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HomeMy WebLinkAboutStonebrook Farms II 10 Lots (R-2) Back Creek - Backfile (2)✓�LOC� IOM CP v J. 4 \\\ - IN - f �• ,-� �- t� 88�� .6�� rYj ' r , <./ir L� i7 ees �• � ri N oTE: SiaAotNG i.vo�c.aTEs LoT SOLO 0(0' `, � I ., a � : - m { I A����� ( TRICO ASSOCIATES •INC. l U k farm. E. Ii;E i, �: REO LION DEVELOPMENT CO. ., y sc�.w a. :y+t r's rd c?'»a'ax.,, .. r ra ner kw :,•v i�i ... a"'i-.a'�er:a n a.d . Stonebrook Farms 227 Lot Residential Development CQRTIFIC,4TE N0. cy- 04791 ::Sto- „.- Drainage' Design Data 1. General Criteria Hw A. 10 year storm D = 1.5 B. Run-off Factor .35 C. Civil Engineer handbook Steel formula for intensity I = 5 inch/hour D. Culverts --- CMP or CMP arches (not lined) E. Minimum Culvert 11" x 18" CMPA •Q < 4 CFS; A < 2.3 acres', F. Design chart #6 Bureau of Public Roads used for 2. Culvert design criteria as numbered on attached drainage plan r. Drainage Culvert Culvert Number Area Q-CFS Diameter Length `r 1 2.5 4.4 22 x 13 60, 2 8.0 14.0 29 x 18 40' 3 4 5 6 7 8 4.4 5.7 7.3 6.8 3.2 36.5 7.7 10.0 12.8 11.9 5.6 63.9 25 25 29 29 22 Pair27 x x x x x x 16 16 18 18 13 43 40' 40' 50, 40' 50' 50' 9 8.5 14.9 29 x 18 60, 10 5.1. 8.9 25 x 16 40' 11 26.7 46.7 Pair22 x 36 40' 12 6.1 10.7 25 x 16 60, 13 7.9 13.8 29 x 18 40' 14 98.5 172.4 Pair58 x 36 60' 15 4.0 7.0 22 x 13 60' i 16 7.0 12.25 29 x 18 60, PIKE FALLS CHURCH, VIRGINIA 22043 (703) 634-1006 JOHN W,.VEATCH, C.L.S. EGY/6.?:r 1//.:<1VZ1 �. RC. QJ,Z3, SON 1SS WINCHESTER, VIRGINIA 22G01 (/G3i 24-6-42GG THOMAS C. 4 F . t nJ P�4P �titi�- Ira �. DRAINAGE PLAN N oTe !. C ilI r^i or C. -r e1 LOT 'Jo "C> Z. SLOGK ONE LOTS /-5 12E bfc 1EVQ0 pet�OTES 2o' o.Z4iAIA6E FA56MEN% 4 DE'NOTbS A2A1/\LGGE 500Nt7AZY Stonebrook ar mZ1 RTRICO^A980CIA'-NC. EO LION DEVELOPMPM ENT CO. V'+i.---T—.T 1 COMMONWEALTH OF VIRGINIA DEPARTMENT OF HIGHWAYS AND TRANSPORTATION Mr. Thomas Glass St.°.:abrook Farms 2200 Greenfield Road Winchester, VA. 22601 Dear 14T. Glass3: March 11, 1980 1550 Commerce Street Winchester, VA. 22601 Re: Stonebrook Farms Sections 7 & 8 Frederick County We are furnishing an estimate of the cost of completion of certain streets in your Stonebrook Farms Subdivision as determined following our field review on Friday afternoon, March 7, 1980. 1. Old Forst Circle North, 1400 Lin. Ft. Reshape base, place additional stone, if necessary, reshape shoulders and ditches, bituminous surface treat- ment. Estimated cost $8,000.00. 2. Forest Valley Road, 500 Lin. Ft. !Reshape base and shoulders, bituminous surface treatment. Estimated cost $2,000.00. 8. Old Forest Circle South, 700 Lin. Ft. Complete grading, place base stone, bituminous surface treatment. Estimated cost $14,000.00 4. iockbridge Road. Reshape shoulders and ditches. Estimated cost $1, 00c. 00 1 hope this will furnish the information you wish. Sincerely yours, W. H. Bushman Resident Engineer By: R. C. King Asst. Resident Engineer RC1V jag Copy: Mr. John R. Riley OMMONWEALTI-- OF VIRGIN �- 3 QF' DOUGLAS B. FUGATE, COMMISSIONER HIV` MORRILL M. CROWE, RICHMOND, VA, V, it © � T LE ROY EAKIN, JR., McLEAN, VA. - Y EARL'A. FITZPATRICK. ROANOKE, VA. THOMAS R. GLASS, LYNCHBURG, VA. PER _•,� LEONARD R. HALL, BRISTO L, VA. DOUGLAS G. JANNEY, FREDERICKSBURG, VA. ROBERT S. LANDES, STAUNTON, VA. WILLIAM T. ROOS, YORKTOWN, VA. DEPARTMENT OF HIGHWAYS 1221 EAST BROAD STREET RICHMOND, VA. 23219 Mr. H. Ronald Berg Frederick County Planning Director 9 Court Square Winchester, Virginia 22601 Dear Mr. Berg: JOHN E. HARWOOD. DEPUTY COMMISSIONER & CHIEF ENGINEER W. S. G. BRITTON, DIRECTOR OF ADMINISTRATION A. K. HUNSBERGER, DIRECTOR OF ENGINEERING H. GORDON BLUNDON, DIRECTOR OF PROGRAMMING AND PLANNING J. M. WRAY, JR., DIRECTOR OF OPERATIONS IN REPLY PLEASE REFER TO Edinburg, Virginia 22824 April 25, 1974 Ref: Stonebrook Subdivision Section 2 Frederick County We are returning to you two copies of the plans of the above sub- division which have been reviewed with the following changes recommended. 