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04-97 Woodbrook Village - Back Creek - Backfile (2)
P. 0 STAFF MASTER DEVELOPMENT PLAN CHECKLIST (Note: The application does not need to be complete to be accepted.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: VDOT VCity of Winchester l/ Sanitation Authority/ Inspections Dept. Health Department J- Parks & Recreation Fire Marshal ✓ County Engineer One copy of the master development plan application 25 copies of the plan on a single sheet One reproducible copy of the plan (if required) A 35 mm slide of the plan Date -,5- q -g1 / Application received _?i2 7 -9'7 0/0-9 TRACKING 00 Fee Paid (amount: R e c ommhde. Afr vaL. Preliminary MDP heard by Planning Commission - Action taken: - 3- 7 ge ctm m . A� Preliminary MDP heard by Board of Supervisors - Action taken: Letter to applicant regarding action and revisions (if required) Final MDP submitted with review agency, PC and BOS comments addressed Final MDP signed by County Administrator and Planning Director (send two copies to applicant) Administratively approved; letter sent to applicant py n at Scho&HR&ard-dfire- K:\W 1CMMCIC CR\TRACKING MDP Rev 1 1 /96 �f13197 wooDOi2ooV Fr , , skcol 4 katj -oFF o n rt.Vuz w --'40 ko- .7vY N,t w ak jN-o v iaeA `t (q 7) -50 we_ (poke- fo F�e� Maml�lmmo-1 ---- --- --- CAliO"4_1144,--l-� op -- ,L--c T ull i" wadi -Vn4"WOL CASH RECEIPT I t 1 Date 19 1 r 0025693 c Received From Address - For p + Dollars $ , ACCOUNT AMT. OF ACCOUNT • CASH PAID AMT PAID CHECK 4 BY BALANCE DUE MONEY ORDER § 165-62 FREDERICK COUNTY CODE § 165-63 § 165-62. Gross density. [Amended 5-11-19941 A gross density shall be established for each proposed development, including all land contained within a single master development plan, according to the characteristics of the land, the capacity of public facilities and roads and the nature of surrounding uses. Because of these characteristics, some developments may not be allowed to employ the maximum density allowed by these regulations. The following density requirements shall apply to all parcels as they exist at the time of the adoption of this section: A. Subsequent divisions of land shall not increase the allowed density on parcels of land. B. In no case shall the gross density of any development within an approved master development plan exceed ten (10) dwellings per acre. C. In no case shall the gross density of any development within an approved master development plan which contains more than ten (10) acres and less than one -hundred (100) acres exceed five and five - tenths (5.5) dwellings per acre. D. In no case shall the gross density of any development within an approved master development plan which contains more than one hundred (100) acres exceed four (4) dwellings per acre. § 165-62.1. Multifamily housing. [Added 5-11-19941 A. Developments that are less than twenty-five (25) acres in size may include more than fifty percent (50%) multifamily housing types. B. Developments that are more than twenty-five (25) acres and less than fifty (50) acres in size shall be permitted to contain up to fifty percent (50%) multifamily housing types. C. Developments that are over fifty (50) acres in size shall be permitted to contain up to forty percent (40%) multifamily housing types. § 165-63. Open space requirements. a A. [Amended 6-8-1994] A minimum percentage of the gross area of any l: proposed development shall be designated as common open space. This open space shall be for purposes of environmental protection and 16582 4-1-97 E PLEASE k+,''TF - This file CROSS CREEK VTTIAGE 7�MP 0�-r'�' .I:ic:. adm�-n srratively approved Ap _1 11, 2000. COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE CHARLES D. EDINBURG, VA 22824 JEDENRRY COPP COMMISSIONER COMMISSIONER E GINE RESIDENT ENGINEER TELE (540) 984-5600 FAX(540)984-5607 August 9, 2001 Mr. Patrick Davenport, Zoning Administrator C/O County of Frederick 107 North Kent Street Winchester, VA 22601-5000 Ref: Route 1126, Rosewood Lane Woodbrook Village Subdivision Dear Mr. Davenport: The addition package for the streets listed in the Board's resolution dated July 11, 2001 for. the referenced development has been forwarded to our Central Office in Richmond for processing. The Commissioner's Office will notify the Board when the addition has been approved. In the meantime if you have any questions, please let me know. DAH/rf xc: Mr. Greg Unger Sincerel , Dave A. Heironimus . Hwy. Permits & Subd. Specialist Sr. ►' zG AUG 15 2001 )APT, nF PI ANINImr,/nrjtFI.OPMENIT WE KEEP VIRGINIA MOVING 4 J FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 December 10, 1997 Mr. Steve Gyurisin G.W. Clifford & Associates 200 North Cameron Street Winchester, VA 22601 RE: Administrative Approval of Woodbrook Village Master Development Plan (4004-97) Dear Steve: The Woodbrook Village Master Development Plan was administratively approved on December 10, 1997. Previously, the Planning Commission and Board of Supervisors approved the Master Development Plan with the condition that all review agency comments, in addition to those of the Historic Resources Advisory Board (HRAB), are adequately addressed. All comments have been adequately addressed. The proposed Woodbrook Village development is located on the south side of Opequon Church Lane, Route 706, and on the north side of Apple Valley Road, Route 652, and is identified by Property Identification Numbers 63-A-39 and 63-A-40 in the Back Creek Magisterial District. This plan calls for the development of 42.5 acres of R. (Residential Performance) zoned land within two phases. Phase I proposes the construction of 81 multiplex units on 19.56 acres of the property with access being from Opequon Church Lane. Phase II proposes the construction of 81 single family zero lot line units on the remaining 22.94 acres of the property with access being from Apple Valley Road. The overall density of the development will be 3.8 housing units per acre with the multiplex housing phase having a density of 4.1 units per acre and the zero lot line phase having a density of 3.5 units per acre. A 25 feet landscaped buffer is to be provided along the northwest property line adjoining parcels 63-A-19 and 63-A-18 as recommended by the HRAB. Please call me if you have any questions regarding the approval of this Final Master Development Plan. Sincerely, Michael T. Ruddy Planner H MTR\cc cc: Margaret B. Douglas, Back Creek District Supervisor T. Roy Jennings, Frederick County Real Estate Joe C. Wilder, Engineering Technician Jim Vickers, Valley Development Group 107 North Kent Street - Winchester, Virginia 22601-5000 COMMONWEALTH of V, RQINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 October 31, 1997 Mr. Mike Hammer, Project Mgr. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Mike: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984.5600 FAX (540) 984-5607 Ref: Woodbrooke Village Entrance & Utility Project Route 706 Frederick County We received your revised site plan dated October 22, 1997 for the referenced project. It appears all of our earlier review comments have been satisfactorily addressed. Our approval is conditioned upon all materials used and methods of construction meeting all current observed VDOT Road & Bridge Standards & Specifications. Additionally, due to our ongoing road improvement project, if conditions in the field change which would require additional measures which are not shown on this plan such measures shall be implemented to our satisfaction. Two items in particular which will presently need to be addressed are related to your drainage design: 1. The proposed D.I. left of approximate Station 4+25 shall meet or exceed the type and design standard of the existing structure we've installed on the opposite side of the roadway. It appears a standard DI-3C structure is warranted. Appropriate inlet pipes and end treatment will need to be provided. 2. The double line of culverts under Route 706 at approximate Station 7+65 will need to be lengthened sufficiently to allow for the pavement widening by your client and appropriate end treatment addressed. I'll be happy to meet with you at your convenience to review these two items. The permits for this work will be. set up on account receivable basis to cover the expenses of our inspection personnel. In the absence of our Inspector, independent test reports will need to be provided to verify proper installation and compaction requirements. Close coordination between our Project Inspector and the contractor will be necessary to ensure installation is complete according to plan, specifications and without affecting the progress of our road improvement project. If you have any questions, please let me know. Sincerely, Robert B. Childress, Transportation Engineer RBC/rf xc: Mr. S. A. Melnikoff, Mr. M. P. Atwood, Mr. Kris Tierney, Mr. Fred Franklin, Project File #0706-034-P27, N501 WE KEEP VIRGINIA MOVING I 1f 1, J [rp' r L�7�6�/� COMMONWEALTH of VIR QINIA DAVID R. GEHR COMMISSIONER Mr. Michael McKee C/O L. F. Franklin & Sons, Inc. P. O. Box 44 Stephenson, VA 22656 Dear Mickey: DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE JERRY A. COPP P.O. BOX 278 RESIDENT ENGINEER EDINBURG, VA 22824-0278 TELE (540) 984-5600 FAX (540) 984-5607 October 31, 1997 Ref: Woodbrooke Village Subdivision Route 706 Frederick County Enclosed are your approved Land Use Permits #855-04203 and #855-04204 to cover work on the State's right-of-way in conjunction with the referenced project. In particular, Permit #855-04203 will cover the installation of approximately 450' of 12" D.I. water main, two 3/4" water services, one 2" water service, removal of two existing water meters and service lines, and installation of one 8" P.V.C. sanitary sewer crossing. Permit 9855-04204 will cover the installation and maintenance of one standard street connection, construction of curb & gutter, widening of Route 706, adjustment of storm sewer/culverts and related grading. Copies of the approved permit assemblies must be kept at the job site whenever working within the Route 706 right-of-way. For your information the permits are set up on an account receivable basis to recoup our inspection costs. The account receivable number is 0245 8579. In the absence of our inspection personnel, independent test reports will need to be provided to verify proper installation and compaction requirements. Our Inspector is Mr. Mike Atwood. He may be reached at (540) 722-3460. 1 suggest close coordination be made with Mike to ensure independent testing can be kept to a minimum and the project can proceed without delay. I'm also enclosing a copy of our site plan approval letter to Mr. Mike Hammer of G. W. Clifford & Associates, Inc. relative to two drainage issues which will need to be addressed. I'll keep you posted on these two items. Mickey, I understand your frustration with this particular permit project and appreciate your patience with us. Please give me a call if you have any questions concerning the permit requirements. Sincerely, Robert B. Childress Transportation Engineer RBC/rf Enclosures xc: Mr. S. A. Melnikoff (w/ set of plan), Mr. Jesse Moffett (w/ set of plan), Mr. Mike Atwood (w/ copy of permits & plan), Mr. Kris E ierney,P o t File 0706-034-P27, N501 COMMONWEALTH Of VIRQINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE JERRY A. COPP COMMISSIONER P.O. BOX 278 RESIDENT ENGINEER EDINBURG, VA 22824.0278 TELE (540) 984.5600 FAX (540) 984-5607 October 14,1997 Mr. Mike Hammer Ref: Woodbrook Village Subdivision C/O G. W. Clifford & Associates, Inc. Route 706 200 North Cameron Street Frederic.: County Winchester, VA 22601 Dear Mike: We received your October 8, 1997 memo and watermain extension plan for the referenced project. Before we can approve your plan our previous review comments of July 10, 1997 and September 29, 1997 (copies of letters enclosed), as well as those items marked in red, will need to be addressed. Listed below are just a few of the more critical items which you will need to consider: • What type of watermain will be installed? PVC or ductile iron? • The General Notes indicate the watermain is to be installed in accordance with Frederick County Sanitation Authority requirements. In previous discussions with your office, it was our understanding the main would be accepted by the City of Winchester. • All watermains and services will need to be installed prior to placement of the roadway pavement structure including the aggregate base. Additionally, all backfill material will need to be either 21-A or B aggregate compacted in layers, no greater than 6" in depth. • The locations and types/ sizes of all service laterals will need to be clearly shown. • It is our understanding the sanitary sewer service will be extended to this property as well. It should be identified on your plan. • If the proposed additional pavement widening and subdivision entrance is to be a part of this plan, additional detail as previously discussed and as noted will need to be included. Once your plan has been revised, please resubmit six copies for further review. If you have any questions, please let me know. ' Sincerely, �11 ,6. �� Robert B. Childress Transportation Engineer RBC/ rf Enclosure xc: Mr. S. A. Melnikoff, Mr. M. P. Atwood, Mr. Kris Tierney, Mr. Jesse Moffett, Mr. Fred Franklin, Route 706 I+roj wffl8GINIA MOVING r 'c! •(� rT f COMMONWEALTH of V1RQINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 July 10, 1997 Mr. Ronald A. Mislowsky C/O Gilbert W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Ron: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984.5600 FAX (540) 984.5607 Ref: Woodbrook Village Routes 652 & 706 Frederick County We have received your plan dated June 23, 1997 for extending utility lines within VDOT facilities to provide service to the referenced project. We have reviewed the plan and offer the following comments in order of priority: PrioEfty 1 1. The proposed typical section matches the one set up by VDOT for Route 706 (Opequon Church Lane), however, this doe s not consider the traffic volumes anticipated over this facility to access Woodbrook Village. You should provide the traffic analysis at your earliest convenience. If any adjustment of pavement structure is needed, we should know this prior to placement of utilities under roadway or place the utilities at lower grades to insure proper minimum cover. Priori 2 2. _ You should address the impacts of installing the portion of sanitary sewer along Route 11 and at the intersection of Route 11 and Route 652. The maintenance access of other private properties to these facilities. Priorfty 3 3. The proposed entrance (30'), providing access to Woodbrook Village appears to be adequate, but the traffic analysis which should address the types of vehicles anticipated to use the entrance should be in hand prior to approval. WE KEEP VIRGINIA MOVING 9 0 Previous letters of comments by VDOT are attached and should be addressed. If you have any questions or if we can be of further assistance, please call. Sincerely, 4 Barry J. eitzer Trans. Roadway Engineer For: Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor BJS/rr Enclosure xc: Mr. R.B. Childress Mr. S.A. Melnikoff Mr. Kris Tierney Mr. D.W. Hawkins • ABC✓ COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 September 29,1997 Mr. Ronald A. Mislowsky, P.E., V.P. