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10-89 Stephens Ridge Opequon District - Backfile (2)
COUNTY of FREDERICK I Department of Planning and Development 703/665-5650 FAX 703/ 667-03 70 MASTER DEVELOPMENT PLAN CHECKLIST The application is not complete if the following are not present• �^ 1. Two sets of comment sheets from the following agencies along with any marked copies of� �the plan; VDOT � )'1 City of Winchester Co. San. Auth. Co. Hlth. Dept. Inspections Dept. A0 Parks & Rec. Fire Marshall a 1 Airport Authority 2. :2 copies of the MDP application 3. 25 copies of the plan on a single sheet 4. 1 reproducible copy of the plan (if required) _ 5. a 35mm. slide of the plan S (gFIc= . cCd c " , ,; .:;�r'.-'. •s:` :' * :::..One copy of the application and comment sheets, three .copies of the plan and the marked plans from the review ' agencies should be enclosed in a package which will be forwarded to the County Engineer. 1 fS T' TRACKING S tt.k r iSryfi-DATE Application Received � r r MDP information forwarded to Consulting Engineer. Review/Invoice received from Engineer r co' J . )6 Fee Paid (amount $i00•— a9a•Ga �- �83.13 (En�.�e} ►�1n573 MDP heard by Planning Commission FMDP heard by Board of Supervisors 90 Final MDP submitted with review agency, Planning Commission, and Board of Supervisors comments addressed; /7 Final plat information forwarded to Engineer Review received from Engineer Final Fee paid and MDP approved. 9 Court Square - P.O. Box 601 - Winchester, Virginia 22601 -_ _. _. _.. _ .�we.L._._-..isL...i'�]-.,kl;,-+--�.+sii.-.._.r�r- .+.:iYr.__. .. �.m++rw,_,.-�.c ..k'#:_.��.c.�•a �r3�rratt:s:�i•�a.�G''�.:i�..it� 1 "-I- RECEIPT FREDERICK CCUNIY DEPT. OF PLANNING AND DEVELOPMENT P.O. BCX 601 • 9 COURT SQUARE 1 ` O 433 WINCHESTER, VIRGINIA '2601 R, _ , AMOUNTT DUE 1 % /�'.,, $ / L ! t / � DATE 6 j �' ee E AMOUNT PAIDd // RECEIVED FROM `-+r✓'T / -A E`er) ,� '�-'rJ• BALANCE DUE ADDRESS U J j THE SUM OF ` i�' ✓ /'r t' al DOLLARS $ I, 65- ! 3 PAID BY fC ❑CASH ! ^�•;�� /( �� FOR � }�l �i`' S, .. f��.G.aF...,- �6' L,,J) � +J RAJ-6�✓%.�. f {( CHECK :.,� / ✓ GG. �„-�� o:I �.� r •) � C! 3 �./ ❑ OTHER BY i DAY -TIMERS RE -ORDER No. 3221 - Printed in USA A. #COUNTY of FREDERICK Department of Planning and Development 703/665-5651 I FAX 703/667-0370 January 11, 1990 Mr. Charles W. Maddox, Jr. G. W. Clifford & Associates P.O. Box 2104 Winchester, Virginia 22601 RE: Final MDP #010-89 of The Towns of Village Green Dear Chuck: This letter is to verify action taken by the Frederick County Planning Department on January 10, 1990. Approval of Final Master Development Plan #010-89 of The Towns of Villacre Green for townhouses on 11.704 acres, zoned RP (Residential Performance). This property is located southeast of I-81 and south of VA. Route 277, 1/4 mile —east of Stephens City, and is designated as Parcel 146 on Tax Ma%in the Opequon Magisterial District. Enclosed are signed copies of the approved plan. If you have any questions concerning this matter, please do not hesitate to call this office. Sincerely, Kris C. Tierney Deputy Planning Director KCT/rsa Enclosures cc: Top of Virginia Development Corporation 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 rj COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 FAX 703 / 667-0370 ember 16, 1989 G. W. Clifford & Associates,`Inc C/O Mr. Charles Maddox P.O. Box 2104 Winchester, Virginia 22601 Dear Chuck: This letter is to confirm action taken by the Board of Supervisors at their meeting of November 11, 1989. Approval of Preliminary Master Development Plan #010-89 of The Towns of Village Green for townhouses. This property is located southeast of I-81 & south of Va. Rt. 277, approximately 1/4 mile east of Stephens City, at the end of Stickley Drive in the Opequon Magisterial District. If you have any questions regarding this action, do not hesitate to call this office. N REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Parks & Recreation Department ATTN: James Doran, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5678 The Frederick County Parks & Recreation Department is located on the second floor of the Frederick County Administration Building, 9 Court Square, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester,. Va.22601 Attn: Tom Price Name of development and/or description of the request: The Towns of Village Green Location: Southeast of I-81 & South of Va Rte 277 approx. 1/4 mi east of Stephens Citv. Located at end of Sticklev Drive adjacent to Stephens Village. Parks & Recreation Department Comments: -9ti4 "T/" 1� -,,.—s --/ -7/_`-.,d-e �i.te/.a7- /ham W z Parks Signature and Dater (NOTICE TO PARKS - PLEASE RETURN THIS FORM TO THE AGENT.) 4 NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or applicati D p � AUG T �,'�►__. ------------------ 3 )I RECEIVED % 11 1989 w lie ORECEIVED AUG Igo# REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS City of Winchester, Virginia ATTN: Tim Youmans, Planning Director 15 N. Cameron Street, Winchester, Virginia 22601 (703) 667-1815 The City of Winchester offices are located in Rouss City Hall at 15 North Cameron Street in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester, Va 22601 Attn: Tom Price Name of development and/or description of the request: The Towns of Village Green Location: Southeast of I-81 & South of Va Rte 277 ap-prox. 1/4 mi. east of Stephens City. Located at end of Sticklev Drive adjacent to tephens Village. City of Winchester Comments: l arrS�lie 6 � r City Signature and Date :,.,z — , 17 (NOTICE TO CITY - PLEASE RETURN THI9 F TO THE AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please also attach a copy of your plans and/or application form. pUG J 110 1'j ✓ R k 0 r REQUEST FOR MASTER DEVELOPMENT PLAN Frederick County Sanitation Authority ATTN: Wellington Jones, Engineer/Director P.O. Box 618, Winchester, Virginia 22601 (703) 665-5690 F The Frederick County Sanitation Authority is located on the second floor of the Old Frederick County Courthouse in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester, Va 22601 Attn: Tom Price Name of development and/or description of the request: The Towns of Village Green... Location: Southeast of I-81 & South of Va Rte 277 approx. 1/4 mi. east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Village. Sanitation Authority Comments: W47ER I- 5'ACWER C,4R,¢c/At .¢�,E' �' Y4/4,ole,44"E' /7o." D�V.Q144W141Z-- 41dyf 4 S,s'GTiay go W4TA-z-of L /'VHF' 4- A TeC rl a,v D /C S,F W.E4 L iN,F C Sanit . Signature & Date: �,l�d/�„ -OK (NOTICE TO SANITATION - ASE RETURN THIS FORM TO AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach TWO copies of your plans and/or application form. RZ Ate. r 5 1, G.W.CLIFFORD & ASSOCIATES, INC. 200 N.CAMERON ST. PO BOX 2104 WINCHESTER, VIRGINIA 22601 703-667-2139 TO: Frederick County Planning LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 2/13/90 ATTENTION Kris Tierney RE: Tnwnc of VillanP (-,rPPn WE ARE SENDING YOU a ATTACHED F] UNDER SEPARATE VIA ❑ HAND DELIVERED ❑ CHANGE ORDER SAMPLES SHOP DRAWINGS IT] PRINTS Fx--1 PLANS x ] COPY OF LETTER COPIES DATE DESCRIPTION 1 1 /23/90 Letter to Bob Watkins, Re: 100 Year Flood 1 Flood Plain Ma 1 Existing Flood Plain Map 1 11 /89 IStephens Run Flood Study 1 1 /17/90 lFlood Elevation Calculations 1 Final Master Plan ARE TRANSMITTED APPROVED/SUBMITTED FOR APPROVAL APPROVED/AS NOTED FOR YOUR USE RETURN/CORRECTIONS © AS REQUESTED FOR REVIEW or COMMENT FOR BIDS DUE ------------ 19___ REMARKS COPY TO: SIGNED Tnm Prim THE FOLLOWING ITEMS SPECIFICATIONS ❑ OTHER RESUBMITFOR APPROVAL SUBMITFOR DISTRIBUTION RETURNED_ CORRECTED PRINTS LOAN PRINT/RETURN RETURN/WITH SIGNATURES �1 1 FEB 131990 REV. 2.0 G.W.CLIFFORD & ASSOCIATES, INC. 20 S.CAMERON ST. PO BOX 2104 WINCHES"CER, VIRGINIA 22601 %03-667-2139 TO: Frederick County Planning Dept. Winchester. Va 22601 1 LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 8 January 1990 ATTENTION Kris Tierney RE: Tho TMAine of \/illana ('�rAon WE ARE SENDING YOU n ATTACHED F-1 UNDER SEPARATE VIA ® HAND DELIVERED ❑ CHANGE ORDER SAMPLES SHOP DRAWINGS Fx-1 PRINTS ❑ PLANS COPY OF LETTER THE FOLLOWING ITEMS SPECIFICATIONS ❑ OTHER COPIES' DATE I DESCRIPTION 14 1 Final Master Plan of The Towns of Villaae Green ARE TRANSMITTED F7APPROVED/SUBMITTED RESUBMIT___ FOR APPROVAL XO FOR APPROVAL ❑ APPROVED/AS NOTED ❑ SUBMIT___ FOR DISTRIBUTION ❑ FOR YOUR USE ❑ RETURN/CORRECTIONS ❑ RETURNED_ CORRECTED PRINTS ❑ AS REQUESTED ❑ LOAN PRINT/RETURN FOR REVIEW or COMMENT F61 RETURN/WITH SIGNATURES El FOR BIDS DUE ------------ 19___ REMARKS Kris, We believe all comments have been addressed. If there are any questions or problems, please call anytime. Sincerely, COPY TO: SIGNED Tom Price REV. 2.0 Speed Letter. From ' M-w- ^'jnm Pri r-P To PAv 4l NT _ i'n7 :Fh" re t-T !'