1. The 36" x 22" pipe arch under Stonebrook Road is to be changed to a 43" x 27" size. 2. A special design drain ditch is required along the south side of Greenfield Road and the west side of Stonebrook Road as marked. Additional paved or rock lined ditch is required as shown on the plans. 3. The vertical curve at Station 4+50, Greenfield Road, should be lengthened to obtain at least 200' sight distance particularly since this is one of the major streets in the subdivision. If there are any questions, please advise. RCK/k Very truly yours, John W. Chiles, Jr. Resident Engineer ��- n By: R. C. King Asst. Res. Eng A HIGHWAY IS AS SAFE AS THE USER MAKES IT 9�� M, MORAINDUM TO: Resident Engineer, Virginia Department of Highways [/Director, Winchester -Frederick County Health Department Director, Frederick County Sanitation Authority Director, Frederick County Parks & Recreation Department Zoning Administrator SUBJECT: Subdivision Review - Final Plat DATE: March 4, 1974 Attached for your review are the Final Plat and Plans of Stonebrook Farms, Section II Subdivision. Please provide us with any comments you have the close of business on March 29, 1974 Space is provided below for comments. Use additional sheets if necessary. Ann K Kelican Deputy Secretary TO: Subdivision Administrator, Frederick County, Virginia DATE: The Final Plat and Plans have been reviewed and comments are as follows: 1• Lots are subiect to annrova7 or disannrnval on individual lot basis as to location of water supply and installation of sewage disposal system. ON FrBdP..ri r.k-Wi nrhP_ stP_ r HPa 1 th Department ( Organization ) Final Plat MAR 1974 AVCEIVED F1 - rxc=a IN a MEMORANDUM TO: Resident Engineer, Virginia Department of Highways Director, Winchester -Frederick County Health Department Director, Frederick County Sanitation Authority Director, Frederick County Parks & Recreation Department ✓Zoning Administrator SUBJECT: Subdivision Review - Final Plat DATE: March 4, 1974 Attached for your review are the Final Plat and Plans of Stonebrook Farms Section II Subdivision. Please provide us with any comments you have the close of business on March 29, 1974 Space is provided below for comments. Use additional sheets if necessary. Ann K Kelican Deputy Secretary TO: Subdivision Administrator, Frederick County, Virginia DATE: P?44CA/ o��o /-7;1 The Final Plat and Plans have been reviewed and comments are as follows: 1. ,4/LL ' Z- 71S /hErT �0AJ ��E -&I-)//Pc_944Z-ti7-s.V-a, ( Signature) t (@xanization ) Final Plat MEMORANDUM TO: Resident Engineer., Virginia Department of Highways Director, Winchester -Frederick County Health Department Director, Frederick County Sanitation Authority Director, Frederick County Parks & Recreation Department VLoning Administrator SUBJECT: DATE: Subdivision Review - Preliminary and/or Master Plan Attachedfo,r, your review is the Preliminary and/or Master Plan of Stonebr_ook Farms Subdivision. Please provide us with any comments you have by the close of business on August 31, 1973 . Space is provided below for comments; use additional sheets if necessary. Ann K. Kelican Deputy Secretary TO: Subdivision Administrator, Frederick County, Virginia DATE: The Preliminary and/or Master Plan has been reviewed and comments are as follows: 1. ( Signature ) ( Organization ) Preliminary/Master Plan MEMORANDUM TO: Resident Engineer, Virginia Department of Highways Director, Winchester -Frederick County Health Department Director, Frederick County Sanitation Authority Virector, Frederick County Parks & Recreation Department Zoning Administrator SUBJECT: DATE: Subdivision Review - Preliminary and/or Master Plan Attachedfor• your review is the Preliminary and/or Master Plan of Stonebrook Farms Subdivision. Please provide us with any comments you have by the close of business on August 31, 1973 Space is provided below for comments; use additional sheets