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Ron: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984.5607 Ref: Woodbrook Village Subdivision Sanitary Sewer Expansion Project Routes 11 & 706 Frederick County We have reviewed your site plan dated September 19, 1997 for the referenced project. Our comments may be found on the enclosed plan marked in red and as follows: 1. In conjunction with our Route 706 improvement project, we plan to shift the existing curb & gutter along Route 11 back at the northwest corner of the Route 706 intersection to provide a short 12' paved right turn lane. Additionally the curb & gutter and offset will be extended south of the intersection to the Valley Avenue Rental property line. Your Manhole #3 should be adjusted slightly to avoid conflict with our proposed curb & gutter location. Also the proposed end of the S" sanitary sewer main should be extended southward beyond the limits of our proposed work. 2. Consideration should be given to providing sanitary sewer laterals to the R. R. Seal and Second Clarkland Corporation properties to avoid excavation into our proposed curb & gutter and pavement at a later date. 3. As proposed the section of sanitary sewer main between Manholes No. 2 & 3 will significantly impact our signal control boxes, underground conduits and pavement loops. Close coordination with our District Traffic Engineering Office will be necessary. Any costs for the modifications, adjustments and/or replacement of our signal facilities will be the developer's responsibility. 4. All trench backfill through paved areas will need to be made with 21-B Aggregate placed in 6" compacted lifts. If installed prior to the completion of our project paving, surface restoration will not be necessary. However, all trenches should be patched with a minimum 3" of Type BM-3 Asphalt Concrete. In addition to the 3" of BM-3 Asphalt Concrete in any areas outside the limits of our project where pavement is affected, an additional 1.5" of Type SM-2A Asphalt Concrete will be required. 5. VDOT Standard General Notes, trench installation details, etc. will need to be incorporated into the plans. WE KEEP VIRGINIA MOVING • Planning Department • q �� AGENDA REGULAR MEETING FREDERICK COUNTY BOARD OF SUPERVISORS .w WEDNESDAY, SEPTEMBER 24, 1997 6:00 P.M. BOARD MEETING ROOM COUNTY ADMINISTRATION BUILDING 107 NORTH KENT STREET, WINCHESTER, VIRGINIA 6.00 P.M.: 1. Worksession with the Sanitation Authority. County Officials: 1. Memorandum Re: Schedule Public Hearing Date for Planning Commission Items. (See Attached) ------------------------------------- A 2. Resolution Re: Literary Fund Reimbursement. (See Attached) - - - - - - - - B • 3. Master Development Plan - Woodbrook Village. (See Attached) - - - - - - - C 7:15 P.M. - Regular Meeting - Call To Order Invocation Adoption of Agenda: Pursuant to established procedures, the Board should adopt the Agenda for the meeting. Citizen Comments Public Hearing: 1. Outdoor Festival Permit - Request of the Child -Parent Center, Pursuant to the Frederick County Code, Chapter 86, Festivals; Section 86-3 C, Permit Required; Application; Issuance or Denial; for an Outdoor Festival, Permit. Festival to be Held on Saturday, October 4, 1997, on Property Owned by Adams -Legge Development, Inc., Across from the Winchester Regional Airport Terminal. (See Attached) ---------------------- D CM: Could there be a motion subject to approval of adequate comment by VDOT on the stoplight issue. CD: Offering that as an alternative. KCT: If the answer you (PC) are looking for is whether or not VDOT intends to place a light at that intersection, I think we can get that answer fairly quickly and its probably do -able that if the Commission sees fit to approve it contingent upon that being the answer, we could find out by the time it goes to the Board. BW: I would make that motion that we approve the MDP #004-97 on the condition that we have a favorable answer from VDOT on that light to control that traffic at that intersection by the time it goes to the Board. TS: Second. CD: There's a motion for approval with the condition that VDOT verifies that they will install a coordinated lighting traffic control system for that intersection and with the assurance that other review agency, Commission, and Board comments are addressed. WWM: I still think there needs to be an emergency access to the single family section .... I am concerned about that. CM: The final MDP will show it .... all weather access from Apple Valley Rd. to Opequon. RO: Based on this motion, the staff will be determining if the response from VDOT is favorable to determine whether this needs to come back to us or not ... is that how I read that? CD: The motion is that our recommendation is for approval contingent upon being able to verify that VDOT will indeed be doing a coordinated lighting system for the interchange and other review agency, Commission, and Board comments are addressed. RO: So if they are unable to find out anything from VDOT CD: I am assuming it will be held until such time as that can be done. BW: If they don't do it, I would say go to the BOS with a recommendation to deny it. (Most members didn't agree) Chuck: I will voluntarily table it, if we don't have it. CD: We could have it come back to the PC for reconsideration... RO: That would be my preference, that if staff is not able to get a favorable response that we revisit this, because I wouldn't want to send it on to the Board without... CD: Are you uncomfortable with Mr. Maddox's assurance that he would voluntarily have it tabled, if he were unable to accomplish... RO: I have no reason to doubt his integrity. JL: As the motion is stated, it would have to automatically come back to us. CD: Or go to the Board without a recommendation of approval. Commission members agreed --felt that was reasonable. CL W o- y V SJ u II (Le r"XI r TS: Do we need to be specific about the second fence issue or is that covered with Commission comments. CD: I feel the Commission comments cover that; if you are not comfortable with that we can certainly re -enforce that. TS: I'm comfortable with that. CD: Mr. Maddox has heard that. We will have a shot at that at the site plan stage. WM: Yes TS: Yes RO: Yes GR: Yes BW: Yes JM: Yes MC: Yes JL: Yes RM: Yes CD: Yes (RT - Absent) ;i►J�T� N'7 .. I I• TO COMMONWEALTH of VIRQINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 October 10,1997 Mr. Michael A. McKee C/O L. F. Franklin. & Sons, Inc. P. O. Box 44 Stephenson, VA 22656 Dear Mickey: JERRY A. COPP RESIDENT ENGINEER TELE (540)984-5600 FAX (540) 984.5607 Ref: Woodbrook Village Subdivision Route 706 Frederick County I'm in receipt of your October 7, 1997 letter and Land Use Permit Applications No.64810 and 64811 to cover entrance improvements and utility installations in conjunction with the referenced project. Your applications appear to be in order. However, prior to our approval of them detailed site plans will need to be provided for our review and approval. In addition a letter accepting ownership of the utility facilities will be necessary. As you aware, this proposed work falls within the limits of our Project #0706-034-P27, N501. Therefore, a safe harmless letter from your company will also be needed. We realize timing is critical on this proposed permitted work and can assure you we will expedite your applications once the aforementioned information is in hand. If you have any questions, please give me a call. Sincerely, Robert B. Childress Transportation Engineer RBC/ rf xc: Mr. S. A. Melnikoff Mr. W. C. Gochenour Mr. M. P. Atwood Mr. Kris Tierney Mr. Charles E. Maddox Project File #0706-034-P27, N501 WE KEEP VIRGINIA MOVING 1i6141j `CO OCT 1997 o RECEIVED S) DEPL OF PLANNINQ AND DEYELOPMENNt Mir � NoTc� Fort Xoulz. F�� / q 1 W f,'neD �Tfo . ! waOD6 �. M D P 1 KT 7o (0 �t VbCr I -DPP .�CrV- + i 6ft" �. 6L;raA - -bt, Apfg.-Q- Row... 0,41 6-0— .y► 3 '� �, w � �.o a.J�s�.e�w Gt. �.o .�' J� w e.�,c1��-. I�•r,�L crn 12�' + ( co SZ C a.o -z-"� Iti-mil.` w sic_ fi 4 s. . a Lk Li vDts�' �,,,. LIP • •FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 September 25, 1997 Mr. Steve Gyurisin G.W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 RE: Master Development Plan #004-97 for Woodbrook Village Dear Steve: The Frederick County Board of Supervisors approved the above referenced Preliminary Master Development Plan on September 24, 1997. This plan calls for the development of 82 single family zero lot line residential lots and 81 multiplex 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 Historic Resources Advisory Board, Planning Commission and Board of Supervisors. Our department will provide your firm with administratively approved copies of this plan once these comments have been addressed. If you have any questions regarding the approval of this master plan or the requirements needed for submission of your Final Master Development Plan, please do not hesitate to call me. Sincerely, Michael T. Ruddy Planner II MTR\cc cc: Bowman Trucking Co.. Inc. Valley Development Group/Oak Crest Builders 107 North Kent Street - Winchester, Virginia 22601-5000 P/C REVIEW: 7-16-97/9-3-97 BOS REVIEW: 9-24-97 MASTER DEVELOPMENT PLAN 4004-97 WOODBROOK VILLAGE LOCATION: South side of Opequon Church Lane at Kernstown MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 63-A-39 and 63-A-40 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance); Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: Property Zoning North: RA/B2 South: RA/RP East: RP West: RP Land Use Agriculture/Church/Commercial Vacant/Residential Residential/Vacant Residential PROPOSED USE: 82 single-family zero lot lines; and 81 multiplex lots REVIEW EVALUATIONS: Virginia Dept. of Transportation: See attached letters from R. B. Childress dated June 13, 1997, May 28, 1997 and August 28, 1997. Sanitation Authority: This area is served by the City of Winchester. Inspections Dept.: No comment at this time. Shall comment at the time of site 'or subdivision plan review. u • Woodbrook MDP #004-97 Page 2 September 18, 1997 Fire Marshal: Will address fire lane issues at time of subdivision or street construction drawings. Based on current call volume, this development will generate 15 calls annually for the Stephens City Fire and Rescue Company. Parks & Recreation: Development appears to meet open space requirements. However, more information regarding the proposed village center is needed before it can be considered a suitable substitute for recreation units. City of Winchester Planning Dept.: No comments. City of Winchester Utilities: City of Winchester able to serve with water and sewer. Line size to provide looping and adequate service will need addressing. Am [Jesse Moffet] preparing master utility layout to area including surround properties County Engineer: Stormwater management will be a very critical issue for this project. Drainage problems currently exist along Opequon Church lane, as well as on property 63-A- 27. These problems need to be addressed during the subdivision design stage. We recommend that the site topographic survey be expanded to include the down -gradient areas adjacent to Creekside Village and Route 11 to Hogue Run. Frederick County Public Schools: We believe this proposal will have an impact on current and future school facilities. We recommend these concerns be addressed during the approval process. Planning and Zoning: Project History The earliest zoning maps of the County show this property to be zoned R-3. These zoning maps predate the consolidation of the R-1, R-2, R-3, residential zoning districts into the RP (Residential Performance) zoning district which occurred in 1983. Project Scope The W000dbrook Village development is a residential development consisting of two phases. Phase I proposes the construction of 81 multiplex units on 19.56 acres of the property with access being from State Route 706, Opequon Church Lane. Phase II proposes the construction of 82 single family zero lot line units on the remaining 22.94 acres of the property with access being from Apple Valley Road, State Route 652. The overall density of the development will be 3.8 housing units per acre with the multiplex housing phase having a density of 4.1 units per acre and the zero lot line phase having a density of 3.5 units per acre. It should be noted that Phase II of the 0 C� J Woodbrook MDP #004-97 Page 3 September 18, 1997 development was revised from single family detached cluster lots to the zero lot line concept to accommodate Section 165-62.1,13, the 50 percent multifamily housing requirement, of the Zoning Ordinance. This revision was done after the various reviewing agencies had made their initial reviews. Therefore, they have not had the opportunity to comment on this change. Issues Staff believes the following issues should be considered by the Planning Commission. 1) Historical. The Historic Resources Advisory Board, at their June 17,' 1997 meeting, reviewed the Woodbrook Village Master Development Plan. Based upon the information provided to them by the developer, Mr. Jim Vickers, and the designer, Mr. Chuck Maddox, the HRAB did not make a recommendation to the Planning Commission. They appeared to be comfortable with the majority of the information provided to them, in particular, the proposed four feet high landscaped berm along the perimeter of the western boundary, adjacent to the Opequon Church Property. The HRAB did express concerns over the following issues. They felt that the above mentioned landscaped berm should be continued along the perimeter of the single family zero lot line phase, adjacent to the Battlefield property. The Stone Community Center, which is to be located adjacent to the entrance of the development, should be designed to compliment the Opequon Church. The developer should consider placing rail fences along the property perimeter to complement the surrounding civil war history. The HRAB felt that the developer should work with the Department of Historic Resources (DHR) to conduct an archeological study of the site prior to development. In addition, it was agreed upon that the end unit located adjacent to the existing cemetery is too close to the cemetery. To summarize, the three main issues of importance to the IERAB pertained to the provision of a buffer and screen that would last, building materials that compliment the surrounding historic character, and continual maintenance of the site. 2) Buffers and Screening All perimeter single family residential separation buffers are shown in the correct locations on the plan. However, information detailing how the full screen requirement will be met should be included on the final plan. No part of a residential structure or attached deck may be located in a required buffer area. Therefore, it will be necessary for the designer to adjust the zero lot line layout to obtain individual lots of sufficient size. In addition, the location of the proposed buffer adjacent to the cemetery and battlefield properties should also be shown 0 1J Woodbrook MDP #004-97 Page 4 September 18, 1997 and detailed on the final plan. The interior residential screening between the two phases is not required now that the single family cluster homes have been replaced by the single family zero lot line units. 