiver Request. Please provide a note on the preliminary MDP to the effect that a
woodlands waiver is being requested as part of the MDP review process.
• 6. Landscape Screen Along East Property Line. Please provide the required landscape screen in all
locations along the east property line void of woodlands to be preserved. Specifically, there appears to
be an area that was overlooked near the south entrance point to the development.
107 North Kent Street • Winchester, Virginia 22601-5000
• Page 2
Preliminary Review Comments of Harvest Ridge MDP
Mr. Charles Maddox, P.E.
February 4, 2003
Setback of Lot Line Boundaries. Proffer #7 calls for at least 25 feet between the proposed lot lines and
the east property line. There appears to be a location near the south entrance point that has a lot line
setback of less than 25 feet. Please note this for when you prepare the subdivision design plan.
f
8. Surface Material of Emergency Connection Road. Please provide general details of how the proposed
emergency connection road will be constructed and what type of surface material will be used.
9. Three Rectangles. Please label what the three rectangles represent. These are the features located
around the northern -most cul-de-sac of the development. If these features are structures, please clarify
their intent.
10. Tree Preservation Methods. Please provide information regarding the methods that will be used to
preserved existing woodlands. Staff suggests that clear markings, such as a temporary construction
fence, be provided throughout the development process to delineate the areas that are required to be
preserved.
11. Phases. Please clarify what improvements will be constructed during Phase I of the development.
Likewise, please also show what improvements will be constructed during Phase II of the proposed
• development.
12. Turner Enterprises, L.L.C. Property Lines. It appears that the property lines shown for the Turner
Enterprises parcel are not correct. Please remove all old property lines and show the new property lines
correctly.
13. Agency Comments. Please ensure that the Planning Staff is provided with review comments from all
of the following review agencies / departments: Frederick County Department of Public Works (County
Engineer), Frederick County Department of Building Inspections, Frederick County Department of
Parks & Recreation, Frederick County Fire Marshal, City of Winchester, and the Virginia Department
of Transportation (VDOT)
Please address the above comments and those provided to you from the review agencies. In order to continue
the review of this Master Development Plan, you will need to submit the complete MDP application, which
includes review agency comments and review fee, to this department. Once this information is received, staff
will schedule the application for review by the Planning Commission. The review fee will be $3,444.55
[$1,500/base + $1,944.55 (38.8909 acres @ $50 per acre)].
Please do not hesitate to contact me with questions regarding this application.
Sincerely,
Jeremy'F. Camp - Planner II
JFC/bah
U. IJeremylMaster Development PlansWarvest RidgelPreliminaryReviewComments.wpd
gilbert w. clifford & associates, inc.
117 East Piccadilly Street, Suite 200
Winchester, Virginia 22601
540-667-2139 Fax:540-665-0493
e-mail: gwcaram@earthlink.net
To: Frederick Count,
107 N. Kent Street
Winchester, VA 22601 1
We are sending you
0 Hand Delivered
0 Shop Drawings
0 Copy of Letter
x❑ Attached
Change Order
x� Prints
0 Plats
LETTER OF TRANSMITTAL
Present Date Job No.
3/24/03
Attention: Jeremy Cam
Re: Harvest Ridge PMDP
Under Separate via
Samples
x❑ Plans
the following items
Specifications
❑ Other
Copies
Date
Description
42
PMDP
1
Application
1
Application Fee
1 ea.
Agency Comments
x� Are Transmitted
For Approval
x0 For Your Use
0 As Requested
For Review or Comment
0 For Bids Due
Remarks
Copy To: Jim Vickers
Richie Wilkins
Approved/Submitted
Approved/As Noted
Return/Corrections
2003
Signed
Resubmit for Approval
0 Submit for Distribution
0 Returned Corrected Prints
Loan Print/Return
0 Returnhvith Si,--.-. 5 `"
M AR � 4 2003
Thomas W. Price
Rev 3.0
3/10/97