if necessary. Ann K. Kelican Deputy Secretary TO: Subdivision Administrator, Frederick County, Virginia DATE: The Preliminary and/or Master Plan has been reviewed and comments are as follows: t aignamre ( Organization ) Preliminary/Master Plan MEMORANDUM TO: Resident Engineer, Virginia Department of Highways Director, Winchester -Frederick County Health Department Director, Frederick County Sanitation Authority Director, Frederick County Parks & Recreation Department Zoning Administrator SUBJECT: Subdivision Review - Final Plat DATE: March 4, 1974 Attached for your review are the Final Plat and Plans of Stonebrook Farms, Section II Subdivision. Please provide us with any comments you have the close of business on March 29, 1974 Space is provided below for comments. Use additional sheets if necessary. Ann K Kelican Deputy Secretary TO: Subdivision Administrator, Frederick County, Virginia DATE: The Final Plat and Plans have been reviewed and comments are as ( Signature ) ( Organization ) Final Plat BOND �:NO'r7 4 _.L MEN BY THESE PRESENTS, THAT RED LION DEVELOP!,C-r'NT COMPANY a. Partnershio, Principal and hereinafter called the Principal, and Thomas c.Glass and Craha.m L. Nelson: as Co-Princiva.1--and REPUBLIC I"\7SURANCE COMPANY hereinafter called the Surety, are held and firmly bound unto the Board of County Supervisors of Frederick County, Virginia hereinafter called the Obligee, in .the full and just Sum of FIFTEEN THOUSAND AND 00/100 Dollars ($ 15,000.00 ), lawful money of the United States, to which payment will and truly to be made, the Principal and Surety bind themselves and their heirs, personal repre- sentatives, assigns, and other successors in interest, jointly and severally, firmly by these presents:. 1,1HEREAS, Principal has executed the foregoing agreement, and WHEREAS, both Principal and Surety desire to guarantee to the Obligee, performance of all of the provisions of the foregoing agreement, ti,7HEREAS, THE Co -Principals have a. beneficial interest in said project NOW, THEREFORE, the condition of this obligation and bond is such that if the Principal and/or Surety shall perform all of the privisions of the foregoing agreement which is incorpor- ated herein by this -reference, then the obligation of this bond is to be void and of no effect; otherwise, it is to remain in full force and effect. Provided, that in no event shall the liability of the Surety hereunder exceed the penal sum of this bond, and Further provided that the Surety, by execution hereof, expressly waives any right he, they or it may have to review and approve any revisions to the plans, profiles and specifications referred. to in the agreement. In witness of all of which the Principal and Surety have hereunto set their hands and seals this 15th day of March 1974 SURTI�' PRINCIPAL ' -FIR I RED LION DEVELOPI� NT COMPANY, REPi IN URA CE COMPANY a Partnership, b^ BY: ;'nomas J /«en a n �- Attorneyin-Fast- ' Thomas C Glass, Co- rincipa.l o. Grp a.m e son, o- .rin�ipa. BOND -#912 510 STATE OF VIRGINIA COUNTY OF FREDERICK I, Beverly Lemoyne Legg , a Notary Public in and for the State and County aforesaid, do hereby certify that Thnmac C. ,l agg and GZnham 1. _ Nel enn whose names are signed to the foregoing bored, this day personally appeared before me in my State and County aforesaid and acknowledged the same. Given under my hand t 19 74 My Commission expires ACKNOWLEDGMENTS COPARTNERSHIP STATE OF Virginia SS: COUNTY OF Frederick On this _ z()rr day of March 19 7/4_.. , before me per- sonally appeared _Thomas C. Glass and Graham L. Nelson to me known and known to me to be one of 'he firm of Red Lion Development Company described in and who executed the foregoing instrument and he thereupon o wledged to m;�6 ne executed the some as and for the act and deed of said f rm. _-f' CORPORATE STATE OF COUNTY OF On thi s __ day of _ _ 19 before me per- sonally appeared to me, known, who, being by me first duly sworn, did depose and say that he resides in ; that he is the —---__.._-- ^ ._.