3) Transportation Within the multiplex phase, the road layout at the end of Woodbrook Lane, although changed since the initial submission, appears to be extremely congested and is undesirable. This confluence of three private streets, in addition to numerous individual driveways, within such a small distance should be avoided if at all possible. 4) Recreational Facility/Open Space The location of design of the recreational facility must be included as part of the final plan. It is staffs understanding that a community center is to be located adjacent to the entrance to the development. This facility must be approved by the director of Parks and Recreation. A facility placed in this location will impact the amount of open space provided. The designer must ensure that the 30 percent open space requirement will be maintained. 5) Infrastructure The housing types proposed with this development require curb, gutter, and sidewalks along both sides of all streets, as well as street lights at the intersection of all streets. These requirements need to be included on the final master plan. In addition, pedestrian access between the two phases of the development should be incorporated into the plan. STAFF RECOMMENDATION FOR 07-16-97 PLANNING COMMISSION MEETING: Staff recommends approval of the proposed Master Development Plan. The overall concept of this Master Development Plan is consistent with the Comprehensive Plan and the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. Staff asks the Planning Commission to ensure that all review agency comments, in addition to those made by the Historic Resources Advisory Board, are adequately addressed prior to final approval of this plan. LJ Woodbrook MDP #004-97 Page 5 September 18, 1997 PLANNING COMMISSION SUMMARY & ACTION OF 07/16/97: Public comment was heard from six individuals: Representatives of the Opequon Presbyterian Church said that the church had no objections to the development, as long as it was in keeping with the historical theme of the surrounding properties. They stressed the importance of a buffer between their property and the applicant's, involving landscaping and a barrier for pets, children, etc. They also had concerns about traffic congestion and a standing water problem. Two residents of the Plainfield Heights subdivision voiced their concerns about water runoff and its effect on their septic fields; they asked about the possibility of screening/buffering between Plainfield Heights and Woodbrook; and they voiced concern about blasting. A Valley Avenue property owner was not in favor of a "through road" through the retirement community. Planning Commission members expressed that the proposal was a quality project and an excellent use for this particular parcel and was an attractive development with a lower density than the zoning ordinance permitted. Members of the Commission stated that the traffic at the entrance to the development was the greatest problem. They believed the issue needed to be addressed in some fashion. The applicant was adamant that a through street was not an acceptable alternative. Planning Commission members felt they could approve the MDP contingent on verification from VDOT that there would indeed be a coordinated lighting system for the intersection. Commission members stated that an agreement needed to be reached on a fencing and vegetative separation buffer between the two properties, and also suggested moving the open space area associated with the community center nearer to the church instead of having the rear of a residential unit back up to the church. It was also stated that an emergency access to the single family section needed to be indicated on the plan. A motion was unanimously passed to approve the master plan contingent upon verification from VDOT that there would be a coordinated lighting system for the interchange and that all review agency comments, Commission comments, and Board comments are addressed. (Mr. Thomas was absent.) Woodbrook MDP #004-97 Page 6 September 18, 1997 PLANNING COMMISSION SUMMARY & ACTION OF 09/03/97: The Chairman of the Commission announced that the Assistant County Attorney's interpretation of the Commission's previous motion, in which their recommendation of approval was based on the installation of a coordinated lighting system for the Route 706/11 intersection, was null and void as a result of VDOT's recommendation not to install a traffic light. The Chairman stated that the Commission needed to clarify their motion before forwarding it to the Board. The applidant's representative provided a written recommendation from VDOT for improved functioning of the intersection at Routes 706 and 11 South using increased "phasing" for the traffic signal at Route 11/652 and the shopping center. VDOT's recommendation stated that the signal at this intersection was currently operating at Level D (deficient) and as a result of re -phasing the signal, it would operate at Level C (satisfactory). It was also VDOT's recommendation not to install a traffic signal at Route 706. This recommendation was based on information gathered from a traffic study and analysis conducted by Staunton District personnel. Commission members voiced their support for the development, and also commended Mr. Maddox for his efforts in answering the Commission's concerns and working out a solution with VDOT. However, there were members of the Commission who did not feel the best solution was pursued and a traffic safety issue remained. Some members of the Commission stated it would be better to access Apple Valley, where there was a greater possibility for a full, signalized interchange with Route 11. These members of the Commission stated that they could not support Woodbrook's residential trips going out of the proposed intersection, regardless how well VDOT had addressed the problem. By a majority vote, the Commission recommended approval of the master plan with VDOT's recommended plan for traffic control for the intersection at Route 706 and Route 11 and with the stipulation that all review agency comments, Planning Commission comments, and Board of Supervisors comments are addressed. YES (TO APPROVE): Copenhaver, Marker, DeHaven, Romine, Thomas, Stone NO: Morris, Light, Ours, Miller (Mr. Wilson was absent.) 1 N 6 I I i w E 7 II s 18E � e � B 15 18D 15B 14 II5C � 815A 18 17 O y `♦ A ♦ 18C au+E � �� •A 19A tot 03 iyC /pl' �0oa A •• °a• ••{ Rt. 705 20 A • • �. 18A 18B oC++ !it 25 d \ • A • 39 20 22p-ry ;� 0 o C o p lice �o 3t 38 3334 p 110C f ss� 40 35 37 x b.. 274-211 114 8�, 52A of�' �' ( 80 58 p S o 89 89A 59 0 °0 ? 8. 32t-362 1 fie, 87A 0� 1 59A ' 57 ti 10 r Q 3G6-30 ^" ✓ \ 59Bco! 6 //_� _J 86ID1 sOc 61 } 68 59E 01 t B c� W-S1 59D 6) i 60 606 66A V 2 3 r 1• • . 6? 65 • Rf. ; 85 - s ` 0 A I I c 4 , 60A ; w C i MDP #004-97 PIN: 63-A-39,40 WOODBROOK VILLAGE CGIAVVIOIN WE."sLTI-I of DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE P O. BOX 278 EDINBURG VA 182d-027R June 1 ). 1997 Mr. C. E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Chuck: JERRY A. COPP 'iL'0(A-'Jr F'.GC.PLFt iFLI: i54:), -04 ',f,Gv f AX (54-A ,yy r.l,07 Ref: Woodbrook Village Routes 652 & 706 Frederick County As discussed at our meeting on Tuesday afternoon, June 10, 1997. I am enclosing for your use a copy ofour straight line plan and pavement design for our Route 706 project. Also after our bids for the project are opened on the 24"' of June, we will be able to provide you with our contractor's name and itemized costs in the project contract. As for the issue of our paying for the curb & gutter extension and pavement widening across the frontage of your property, we cannot absorb this additional cost into the project. However, if your client desires, we could set the additional work up on an account receivable basis whereby we would have our contractor complete the development related work at our unit prices and then bill your client. Additionally, we could provide you a credit if water service is provided to the properties we are committed to serving through the installation of your main in lieu of our proposed service laterals. The credit could be handled through the billing of the account receivable work. Chuck. I believe you realize the tight time frame we are on in getting our project completed this summer/fall. Therefore, it is imperative the proposed utilities for the development are completely installed prior to the start our project. Once you have completed the utility design, please submit your site plan as soon as possible for review. It would also be helpful to have your design for the entrance and other right-of-way improvements just in case your client desires to pursue the account receivable option previously discussed.;, �, r If you have any questions, please let me know. ,� Sincerely, 1 Robert B. Childress Permits do Subdivision Specialist Supervisor 8 L RBC/rf Enclosures xc: Mr. N. K. Sparks, Mr. D. W. Hawkins, Mr. Kris Tierney, Mr. Jim Petry, Project File WE KEEP VIRGINIA MOVING to TOO SIDI I�l(s0 lif'G II!rpO 17Mo .' o .� 'of .� L poll P� PaO"t� ricl-. n�IkA ZILRS° BavJN1An% P a J_ t t IWI al Et I I I t � C• _ .:• .:r s ::...s:e �csss oni�. ee:�Cl lCcc:::r.s er.0 qver.i..es rltle: '= In C r:a:/± 0^7 Ov! yv :�:! C;1:�.1'_=r. S;: r.::l:'?S i:'•�.'.�.. C _!.-2_.. r. :r•zs : cs ct;ts cr.d fil!s cr= cpprcxincte Iccc:icns. rn yl.� y, nt:essery := cdjus, in .hi _ . et c d. :�. NOT TO _G1LE. 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Cr.!-.s r.,t^G es cuts end fills crs cpprcxim=t! Icecticns. mc, 5. necesscry ;: crjust in tit! :ield. SUMMARY p:crs are NJM: NOT TO SCALE. DRAt A fEREW 5 TATI O N RfTO C/LCE F. 7.o t 9 1.T I I I a I f 9 •E � I - Ic-,-,,ryER (If C>�vr }J RD 5rig Prr roR,) /? RLVA)D i T� I I L.F. -L-F. 15t gtJriPB��cF Ta c�+-rr_H i 1 �A J n r, 4 PRa 1e � T i 4p • • GENERAL NOTES All work is to be performed within the existing right-of-way and easements. Bid item Aggregate Base Material, Type I, No. 21-B shall be used for roadway surfacing, driveways, and a 4" depth used for typical mailbox transitions. Lengths of all pipes are approximate. All pipes used on this project shall be measures in accordance with Section 302 of the Specifications. Pipe will be paid for at the respective contract unit price per linear foot for the size specified. Price shall be full compensation for fittings, bedding material, pipe excavation, backfill, removal of existing structures, compaction, and for all materials, labor, tools, equipment and incidentals necessary to complete the work. Any existing paved entrances will be repaved with the same materials as main line pavement. Any existing concrete entrances will be replaced with concrete. DI-2A Modified Drop Inlets (5) are to be modified by stubbing an additional pipe through the back of the structure. These DI's are shown on the straight line plans. The pavement design is to consist of: 31' variable, 8" 21-B Aggregate, 4" BM-2 Asphalt Base, 1.5" SM-2A Surface. Contractor will be responsible for setting grades to ensure positive drainage throughout the project. i n � •"�i�l L�' r'ji% COMMONWEALTI-I of VIRQlNI DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE CO MISSiONER P O. BOX 278 EDINBURG. VA 22824.0278 May 28, 1997 Mr. Charles E. Maddox, Jr., P.E., V.P. G.W . Clifford & Associates; Inc_ 200 North Cameron Street Winchester, VA 22601 Dear Chuck: .D �Cr � COPP I ENGINEER TELE (540) 984.5600 FAX (540) 984 5607 Ref: Woodbrook Village 000ILes 7 06 & 652 Frederick County As requested, we have reviewed the referenced project's preliminary master development plan dated March 6, 1997. While we are not objectionable to the development of this property, several questions/concerns will need to be addressed before we can recommend approval of your plan. Our comments are as follows: 1. The traffic generated by both phases of the project will have significant impacts on both the Routes 706 and 652 intersections with Route 11. You indicated recently the multiplex housing in Phase I would be a retirement type facility for the elderly. We will need you to provide traffic generation data for this type of housing in order for us to determine exact impacts to Route 706. 2. If Woodbrook Lane and the other streets shown in the single family phases of the project are to be constructed to be added to our Secondary Road System, the right-of-way widths and street names should be provided if known. Additionally, are they to be constructed to rural or urban design standards? If urban, ADA Requirements will need to be considered when determining right-of-way widths. 3. The proposed entrances on Woodbrook Lane will need to be meet minimum sight distance and commercial entrance design standards. Also, the three entrances shown in the cul-de-sac area seem congested. Is there anyway to combine or reduce the number of entrances in this area? WE KEEP VIRGINIA MOVING 41 u Mr. Charles E. Maddox, Jr., P.E., V.P. Ref: Woodbrook Village May 28, 1997 Pacie 2 4. As you are aware, Route 706 is currently in the County's Six Year Roadway Plan for Improvement. We currently have plans to begin reconstruction of the roadway in September of this year. We plan to improve the length of the entire roadway. An urban design standard will be used from Route 11 westward to your client's property. Your client will be required, under permit, to widen the roadway and continue the curb & gutter across their property frontage. Additionally, to prevent damage to a new roadway, the proposed water and sewer facilities you have shown within the Route 706 right-of-way will need to be completely installed prior to the start of our project. Failure to do so will have to result in an alternative water and sewer service route. Notes to this affect will need to be added to the plan. 5. Existing sight distances, speed limits and references as marked on the enclosed plan in red will need to be added. 