� 9 f-Fnrt3 & A zgnr- Tear _ �'v�r -rr i r)f- rn. 'Piro- Subject -`fiem °T'rt7.mg of INIInap rZv-A..-vo —No 9310 FOLD MESSAGE 1 aattpv° -Fn m wng the- m»i HfP-,-i, ve.vi5w Aimi linhI An Date 31 p)F.0 S9 Signed REPLY N. 9 FOLD —No 10 FOLD Date Signed WilsonJP-11 IN ones RECIPIENT —RETAIN WHITE COPY, RETURN PINK COPY. Carboniess TURN OVER FOR USE WITH WINDOW ENVELOPE. FILL IN NAME AND ADDRESS HERE 3�7 i1J:11,11>II'll,Wh "Uplell�1r:4121 -FOLD -FOLD REQUEST FOR FINAL MASTER DEVELOPMENT PLAN COMMENTS Frederick County Parks & Recreation Department ATTN: James Doran, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5678 The Frederick County Parks & Recreation Department is located on the second floor of the Frederick County Administration Building, 9 Court Square, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester, Va 22601 Attn: Tom Price Name of development and/or description of the request: Location: Southeast of I-81 & South of Va Rte 277 aipprox. 1/4 mi. east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Village_. Parks & Recreation Department Comments: Recreational, amenities appear to meet requirements. Parks,,Signature and Date: 1V/4/90 (NOTICE TO PARKS - PLEASE RETURN THIS FORM TO THE AGENT.) t NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. rp C� iJ .l [E@��� AUG 1 6 � V REQUEST FORMA TER DEVELOPMENT PLP.NCO Virginia Department of Transportation d ATTN: William H. Bushman, Resident Engineer P.O. Box 278, Edinburg, Virginia 22824-027 (703) 984-4133 OO�f, The local office of the Transportation Departmen c°%s.'Ybcat-b4 at`'-�.;,, 1550 Commerce Street, if you prefer to hand delive •`ilia e Yd? �'� form. Applicant's name, address and phone number: Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester, Va 22601 Attn: Tom Price Name of development and/or description of the request: Location: Southeast of I-81 & South of Va Rte 277 approx. 1/4 mi. east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Vil lacre . Transportation Department Comments: Ib cbjer;ti_cn to master de�eloare-rt plan for *.iris dsAelcprertt. Ha-,eer, came ,al erances will be required off of Rte's. 1085 & 1065 as noted on the plan. Cul-dE —� art and right-cf-AW radii are to be irk to 45' and 55' resPec"Wly. More rrakim final c=rerts rry office will req= a o=letp VDOT Signature and Date: (NOTICE TO VDOT - PLEASE RETURN THIS FORM TO THE AGENT.) NOTICE TQ APPLICANT _ It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attache THREE copies of your plans and/or application form. set of car. z -icn plans, det-ailing antra design, drainagee calculatirns and traffic flaw datdata from the I`M %na el 4th Bditicn for re ac-w. Any vzrk perform on the njit- cf-v y will be =&e raider a Lard Use P=t. G.W.CLIFFORD & ASSOCIti fES, INC. 20 S.CAMERON ST. PO BOX 2104 WINCHESTER, VIRGINIA 22601 703-667-2139 TO: LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 8/17/89 I ATTENTION Kris Tierney RE: Tnwnc of VillanP C7irPPnG Winchester. VA 22601 1 WE ARE SENDING YOU n ATTACHED F7UNDER SEPARATE VIA HAND DELIVERED 7 CHANGE ORDER SAMPLES SHOP DRAWINGS Fx-1 PRINTS ❑ PLANS COPY OF LETTER COPIES 1 1 1 1 DATE 7/89 7/25/89 7/89 7/89 THE FOLLOWING ITEMS SPECIFICATIONS X❑ OTHER DESCRIPTION Preliminary Master Plan Application For Above Referenced Project Preliminary Master Plan County Consultant Package 35mm Slide x❑ ARE TRANSMITTED APPROVED/SUBMITTED X❑ FOR APPROVAL ❑ APPROVED/AS NOTED ❑ FOR YOUR USE RETURN/CORRECTIONS AS REQUESTED FOR REVIEW or COMMENT FOR BIDS DUE 19___ REMARKS RESUBMITFOR APPROVAL SUBMITFOR DISTRIBUTION RETURNED_ CORRECTED PRINTS ❑ LOAN PRINT/RETURN RETURN/WITH SIGNATURES COPY TO: Top of Virginia SIGNED Thomas Price REV. 2.0 t, AUG 7 Is I, REQUEST FOR MA TER DEVELOPMENT PLAN Virginia Department of Transportation cc�� ATTN: William H. Bushman, Resident Engineer P.O. Box 278, Edinburg, Virginia 22824-027 (703) 984-4133 DO441 The local office of the Transportation Departmen .6,;:ale atF�l�, 1550 Commerce Street, if you prefer to hand deliv form. �o O O�yc Applicant's name, address and phone number: Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester, Va 22601 Attn: Tom Price Name of development and/or description of the request: The Towns of Village Green Location: Southeast of I-81 & South of Va Rte 277 approx. 1/4 mi east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Village. Transportation Department Comments: 1\b cbject= to nastex de�elcpTent plan for +.his de�elcp ent. Hater, oarrrexcial er rance-s will be required off of Rte's. 1085 & 1065 as noted on the plan. Cul-de-sac pavmEnt and ricjbt-of-w�y radii are to be irk to 45' and 55' resper-+-1W1y. B?fore rrakJ= final s rra office will r_eaui_r_e a carplete VDOT Signature and Date: ZJ . �u:Q.� .�4 �� SZ151 g (NOTICE TO VDOT - PLEASE RETURN ZHI9 FORM TO THE AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attache THREE copies of your plans and/or application form. set of corstn&-icn plans, detailing aYa� design, flow data frrm trhe I'IE Mmiiel 4th B3iticn fCr rev_iaa. cf-vay will be cava3ed rider a Lard Use I17-rmrit. drainage calcula+Lions ' YafF; r Any irk performed I4RJq(w ; AUG 719M , REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick -Winchester Health Department ATTN: Herbert L. Sluder, Sanitation Engineer P.O. Box 2056, Winchester, Virginia 22601 (703) 667-9747 The Frederick -Winchester Health Department is located at the intersection of Smithfield Avenue and Brick Kiln Road, if you prefer to hand deliver this review form. Applicant's name, address and phone number: To- of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester, Va 22601 Attn: Tom Price Name of development and/or description of the request: Location: S .�► '�, R -- E� ZzD Frederick • Winchester Health Dept, Southeast of I-81 & South of Va Rte 277 alpprox 1/4 mi. east of Stephens City Located at end of Stickley Drive adjacent to Stephens Village. Health -('i� Department Comments: I I n /) A�o .1 , . s� . � Pam, _T ..�J' Health Signature and Date • . ti �� _q_ 9 O (NOTICE TO HEALTH DEPT. -.PLEASE RETURN THIS FORM TO GENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. IE �D AUG 1719BD L�_ M REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Inspections Department ATTN: Kenneth L. Coffelt, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Inspections Department is located at 9 Court Squard in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester, Va 22601 Attn: Tom Price Name of development and/or description of the request: Location: Southeast of I-81 & South of Va Rte 277 approx. 