-- of the corporat;on described in and which executed the foregoing instrument; that he knows the corporate: seal of said corporation; that the corporate seal a�fixed to said instrument is such corporate seal; that it was so affixed by order and authority of the Board of Directors of said corporation, ono that he signed his name theretc by like order and authority. INDIVIDUAL STATE OF SS: COUNTY OF On this day of _ 19 , before me per- sonally appeared to me known and known to me to be the individual described in and who executed the foregoing instrument and acknowledged to me that executed the some. FORM [-If ., REPUBLIC INSURANCE COMPANY Eastern Department: 129 FULTON STREET, NEW YORK, N.Y. 10038 FINANCIAL STATEMENT DECEMBER 31, 1972 ASSETS 1972 Cash................................................2,277,876 Bonds, at mortized cost (Schedule I): United States Government .............. ...........10,716.943 Otherbonds........................................46,824,372 Commercial notes .............. .................... 9,477.133 Total Bonds.........................._.........67,018.448 Investments in stocks other than stocks of.. addiliates (Schedule II): Preterred stocks, at market ........ ................ 14.408,003 Common stocks, at market ............. :.......... 29.435,911 Savings and loan association shares, ,. at cost ..................... ............374,383 Total stocks.................................44,218,297 Investments in stocks of affiliates at under -- lying book value (Schedule II) ............. ............ 37,033,101 Agents' balances and.reinsurance balances —net .........23,757,101 Premium notes, less unearned interest ...................8,788.059 Real estate, at cost less accumulated depreciation of467.598......................................... 1,535,145 Other assets.........................................3,977,812 Receivable from affiliates .............................. 1,342,528 189,949,107 LIABILITIES, RESERVES AND CAPITAL FUNDS Liabilities: Reserve for losses..................................20,082.&% Reserve for loss adjustment expenses ...................2.197.354 Unearned premium reserve (Schedule Vill .............88,068,339 Taxes, other than Federal income taxes ..................841.000 Dividends payable to shareholders ......................405.000 Other liabilities....................................10.706,519 Payable to affiliates ..................................... _ O Federal income tax.................................5.691.792 Statutory reserves: Excess of statutory reserves over loss and loss expense reserves.................................10.382 Reinsurance in companies not licensed in Texas............................................1,089 Total liabilities...............................128.004,331 Capital shares and surplus: Capital shares: Preferred stock, $100 par value per share. Authorized 200,000 shares, issued 150.000 shares.................................15,000.000 Common stock, $5 par value per share. Authorized 200,000 shares, issued Authorized 2,000,000 shares, issued 1,000,000shares................................5,000.000 Paid -in surplus....................................965.434. Retained earnings.................................13.214,518 Excess (deficiency) of market value of stocks over cost, other than stocks of affiliates...................................16,630.417 Excess of underlying book value of stocks of affiliates over cost...........................11.734,407 Total capital shares and surplus ... ............. 