6. In the project notes you indicate Village Center is to be constructed as part of Phase I, Section A. What and where is Village Center? Once the above items have, been addressed, please resubmit the plan along with the required traffic generation data for further review. If you have any questions or wish to discuss the project, please let me know. RBC/rf Enclosures xc: Mr.' S. A. Melnikoff Mr. Kris Tierney Sincerely, Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor COMMONWEALTH of VlRQ INIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 August 28, 1997 Mr. Charles E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Chuck: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984-5607 Ref: Woodbrook Village Route 706 Frederick County Enclosed for your information is a copy of an inter -office memorandum from Mr. Leon Sheets of our District Traffic Engineering Office concerning the subject development. Should you have any questions, please do not hesitate to all. /rf Enclosure xc: Mr. S. A. Melnikoff Mr. Kris Tierney Sincerely, Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor WE KEEP VIRGINIA MOVING • C� I N T E R O F F I C E TO: Jerry Copp TO: Robert B. Childress CC: Jim'Diamond CC: Kelly B. Downs M E M O R A N D U M Date Created: EDT From: Leon S. Sheets SHEETS LS Title: TRANSPORTATION ENGINEER Dept: TRAFFIC ENGINEERING Tel No: 332-9148 PAGER NO. 887-7901 Subject: Woodbrook Village Subdivison Signal review August 26, 1997 ( COPP_JA ) ( CHIL1 RESS RB ) ( DIAMOND JB ) ( DOWNS KB ) Routes 11/652 & Shopping Center Entrance Route 11/706 & 7/11 Entrances Results of computer simulation studies We have conducted computer models to simulate the traffic flow though the traffic signals located at Route 11 and Route 652/Shopping Center Entrance and at the intersection of Route 11 and Route 706, including the 7 Eleven entrances, located in Kernstown. A six hour turning movement of the above routes and entrances was taken between 1:00 p.m. - 7:00 p.m. on August 12, 1997 to assist with our simulation. We used the Corsim modeling program to analyze this section of Route 11. Three different scenario's were modeled: (1) Existing conditions using the 3:00 p.m. - 4:00 p.m. peak hour. The model demonstrated that the signal at the Route 11/652 & Shopping Center Entrance was operating at LOS = D. The model did not indicate any problems or delays for traffic using Route 706 for this time period. (2) Existing conditions modifying the signal phases/same peak hour. We modified the model to provide 8 phases for the signal at Route 11/652 .& Shopping Center. This would allow the approaches or a combination of apprches with vehicles to receive a green light. This change indicated the signal would operate at LOS = C. The model did not indicate any problems or delays for traffic using Route 706. Plans have been made to have the signal crews make the above modification to the signal to improve traffic flow.. (3) Increasing the traffic volumes of Route 706 and modifying the signal phases/same peak hour. We multiplied the 6 hour volumes leaving Route 706 by 4 to simulate the increase traffic flow from the new development. This change indicated the signal would still operate at LOS = C. The model also indicate no problems or delays for the increased traffic using Route 706. LEVEL OF SERVICE LOS A - Free flow conditions LOS B - Stable flow LOS C - Most analyses designed for this level LOS D - High density, but stable flow LOS E - Operating at or near capacity LOS F - Forced or breakdown flow During our field data collection, we did observe several unsafe movements made from Route 652 to the entrance of the 7-Eleven Store. We feel consideration should be made to modify the 7-Eleven entrances, right in and right out, to improve traffic flow with the Route 706 project. It is still our recommendation not to install a traffic signal at Route 706. This is based on the above information. If you need additional information, please call me. N V w E 7 s 18E 15 18D 15B 14 5C 8 15A , 17 ti I 1o4je � r 0 Lac ss y � i e e ooa s, s s \ e 80 �Af „+ 59A 0 7Y6-b 59B 50c 59E 59D 60 608 2 3 4 18 MDP #004-97 PIN: 63-A-39,4( WOODBROOK VILLAGE 11 1 1 Frederick County, Virginia Master Development Plan Application Package 1. 2. 3. APPLICATION MASTER DEVELOPMENT PLAN Department of Plating and Development Use Date application received Complete. Date of acceptance. Incomplete. Date of return. Project Title: Woodbrook Village Application #' Owner's Name: Bowman Truckine Co., Inc. P.O. Box 8 Stephen ity, Virginia 22655 540-869-1500 (Please list the name of all owners or parties in interest) Applicant: Gilbert W. Clifford & Associates, Inc. Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone Number: 540-667-2139 4. Design Company: (Same) Address: Phone Number: Frederick County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: South side of Opequon Church Lane at Kernstown 6. Total Acreage: 42.50 Acres 7. Property Information: a) Property Indentification Number (PIN): 63-A-39 and 63-A-40 b) Current Zoning: RP c) Present Use: Vacant d) Proposed Uses: 62 Single Family Cluster 78 Multi -family Open Space e) Adjoining Property Information: Property Identification Numbers Property Uses North South East West See Attached List f) Magisterial District: gff &i, L rL-e-zc, 8. Is this an original or amended Master Development Plan: Original Amended X I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master deveopment 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: • Woodbrook Village Master Development Plan Adjoining Property Owners Property ID# Owner Name and Address Use Zoning 63-A-19 Presbyterian Church Church RA c/o William Clayton 3119 Valley Avenue Winchester, Virginia 22601 63-A-19A Presbyterian Parsonage Residential RA c/o William Clayton 3119 Valley Avenue Winchester, Virginia 22601 63-A-20 Richard A. & Mary Joleen Graber Commercial B-2 63-A-21 1712 Handley Avenue 63-A-23 Winchester, Virginia 22601 63-A-24 Second Clark Properties Corp. Commercial B-2 P.O. Box 711 Dallas, Texas 75221 63-A-27 Wanda M. Zickefoose Residential RP 137 Opequon Church Lane Winchester, Virginia 22602 63-A-29 Valley Avenue Rental Properties Commercial B-3 3186 Valley Pike Winchester, Virginia 22602 63-A-30 A. Brokers Associated Commercial B-2 3202 Valley Pike Winchester, Virginia 22602 63-A-31 Charles Richard Stine Residential 318 Apple Valley Road Winchester, Virginia 22602 co 2 W )1 i gilbert w. clif ford & associates, inc. Property ID# Owner Name and Address Use Zoning 63-A-37 Clinton L. & Peggy L. Ritter Residential RP P.O. Box 1411 Winchester, Virginia 22604 63-A-38 Betty Barton Stine, et als Residential RP 318 Apple Valley Road Winchester, Virginia 22602 63-A-40A Betty Barton & Charles Stine Residential RP 63-A-42 318 Apple Valley Road Winchester, Virginia 22602 63-A-41 Alvin G. & Billy G. Fletcher Residential RP 336 Apple Valley Road Winchester, Virginia 22602 63-A-43 D. Emory Wilson Residential RP 63-A-44 246 Apple Valley Road Winchester, Virginia 22602 63-A-52A Karen A. Rawls Residential RP 154 Apple Valley Road Winchester, Virginia 22602 63-A-58 Langdon B. Whitacre et als Vacant RA 63-A-59 780 Red Bud Road Whitacre, Virginia 22625 63-A-18B F&M Bank, Winchester Trustee Vacant RA 115 N. Cameron Street Winchester, Virginia 22601 63B-1-9 William L. McDonnell Residential RP 122 Plainfield Drive Winchester, Virginia 22602 63B-1-10 Nine J. Fleenor Residential RP 120 Plainfield Drive Winchester, Virginia 22602 gilbert w. cli f ford & associates, inc. 2 Property ID# Owner Name and Address Use Zoning 63B-1-11 Robert F. & Martha M. Lantz Residential RP 118 Plainfield Drive Winchester, Virginia 22602 63B-1-12 Alberta McDonald Residential RP 609 Clark Road Stephens City, Virginia 22655 63B-1-13 Joyce M. Plummer Residential RP c/o Joyce M. Duncan 114 Plainfield Drive Winchester, Virginia 22602 gilbert w. clif ford & associates, inc. 3 • • gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers - Surveyors - Land Planners ~ Water Quality 6►Oy� August 29, 1997 Mr. Charles S. DeHaven, Jr., Chairman 0 .Z Frederick County Planning Commission 2075 Martinsburg Pike Winchester, Virginia 22603 Re: Woodbrook Village & Opequon Church Lane Dear Chuck: We have received the report from the Virginia Department of Transportation (VDOT) regarding the level of service calculations at Opequon Church Lane and US Route 11 and I am attaching a copy for your reference. After our discussion by phone on Thursday we decided that I would forward a copy directly to all Planning Commission members prior to next Wednesday's Planning Commission meeting. This will allow the Commissioners to have the opportunity to read this document in depth prior to the meeting. Should you or the Commissioners have any questions regarding this report, please do not hesitate to call me prior to the meeting. The report substantiates VDOT's verbal opinions made to county staff and the writer prior to the last meeting. VDOT went to substantial effort to provide current traffic counts, using their personnel, to define the issue. They have also utilized computer modeling techniques to come to their conclusion. Their conclusion is that the intersection operates at a "D" level now. They use a "school type" method of scoring intersection function using "A" through "F", with "A" the best and "F" failing. After the installation of the eight phase light controller and establishing the phases to allow for a left turn movement from Opequon Church Lane, then the intersection will be brought to a "C" level. After the development of Woodbrook Village the intersection, likewise, functions at a "C" or acceptable level. VDOT strongly recommends that if the opportunity presents itself, a change in the current traffic configuration from the 7-11 Store should be implemented. Per your request, we have contacted the 7-11 Store ownership and asked that they speak with VDOT about the suggested changes. 200 North Cameron Street, Winchester, Virginia 22601 Phone: (540) 667-2139 Fax: (540) 665-0493 Member American Consulting Engineers Council i • • Mr. Charles S. DeHaven, Jr., Chairman Woodbrook Village & Opequon Church Lane August 29,1997 • Page 2 Also attached is a map from the Kernstown Battlefield Study, which was commissioned by the County. The resource management plan specifies two entrances to the park be built but is silent on the use of Opequon Church Lane for this purpose. Without such extension, usage of Opequon Church Lane will be of fixed generation and the traffic assumptions made in the VDOT study would not change with time. We have been pleased to work with you in gaining answers to your questions regarding this development. We would appreciate your support in moving this project to approval by the Board of Supervisors at a September, 1997 meeting. Such approval will allow utility construction to be performed simultaneously with VDOT road improvement,s which are presently under way, and will allow for good project planning prior to the winter months. Sincerely, gilbert w. ' ford & associates, inc C. E. Maddox, Jr., P. Vice Pesident CEM:cls attachments cc: All Planning Commission Members Mr. Kris Tierney Mr. Bob Childress Mr. Jim Vickers 200 North Cameron Street, Winchester, Virginia 22601 Phone: (540) 667-2139 Fax: (540) 665-0493 Member American Consulting Engineers Council Mr. Charles S. DeHaven, Jr., Chairman Woodbrook Village & Opequon Church Lane August 29,1997 • Page 3 Distribution List Planning Commission Members: Mr. S. Blaine Wilson Mr. John R. Marker Mr. Roger L. Thomas Ms. Marjorie H. Copenhaver Mr. George L. Romine Mr. Robert A. Morris Mr. John Light Mr. Terry Stone Mr. W. Wayne Miller Mr. Rick C. Ours Mr. Robert M. Sager Mr. Vincent DiBenedetto Mr. Lawrence R. Ambrogi 200 North Cameron Street, Winchester, Virginia 22601 Phone: (540) 667-2139 Fax: (540) 665-0493 Member American Consulting Engineers Council • C ` o4sa Sbv 1732 217 OPEQUON CHURCH LANE DAVID R. WITT. PASTOR John R. Riley, Jr.. 107 North Kent Street Winchester, VA 22601-5000 Dear Mr. Riley, • Vhgwnizedl Since, 173 6 WINCHESTER. VA 22602-2421 (540) 662-1843 September 17, 1997 SEP 1997 (M EREDERICI( -0- �lninistr;� ��o We write this letter to you out of sincere concern for our community, church, and all interested parties involved in the proposed Woodbrook Village subdivision. The Session, Trustees and congregation of Opequon Presbyterian Church would like to be on record as not opposing the development of the adjacent Woodbrook Village subdivision provided adequate screening between the properties is provided. Our Church, however, does want to register a genuine concern regarding traffic flow and safety, congestion, and other possible problems which might be generated by the use of Opequon Church Lane as the only access to this development. It would seem that good planning and a well thought out concern for future safety would dictate considering a second (or primary) access to this subdivision from US Route 11. We would suggest a possible solution might be to encourage the developers to secure an alternate entrance from Route 11 somewhere between Opequon Church Lane and Apple Valley Road. We respectfully request that the Board of Supervisors seriously address our concerns prior to making a final decision regarding this development. Sincerely, -4 C. Lan n Gordon Board of Trustees Opequon Presbyterian Church David R. Witt Pastor/Session Moderator Opequon Presbyterian Church t SUNDRY, %MMf CONNSCVi (ATS Adlbk OVrDMP, TERM-9 SeN� NP Ut�►r MAIN HWSE . BETW�-%� VN�tS I--,' GAGE N CONNEas umm GAF-AMGF- M" NW5E FAf5AISP- lb TERP&Z LAV N DP-Y, STORA6f UNIT', CsrB RAlrE (�NNEG AW ' pwlcv- ' PI?Wr 66NNEM VtW,5i ■� — Im En 113 47f cNir T`(P16AL (=RP9F Ea-vAMoN am VVOODE52cOK lu,06�- MVWKZI, 1=AMILI ROMFS KRN5TbWN FRF-rlRIGK GDV" , Vl.R6(NI� 'Jow M 'May I°►°11 Woodbrook Village Community Center Kernstown, Frederick County, Virginia John Massie Design, Winchester, Virginia 540-869-4456 Frederick County, Vir£inia Master Development Plan Application Package__ Request For Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand liv r Frederick County Sanitation Authority " Attn: Engineer Director 315 Macedonia Church Road P.O. Box 1877 Winchester, VA 22655 Winchester, Virginia 22604 (540) 868-1061. Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach thLa (2) copies of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates Inc. — Address: 200 N. Cameron Street Winchester Va. 22601 c/o Stephen M. Gyurisin Phone number: W-667-2139 5/7/97 Name of development and/or description of the request: Woodbrook Village Master Development Plan Location of Property: South side of Opeauon Church Lane at Kernstown Frederick County Sanitation Authority's Comments: W I I/V 51r.0 Frederick County Sanitation Authority use only Lute received Re-t iew Number: 1 2 3 4 5 (please circle one) Date reviewed -- Date approved Revision required Sipiature and Date i v Frederick County, Virginia Master Development Plan Application Package Request For Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4th Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates Inc. Address: 200 N. Cameron Street Winchester Va. 22601 c/o Stephen M. Gyurisin Phone number: 540 667 2139 5/7/97 Name of development and/or description of the request: Location of Property: South side of 012equon Church Lane at Kernstown Frederick Count Inspections Department's Comments: No comment required at this Time. Shall comment at the time of Site or Subdivision plan review. Frederick County Inspections Department use only Date received Review Number: 1 2 4 5 (please circle one) Date reviewed ---�—" Date approved Z Revision required ture and Date s COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.MDP97-0003 Date Received 5/9/97 Applicant G.W. Clifford and Associates Address 200 N. Cameron St. Winchester, Virginia 22601 Project Name Woodbrook Village Date Reviewed 5/25/97 Phone No.540-667-2139 Type of ApplicationMaster Development Plan Current Zoning RP 1st Due Fire Co. 11 lst Due Rescue Co. 11 Election DistrictBack Creek Tax I.D. No. 63-A-39,40 RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler SystemXX Automatic Fire Alarm SystemXX Other REQUIREMENTS Emergency Vehicle Access Adequate Inadequate Not IdentifiedXX Fire Lanes Required Yes XX No Comments Will address Fire Lane issues at time of Subdivision or Street construction drawings. Roadway/Aisleway Widths Adequate Inadequate Not IdentifiedXX Special Hazards Noted Yes No XX Comments Based on current call volume, this development will generate 15 calls annually for the Stephens City Fire and Rescue Co. Hydrant Locations Adequate Inadequate Not IdentifiedXX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signature Title 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, Virginia 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 the sheet. Applicant's Name: —Gilbert W. Clifford & Associates, Inc. Address: 200 N. Cameron Street Winchester, Va. 22601 c/o Stephen M. Gyurisin Phone number: 540-667-2139 5/7/97 Name of development and/or description of the request: Woodbrook Village Master Development Plan Location of Property: South side of 012e4uon Church Lane at Kernstown City of Winchester's Comments: 1 G /6 — ✓W o `-� �.