1/4 mi. east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Village. Inspections Department Comments: Com/m�ents : %—Z . C, A- r "p- , e r T .L., s. "-77, AlwA G 0- / �7e,j .e i 4, u G', �g A -;,-- Inspect. Signature & Date: (NOTICE TO INSPECTIONS - PL E RETURN THIS FORK 0 AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. AUG 17 �1 oF'P�C%'9G,7� ell- �� �a� REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Doug Kiracofe, Frederick County Fire Marshall P.O. Box 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Fire Marshall is located at 21 Court Square in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester, Va 22601 Attn: Tom Price Name of development and/or description of the request: Location: Southeast of I-81 & South of Va Rte 277 approx. 1/4 mi. east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Village. Fire Marshall Comments: lurrs� 6 Clvi�s O,e /Doer Z /-/�/D�,Ci7s lvi Tlliu 3caU' x-ae SR/ �G /moo eE L/l�D,���s F Goiu� 70 Fire Marshall Signature & Date: (-.yy B/-�els (NOTICE TO FIRE MARSHALL - PLEASE TURN TH FORM T AGENT. NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach TWO copies of your plans and/or application form. D AUG 719� D REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Winchester Regional Airport ATTN: Kenneth F. Wiegand, Executive Director Route 1, Box 208-A, Winchester, Virginia 22601 (703) 662-2422 The Winchester Regional Airport is located on Route 645, off of Route 522 South, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va Development Corporation P.O. Box 327 Wi nchester, Va 22601 (703) 667-2] 20 Agent: G.W. Clifford & Assoc. Inc P.O. Box 2104 Winchester, Va 22601 Attn: Tom Price Name of development and/or description of the request: Location: Southeast of I-81 & South of Va Rte 277 approx. 1/4 mi. east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Villa_ee.. Winchester Regional Airport Comments: Comments on rear. Airport Signature & Date: Q "Ac (NOTICE TO AIRPORT - PLEASE MTURN T S FROM TO THE NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. The applicant shall comply with the provisions of the Frederick County Airport Zoning District (HP-1) and the following Crudes of Virginia: Title 15.1 Cade of Virginia, Section 489 (Purpose Vf Zoning Ord i npnces) and Section 491.02 ( A i oport Safety Zoning) . Title 5.1 - 25.1 Code of Virginia (permits Required for Erection of Certain Stractores.) Applicant must be aware that, as Winchester Regional 'Airport Expands services and operations, noise associated with such expansion may increase. Consideration shou l a be given to insulating new and existing structures located within one halt 11 /8) , mi 1'e of the end of the airport runway and 1,000 feet either side of the imaginary extended center line of such runway. SUGGESTIONS: New Construction For new sound -insulated construction, design considerations often irc ludei using brick or concrete masonry walls, staggering studs, insulation and t i berboard under interior and exterior finish materials; installing attic space insulation; properly baffling vents; avoiding single joint roof construction where interior and exterior materials are attached to the sane rafters; avoiding exposed rafter ceilings; mortar should be free of pin holes and all ;dints should be well seated. Ex i s't i nq_Const ruct i on For renab,iitation of existing buildings, soundproofing modifications include: replacement of existing windows with windows of greater sound transmission coefficient (STC) rating, or. adding a second layer of glass; upgrading doors and seals; acoustic baffling of vents; adding insulation to walls and attic spaces; adding another layer of wall material to existing walls, in effect creating a two -panel wall; eliminating windows and fil? int the spade to match exterior walls. l The Towns of Village Green s PRELIMINARY MASTER PLAN APPLICATION County of Frederick, Virginia Opequon Magisterial District Prepared for Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 August 1989 by gilbert w. clifford & associates, inc. FREDERICKSBURG - WINCHESTER MASTER DEVELOPMENT PLAN CHECKLIST The Master Develoment Plan application is not complete if the items listed below are not present If any items are missing the application will be returned to the applicant It is recommended that the apnlicant meet with a member of the -olannincr--staff when submitting applications in order to review the materials for ompleteness. MDP Package 1. Two sets of comment sheets from the following agencies along with.any marked copies of the plan X VDOT X Co. San. Auth. Inspections Dept. X Fire Marshall X City of Winchester X Co. Health. Dept. X Parks & Rec. X Airport X_ 2. 2 copies of the MDP application X_ 3. 15 copies of the plan on a single sheet 4. 1 reproducible copy of the plan (if required) X 5. a 35mm. slide of the plan * One copy of the application and comment sheets, three copies of the plan and the marked plans from the review agencies should be enclosed in a package which will be forwarded to the County Engineer. Mow1 AUG 1 71989 Ij MASTER DEVELOPMENT PLAN #010-89 The Towns of Village Green Zoned RP (Residential Performance) 11.704 Acres LOCATION: Southeast of I-81 & South of VA. Rt. 277, approx. 1/4 mile east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Village. MAGISTERIAL DISTRICT: Opequon ADJACENT LAND USE AND ZONING: RA Zoning with Residential Use; Vacant B-1 Zoning; and RP Zoning with Townhouse & Single Family Uses. PROPOSED USE AND IMPROVEMENTS: Townhouses REVIEW EVALUATIONS: VA. Dept. of Transportation - No objections to the master development plan; however, commercial entrances will be required off of Routes 1085 and 1065. Cul-de-sac pavement and right-of-way radii are to be increased to 45' and 55' respectively. Before making final comments, VDOT will require a complete set of construction plans, detailing entrance design, drainage calculations and traffic flow data from the ITE Manuel, 4th Edition, for review. Any work performed on the State's right-of-way will be covered under a Land Use Permit. Parks and Recreation - Please provide recreation area layout. Health Department - No objection; central utilities available to serve project. Sanitation Authority - Water and sewer capacity are available. A section of the water line and sewer line needs to be adjusted on the plan. Plan approved as noted. Frederick County Fire Marshal - With six units or more, two hydrants within 300' are required for each building within the 300'. Several more hydrants are going to be necessary on this site to conform to Frederick County's Chapter 10. Inspections Dept. - This request for a master development plan shall comply to Use Group R (Residential), Section 309.0 of the BOCA Basic National Building Code, 1987. Page 2 Towns of Village Green MDP Planning & Zoning - Townhouses are a permitted use in the RP zone. With 11.7 acres and 92 units, the overall density proposed is 7.86 units per acre with the maximum density permitted being 8 units per acre. Townhouses require 30% open space or, in this case, 3.5 acres. The MDP shows 3.65 acres of open space, however, 3.0 acres are within steep slope areas. The ordinance states that no more than 50% of the required open space may be within lakes, ponds, wetlands, or steep slopes. The Planning Commission may permit more than 50% where the developer can demonstrate a viable plan to make these areas useful. Ninety-two units require that three recreational units be provided. The application states that recreation facilities will be a tot lot, a half basketball court, and a volleyball court. The two areas designated as recreation areas on the plan are within the steep slopes, yet these areas are not included within the steep slope area to be disturbed. This needs to be addressed. It is not certain what purpose the cul-de-sac at the northern entrance of the property serves. This may result in a confused traffic flow at the curve going into Stephens Village. Engineers' comments regarding drainage and storm water management will need to be addressed. Finally, details of the buffering to be provided need to be shown on the plan. STAFF RECOMMENDATIONS FOR 10/18/89: Approval, with the above comments and those of the review agencies' being addressed. PLANNING COMMISSION RECOMMENDATIONS OF 10/18/89: Unanimous approval with the stipulation that a bermm with full landscaped screen would be included around the northeast through the southwest corner of the site and there be a combina- tion of a berm with plantings and a buffer in areas where a berm is impractical to construct. MASTER DEVELOPMENT PLAN #010-89 The Towns of Village Green Zoned RP (Residential Performance) 11.704 Acres LOCATION: Southeast of I-81 & South of VA. Rt. 277, approx. 