61,944,776 189, 949,107 Note: All securities are carried in accordance with the requirements of the National Association of Insurance Commissioners as follows: eligible bonds at amortized values; stocks of associated insurance companies at pro rata share of capital and surplus; all other securities at quotations prescribed by the Association. B£ IT REMEMBERED, that at a regular meeting of the Board of Directors of Republic Insurance Company, duly called and held at the office of the Company in the City of Dallas, Texas, on the 28th day of February, 1967, a quorum being present, the following By -Laws was duly adopted to become effective February 28, 1967: ARTICLE XI — APPOINTMENT OF ATTORNEYS -IN -FACT Appointment of Attorney -in -Fact. The President, or any executive. Vice President, may from time to time, appoint by written certificates attorneys -in -fact to act in behalf of the Company in the execution of policies of insurance, bonds, undertakings, and other obligatory instruments of like nature. Such attorney -in -fact, subject to the limitations set forth in their respective certificates of authority shall have full power to bind the Company by their signature and execution of any such instruments and to attach the seal of the Company thereto. The President, or any Executive Vice President, or the Board of Directors, may at any time revoke all power and authority previously given to any attorney -in -fact. STATE OF NEW YORK. Ss. COUNTY OF NEW YORK $eorge J McGovern being duly sworn, deposes and says: I am Attorney—• in—FaCt of the Republic Insurance Company, I have compared the foregoing By -Law with the original thereof, as recorded in the Minute Book of the said Company, and do hereby certify that the same is a correct and true transcript therefrom and of the whole Article XI, of said original By -Law and that the same is now in full force and effect. Pursuant to said By -Law, George J. McGovern, Thomas J. Keenan, James N. Keiskill, Ralph L. Price, and Marlin F. Perry were duly appointed Attorneys -in -Fact of this Company without limitation as to amount of bond. executed and that said appointment is now in effect. The above is a true statement of the assets and liabilities of said Company at the close of business December 31, 1972 taken from the books and -records of said Company and is prepared in accordance with the statements on file with the Insurance Departmeht of the State of New York. The Superintendent of Insurance of the State of New York has, pursuant to Section 327 of the New York Insurance Law (Chapter 882 of the Laws of 1939 of the State of New York, constituting Chapter 28 of the Consolidated Laws of the State o ,, York, as amended) issued to the Republic Insurance Company his certificate that said Company is qualified to become and be accepted as rty Ito guaranteX qn all bonds, undertakings and other obligations or guarantees, as provided in the Insurance Law of the State of I`jew'Y rkk,, and It ldws am e a thereof and supplementary thereto; and that such certificate has not been revoked. , - s Sworn to -before e this 1/5 ��/?day of March 1974 UY q STATE OF NEW YORK 4JalF11zd i �oro0 s3/ �R1RJIsslvr? ax ), Z, Mar °u�b, COUNTY OF NEW YORK cy 3 J On this 15th day of March 19 74 before me personally Thomas J.Keenan a s s ap a qua to me known, who being by me duly sworn, did depose and say that he resides in NeW York that he is an attorne -in-fact of a Republic Insurance Com an , the Y � P pp y corporation described in, and which executed, the foregoing instrument; that he knows the corporate seal of ai corporation; that these'at'affixed to the foregoing instrument is such corporate seal; that it was affixed thereto by the order of the Board of/Dyyyrrreee ors of said co oration a7id that he signed his name thereto, as '.attorney -in -fact, by like order and authority..,-,.I/� Y// V Notary Public §� f ;'4TR1C'A A. JAMn, <•{WSJ „;- Notary Public, State ctNewyork RS 109 (473) er Ai C �'lallfietl in r tfils5 ?untlr �r7TRt: .� _Y _ .