�a-� /-5 Ur zzl T� �s — 414 4W wu AM To 4MvE wI M WAMR WILL NEED AOOMOW, AM AUPIAGS" MA"Z U tiry LAVout To AREA 114CUM It & SuMMOSM& POPWIft • City of Winchester use only Date received Date reviewed Sienature and Date Review Number: 1 2 3 Date approved FiLL,.N 2 3 I997 Frederick County, Virginia Master Development Plan Application Package ReQuest For Master Development Plan Comments Frederick County Department of Parks and Recreation Mail toe Hand deliver to: Frederick County 2nd Floor Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates, Inc. Address: 200 N. Cameron Street Winchester Va. 22601 c/o Stephen M. Gyurisin Phone number: 540-667-2139 5/7/97 Name of development and/or description of the request: Woodbrook Village Master Development Plan Location of Property: South side of Opequon Church Lane at Kernstown Department of Parks and Recreation's Comments: Development appears to meet open space requirements. However, more information regarding the proposed village center is needed before it can be considered a suitable substitute for recreation units. Frederick County Parks and Recreation use only Date received Review Number: Date reviewed Date approved _ and Date �' 1 2 3 4 5 (please circle one) Revision required • fry 5)61191 Frederick County Virginia Master Development Plan Application Package Request For Master Development Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4th Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates Inc. Address: 200 N. Cameron Street Winchester Va. 22601 c/o Stephen M. Gvurisin Phone number: 540 667-2139 5/7/97 Name of development and/or description of the request: Woodbrook Village Master Development Plan Location of Property: South side of Oieguon Church Lane at Kernstown Department. of Pu Cx�6n1 O —\'l0--0L6"" O� Works Cpp}��ments: ITOCr Lss� �o�T�� ((CAAAAX-6 1Q 4.S ll. Lu . G- 2X +S+ 3 � 27 d.CA t) �lq �vt cu.i Cc j Q�C� \4 40 904 c111 `t A�Qv Frederick County Public Works Department use only Y` Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved W to 7 Revision required i i • • Frederick County Public Schools 1415 Amherst Street Post Office Box 3508 Winchester, Virginia 22604-2546 Telephone: (540) 662-3888 — FAX (540) 722.2788 Administrative Assistant to the Superintendent May 15, 1997 Mr. Stephen M. Gyurisin G. W. Clifford and Associates, Inc. 200 N. Cameron Street Winchester, Virginia 22601 REF: Rezoning Comments Dear Steve: I am in receipt of your request for master development plan comments concerning Woodbrook Village. It is my understanding the master development plan is for a total area of 42.5 acres and the proposed use is for the construction of 62 single family and 78 multiplex housing units. The property is located at the following location: South Side of Opequon Church Lane at Kernstown We believe this proposal will have an impact on current and future school facilities. We recommend these concerns be addressed during the approval process. If you should have any questions, please do not hesitate in contacting me at your earliest convenience. Sincerely, Cj Th mas Sullivan Administrative Assistant to the Superintendent cc: R. Thomas Malcolm, FCPS Frederick County, Virginia Master Development Plan Application Package Request For Master Development Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates, Inc. Address: 200 N. Cameron Street Winchester, Va. 22601 c/o Stephen M. Gyurisin Phone number: 540-667-2139 5/7/97 Name of development and/or description of the request: Woodbrook Village Master Development Plan Location of Property: South side of Opequon Church Lane at Kernstown Department c Date received Review Number: 1 2 3 4 5 (please circle' Date reviewed Date approved Revision requ Signature and Date W,00T)g►2oC0 \J1���GE Frederick Countv, Virginia Master Development Plan application Package Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Yes No ✓ 1. Name of proposed development. 2. Name, address, and telephone number of owner. U// _ 3. Name, address, and telephone number of developer. �C, 4. Name, address, and telephone number of designer. 5. Signed certificate of surveyor, engineer, or architect. ✓ 6. Date plan prepared and date of revisions. ✓ 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should be cited. V8. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of ✓ approval. "Approved 9. A space labeled by the County Administrator" for the approval signature and date of approval. 10. Magisterial District. ✓ 11. Sheet size less than 42 inches. Paoe 13 Frederick County; Virginia Master Development Plan Application Package General Information Yes No © Location map (scale 1:2000). ✓ 2. Scale of the MDP is not to exceed 1:100. ✓ 3. North Arrow. ✓ 4. Legend describing all symbols. 5. Surveyed boundaries of all lots and parcels. ✓ 6. Acreage of all parcels included in the MDP. 7. Topography contour lines at acceptable intervals. ✓ 8. A schedule of phases, boundary of phases, and order of development. C9-)Use, zoning, and property owner of all adjoining properties. 10. Location of proposed uses (location, boundaries, arrangement). 11. ? Location and treatment of historic structures and sites. Ceme4tmr ✓ 12 History of all land divisions in relation to this tract.'-4 `I _. G�U�GU1�u,�1rJ�.��UY1v 13. Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. 14. Amount and percentage of disturbed and protected land in common open space. Pace 14 Frederick County, Virginia Master Development Plan Application Package Residential Development Information Yes No 2� Ph✓ccJjQ l , Location and dimension of Residential Separation Buffers. Acreage in common open space, in housing type, in road _PV (-',(_ rights -of -way, and for the entire development (by Phase). C'1*t 'M "' Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. ® Number of dwelling units (by type, phase, and in total). fDe'V 4 Location and configuration of required recreational facilities. Statement of required and type of facilities to be provided. Infrastructure Information Yes No 1. V 4. V 5. 6. Location of adjoining streets and utilities. Location, arrangements, and right-of-way widths of roads and property access. +- d✓'wew"4 Location and arrangement of street entrances, driveways, and parking areas. v_Am k A" � P+ti v k5 �rom kr w e d "r Location of entrances to the development from public streets. rrxv ,4. Type of road design (rural or urban . Use of inter -parcel connectors. Traffic impact analysis. To be submitted to the Virginia Page 15 Frederick County, Virginia Master Development Plan Application Package Department of Transportation. (8) Location of sewer and water mains with statements concerning the connection with and availability of facilities. Pe cnr tom,(, Location and arrangement of electric and gas utilities. Other Design Information Yes No 1. 3. b ✓ 5 Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. Plan for stormwater management. Location of stormwater facilities. Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected land in common open space.) Shown in a table format. Amount, boundaries, and location of common open space. (Indicate the percentage of the entire site to be placed in common open space.) �oca,kW-A. of wwq,l L} (,oC ppert, -�pa.Ce. Location of environmental protected areas to be included in common open space. Page 16 • • Frederick County, Virginia Master Development Plan Application Package County Health Department Information Yes No `� �,�j/� O1. Statements and location ertain n to s wer and water P g availability. 2. Statements and locations concerning any existing pre- or post -water treatment facilities. 3. Statements and location of any planned private treatment facilities. Page 17 • • r� U Notes • �J V�oo�©RooK Ml> P F �-E-- 07/03l1997 15:50 540665040 G W CLIFFORD & 16OC PAGE 01 gilb ert w. clif f ord. & associates, inc INCORPORATED 1972 Engineers Surveyors -- Land Planners ~ Water Quality MEMORANDUM To: Board of Supervisors Planning Commissioners Frederick County Planning Dept. Staff From: C.E. Maddox, Jr., P.E.; V.P. s Re: Woodbrook Subdivision Date: July 3, 1997 You are invited to attend an onsite visit of the Stonecrest Village project on Tuesday, July 8 between 4:00 - 6:00 p.m. at the Stonecrest Community Center. The purpose is to see a similar house style that will be used on the Woodbrook project coming up on your agenda. Meet at your convenience. Site Location: Stonecrest Village Community Center South side of Tevis Street near intersection with Valley Avenue (US Route 11 South) across from Food Lion shopping center. Thank you. Chuck CEM:ds 200 North Cameron Street, Winchester, Virginia 22601 Phone: (540) 667-2139 Fax: (540) 665-0493 Member American Consulting Engineers Council y Frederick County, Virginia Master Development Plan Application Package Request For Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 1550 Commerce Street Winchester, VA (540) 722-3460 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach fiv-1 (5) copies of the MDP with the sheet. Applicant's Name: Gilbert W. Clifford & Associates Inc. Address: 200 N. Cameron Street Winchester Va. 22601 c/o Stephen M. Gyurisin Phone number: 540 667 2139 5/7/97 Name of development and/or description of the request: Woodbrook Village Master Development Plan Location of Property: South side of O_pQquon Church Lane at Kernstown Virginia Department of Transportation's Comments: See attached letter dated May 28 1997 from R. B. Childress to Mr. C. E. Maddox, Jr. VDOT use only Date receivedels Review Number: Date reviewed1 Date approved Siznatureand >.Date ( 6. 2 3 4 5 (please circle one) Revision required t/ Historic Resources Advisory Board June 17, 1997 meeting ) Summary Time: 7:30 Location: First Floor Conference Room, Frederick County Office Building Topic: Review of the Woodbrook Village Master Development Plan Represented by Tim Vickers, Oakcrest Builders, Inc. Chuck Maddox, G.W. Clifford Mr. Vickers and Mr. Maddox presented the preliminary MDP for Woodbrook Village and then opened the floor for discussion. The following topics of concern were mentioned: 1. Landscaped earth berms will be constructed along the perimeter and throughout the interior of the project with a concentration along the western boundary. adjacent to the Opequon Church property. These landscaped berms are to be constructed within the open space (20-foot wide) and will achieve a height of 4 feet. 2. A stone community center will be constructed adjacent to the entrance to the development. This building will be designed to compliment the Opequon Church. The developer will contact Mr. Ben Ritter about photos of an original stone building that may have been. located on the site at one point. j\ The planned road Woodbrook Lane will be built to state standards. Curb and gutter and a sidewalk will be installed on both sides of this road. 4� This development will be similar is design and appearance to Stone Crest Village, located off Tevis Road in the City of Winchester. 15' The "Woodbrook Association" will be established by the developer to oversee the % A maintenance of all common grounds, and to enforce the covenants as listed in the Deed of Dedication. The Association will be responsible for snow removal and maintenance of all private roads; maintenance of all grass and landscaping, including the landscape berm and screening. Covenants will also address building materials and color schemes permitted. 6� The developer is open to suggestions for inclusion in the Covenants. ,71 Concern: Is the open space requirement being met for the multiplex portion of the project? Is the community center included in the open space calculations/allowance? • 9 . 0 40.4� ... Page 2 June 17, 1997 Meeting Summary 8.' The Association will be responsibly for maintaining the cemetery. 9. Recommendation by the HRAB: Consider placing rail fences along property perimeter to complement the surrounding civil war history. 10. The developer would possibly work with the Church to place additional landscape buffering and screening on the church property. 11. Could the developer `swap' the buffer from the eastern side to the side adjacent to the Church? Could the unit encroach upon the road right-of-way, allowing for additional landscape area between the Church and development? Staff should inquire and notify developer of possibility. 12. Unit 81 is too close to the cemetery! 13. The developer should work with the Department of Historic Resources (DHR) to conduct an archaeological study of the site. 14. Presently, there is no plan to buffer or screen the single-family lots from the Battlefield property. The proposed berm/landscaping for the multiplex units should be continued to the single-family site. 15. Bob Carter (DHR) should be invited to the Planning Commission meeting. 16. Three most common concerns: a buffer and screen that will last; building materials that complement the surrounding historic character; continual maintenance of the site. Proposed Recommendation: Under the current circumstances, this may be the most appropriate use of the land. (Not endorsed by the HRAB; no action was taken) E Historic Resources Advisory Board June 17, 1997 meeting Summary Time: 7:30 Location: First Floor Conference Room, Frederick County Office Building Topic: Review of the Woodbrook Village Master Development Plan Represented by Jim Vickers, Oakcrest Builders, Inc. Chuck Maddox, G.W. Clifford Mr. Vickers and Mr. Maddox presented the preliminary MDP for Woodbrook Village and then opened the floor for discussion. The following topics of concern were mentioned: 1. Landscaped earth berms will be constructed along the perimeter and throughout the interior of the project with a concentration along the western boundary, adjacent to the Opequon Church property. These landscaped berms are to be constructed within the open space (20-foot wide) and will achieve a height of 4 feet. 2. A stone community center will be constructed adjacent to the entrance to the development. This building will be designed to compliment the Opequon Church. The developer will contact Mr. Ben Ritter about photos of an original stone building that may have been located on the site at one point. 