1/4 mile east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Village. MAGISTERIAL DISTRICT: Opequon ADJACENT LAND USE AND ZONING: RA Zoning with Residential Use; Vacant B-1 Zoning; and RP Zoning with Townhouse & Single Fanily Uses. PROPOSED USE AND IMPROVEMENTS: Townhouses REVIEW EVALUATIONS: VA. Dept. of Transportation - No objections to the master development plan; however, commercial entrances will be required off of Routes 1085 and 1065. ul-de-sac pavement and right-of-way radii are to be increased to 45' and 55' respectively. Before malting final comments, VDOT will require a complete set of construction plans, detailing entrance design, drainage calculations and traffic flow data from the ITE Manuel, 4th Edition, for review. Any work performed on the State's right-of-way will be covered under a Land Use Permit. Parks and Recreation - Please provide recreation area layout. pew rwone heeA Emdo sed, Health Department - No objection; central utilities available to serve 410, ` project. Aj Sanitation Authority - Water and sewer capacity are available. A section of (J�7�- the water line and sewer line needs to be adjusted on the plan. Plan approved as noted . / /t/rw 6rn.nli7'� 4f.7 EiUGIOSeo. �Frederick County Fire Marshal - With six units or more, two hydrants within 04L 300' are required for each building within the 300'. Several more hydrants are going to be necessary on this site to conform to Frederick County's Chapter 10. 1 IJW GQ�'lrltlq� S�GT ��GIQI�cI Inspections Dept. - This request for a master development plan shall comply to Use Group R (Residential), Section 309.0 of the BOCA Basic National Building Code, 1987. L5 •, i ( JAN �f r Page 2 Towns of Village Green MDP Planning & Zoning - Townhouses are a permitted use is the RP zone. With 11.7 ,,.Planning and 92 units, the overall density proposed is 7.86 units per acre with the maximum density permitted being 8 units per acre. Townhouses require 30% open space or, in this case, 3.5 acres. The MDP shows 3.65 acres of open space, however, 3.0 acres are within steep slope areas. z� The ordinance states that no more than 50% of the required open space may be within lakes, ponds, wetlands, or steep slopes. The Planning Commission may permit more than 50% where the developer can demonstrate a viable plan to make these areas useful. Ninety-two units require that three recreational units be provided. The application states that recreation facilities will be a tot lot, a half 3# basketball court, and a volleyball court. The two areas designated as recreation areas on the plan are within the steep slopes, yet these areas are not included within the steep slope area to be disturbed. This needs to be addressed. yIt is not certain what purpose the cul-de-sac at the northern entrance of the . property serves. This may result in a confused traffic flow at the curve going into Stephens Village. $ Engineers' comments regarding drainage and storm water management will need to be addressed. Finally, details of the buffering to be plan. provided need to be shown on the STAFF RECOMMENDATIONS FOR 10/18/89: Approval, with the above comments and those of the review agencies' being addressed. z 54dws �V A�Q f%u.1 A 7 A-Aet 'l c%4.S'47 7b 6e 2. Dvc. �a Mpm 7v_;1o/ #eeq ZSa AJ /) a�J � Uj4nte*j� p,e VN)- .* �i is 6�oc� �pQ cc @, y G Z ,q�nc.s 4,nd 7A- /Sip SIo, 4 hee4 0�dP4 Spdu. [� /, �� �% o� fo 3, �. RezeU4 o� �%le. t ati G� �ecrrn-��o�t i4�tQ s -to Le 4det #Y 6n&d .0a . Arta Z I', c� w I+ i n S� SJo A-ec � SP8�p � , 4, ised Cu �-c�c—sac 4s sl�Qw� , A,o�o�vc� lv;� 8d, op SWJwerv, far,(. 5 A.gerj ep M Tt N f s r-wda S4 . � Envy L , SQ P1411, PRELIMINARY MASTER DEVELOPMENT PLAN REVIEW #1 THE TOWNS OF VILLAGE GREEN HSO # 72106-1-0028 REVIEW ENGINEER: V. BALUSU PAGE 1 OF 2 GENERAL 1. Lot density and parking requirements were satisfied. However, the units ro osed n ha e 2 need ,be looked into co side�j ing drainage iss es . Lots of d t r`Cvl3ed 4640r4iN�� out' op C7r4le4p Area. s-feeur, -to � M-r6nd bCA',ad /a�f 2. It is not clear how a building can be located south of proposed culvert/bridzo-roaAwd- ACCESSwhere the existing 20' sanitary easement is running. c`,+rco wi TO SITE & STREETS 1. As recommended by Virginia Department of Transportation, 6-4 standard commercial entrances (min. 30' wide) are required for access to Rt. 1065 and R 1085. ENVIRONMENTAL 1. Show any existing flood plain on the preliminary master development plan. If there is no flood plain, indicate it as a note. S%6W%1 all P144. WATER & SEWER OA 1. As recommended by the fire rshall, additional,y� ``fire hydrants, are required. She", /1 zirl P ldrl IC M.O'Mow btl F781l �i q iji-011, 2. Anticipated sewage flows should be shown to help Sanitation Authority evaluate the capacity of existing sewer line. w - .�s dyd�la fit. , PRELIMINARY MASTER DEVELOPMENT PLAN REVIEW #1 THE TOWNS OF VILLAGE GREEN PAGE 2 OF 2 DRAINAGE 1.(a) We are concerned about the development within the natural storm water conveyance channel. The engineer will need to provide a detailed plan showing how the stream iS going to be re- routed without any adverse mggact o the Z9 ownhou e nits adjacent to i in Phase 2. Lote 1)41 �11 ✓L�datQ �ktp iA X L peov, *6 � S•� P�Q a s�� , S (b) What is the drainage area served by this channel/stream? Indicate if his cha el is flowipg or intermittent. Z53 #4�1in dp Oyft4 ; F"W S*j 2. The plan indicates several 'pipes discharging into above channel. The plan also calls for a large culvert/bridge which doemay increase the headwater and impact the lots upstream of it. In addition to this it might result in higher velocities on the downstream side. Are the backyards of the townhouse units in this area planned to be used as drainage swales? It is highly recommended that some common area between pliase 1 anSi hase 2 be left for drainage modifications. L. *Juq, /'<<l� St 2 4ex0e J 3. We recommend an alternate layout for phase 2 which provides p a better stormwater management an which does.�n�9t Great a verse impact to the phase 2 lots. 1p� r tt�t 4" h /YVI Z �wdvol �Y v ' 64 4. It is also recommended to include a stormwater retention fAci+tAf b y w�hW swill cQnt in a mini m 2 'ear�t� flood 04 5. Relocate the storm sewer discharging into the recreation area No. 2. f%r), ' ULK 6. Indicate whether an adequate off -site outfall exists for the �sto�rm��- run-off. Also lease indicate ,,Whether any off -site e asements- -are required. .p JAN-820 ad eguaf0 �vacrfy •{»r o4st 7�, /t?64/64 . Jar -PtNal opt{ s� n 74 AeAl� APPLICATION AND CHECKLIST MASTER DEVELOPMENT PLAN Frederick County Virginia 8 Date: 18 August 1989 Application # OWNERS NAME: Top of Va Development Corporation P.O. Box 3276 Winchester, Va 22601 (Please list the name of all owners or parties in interest) APPLICANT/AGENT:Gilbert W. Clifford & Associates, Inc. Address: P.O. Box 2104 Winchester, Va 22601 Phone Number: (703) 667-2139 DESIGNER/DESIGN COMPANY: same Address: Phone Number Contact Name: Tom Price PRELIMINARY MASTER DEVELOPMENT PLAN CHECKLIST The following checklist is intended to assist the applicant in insuring that all required information is provided and to insure that all information is available to allow review by the County. This form must be completed by the applicant and submitted with the master development plan. All required items must be provided on the master development plan. Background Information: 1. Development's name: The Towns of Village Green 2. Location of property:Southeast of I-81 & South of Va Rte 277 approx. 1/4 mi. east of Stephens City. Located at end of Stickley Drive adjacent to Stephens Village. 3. Total area of property: 11.704 Acres 4. Property identification numbers: 'Tax map: 85 Tax parcel: 146 Tax ID # (21 Digit): 85000-A00-0000-0000-01460 5. Property zoning and present use: RP (Vacant) 6. Adjoining property zoning and present use:A-2(Residential). B-1(Vacant) & RP(Townhouses & SF Detached) 7. Proposed Uses: Townhouses 8. Magisterial District: Opequon 9. Is this an original or amended Master Development Plan? Original , Amended X L5�L5OV IE 11�\,, `c AUG 1 71989 i O General Information: . 1. Have the following items been included? .North arrow Yes_X_ No Scale Yes_X_ No Legend Yes_X_ No Boundary Survey Yes_X_ No Total Area Yes_X_ No Topography Yes_X_ No Project Title Yes_X_ No Preparation and Revision Date Yes_X_ No Applicant Name Yes_X_ No 2. Number of phases proposed? Two (2) 3. Are the proposed phases shown on the Master Development Plan? Yes_X_ No 4. Are the uses of adjoining properties clearly designated? Yes_X_ No 5. Is an inset map provided showing the location of the project and all public roads within 2,000 feet. Yes X No 6. Are all land uses clearly shown? Yes X No 7. Are environmental features clearly shown? Yes X No 8. Describe the following environmental features: Total Area o Disturbed Area in Open Space Floodplains 0 0 0 Lakes and ponds 0 0 0 Natural Stormwater 0.24 Ac. 0.08 Ac. 0.07 Ac Natural retention areas 0 0 0 Steep slopes (15% +) 6.98 Ac 1.72 Ac. 3.00 Ac Woodlands 0 0 0 l 1 AUG 1 7 1989 i I jh;, u 9. Are the following shown on the master development plan? Street layout Yes Entrances Yes _X_No Parking areas Yes_X_No _XNo Utilities (mains) Yes X_ No 10. Has a conceptual stormwater management plan been provided? Yes_X No 11. Have all historical structures been identified? Yes No_X_ 12. The plan should include signature lines for the Director of Planning and the County Administrator. Have the signature lines been included. Yes X No If the Master Development Plan includes any land zoned RP, (Residential Performance) or any residential uses, the following items should be completed. 1. What housing types are proposed? Townhouses 2. Is a schedule provided describing each of the following in each phase: Open space acreage Yes _X_No Acreage in each housing type Yes_X_No Acreage in streets and right of ways Yes XNo Total acreage Yes_X__No Number of dwellings of each type Yes_X_No 3. What -percentage of the total site is to be placed in common open space? 310 4. Are recreational facilities required? YeS_X_NO 5. What types of recreational facilities are proposed? Tot Lots, Half Court Basketball Court & Volleyball Court 6. Are separation buffers required? Yes X No 7. Are road efficiency buffers required? Yes " oN �, AUG 7 1989 ! j ; i 8. Are landscaping or landscaped screens required? Yes_X No 9. Are required buffers, screens, and landscaping described by the plan with profiles or examples? Yes_X No 10. Are any of the following bonus improvements proposed to be used? Recreational Facilities Yes No_X_ Energy Conservation Yes No_X_ Pedestrian or Bikeway System Yes No_X_ Underground Utilities Yes No_X_ Street Design Yes No_X_ 11. How many bonus factors have been earned? 12. How will the bonus factors be used? �� AUG 1 71989 Please list all of the individuals, firms, or corporations owning property adjacent to both sides, to the rear, and in front (across the street) of the property in question. Please list the name, address, and most importantly, the complete 21-digit property identification number. This information may be obtained from the Commissioner of Revenue's office. Name: Harry F. Stimpson, Jr. et als Address: Rosney Farms Boyce, Va 22620 /Name: Town of Stephens City �/ Address: Box 52 Stephens City, Va 22655 Property I.D.#: Name: Charles W. Racev Address: Rt. 3, Box 1-D Stephens City, Va 22655 Property I.D.#:85000-A00-0000-0000-01400 Name: George T. & Jayne T. Scherer Address: 5608 Ridgefield Ave Stephens City, Va 22655 Property I.D.#:85C00-001-0000-0002-00790 Name: Keith G. & Esther K. Edwards Address: 5615 Ridaefield Ave Stephens City, Va 22655 Property I.D.#:85C00-001-0000-0002-00780 Name: Dorothy M. Shrout Harler Address: 284 Overview Ct Stephens City Va 22655 Property I.D.#:85C00-001-0000-0002-00690 Name: Harry F. Stimpson, Jr. & III Address: Rt. 2,Box 173-C Boyce, Va 22620 Property I.D.#:85C00-001-0000-0002-00680 Name: Harry F. Stimpson, Jr. & III Address: �l t AUG 1989 `���' 17 J Name: Kenneth W. & Mary M.- Wilson Address: 350 Woodside Drive Stephens City, Va 22655 Property I.D.#:85B00-002-0000-0001-00310 Name: Harry F. Stimpson, III Address: Rt. 2, Box 173-C Boyce, Va 22620 Property I.D.#:85000-003-0000-0000-00020 Name: Stephens Associates Limited Partnership Address: c/o Marvin F. Poer & Co. 10384-B Democracy Lane Fairfax, Va 22030 Property I.D.#:85000-A00-0000-0000-0145A 0 AUG 1 7 1989 ;. 's VA � 77 � t P� Flood �L.Iw� 1 Q 1 \J 11 I 1y l I`-OOOCC �L.�SU(Zi� Hct �r- CoOJ y, v� \ Sioo63 oLoo $ \ e PC ('t 314,110(76 1 ' L000 It y � / �� _ � � �� � � � � �,,-. �1 J��. w i _ � � �� � 1 i� r P"`Q- iLoe, - :� .: .. �._ � � � �r �.. -� .� � � � � a r - - � i � � � � 1 :.: � � 1 . � � � � . � , ,- .��- ��� f 1 � _ k` i � �. '� y '�" � — � _.�_ �-� .4 - ' � �-1000 � ' { ! �wheQ.l�� .,.. � 4 t. �; o� ,;� � �, � � ,- , �� � �� � �;. ..a_ �.3 � �.�" .� l - � -� � � ��� ,- a l CIO 7�-7 S7) -J-vus UR 01 n ra Ye 0.1 IRA vim. 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M L s�So Ala I I N O t` N p o=a�•^s• .w to CL N 747523 W 127.77 Q d. _ W o OPEN SPACE JJ 3 1 N L 1.1928 Ae o " EX. o N OPENSPACE � o zf r` o I Q o � N " 377 39,— 377.39a 184.27°14 S 84• 7_i 4J . _ .----- 3. 150.00' o CHINKAPIN DRIVE r CHINKAPIN DRIVE — 688.78 s.84'27 to a (60' R/W) 106.37' S 84.2714 E (60. R/W` N 8._--- 4-2 4" y� HOUSES SECa N NA front . 2 EX. �,/.KEVIEW r,. o la so" �d a 10 µtn. ReW Satb� 10' 1 pq lA� � Wb A IN "sue t"O y UMs 1Atn. gds Sa 8E IJI t �� don0 aM proper Roo �, � Q Ke r )V l gjjt0lA AESALA E orn WAY EoMrt` 4 cy, U4. Noi `r1o� _ l� %°fit— S%a,�2 �� ,N ,�r1718 79Qo�� E �Ul 1989 � COUNTY of FREDERICK IDepartment of Planning and Development 703/665-5651 FAX 703/667-0370 October 11, 1989 TO THE APPLICANT(s) and/or ADJOINING PROPERTY OWNER(s) The Application Of: The Towns of Village Green Preliminary Master Development Plan #010-89 For: Townhouses on 11.074 acres zoned RP located southeast of 1-81 and south of Route 277, approximately 1/4 miles east of Stephens City, at the end of Stickley Drive adjacent to Stephens Village, in the Opequon Magisterial District. This preliminary master development plan will be considered by the Frederick County Planning Commission at their meeting of October 18, 1989, at 7:00 p.m., in the Board of Supervisors' Meeting Room, the Old Frederick County Court House, Winchester, Virginia. Any interested parties having questions or wishing to speak may attend this meeting. Sincerely, Kris C. Tierney Deputy Director KCT/dkg 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 .'j, This is to certify that the attached correspondence was mailed to the following on October 11, 1989 from the Department of Planning and