3. The planned road Woodbrook Lane will be built to state standards. Curb and gutter and a sidewalk will be installed on both sides of this road. 4. This development will be similar is design and appearance to Stone Crest Village, located off Tevis Road in the City of Winchester. ' The "Woodbrook Association" will be established by the developer to oversee the maintenance of all common grounds, and to enforce the covenants as listed in the Deed of Dedication. The Association will be responsible for snow removal and maintenance of all private roads; maintenance of all grass and landscaping, including the landscape berm and screening. Covenants will also address building materials and color schemes permitted. 6. The developer is open to suggestions for inclusion in the Covenants. 7. Concern: Is the open space requirement being met for the multiplex portion of the project? Is the community center included in the open space calculations/allowance? Page 2 June 17, 1997 Meeting Summary 8. The Association will be responsibly for maintaining the cemetery. 9. Recommendation by the HRAB: Consider placing rail fences along property perimeter to complement the surrounding civil war history. 10. The developer would possibly work with the Church to place additional landscape buffering and screening on the church property. 11. Could the developer `swap' the buffer from the eastern side to the side adjacent to the Church? Could the unit encroach upon the road right-of-way, allowing for additional landscape area between the Church and development? Staff should inquire and notify developer of possibility. 12. Unit 81 is too close to the cemetery! 13. The developer should work with the Department of Historic Resources (DHR) to conduct an archaeological study of the site. 14. Presently, there is no plan to buffer or screen the single-family lots from the Battlefield property. The proposed berm/landscaping for the multiplex units should be continued to the single-family site. 15. Bob Carter (DHR) should be invited to the Planning Commission meeting. 16. Three most common concerns: a buffer and screen that will last; building materials that complement the surrounding historic character; continual maintenance of the site. Proposed Recommendation: Under the current circumstances, this may be the most appropriate use of the land. (Not endorsed by the HRAB; no action was taken) 0 0 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Surveyors — Land Planners — Water Quality June 16, 1997 Mr. Mike Ruddy Frederick County Planning Department 107 N. Kent Street Winchester, Virginia 22601 Re: Woodbrook Village Master Plan Dear Mike: Please find enclosed application forms, review agency comments and a site slide for the above referenced project. These materials complete our application for the master plan except for additional copies needed for your distribution. Our office is currently making revisions to the master plan to incorporate various agency comments including yours. Copies will be sent to your attention by June 24, 1997 so that this project may be placed on your July 16, 1997 Planning Commission agenda. Thank you for your quick review turn around time and your attention to this project. Sincerely, Stephen M. Gyurisin SMG:ds enclosures cc: Mr. Kris Tierney Mr. C. E. Maddox, Jr., P.E. Mr. Jim Vickers 200 North Cameron Street, Winchester, Virginia 22601 Phone: (540) 667-2139 Fax: (540) 665-0493 Member American Consulting Engineers Council • June 3, 1997 Mr. Steve Gyurisin G.W. Clifford & Associates 200 North Cameron Street Winchester, VA 22601 • FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 RE: Preliminary Review of Woodbrook Master Development Plan Dear Steve: I have had the opportunity to review the above referenced Master Development Plan received by our office on May 19, 1997. Upon your request, I withheld reviewing the initial plan submitted to this department on May 9, 1997. It is my understanding that during this time you made several changes to the plan. I am aware of the ongoing negotiations with the Frederick County School Board regarding the placement of a school at this location. Should this occur, this submission will be significantly impacted. Regardless, the following are comments that need to be addressed during the revision of this Master Development Plan: 1) Prior to placement on the Planning Commission agenda, please ensure that the engineer's certificate has been signed and dated. 2) Please revise the location map to include the names and route numbers of the streets adjacent to the Woodbrook Village development. 3) Please show the individual lot lines of the properties in Plainfield Heights that adjoin the Woodbrook Village development. In addition, please show the existing property line that separates parcels 63-A-39 and 63-A-40. 4) Please verify the use of the adjoining property, P.I.N. 63-A-38. If the use of this property is residential as you have shown on the plan, the perimeter single family separation buffer should be continued adjacent to this property. 5) Please clarify the types of residential separation buffers shown on the plan. A perimeter single family separation buffer is located between the multiplex units and existing residential uses surrounding the development. Interior residential screening is located between the housing types internal to the development. Please provide a separate detail for each of the buffers as the requirements for each are different. The detail for the perimeter single family separation buffer should include a minimum of three species of plantings. In addition, on the plan you are proposing to implement a full screen. The buffer details must correctly represent a full screen, not a landscape screen as is currently shown. An earthen berm would be the most desirable method of implementing the full screen. 107 North Kent Street - Winchester, Virginia 22601-5000 • Woodbrook Master Development Plan Page 2 June 3, 1997 6) Please indicate the RP (Residential Performance) zoning district dimensional requirements, as they apply to single family detached cluster and multiplex housing types, on the Master Development Plan. 7) Please provide a column for the total development in the phasinglarea data table. This table should also include the number of lots and the density of the development both by phase and in total. 8) Developments that are more than 25 acres and less than 50 acres in size shall be permitted to contain up to 50 percent housing types. Currently, the multi -family portion of the development consists of approximately 57 percent of the housing units. Please revise the design accordingly. This requirement may change if the acreage of the development is reduced. 9) Please show the location of the recreational facilities and provide information detailing the proposed Woodbrook Village Center. The approval of the recreational facilities shall be done in conjunction with the Department of Parks and Recreation. 10) Please show the width of the right-of-ways within the development. This includes the right-of- ways for the private driveways serving the multiplex housing units. When designing the actual lot layout, please understand that there is a setback from the right-of-way of the private driveways, as well as from the public road right-of-ways. 11) Please include the names of all of the proposed streets on the Master Development Plan. In addition, please provide the state route number for Opequon Church Lane. 12) In no case shall a lot be more than 500 feet from a state -maintained road, as measured from the public street along the access route. The current road layout within the multiplex phase of the development would not be feasible as many of the lots that would be located in the southeastern corner of the parcel would not be accessible. 13) Please redesign the road layout adjacent to the Woodbrook Lane cul-de-sac area. The confluence of the three private streets, in addition to the numerous individual private driveways accessing in this area, is undesirable. It would be appropriate to realign or combine the private streets and provide individual lot access onto the private streets, thus limiting the probable congestion. 14) Please make accommodations on the Master Development Plan for the expansion of the existing Route 706 right-of-way where this road abuts the Woodbrook Village property. The necessary right-of-way shall be determined in coordination with VDOT. Please note that the building restriction lines shall be from the expanded road right-of-way. 15) Please clarify the phasing schedule as Project Note two is somewhat vague. If the desire is to develop the multiplex section in four phases, please provide more detailed information regarding the four phases. Woodbrook Lane and the Village Center should be constructed in the initial phase of the development. Note two should be revised to reflect this requirement. r Y Woodbrook Master Development Plan Page 3 June 3, 1997 16) Both of the proposed housing types require curbing and gutters, streetlights and sidewalks. Please make a note to this effect on the plan and show the layout of the sidewalks in your design. The sidewalks should be located in the right-of-ways of all proposed streets and should provide access to each lot or use, especially to the proposed recreational facilities. 17) Please clearly delineate the location of the open space within the multiplex phase of the development. The common open space should be for the common use of residents of the development. The open space shown is, for the most part, fragmented and located in areas where it will serve no purpose. The master plan should layout the proposed open space in a manner that serves the residents of the development and provides functional and desirable areas of green space. 18) Please show on the Master Development Plan any existing or proposed easements associated with sanitary sewer lines and other utilities. 19) Please show the location of any electrical utilities and connections to be used by the development. 20) Please provide a conceptual plan for stormwater management on the Master Development Plan. This plan must satisfy the Director of Public Works requirements for stormwater management. This stormwater management plan should address the natural stormwater detention area to the north of the existing cemetery, south of Route 706. 21) Please indicate the location of any historic resources on the property. If none exist, a statement to that effect needs to be included on the Master Development Plan. The cemetery that is located on the property is an existing feature that requires consideration. It would be appropriate to implement some form of buffering and landscaping around this feature. The Master Development Plan needs to be revised to reflect the above comments. All other review agency comments must be submitted to the Planning department prior to the preliminary Master Development Plan being placed on the Planning Commission's agenda. Please contact me if you have any questions regarding this matter. Sincerely, a Michael T. Ruddy Planner I MTR\cc r 6 FIE COPW COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 678-0682 May 14, 1997 Mr. James Vickers Oak Crest Companies 2023 Valley Avenue Winchester, Virginia 22601 RE: Proposed Multiplex Design Dear Jim: After reviewing the floor plan and front elevation you provided depicting the proposed units you would like to construct under the heading of multiplex, I have come to the following conclusion. Though the layout you propose is not what was anticipated based on the description contained within the Residential Performance section of the County's Zoning Ordinance, the units appear to have the potential to meet the technical description of multiplex. There are likely to be a number of questions which arise as we work out the details of the proposed layout. One issue which is immediately apparent is that while our ordinance does not define "attached", the commonly accepted definition of attached dwelling is that the units are connected by common vertical walls. The laundry/storage area (or garage in the alternate layout), shown in both the floor plan and front elevation, has the potential to meet this description if the area is divided by a common wall which separates the space devoted to adjoining units. As we discussed in our recent phone conversation, the Planning staff will proceed with our review and processing of the Master Development Plan application when it is complete, under the assumption the design details of the units will be worked out along the way. I hope this information is helpful. Please let me know if you have any questions, or if you would like to discuss the matter further. Sincerely, Kris C. Tierney, AICP Planning and Development Director KCT/cc cc: Steve Gyurisin 107 North Kent Street • Winchester, Virginia 22601-5000 • 0 O;vcCxEsT COMPANIES Builders • Developers • Realtors 2023 Valley Avenue 540/665-0360 Winchester, VA 22601 May 9, 1997 Mr. Chris Tierney HAND -DELIVERED RE: Elevation for Homes at WOODBROOK VILLAGE Dear Chris: Attached is the elevation we discussed today regarding our project at WoodBrook Village at Kernstown. As indicated the main connection is the area that is indicated with "laundry, storage connects units". As we discussed today we would be flexible to make modifications to this plan if need be. Hopefully this will be acceptable and we would be able to use this as a guideline for us to prepare the final drawings for these multiplex units. Look forward to speaking with you next week regarding this matter. Sincerely, Jim Vickers JV/j Mp'j A991 enclosure R'eGSIV0.0 JAM ("1 00 4 �a Building Custom Homes Since 1974 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Surveyors — Land Planners — Water Quality memorandum To: Chuck Maddox From: Darren Foltz Re: Opequon Presbyterian Church Date: June 17, 1997 It appears that the Opequon Presbyterian Church obtained their land in four parcels. Parcel No. 1 - The church sits on this tract, it was deeded prior to 1745, which is when the record books in the Frederick County Clerks Office start so its exact dimensions are unknown at this time. Parcel No. 2 - Graveyard site was obtained in 1745, DB 1 Pg. 274. It is referred to as 2 acres near where the church stands. Parcel No. 3 - Parsonage tract, northernmost parcel , DB 121 Pg. 278. This is the only description with metes and bounds. Described as 1 1/2 acres. Parcel No. 4 - McCauley tract, DB 127 Pg. 544. Rough description in DB 122 Pg. 448. However, it clearly connects the parsonage tract and the original church tract. See Deeds and sketch attached. cc: Mike Ruddy, Frederick County Planning lob 200 North Cameron Street, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcliff@mnsinc.com Member American Consulting Engineers Council • • 17 58 59 IV. 18A e s'00. Wc.a.c. ly F.a#ra///As 87A 3w-.