Development, Frederick County, Virginia: STIMPSON, HARRY F. JR. ET ALS ROSNEY FARMS BOYCE• VA. 22620 ESTEPs MARY VIRGINIA STICKLEY P, D. BOX .56 STEPHENS CITY, VA, 22655 RACEY♦ CHARLES W. RT. 3 BOX 1—D STEPHENS CITY, VA. SCHERERf GEORGE T, £ JAYNE T. 5608 RIDGEFIELD AVENUE STEPHENS CITY, VA, EDWARDSv KEITH G. £ E.STHER K. 561.5 RIDGEFIELD AVE. STEPHENS CITYi VA. HARLERs DOROTHY M. SHROUT 284 OVERVIEW CT. STEPHENS C ITYP VA. STATE OF VIRGINIA COUNTY OF FREDERICK STIMPSONr HARRY F. III RT, 2A BOX'173—C BOYCE# VA. 22620 WILSONt KENNETH W. £ NARY M. 350 WOODSIDE OR. STEPHENS CITYs VA, 2265.5 STEPHENS ASSOCIATES LIMITED PARTNERSHIP C/O MARVIN F, POER E CO. 22655 10384—B DEMOCRACY LANE FAIRFAX# VA. 22030 Top of VA Development Corp. 2265.5 P. 0. Box 3276 Winchester, VA 22601 Town of Stephens City Box 52 2265.5 Stephens City, VA 22655 2265.5 Kris' C. Ti ry1/ �, Depu jirector Frederick_/ unty Dept_-;- of Planning I, ��'ake k, C7a„..bilj , a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated Q������ /q$ g , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this #4 day of 0C4-c6 z►- , 1989. My commission expires on )r:4rt" r►c�yv:�:����riwc V- IN COUNTY of FREDERICK fDepartment of Planning and Development 703/665-5651 FAX 703/667-0370 October 25, 1989 TO THE APPLICANT(s) and/or ADJOINING PROPERTY OWNER(s) The Application Of: The Towns of Village Green Preliminary Master Development Plan #010-89 For: Townhouses on 11.074 acres zoned RP located southeast of I-81 and south of Route 277, approximately 1/4 miles east of Stephens City, at the end of Stickley Drive adjacent to Stephens Village, in the Opequon Magisterial District. This preliminary master development plan will be considered by the Frederick County Board of Supervisors at their meeting of November 8, 1989, at 7:15 p.m., in the Board of Supervisors' Meeting Room, the Old Frederick County Court House, Winchester, Virginia. Any interested parties having questions or wishing to speak may attend this meeting. Sincerely, 48 Kris C. Tierney Deputy Director KCT/dkg 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 This is to certify tha he attached correspondence was .,,ailed to the following on October 25, 1989 from the Department of Planning and Development, Frederick County, Virginia: STIMPSOiy, HARRY F. JR. ET ALS ROSNEY FARMS BOYCEs VA* 22620 Town of Stephens City Box 52 Stepb.ens City, Va. 22655 RACEY, CHARLES W- RT. 3 BOX 1-D STEPHENS CITYi VA. 22655 ESTEPt MARY VIRGINIA STICKLEY P. 0. BOX 56 STEPHENS CITY-, VA. 22655 SCHERERY GEORGE T. E JAYNE T. 5608 RIDGEFIELD AVENUE STEPHENS CITY, VA. EDWARDSt KEITH G. C ESTHER K. 5615 RIDGEFIELD AVE. STEPHENS CITYY VA. HARLERs DOROTHY M. SHROUT 284 OVERVIEW CT. STEPHENS CITYt VA. STATE OF VIRGINIA COUNTY OF FREDERICK 22655 226.55 S ON r H.ARR�.�•R-�� ROSNEY 80YC A. �0 Harry F. Stimpson, Jr. & III Rt. 2, Box 173-C Boyce, Va. 22620 WILSONs KENNETH W. E MARY M. 350 WOODSIDE DR. STEPHENS CITYs VA. 22655 STEPHENS ASSOCIATES LIMITED PARTNERSHIP C/O MARVIN F. POER C CO. 10384-8 DEMOCRACY LANE FAIRFAXs VA. 22030 TOP Of Va. Development Cor?. P.O. Box 3276 Winchester, Va. 22601 226.55 ris C./Tierney, Deputy Wirector Frederick County Dept. of Planning I _, a Notary Public in and for the state and /�i',1� K. C-Tawl':1� county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated /7 3 9 has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this day of 0C+C'Le-1- , 1989. My commission expires on �e6;-a�ir v�, 1993 NOTARY PUBLIC ENGINEERS ARCHITECTS SCIENTISTS D r; MAR 1 6IJ9J March 15, 1990 Mr. Kris Tierney, Deputy Director Frederick County Department of Planning & Development 9 Court Square P.O. Box 601 Winchester, Virginia 225601 Re: Stephens Ridge (Townhouses) Formerly Towns of Village Greens 17555-066 Dear Kris, We have reviewed the development plans for the above project as submitted by G.W. Clifford and Associates. The plans appear consistent with the Master Development Plan, and I feel the major issues have been addressed. I can recommend approval of this plan with a few - minor revisions which I have discussed with the Engineer. These issues include: 1. Addition of inlet protection on those inlets where it was not included. 2. Floor elevation revisions to some of the units with associated lot grading revisions to better accommodate drainage concerns. 3. Inclusion of drainage easements and flood plain limits on the plat. ■ 45180 Business Court Sterling, Virginia 22170 703.435.5007 Telefax 703.435.5071 ENGINEERS £ ARCHITECTS t SCIENTISTS March 15, 1990 Stephens Ridge (Townhouses) Page Two These issues have been discussed with the Engineer and we both concur that the revisions can and will be incorporated with the final documents. I can recommend approval to the staff with the understanding that these revisions will be incorporated. Sinc , ONO & ASSOC TES Paul A. Bernard, P.E. Project Manager PAB/jla cc: Chuck Maddox - G . W. Clifford & Assoc. file: fredco, 17555.66 Q o ENGINEERS r ARCHITECTS `] SCIENTISTS 11240 Waples Mill Road Suite 100 Fairfax, Virginia 22030 703.385.3566 Kris Tireney, Deputy Director Frederick County Planning Dept. 9 Court Square, P.O. Box 601 Winchester, Va. 22601 Your Authorization: Signed Agreement Stephens Ridge (Towns of Village Greens) Plan Review Date: March 15, 1990 Please Reference: Project No. 17555.066 Invoice No. 9002526 Client No. 07534 Principal .5 hrs @ 48.00 24.00 Project Manager 1.5 hrs @ 33.25 49.88 Senior Engineer 6.0 hrs @ 33.25 199.50 Admin. Assistant .5 hrs @ 14.50 7.25 Total Direct 280.63 Total Indirect 420.95 TOTAL DUE THIS INVOICE $ 701.58 RECEIVED teas✓ P e 0 1 TRANSACTION REPORT MAR-15-9.0 THU I-D' 5 7 BATE T A R T SENDER T I ME P A G E'-::; N 0 T E MAR- 15 5 170 3 4 75 5 5, 0 1 1 ° 48, .3. OK yMAR 1S '90 06:49 DGN0HUE STERLING 61 F. 1_'3 TELZ FAX 4.lWSMI!'^AL CDVER sra�rss�ea ARG14tTiCT1 PLEASE DELIVER : z FO=omNG PAGE TO: // ��)), scls"TtbTE mum: �-iC� �� 11240 Unplss bU 3 3 Ed. CCWAHZ AND LOCA'* QR: Snice 100 Fairfax, VA 22030 PROJECT moz zzLEFAX aoz 76 3 lot %- 74 RCHB= OF PACES (SlfiCLi X= CCM FAGS) : �✓ �►r,��sa�cs: T=S . IS -R=G SEHR' BY: 17 ANY PROBLEMS OC= OR 117 YOU DO N= RZ=VE ALL OF PLEASE CALL (703)385-l%AA OtM FAX NCMSER : (703) 385-8319 OPMLAICA: MAR 15 Aso � /F!C.M6 I ,MAP 15 '90 08:49 DC:NOHLIE STEPLItli; P. March 1. , i 990 ENGINEERS Mr. Kris Tierney, Deputy Director ARCHITFCPS Frederick County Department of Planning & Development S`IEN-ISTS 9 Court Square P.O. Box 601 Winchester, Virginia 225601 Re: Stephens Ridge (Townhouses) Formerly Towns of Village Greens 17555-066 Dear Kris, We have reviewed the development plans for the above project as submitted by G.W. Clifford and Associates. The plans appear consistent with the Master Development Plan, and I feel the major issues have been addressed. 1 can recommend approval of this plan with a few minor revisions which I have discussed with the Engineer. These issues include: 1. Addition of inlet protection on those inlets where it was not included. 2. Floor elevation revisions to some of the units with associated lot grading revisions to better accommodate drainage concerns. 3. Tnclusion of drainage easements and flood plain limits on the plat. ■ 4.51,90 Business C Aurr Sterling, Virgirna 2-7170 703.435.5007 Plejat 703.435, 5071 F' 1 „ 0 08:50 DONUHUL. TERLINt P.3/3 s. Y March 15, 1990 Stephens Ridge (Townhouses) Page Two ENGINEERS These issues have been discussed with the Engineer A[±LH,rECTS and we both concur that the revisions can and will be incorporated with the final documents. I can. '`'`"r'y`'' recommend approval to the staff with the understanding that these revisions will be incorporated. Sin`c�:�y, �SbN� & ASSOC TES 'Paul A. Bernard, P.E. Project Manager PAB/jla cc: Chuck Maddox - G . W. Clifford & Assoc. file: fredQo, 17555.66 wty February 21, 1990 Kris Tierney, Deputy Director Frederick County Dept. of Planning & Development 9 Court Square, P.O. Box 601 Winchester, Va. 22601 ENGINEERS ARCHITECTS Re: The Towns of Village Greens SCIENTISTS MDP (Flood Plain) 17555.052 (ref-72106-1-0028) Dear Kris, I have reviewed the material submitted by Charles Maddox, P.E., regarding the flood plain modification through the above referenced project. They are proposing some lot grading through the project area which will bring the lots of concern mostly out of the flood plain limits. The calculations indicate that the proposed grading will only raise the 100 year flood water elevation through this area by less than , foot which is permissable under the current regulations. Therefore, I feel that they have satisfied this portion of our previous comments. The revised flood plain limits must be identified on the final subdivision plat so that home owners, builders, and financiers are well advised of the building limits for each of these lots where the flood plain still encroaches. Great care will be required during the development of this project to ensure that appropriate erosion protection measures are provided for this fill. The construction plans will have to clearly define the measures required. Also, complete calculation showing drainage areas, run-off rates, and headwater calculation for the large ,.culverts will need to be provided with the formal �� construction plans to identify the impacts to the townhouse lots up stream of the culverts. Adequate channel conveyance needs to be demonstrated. ECEI R _ ■ 11240 Waples Mill Road Fairfax, Virginia 22030 703.385.3566 Telefax 703.359.6670 Complete stormwater management calculations will also need to be provided along with the grading plan. With the understanding that these issues will be adequately addressed by the Applicant's Engineer, we can recommend approval of this Master Development Plan at this time. Sincerely, DO HU & AS C ATES Paul A. Bernard, P.E. Project Manager PAB/jla cc: Chuck Maddox, Gilbert Clifford & Assoc. file:17555/52.fredco r ENGINEERS ARCHITECTS SCIENTISTS 11240 Waples Mill Road Suite 100 Fairfax, Virginia 22030 703.385.3566 Kris Tireney, Deputy Director Frederick County Planning Dept. 9 Court Square, P.O. Box 601 Winchester, Va. 22601 Your Authorization: Signed Agreement The Town of Village Greens Master Development Plan (Flood Plain) (ref72106-1-0028) Date: February 21, 1990 Please Reference: Project No. 17555.052 Invoice No. 9001844 Client No. 07534 Principal .5 hrs @ 48.00 24.00 Project Manager .5 hrs @ 33.25 16.63 Senior Engineer 3.0 hrs @ 33.25 99.75 Admin. Assistant .5 hrs @ 14.50 7.25 Total Direct 147.63 Total Indirect 221.45 TOTAL DUE THIS INVOICE $369.08 12 2 �� act FEB 1990 RECEIVED Copy To: Division G. W. CLIFFORD & ASSOCIATES, INC. Mr. Bob Watkins Frederick County P. O. Box 601 Winchester, VA Dear Bob, Planning 22601 200 North Cameron Street P.O. Box 2104 Winchester, Virginia 22601 703-667-2139 January 23, 1990 Mour ,i FEB ! 3 i090 Re: Towns of Village Green 100 Year Flood Elevation i' As depicted on the Master Plan for the Towns of The Village Green, a few of the townhouses on Ridgefield Avenue extended are planned in the existing 100 year flood plain. The site plan for these particular lots will show fill necessary to elevate these lots and diminish the spread of the 100 year flood plain boundary. G. W. Clifford and Associates, Inc. has been asked to evaluate the effect of this construction on the 100 year flood elevation and provide documentation necessary to have the National Flood Insurance Program, Flood Insurance Rate Map for this area revised. The 100 year flood flow through the area was determined by analysis of the Anderson, Snyder, USGS, and Rational Methods of calculating run off quantities. These methods are promulgated by the Virginia Department of Transportation. Using one foot contour, fifty scale mapping, cross sections where cut across Stephens Run and through the site. The 100 year flood was routed through these sections and a 100 year flood elevation was determined. A flow of 2600 cts was used to estimate the 100 year flood elevation of Stephens Run. A height of approximately 698 exists near the proposed development site. The 100 year flow through the site was determined to be 460 cts and yielded a predevelopment flood height of 700.86 at Section C. Section C was cut through the effected area. The proposed grading will have no effect on the Stephens Run elevation, but will effect the drainage flow through the site. Proposed grades from the site plan were plotted at Section C. Routing of the 100 year flood through the proposed section yielded a flood height of 701.23. An increase in the 100 year flood height of less than one-half foot is acceptable. We have attached a copy of the master plan showing the approximate boundaries of the existing and proposed 100 year flood plains. Also included are copies of the calculations and cross sections used, and finally, a copy of the Flood Insurance Rate Map for the area revised to show the new flood plain limits. We request this new boundary be implemented for flood insurance purposes. Should you have any questions please do not hesitate to contact me. CEM/clh Sincerely, C. E. Maddox; ��P.E!4VP G. W. Clifford and /associates. Inc. F:111 CC.�, Q; I _ i 0 -11 TOWN OF STEPHENS CITY HAND DELIVERED P. 0. BOX 250 STEPHENS CITY; VA 22655-0250 December 4, 1989 Mr. Robert Watkins Director of Planning County of Frederick 9 Court Square Winchester, VA 22601 Dear Mr. Watkins: This letter will acknowledge that the Town of Stephens City has received notice of the public hearing scheduled for December 6, 1989 concerning rezoning of property adjacent to the Stephens City wastewater facility. It is the town's position to view both B-1 or B-2 as -n appropriate. Zoning uses for the property is in question. In reviewing the Frederick County Zoning Ordinance, a B-3 designation would appear to be_more compatible with the location for the following reasons. Stephens City wastewater plant is currently operating under a Consent Special Order from the State Water Control Board. The town is required to increase the capacity of the existing facility from .160 mgd. to .250 mgd. Additional storage capacity of the holding ponds may be required and, therefore, the area owned by the town east of the existing ponds may be utilized for wastewater treatment. Any development within 600 feet of the town's property, consisting of twelve acres, should be closely considered. Other observations that you may consider to be out of the town's purview, but which does effect Stephens City, is the increasing business district along the Route 277 corridor. Pro 19g9 CflVF D� \ �ZOZ6t8��'�� Mr. Robert. Watkins ' De-cember 4, 1.9B9 _ Page Iwo Traffic congestion has increased considerably in town because _f the commercial grow-h in that area without any economic.benefit to the town. As you are aware, Route 1012 empties into a very con- fusing intersection and it was ;got designed as a frontage road for a major business district. The next road east of Route 1012 also intersects Route 277 at an awkward angle and has a cross traffic pattern at the Red Apple Store. A retail area will only increase the hazards at this intersection. The town appreciates his opportunity to make comments upon the proposed rezoning. It would appear that it is time for the Town of Stephens City and Frederick County to perhaps cooperate _n the future land issues that affect this community. MKK/jjb Sincerely yours, hGujll K_ Michael K. Kehoe ` Town Administrator/Engineer Town of Stephens City 12 3� ,PTO 1989 J cf� �o 0 \1Z0ZrL j Stephens Run Flood Study 100 Year Flood Nov-89 Stephens Run