%n f-fo f- _; :5.'�w'K Vvtgc� 9'� C(a.J < /UL URLrv[. %j. J.'[-�-a : • <¢ r I � •;.: „( . I/✓L'1 U(E. % "^-l�.l fir � . 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Fj ' ' ♦`♦ i I ♦`♦ ,' , i i' I ♦` i I `♦ ♦ , , ---------- i ♦ I , i ♦ 1 I i `♦ , rl ' �i ♦♦ i i i♦♦♦ I � 1 i ♦ I � `♦ I o I I I ♦I a, --- I zr >z tro I n I 12tiv In -F ,z,o— sat LIVING AREA n,ssgn 014' rT-il-/ I IjL� 32 —41— n z,-t•�—n rn� tro F izs -F 1710- ,ro Y.n-----4 sot LIVING AREA 1718 sq ft vX� 7 4� tr r2 tro zl4 I z,Y n zrt 2� Irs- W2 LIVING AREA 1716 sq ft v�IT .3 3W1 x+- ae1 �m »yo 171� �122 11ti0- 171� �1n ratio m—•I s77 Oro SI 1'10 4Z 32 41sr2 Oro 57 1'10 42n 41 s 72 4S S7 1.10 r2 n 4ro -- -- ---- ----------- T ----- ------ ♦ / f�' 1 \ I .I o'DW/ I ♦ Lug j� `♦ j � e �S I ♦`♦ i/ I I `\ /- 1 is �'' I \\♦ �L'— � `\ /' 1 i \♦ /� , I I I ♦ ♦I/ / I 1 ♦♦I// 1 � I1 / / ' 1 \\ I ♦\11I ,/ ' 1 1 00 \♦ ♦ \ \\ / � °� L' ♦\Ii ', e e �Q MASTER BDRM MASTER BDRM / — ♦ \ � ♦ '\ 1 i / II ♦ MASTER BDRM 1 I j � \\ I I I / `\ I I � � ♦♦ 1 I 1 ' \ I I I � \ I I / ♦ I I 1 ♦ \ 1 I I II I 1 r\&rI LAUNDRY `\\\ /; CLOSET i LAUNDRY \`♦\ % CLOSET i LAUNDRY \\\ CLOSET ♦ I \ 1 \ 1 STORAGE STORAGE- �J I 1 I � + � � I� a i �—' • '• � �.. i !STORAGE za it \\\ �J � � � '♦♦♦ J? i � i it \`\ �) I 4ro I 204ro I T— ♦\ �( 21 Oro------- k\ `-------- �\ i / ♦\\♦ / it ♦♦♦\1 /i `♦♦ ; 71 FT --- --- / \ A I // \\ I 1 I � ♦♦ I I / \ I / \ I 1 /' \\ I lz � / 1/ \I / --- ---♦I ---------- 4 4-0 Lil i2F----61 \1'r1 ]Z 4ro 77 71YtlI 77 774 I r 61—T#II 77 72 Oro 77 71v 72 22-4 777s 1.--4ro k 17e I. 1710-}1ro77—y. 1! 2ro�i�-4ro�17E� 1r;o11771ro 2ro-'1-4ro�ize�171oy.lroi-77—M1ro zs l--� sot-- W2 LIVING AREA LIVING AREA LIVING AREA 1716sgft 1716sgR 1716sgft v�T�/ vu U NI,�vT .� MIXED F-�RCREEN ANA DECI dvovs S MAur TREES ANP SN RO 13S OfA BEM WC>C>V 5RooK fIAttis wtw AZEK W501 4" ILEx OL)N tPr-'RJS J.XcJS VILLAGE BERM Sf� 5ELf-c1l�-17 rFbM T t e EN EJ�A V LUA GEV-05 v1T3U RN IjM PRUV0S coje'ovs CeEQUoN 04U RG4 YARD S CP'm '�-}"s l Typical Section Landscape Berm between Woodbrook Villagc and the Opequon Presbyterian Church Kernstown, Frederick County, Virginia John Massie Design, Winchester, Virginia 540-869-4456 Park -Hide Concepts Underial ergency _)stabiliza._. of buildings and structures as needed. Protect from vandalism. Interpretive trails should be self -guided with brochures tied to a system of numbered posts. Trail should consist of a mown grass tread. Remove existing non -perimeter fencing. Establish vegetative buffer along perimeter of park. Construct perimeter fencing along Middle and Apple Valley roads. Establish stream corridor filter/buffer along Hoge Run. Undertake necessary measures to ensure preservation of existing resources and the safety of the visitor includiro mitigation of hazards. Establish hay fields. Undertake studies to determine specific adaptive reuse and interpretive potential of existing ')uildings and structures, and other landscape features. Legend � ��ro..ra F..m r�•reny M.and,ry ���Tor.ngnpMc contour I l0' ,n to rvall —.- Stream or pond Parcel M,u ndan Itne ILBurldrng „r aouc to re ^A.ti7 Tree cra.er 0�0�0 0r hard Impm.ed mad == un,mrm.ed road Ro•d trace —. Fence . R,.ca nat<mrr,ns Brtdre or culvcn This map is intended to be used for ptasaing purposes only. ��� ✓ _Park entrance = %I i d d I r It n, d 00 Limit Visitation to 'by �� \ ��'-- Limit accrs.; p0 00 —� o mac° permission only" until —"lo' systems for monitoring Establish parking area for °� , , / - \. 30 cars set in orchard. '°"' park are established. '� '•/ / � o I i6o0° oo\ t000c °o von Soo °o o0000O °oc``'f� •t Provide universally /�- co °p �° II 00 i oo°oD ° T�// accessible I '� / �' o-O�c°0 ac°pOo °`�°po oo railhead with coo . occ �71c. .,�00 0 0°0 oco ° 00°� nc ° ° •Po p o0o p OC i ib o °o ° Oil ocoq� ° ; 00,°0 o; o ° 0 0 0�° �o oc overview of park 1 oo c o0 oordc // o • o a o v� o°o °�o o °°c °° co°o°r / O O co0° 0.00 IrllCfprt'.[IVCprogramand ;�,ri rcoo0o000 Q. 0°8.c°.?o�oc°ooa� O •� GOB o0o e ° !resources.?,t Oco,o 000OpooLooOoo iGL ooc 1 O i pO o 00 °pc / 0 °0o ° e °p0000g0 O O O ; ooBpJ ooc goo �� /�r;t °+oo°goo o•°o 000c °0 oct o;o Ag000 I O O p00OO CO % r;j, 1 �O°°pOp� 0 �000 Oo ro°Ooo°0 °O ° c o00 •� / /J Puerurr 1 o°p o°oop eo ?o Co Qd°,Ga�°• a,°oo�DOo° / O 00 cc :�� .,� �/ �'aaae °c°� Q'O0 00 ,�°oa O O o / J : ira,a °dj Zoo o a °D ° ° °of t.` .,°t° °° D ! o c 1 Rehabilitate road for ° ° ° t / O 00Oo,.0 pi o °•acc,o oo°o oo D c o oo°ooc�oo`p "c°8°• oro c a000°_o D _ pedestrian. emergency. o °c°� c o�C �oo A %o o °po oO�°„yo \ o c °o e° service. handicap. and o-9 o 'g DC farm "chicle access. �'� <Loo° co° o.°?,i,-/?o ° o00 p°o�°ccoo� °o I 0 ° o ° OOrchard l'o�0° o° C-.,r,- ° co o° l n.S no on.. o o o �---• —�� c o°O}oo`Oo�PC �\ l Establish pedestrian trail ,4o�,2o°o ° a—ec z-000a / i • p OO°o � / �- — i system to interpret both e.0 000 Zo ° Go 0pnaP oe00 1 / / �C �7 — First and Second o- 00 DOo ° cc ° ot•^°o \� \ t I I 00/ / /K J�� ° "'gOo� c o.-o°,,cp�o00 otr°•coo io°o o `/o /o r� `Kernstown. Trail shown °o ff, o000oo°oO�'c`0 oaf /i ° �Oo o° oo - 1S 1/? mile long. O° ° D °° c I� �• \� 1 1 O° 0 00 00 r Cp r� I `•'wnodloed ^c�e�r•oOc cO°O�o opOco��oo °Loon 'p° I f 00 0 °00o c loL°0°ooa`e0oo °°ooOpo°Dc°°o Orhard C �° O o "ID- 0 8 O O ooi000D0C I�C0�.1�,P�Oo �°-" °oe Qoo°�°�oo°oo°� 08o°O�°° o / 00 OI oD I �<� 0 0 O .a�,r, G�°O° gong° °pO °O Q o o AJ 0 0 O ° O 000000p 00 ,0 oD o0 0° ° 7 0 0 0 o j / o �\ ov oo°o 'op °po°° uuo°Jp uD c°a o o to l \ /o °o� Di obO oo�o O Pnrfh�.o'rHill o ° o a Oo 8 " o� 0 0 °o va- , \`/o °o °OCo� 1 l° /\0 1\ 1 ° ° °°p o ° ° $Q�f OO °O o i/ . \ / 0 O 4}.0 °1\ 0 0 \ \ S O / a 0000 \ I� I 0 000 ° O o ° on \ .b °° O 00 O O© ago 000 ° ° °.°O O d0 O\ O \ �/ j� I �00 000 c o ° �o cpdo c o co O °,p° 00 aro 00 \ a `e-pi / .10 I a � a Establish d ' t aattlr Part Fsurea \I Establish pedestrian trail pedestrian trail system to interpret battle r� �— T9^ system to into ret both /of First Kernstown. Trail First and Second shown is 3/4-mile long. //. 4 , , oO Kernstown. Trail shown �jr i 0000 0° 000 ° coo ooO000 :is 3/4-mile long. / Jyrcrd I^,/\' � oc ° no ono nano C. 0° \ 00000o O / ° e • O 000 0 p 000 oac000a _ O• \000 p000 Oo Oo — O°p°p° , u ♦ / '* ,y1. :b '��. `` 00000 00000o po ! /'•; r v\ 00 0 00, a0 00 goo o00 o Ooo00°°O°° (/ l 00 Pa -nave I \\ Limit access � "�• ss° Establish pedestrian trail \ e`�e system to interpret battle v.e� d _ — — o/trl,arrn clrarrh - � of Second Kernstown. Trail shown is 3/4-mile c/ Ion& s i Vdiate of Krrnstnr•n I \ This plan to be used in conjunction with Information included in the Kemstown Battlefield Resource Management Plan report. IWERNSTOi'N BATTLEFIELD KERNSTOWN, VIRGINIA Resource Management Plan Prepared for: City of Winchester County of Frederick Virginia Prepared by: Master Planners and Landscape Architects 0CL'Lt S Charlottesville. Virginia in association with Historical Architects John Milner Associates West Chester. Pennsylvania Military History Specialists Gary L. Ecelbarger Sterling, Virginia Roderick R. Gainer Arlington, Virginia This project is funded in part through a grant from the United States Department of Interior, National Park Service, American Battlefield Protection Program. CONCEPT PLAN PHASE ONE (YEARS 1 THROUGH 5) NO 'P�• 6 Mep ioarces: Ficdenc► County Planning and rir Y,Jor MCnl GIS mapping of the Gram Acnal photugraph. An Prnlorraphtcs, Inc.. Pholn No, VSVJ°- 6-1u.7-121p1.S<p1.19Y4.1"'1-LPSfcld 200 a00 600 g00 _,11liattons. March. April. and May It96: and Final Plal• Baltic Part Fsules. Si,cets 5.12 of 13.s2nuary 26. 1"6. GRAPHIC SCALE IN FEET 'qnre KI. Phase One Conc'epl /Taal for Visilor Access and /1 �" Y DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GE-Mn 4:1:11 OLD VALLEY PIKE n(7vrAV;: ICOIEA P.O. BOX 276 EDINBURG. VA 229°; )279 August 28, 1997 Mr. Charles E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Chuck: JERRY A COPP PES'JCNT E%C,,1%=_ER 'F.I. ("S')1 nAJ 56x F A X I', a; 0 Yk 4. SG97 Ref: Woodbrook Village Route 706 Frederick County Enclosed for your information is a copy of an inter -office memorandum from Mr. Leon Sheets of our District Traffic Engineering Office concerning the subject development. Should you have any questions, please do not hesitate to all. Irf Enclosure xc: Mr. S. A. Melnikoff Mr. Kris Tierney Sincerely, Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor WE KEEP V;RGINIA MOVING I N T E R O F F I C E M E M O R A N D U M TO: Jerry Copp TO: Robert B. Childress CC: Jim Diamond CC: Kelly B. Downs Date Created: EDT From: Leon S. Sheets SHEETS TES Title: TRANSPORTATION ENGINEER Dept: TRAFFIC ENGINEERING Tel No: 332-9148 PAGER NO. 887-7901 ( COPP J'A ) { CHILDRESS RB ) Subject: Woodbrook village Subdivison Signal review August 26, 1997 ( DIAMOND JB ) ( DOWNS KB ) Routes 11/652 & Shopping Center Entrance Route 1.1/706 & 7/1.1 Entrances Results of computer simulation studies We have conducted computer models to simulate the traffic flow though the traffic signals located at Route 11 and Route G52/Shopping Center Entrance and at the intersection of Route 11 and Route 706, including the 7 Eleven entrances, located in Kernstown. A six hour turning movement of the above routes and entrances was taken between 1:00 p.m. - 7:00 p.m. on August 12, 1997 to assist with our simulation, We used the Corsim modeling program to analyze this section of Route 11. Three different scenario's were modeled: (1) Existing conditions using the 3:oo p.m. - 4:00 p,m, peak hour. The model demonstrated that the signal at the Route 11/652 & Shopping Center Entrance was operating at LOS = D.. The model did not indicate any problems or delays for traffic using Route 706 for this time period. (2) Existing conditions modifying the signal phases/same peak hour. We modified the model to provide 8 phases for the signal at Route 11/G52 & Shopping Center. This would allow the approaches or a combination of approaches with vehicles to receive a green light. This change indicated the signal would operate at LOS = C, The model did not indicate any problems or delays for traffic using Route 706. Plans have been made to have the signal crews make the above modification to the signal to improve traffic flow, (3) Increasing the traffic volumes of Route 706 and modifying the signal phases/same,peak hour. We multiplied the 6 hour volumes leaving Route 706 by 4 to simulate the increase traffic flow from the new development. This change indicated the signal would still operate at • LOS = C. The model also ,indicate no problems or delays for the increased traffic using Route 706. LEVEL OF SERVICE LOS A - Free flow conditions LOS B - Stable flow LOS C Most analyses designed for this level LOS D - High density, but stable flow LOS E - Operating at or near capacity LOS F - Forced or breakdown flow During our field data collection, we did observe several unsafe movements made from Route 652 to the entrance of the 7-Eleven store. We feel consideration should be made to modify the 7-Eleven entrances, right in and right out, to improve traffic flow with the Route 706 project. It is still our recommendation not to install a traffic signal at Route 706. This is based on the above information. If you need additional information, please call me. 11. 21-25 Very vWarm, �thun- .-storms west. 26-31 Sunny, Irm_ 'ORD -------- I who might have been in- Ved," Hite said. f anyone has information on attack, Hite suggested they 1 Inv. James K. Bailous at 662- se people need to be " Hite said. and Accident Calls Winchester Tuesday, July 8 3-10:10 p.m.:' grass fire; 200 of North Braddock Street; iship and South End volun- fire and rescue companies Frederick County Tuesday, July 8 :05-7:22 p.m.:. outside explo- 5200 block of Mulberry rt; Middletown Volunteer Fire Rescue Company responded. :44-9:59 p.m.: outside explo- 2100 block of Martinsburg e; Clearbrook Volunteer Fire Rescue Company .responded. --Compiled by Kristen Green from Page AI Clawson said the city should in an independent body or con- ie a grand jury to issue a de - led report on downtown crimes. also said he intends to help m a citizen crime commission. 'he commission's mission would to bring citizens closer to the ice and to act as a watchdog anizations, "to hold people ac- ntable." ;lawson said such groups are itionally funded by the busi- s community and not public 1996, the furniture store was destroyed by fire after many years at the location. Following the blaze the store. was temporarily housed at the old George Washington Hotel. It is now at a new location at 1829 S. Loudoun St. Thomas D. Quinn, 57,YBoyce, grand larceny. • Andre K Waters, . 