Drainage Area Data Drainage Area = 4.1 sq.mi. Length(75) = 2.83 mi. Slope= 55.83 ft/mi Impervious = 30 % n= 0.04 Anderson Method Hi Elv = 850 @ 85% Lo Elv = 692 Qa 10% Q= R * 230 * K *(AA.82) * (T^-.48) R = Factor = 3.8 K = Impery Coef = 1.45 A = Area(sgmi) T = 4.64 * (1/sgrt(s))A.42 T = 3.09 Q(100) = 2346.59 cfs Snyder Method = T(c) = C(t) * L' ^ .6 L' _ (10 * L n)/sgrt(S) S = ((Hi Elv - Lo Elv)/2)/(L/2) S = 55.83 L' = 1.51 T(c) = 1.92 From VDOT Charts Rainfall = 4.25 % Dir Rainfall = 43 % Adj. Rainfall 62 Runoff = 2.64 1(r) = Runoff/T(c) I(r) = 1.37 0(100) = 500 * A * I(r) Q(100) = 2806.70 USGS Method Q = 269 * (A ^ .73) * (S ^ .21) Q= 1753.59 C(t)= 1.5 = 1.7-((37(1.7-4.2))/200) i. i Rational Method A Q= C * i * A T(c) = 37 m i i = 4.65 in/hr. c = 0.25 Q(100) = 3050.40 cfs SUMMARY 100 Year Flood Anderson = 2346.59 cfs Snyder = 2806.70 cfs USGS= 1753.59 cfs Rational = 3050.40 cfs Strict Average = 1991.46 cfs Average(minus hi, lo) = 2576.65 cfs Use 2600 FLOOD ELEVATION CALCULATIONS HOLIDAY STIMSON EXISTING 100 YEAR FLOOD LEVELS 1 /1 7/90 SECTION "A -A" 50 SCALE 100 year Q = 2600 cfs Flood elevation determined from analysis of flows generated by the Analysis of Snyder ,Anderson, USGS, and Rational Methods. vert diff length n slope 0(100) 2.00 2170 0.04 0.0009 2600.00 W(1) w(2) A(sqft) H.R.(ft) v(fps) Q(cfs) 688.50 Elv. A 0.50 11.00 21.00 8 0.38 0.59 4.75 689.00 B 2.00 21.00 41.00 70 1.69 1.61 112.36 691.00 C 1.00 41.00 58.00 120 2.06 1.83 218.52 692.00 D 1.00 87.00 103.00 215 2.08 1.84 395.26 693.00 E 2.00 103.00 131.00 449 3.42 2.57 1150.47 695.00 F 2.00 131.00, 158.00 738 4.66 3.15 2326.50 697.00 G 2.00 158.00 181.00 1077 5.94 3.71 3991.14 699.00 697.33 FLOOD HEIGHT = 8.83 SECTION "B-B" 50 SCALE 100 year Q = 2600 cfs vert diff length n slope Q(100) 2.00 2170 0.04 0.0009 2600.00 w(1) w(2) A(sqft) H.R.(ft) v(fps) Q(cfs) 689.50 Elv. A 2.50 8.00 24.00 40 1.62 1.56 62.27 692.00 B 1.00 24.00 48.00 76 1.58 1.53 116.62 693.00 C 2.00 48.00 133.00 257 1.93 1.75 450.67 695.00 D 2.00 133.00 290.00 680 2.34 2.00 1357.09 697.00 E 2.00 290.00 448.00 1418 3.16 2.44 3456.64 699.00 698.18 FLOOD HEIGHT = 8.68 SECTION "C-C" 50 SCALE 100 year Q = 460 cfs vert diff length n slope Q(100) 4.00 345 0.04 0.0116 460.00 w(1) w(2) A(sqft) H.R.(ft) v(fps) Q(cfs) 698.00 Elv. A 0.50 0.00 14.00 4 0.25 1.59 5.56 698.50 B 0.50 14.00 19.00 12 0.62 2.90 34.09 699.00 C 1.00 19.00 27.00 35 1.28 4.72 163.92 700.00 D 0.50 65.00 85.00 72 0.85 3.60 259.98 700.50 E 0.50 85.00 95.00 117 1.23 4.61 540.92 701.00 700.86 FLOOD HEIGHT = 2.86 PROPOSED 100 YEAR FLOOD LEVELS SECTION "C-C" 50 SCALE 100 year Q = 460 cfs w(1 ) A 0.50 0.00 B 0.50 14.00 C 1.00 19.00 D 1.00 27.00 E 0.50 38.00 vert diff length 4.00 345 w(2) A(sqft) H.R.(ft) v(fps) 14.00 4 0.25• 1.59 19.00 12 0.62 2.90 27.00 35 1.28 4.72 38.00 67 1.76 5.85 48.00 89 1.85 6.04 n slope 0(100) 0.04 0.0116 460.00 Q(cfs) 698.00 Elv. 5.56 698.50 34.09 699.00 163.92 700.00 393.41 701.00 535.88 701.50 701.23 FLOOD HEIGHT = 3.23 Harris, Smariga, Orsillo, Inc. Planners/Engineers/Surveyors Fair Center/ 11240Waples Mill Road/Suite 100/Fairfax, VA 22030 (703) 385-3566,Manassas, VA (703) 368-3124 September 25, 1989 Kris Tierney, Deputy Director Frederick County Planning Department 9 Court Square, P.O. Box 601 Winchester, Va. 22601 Re: The Towns of Village Green Preliminary Master Development Plan HSO #72106-1-0028 Dear Kris, We have completed our review of the above referenced Preliminary Master Development Plan. At this point we can recommend approval of the preliminary plan, however, the attached comments should be incorporated. ih the final Master Development Plan. Please call if you have any questions. Si ere , Paul A. Bernard, P.E. Vice President PAB/jla cc: Chuck Maddox (Gilbert Clifford & Associates) Hvris, Sm>1anga &Associates, Inc. Frederick, MD/(301)662-4488 �I SEP 2 51989 I� Hanri,,,, Aar Baltimore, MD/(301) 486-1511 -t PRELIMINARY MASTER DEVELOPMENT PLAN REVIEW #1 THE TOWNS OF VILLAGE GREEN HSO # 72106-1-0028 REVIEW ENGINEER: V. BALUSU PAGE 1 OF 2 GENERAL 1. Lot density and parking requirements were satisfied. However, the units proposed in phase 2 need be looked into considering drainage issues. 2. It is not clear how a building can be located south of proposed culvert/bridge where the existing 20' sanitary easement is running. ACCESS TO SITE & STREETS 1. As recommended by Virginia Department of Transportation, standard commercial entrances (min. 30' wide) are required for access to Rt. 1065 and Rt. 1085. ENVIRONMENTAL 1. Show any existing flood plain on the preliminary master development plan. If there is no flood plain, indicate it as a note. WATER & SEWER 1. As recommended by the fire marshall, additional fire hydrants are required. 2. Anticipated sewage flows should be shown to help Sanitation Authority evaluate the capacity of existing sewer line. D .,. , SEP 2 2 5 10,89 PRELIMINARY MASTER DEVELOPMENT PLAN REVIEW #1 THE TOWNS OF VILLAGE GREEN PAGE 2 OF 2 DRAINAGE 1.(a) We are concerned about the development within the natural storm water conveyance channel. The engineer will need to provide a detailed plan showing how the stream is going to be re- routed without any adverse impact to the 29 townhouse units adjacent to it in Phase 2. (b) What is the drainage area served by this channel/stream? Indicate if this channel is flowing or intermittent. 2. The plan indicates several pipes discharging into above channel. The plan also calls for a large culvert/bridge which may increase the headwater and impact the lots upstream of it. In addition to this it might result in higher velocities on the downstream side. Are the backyards of the townhouse units in this area planned to be used as drainage swales? It is highly recommended that some common area between phase 1 and phase 2 be left for drainage modifications. 3. We recommend an alternate layout for phase 2 which provides a better stormwater management plan which does not create adverse impact to the phase 2 lots. 4. It is also recommended to include a stormwater retention facility which will contain a minimum 2 year storm flood. 5. Relocate the storm sewer discharging into the recreation area No. 2. 6. Indicate whether an adequate off -site outfall exists for the storm run-off. Also please indicate whether any off -site easements are required. ' f SEP 2 51989 Harris, Smariga, Orstllo, Inc. Surveyors • Engineers • Landscape Architects • Planners FAIR CENTER-11240 WAPLES MILL ROAD FAIRFAX, VIRGINIA 22030 (703) 368-3124 Kris Tierney, Deputy Director Frederick County Planning Department 9 Court Square, P.O. Box 601 Winchester, Va. 22601 September 25, 1989 INVOICE # PROJECT# 72106-1-0028 PROJECT: The Towns of Village Green FOR PROFESSIONAL SERVICES RENDERED THRU: PROFESSIONAL SERVICES HRS. RATE AMOUNT Project Manager Senior Project Engineer Admin. Assist 2.0 hrs 33.25 66.50 6.0 hrs 33.25 199.50 0.5 hrs 14.50 7.25 Total Direct 273.25 Total Indirect 409.88 TOTAL DUE THIS INVOICE $683.13 Please Return Yellow Copy With Remittance A Finance Charge Will Be Applied On Unpaid Invoices [SEP 2 5 19:819 LSO 71 5 o l 1 �- �= �-,o ►-�-.-area -�' 1-�-a.;�- � I AR 2-p f �W STEPHENS CITYr VA. 22655 RUN BATE: 08123/89 FREDERICK COUNTYt VIRGINIA PAGE 5 - LANNI-NG E DEUEILiPMEN;T LABEL LIST � ,- - -- ----- --- ------------- -- ------ t#M��--- --- ---- --- - - --- - -- - _ - PR1iP�RTY ----- - ---- — - - - - LA►df) I MPttI3V. sl --- - -- --- — - ---- lAi3t3RES- ----- - - — - --- DESCRIPTION ---------- ACREAGE ZONE U/C VALUE VALUE ---- --R50-4IC3_ 03-0707070--070�J-0D ?2=D--ST.I- sP SDF t ii�:RR1' E; i I_I—___—__ S • Cf3Y - 2.97 82 AG 171800 _ RT. 2A B:DX 173-C LOT 2 85-0-0-0=t��O�D�30-iI=O(3tit?=0- 45�A—STEPHEi�S-"AS-S'OC-.IATES------- - -S-. 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