33, Ber- ryville, possession of cocaine. • William H. Furneyo, 48, Up- perville, breaking and entering • Juan Garcia, 24, Berryville, six counts of rape. 1. • Carla w N. Hartley, address and age unknown, two counts of forgery, two counts of uttering. —Compiled by Kristen Green Frederick Officials Unsure About Proposed Development near Civil War Battlefield Sites By JASON ENGLISH The Winchester Star A replica of a proposed development planned near Opequon Presbyterian Church and several battlefield sites was toured Tuesday by Fred- erick County officials. Their reaction to the replica—Stonecrest Vil- lage off Tevis Street in southern Winches- ter —was positive. However, they said they were unsure that type of development is ap- propriate for the proposed site, which will sit adjacent to the Charles Hardy Grim Farm, the location of both the First and Second battles of Kernstown during the Civil War and across from the Opequon Church. Commission Member Marjorie H. Copen- haver said she is concerned whether a Stone - brook -type development is appropriate for the new site, because of its proximity with the church and a nearby cemetery. Commission Member W. Wayne Miller said it is difficult to judge now how the Woodbrook Village will look, until he sees detailed site plans. He said part of Woodbrook's intent, which is to cater to the retirement community, will fulfill a rapidly growing need in Frederick County. "I can't see any problem with (Woodbrook Village)," Miller said after touring Stonecrest Village. "(Stonecrest) is very nice for what it's intended to be, a retirement community. I think its excellent." Woodbrook Village is a two-phase, 163-unit, single-family development proposed by Jim Vickers of OakCrest Builders and is being de- signed by Charles E. Maddux Jr. of Gilbert W. Clifford and Associates, Inc. The Master Development Plan for the site will be considered by the Frederick County Commission Member Mar- jorie H. Copenhaver said she is concerned whether the development is ap- propriate for the new site because of its proximity to historic locations. Planning Commission at its July 16 meeting. Commission Member. George Romine, Stone- wall Supervisor Charles W. Orndoff Jr., and Shawnee Supervisor W. Harrington Smith Jr. accompanied Miller and Copenhaver on the tour in Stonecrest Village because it was devel- oped by Vickers and its homes have the same plan and size as those proposed in Woodbrook Village. Vickers said the 34 units in Stonecrest Vil- lage sold out in 18 months, so he decided a similar type of community would be ap- propriate for Woodbrook Village. He said that he is currently in contract negotiations with the property's owners, Fred Glaize III and James L. Bowman, to buy the property. -h The first phase in the proposed development consists of 81 multiplex units on 19.5 acres of land, which is adjacent to Route 706 (Opequon Church Lane). Vickers said he envisions the site be a similar retirement community. The second phase, consisting of 82 single family units on 22.9 acres of land, will have access from Route 652 (Apple Valley Road). Frederick County Public Schools have also expressed interested in the second -phase por- tion of the development —it's currently in nego- tiations to buy the property for a new elemen- tary school to serve the Back Creek District that would -'open for the 1999-2000 school year. At its June 17 meeting, the Frederick County Historic Resources Advisory Board reviewed the proposed development and discussed its impact on the surrounding landscape —unc- hanged since the Civil War —and on neali cemeteries. , Though it did not make a specific recom- mendation to the Planning Commission, the board appeared comfortable with most of the development. However, some concerns were raised —namely the development's proximity to the cemetery and the board felt a proposed four -foot -high landscaped berm, which will front the Opequon Church property, should be continued along the battlefield property. Vickers said Woodbrook Village will be en- hanced by its emphasis on landscaping and aesthetically pleasing design. He said he plans to spend at: least $1,000 on landscaping for each , home, 'in addition to . at least another $40,000 for landscaping at Woodbrook's Com- munity Center, which will be at the Village's entrance and will try to complement the ar i- tecture and design of the Opequon Church. He said Woodbrook's homes will be a h e larger, around 1,300 square feet, and will cost a little more, between $110,000 and $130,000, . than the ones in Stonecrest Village. The exte- rior of the homes will be made of brick and siding and the breeze ways connecting the. units will be covered overhead. The Stonecrest homes are all one -floor units, and are similar in appearance and floor plan. They vary, however, in the size of the garage, whether a screened -in patio is included, in ad- dition to other amenities. If all proceeds as planned, Vickers said he hopes to be in the site plan stage for Wood - brook Village in September. ,�- STONERHST VILLAGE HOMEOWN&S Z\� ASSOCIATION NOTES TO THE BUDGET 1997 00�1 ACCOUNT TITLES AMOUNT GENERAL ASSESSMENTS 1.1 OWNERS MONTHLY ASSESSMENTS (34 X S60.00) $ 2,040.00 OPERATING EXPENSES & RESERVES 2.1 STREET LIGHTS - estimation per month per common electric used $ 102.00 by association. 2.2 PROPERTY INSURANCE - projected cost of "all risk" insurance for $ 55.00 the property of the association and the common elements. and a, one million dollar base liability. Provision based on estimate of an insurance agent experienced with homeowner associations. 2.3 BANK CHARGES - protection for miscellaneous charges S 10.00 2.4 ROAD MALNTENANCE - provision for escrow account to resurface $ 50.00 road in 15-20 vears based on engineering projections, 2.5 SNOW REMOVAL - projection per month for snow clearing as an $ 1,200.00 estimate to include a contract for clearing the streets. drives, and front Nvalks LANDSCAPING - provisions for a landscaping contract for the Association to include mulch, mowing, edging, fertilizer, and weedtinsect control for the plant and tree life. Provision per month based on similar properties 2.6 PROFESSIONAL FEES - provision for legal counsel of $300 per year S 50.00 Additional set -vices. such as lien filing, can be recovered from the oNvners invol'. cd in delinquencies. As annual audit of the Association and preparation of the Association income tax return is estimated at $300 per }car. 2.7 COMMUNITY CENTER - projected cost of operation and maintonancc of community center which consists of. electric. gas, water, ' e%ver, cl. grung. cable T V , pauiting, and phone 2.8 RESERVE F17NDS - for special projects determined b-, the homeowners association. S 240.00 S 333.00 • • iOW �� i _� v � •f►r � 1 1 1 k L,1 Y � ► . 1r 1 i rj� .r 00 $2,040r •:0rr 2.1 1. Street lights 6 x 17.00 102.00 1,224.00 2.2 2.Insurance 55.00 660.00 2.3 3. Bank Charges 10.00 120.00 2.4 4. Road Maintenance (escrow) 50.00 600.00 2.S S. Snow Removal & Landscaping (common areas & front yards) 1,200.00 14,400.00 2.6 6. Professional fees S0.00 600.00 2.7 7, Community Center 240.00 2,880.00 2.8 S. Reserve Funds 333.00 3,996.00 $2,040.00 $24,480.00 1`Yc✓ N' Ai' 7Ow F �YRTr Woodbrook Village Community Center Kemstown, Frederick County, Virginia John Massie Design, Winchester, Virginia 540-869-4456 - A� ` r , .. � � !� is • � _r `r �� _ ---_ p I IMPsnow C] Woodbrook Village Community Center Kernstown, Frederick County, Virginia John Massie Design, Winchester, Virginia 540-869-4456 0 MIXED DYER&REEtJ AND DECIDUotJS ,SMALL Tt2EE5 AND sHRvSs orl BERM y � J O� 1NC�oo 5RooK VILLAGE BVERM RActr9 NW Xm Ujot" " ILEX 0Li N IP�RJS %Y.05 OF, 5E14m 7 rf;bm THt 1-E.} LUA GE32G5 V1gURNUM PRL NOS CPF*tv5. `6 CHuRCP YARA S C'P, m /It 1 f Typical Section Landscape Berni between Woodbrook Villagc and the Opequon Presbyterian Church Kernstown, Frederick County, Virginia John Massie Design, Winchester, Virginia 540-869-4456 I COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 678-0682 September 10, 1997 iurifiui ri ik i or Pwa is mErnmr TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: APPLICATION OF WOODBROOK VILLAGE, MASTER DEVELOPMENT PLAN #004-97 On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on September 24, 1997, at 7:15 p.m., in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This meeting is to consider the application of Gilbert W. Clifford & Associates, Inc. for Woodbrook Village Master Development Plan. The Woodbrook Village Master Development Plan calls for the development of 82 single family zero lot line and 81 multi-plex lots on 42.50 acres zoned RP (Residential Performance). This property is located on the south side of Opequon Church Lane (Rt. 706) at Kernstown and is identified with Property Identification Numbers 63-A-39 and 63-A-40 in the Back Creek Magisterial District. Any interested party may attend this meeting. A copy of the application is available for review at the Handley Library, or the Department of Planning and Development located at 107 North Kent Street in Winchester, VA. Sincerely, Michael T. Ruddy Planner II MTR/cc 107 North Kent Street • Winchester, Virginia 22601-5000 0 • This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frede ck County, Virginia: 63 -A- - 31- 63 - A- - 19- PRESBYTERIAN CHURCH CIO WILLIAM CLAYTOR 3119 VALLEY AVENUE WINCHESTER, VA. 22601 63 - A- - 20- GRABER, RICHARD A. & MARY JOLEEN 1712 HANDLEY AVENUE WINCHESTER, VA. 22601 63 - A- - 24- SECOND CLARK PROPERTIES CORP. P.O. BOX 711 DALLAS, TEXAS 75221 63 - A- - 27- ZICKEFOOSE, WANDA M. 137 OPEQUON CHURCH LANE WINCHESTER, VA. 22602 STINE, CHARLES RICHARD 318 APPLE VALLEY RD WINCHESTER, VA 22602 63 - A- - 37- RITTER, CLINTON L & PEGGY L 3266 VALLEY PIKE WINCHESTER,VA 22602 63 - A- - 41- FLETCHER, ALVIN G. & BILLY G. 336 APPLE VALLEY RD WINCHESTER, VA. 22602 63 - A- - 42- STINE, BETTY BARTON & CHARLES R 318 APPLE VALLEY RD WINCHESTER,VA 22602 63 - A- - 29- VALLEY AVENUE RENTAL PROPERTIES,LLC 3186 VALLEY PIKE WINCHESTER,VA 22602 63 - A- - 30- A BROKERS ASSOCIATED Michael T. Rudd Tanner II 3202 VALLEY PIKE Y WINCHESTER, VA 22602 Frederick County Planning Department STATE OF VIRGINIA COUNTY OF FREDERICK I, f�e� ►�f �t , a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated , has personally appeared before me and acknowledged the same in my St to and dounty aforesaid. Given under my hand this �� day of �epimbtor- i , ig 17. My commission expires on C q NOTARY PUBLIC 0 Woo ook MDP Adjoiner Letters Pag 53 A• • 43- WILSON, D. EMORY 246 APPLE VALLEY RD WINCHESTER,VA 22602 63 • A• - 52-A MICHAEL, JUDY K CIO JUDY NEFF 200 APPLE VALLEY ROAD WINCHESTER,VA 22602 63 - A- - 58- WHITACRE, LANDON B. ET ALS CIO JOHN W. WHITACRE 780 REDLAND RD WHITACRE, VA 22625 63 -"A- - 18-B THE MIDDLEBURG BANK, TRUSTEE JOSEPH L BOLING, PRESIDENT POST OFFICE BOX 5 MIDDLEBURG, VA 201,18: 63B .1- 9- MCDONNELL, WILLIAM L 122 PLAINFIELD DR WINCHESTER,VA 22602 63B - I. - 10. FLEENOR, NINA J 120 PLAINFIELD DRIVE WINCHESTER,VA 22602 i I 636 _ LANTZ, ROBERT F. & MARTHA M. 118 PLAINFIELD DR WINCHESTER,VA 22602 63B • 1- • 12. MCDONALD, ALBERT A 609 CLARK ROAD STEPHENS CITY, VA 22655 63B • I. - 13. PLUMMER, JOYCE M CIO JOYCE M DUNCAN 114 PLAINFIELD DR WINCHESTER,VA 22602 Gilbert W. Clifford & Assoc. Attn: Steve Gyurisin 200 N. Cameron Street Winchester, VA 22601 BOWMAN TRUCKING CO., INC. P.O. Bog 8 Stephens City, VA 22655 Woodbrook Village Master Development Plan Adjoining Property Owners Property ID# Owner Name and Address Use Zoning 63-A-19 Presbyterian Church Church RA c/o William Clayton 3119 Valley Avenue Winchester, Virginia 22601 63-A-19A Presbyterian nonage Residential RA c/o William Clayton 3119 alley Avenue Chester, Virginia 22601 63-A-20 ✓ Richard A. & Mary Joleen Graber Commercial B-2 63-A-21 1712 Handley Avenue 63-A-23 Winchester, Virginia 22601 63-A-24 ✓� Second Clark Properties Corp. Commercial B-2 P.O. Box 711 Dallas, Texas 75221 63-A-27 Wanda M. Zickefoose Residential RP 137 Opequon Church Lane Winchester, Virginia 22602 63-A-29 Valley Avenue Rental Properties Commercial B-3 3186 Valley Pike Winchester, Virginia 22602 63-A-30 ✓ A. Brokers Associated Commercial B-2 3202 Valley Pike Winchester, Virginia 22602 63-A-31 Charles Richard Stine Residential ,RP 318 Apple Valley Road Winchester, Virginia 22602 ILI l% n gilbert w. cli f ford & associates, inc. I Property ID# Owner Name and Address Use Zoning? 63-A-37/, / Clinton L. & Peggy L. Ritter Residential RP P.O. Box 1411 Winchester, Virginia 22604 63-A-38 Betty Barton Stine, et als Residential RP 318 Apple Valley Road / / Winchester, Virginia 22602 63-A-40A +�✓ Betty Barton &Charles Stine Residential RP 63-A-42 318 Apple Valley Road Winchester, Virginia 22602 63-A-41 ✓ Alvin G. & Billy G. Fletcher Residential RP 336 Apple Valley Road Winchester, Virginia 22602 63-A-43 D. Emory Wilson Residential RP 63-A-44 '' 246 Apple Valley Road Winchester, Virginia 22602 63-A-52A `Kar A as f �Ju� �N U Residential RP 154 le, Valley Road a,tvafey R� . mchester, Virginia 2L602 Lo�n�on 63-A-58 ✓,/ Lang4eft B. Whitacre et als Vacant RA 63-A-59 780 Red Bud Road Whitacre, Virginia 22625 63-A-18B ✓✓ Nz& Ban �inchester Trustee Vacant RA 7�e h1t�d�e�u i�ati�i firusfee 115 eron Street dose ti (col q, PresfdcK7'' nChester, Virg 601 P o 3 °x S z o//? y►1cdd(�byri' V63B-1-9 ,jv William L. McDonnell Residential RP 122 Plainfield Drive Winchester, Virginia 22602 N �Ka 63B-1-10 --Nine J. Fleenor Residential RP 120 Plainfield Drive Winchester, Virginia 22602 gilbert w. cli f ford & associates, inc. 2 of • Property ID# Owner Name and Address 63B-1-11 Robert F. & Martha M. Lantz 118 Plainfield Drive Winchester, Virginia 22602 63B-1-12 Alberta McDonald 609 Clark Road Stephens City, Virginia 22655 63B-1-13 Joyce M. Plummer c/o Joyce M. Duncan 114 Plainfield Drive Winchester, Virginia 22602 Use Residential Zoning? RP Residential RP Residential RP gilbert w. cli f ford & associates, inc. 3 COUNTY of FREDERICK Department.of Planning and Development 5401665-5651 FAX: 540/ 678-0682 PIJ'MICArI A I Jr PUBLIC MEEMNIG July 2, 1997 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: APPLICATION OF WOODBROOK VILLAGE, MASTER DEVELOPMENT PLAN #004-97 On behalf of the Frederick Planning Commission, you are hereby notified of a public hearing being held on July 16, 1997, at 7:00 p.m., in the board room of the Frederick County Administration Building at 101 N. Kent Street, Winchester, Virginia. This hearing is to consider the application of Gilbert W. Clifford & Associates, Inc. for Woodbrook Village Master Development Plan. The Woodbrook Master Development Plan calls for the development of 82 single family zero lot line and 81 multi-plex lots on 42.50 acres zoned RP (Residential Performance) District. This property is located on the south side of Opequon Church Lane (Rt. 706) at Kernstown and is identified with Property Identification Numbers 63-A-39 and 63-A-40 in the Back Creek Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application is available for review at the Handley Library, or the Department of Planning and Development located at 107 North Kent Street in Winchester, VA. Sincerely, Michael T. Ruddy Planner II MTR/cc 107 North Kent Street • Winchester, Virginia 22601-5000 • This is to certify that the attached correspondence was mailed to the following on v 2— � / q 9 7 from the Department of Planning and Development, Frederick Co ity, Virginia: 63 A 63 - A- - 19- PRESBYTERIAN CHURCH CIO WILLIAM CLAYTOR 3119 VALLEY AVENUE WINCHESTER, VA. 22601 63 - A- - 20- GRABER, RICHARD A. & MARY JOLEEN 1712 HANDLEY AVENUE WINCHESTER, VA. 22601 63 - A- - 24- SECOND CLARK PROPERTIES CORP. P.O. BOX 711 DALLAS, TEXAS 75221 63 - A- - 27- ZICKEFOOSE, WANDA M. 137 OPEQUON CHURCH LANE WINCHESTER, VA. 22602 63 - A- - 29- VALLEY AVENUE RENTAL PROPERTIES,LLC 3186 VALLEY PIKE WINCHESTER,VA 63 - A- - 30- A BROKERS ASSOCIATED 3202 VALLEY PIKE WINCHESTER, VA 22602 40-A STINE, BETTY BARTON & CHARLES 318 APPLE VALLEY RD WINCHESTER,VA 22602 63 - A- - 37- RITTER, CLINTON L & PEGGY L 3266 VALLEY PIKE WINCHESTER,VA 22602 63- A- - 41 - FLETCHER, ALVIN G. & BILLY G. 336 APPLE VALLEY RD WINCHESTER, VA. 22602 63 - A- - 43- WILSON, D. EMORY 246 APPLE VALLEY RD WINCHESTER,VA 22602 63 - A- - 52-A MICHAEL, JUDY K CIO JUDY NEFF 200 APPLE VALLEY ROAD WINCHESTER,VA 22602 (continued on page 2) 22602 Michael T. Ruddy, Pl ner II Frederick County Planning Department STATE OF VIRGMA COUNTY OF FREDERICK I, 0h O1 Y 1 "iW a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated "I �o?- 1991 , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this _!� day of 19 My commission expires onFbajaevq NOTARY PUBLIC 0 Woo ok Master Dev. Plan otary List - Page 2 63 - A- - 58 - --- WHITACRE, LANDON B. ET ALS CIO JOHN W. WHITACRE 780 REDLAND RD WHITACRE, VA 22625 i - J 63 - A- 18-B THE MIDDLEBURG BANK, TRUSTEE JOSEPH L BOLING, PRESIDENT POST OFFICE BOX 5 MIDDLEBURG, VA 20118 63B - 1- - 9- MCDONNELL, WILLIAM L 122 PLAINFIELD DR WINCHESTER,VA 22602 63B - 1- - 10. � FLEENOR, NINA J 120 PLAINFIELD DRIVE WINCHESTER,VA 22602 i 63B -1- 11. LANTZ, ROBERT F. & MARTHA M. 118 PLAINFIELD DR WINCHESTER,VA 22602 63B - 1- - 12- 1 MCDONALD, ALBERT A 609 CLARK ROAD STEPHENS CITY, VA 22655 63B - 1- - 13- PLUMMER, JOYCE M CIO JOYCE M DUNCAN 114 PLAINFIELD DR WINCHESTER,VA 22602 i