+ # RECEIVEO JUL 1 g 1973 Red Lion Building - U.S. Route I 1 South - Box 269 P.O. Rt. 3 `"t`•���' WINCI icSTER, VIRGINIA 22601 (703) 667-1776 - (703) 667-3500 July 16, 1973 Kr. Ron Berg 9 Court Square Vlinchester, Virginia 22601 Dear lv'x . Berg: During a. telephone conversation with Mr. J. 0. Reynolds concerning Stonebrook Farm Residential Development, he suggested that I get in to,ach with you in regard to future zoning problems that I am concerned about. Since the Stonebrook Farms preliminary plan and final plans were passed before you became Frederick County Planner, I would like to give you some historic information concerning the pre- liminary studies that went on before deciding to develope Stone - brook Farms in this area.. The following preliminary information was determined before deciding to develope Stonebrook in this location: 1. The Soil Conservation Department conducted a survey of the entire 300 acres and determined the feasibility of using septic tank and drain field sewage systems. Their report for the most part determined that drain fields were feasible on all the land however some portions would have to be studied closely because of the close proximity of large rock out crcppings. The local Health Department also walked the land to determine if they felt drain fields were feasible,. They concluded that since the lots, for the most part, averaged well above 9/10's of an acre and because of the very good drainage conditions due to the topography that drain fields would be feasible in this area.. 2. Aerial Topographic Map was prepared at two foot contour interval so that the preliminary plan could be designed for the best possible road grades and site desireability. 3. The complete storm drainage study was performed and . information sent to the State Department of Highways. Under All Is The Land Licensed in Virginia and West Virginia T' Red Lion 2wiiding - U.S. Route I I South - Box 269 P.O. Rt. 3 . WINCHESTER, VIRGINIA 22601 (703) 667-1776 - (703) 667-3500 Mr. Ron Berg Page two July 16, 1973 Since the property was so large, the preliminary plan was only prepared for approximately 150 acres. This prdiminary plan was divided at a point where storm drainage did not affect the other half. The dividing line was along a large ridge which divided the storm drainage area into two parts. This 150 acres for the preliminary plan which has been approved by the I-ederick County Board of Supervisors contained approximately 130 lots of which 58 have been platted and recorded. The Stonebrook Swim and Racquet Club .was separated from this initial prelimina-ry and approximately 25 acres.was retained for the club and recreational facilities. This subdivision was a little unusual in t�,.at it contained anew bridge which was one of the first bridges, if not the first bridge, .to be part of a developement where the Virginia State Highway Department had to take over the road system. The bridge cost approximately $20,000.00 and was one of the ke - items in allowing the subdivision to be developed properly. Now that I have explained some of the background of the Stonebrook Farms Developement , I would like to express concern and some possible problems under my existing approved preliminary plan and the'new zoning ordinance. At the time that the preliminary plan was passed by the Board of Supervisors9 as you know, one-half acre lots were allowed under the zoning for residential R-1. However, since Stonebrook was to be one of the better subdivisions in Frederick County the minimum standard of acre lots were designed. These 4 acre lots have a minimum, in most cases, road frontage of 150' and are 290' or more deep. The total preliminary plan wa.s:-.designed and laid out at considerable engineering ex - pence and all of the 130 lots were run through a large computer to determine the meets and bounds. Even though only 58 lots were recorded and pu.t on record the remaining 75 lots were computed, and detailed drainage compu.tations were made. The new zoning ordinance under R-1 of any residential zoning as shown in the proposed zoning_ordinance will require minimum of one acre lots where subdivisions have individual wells and septic systems. I hope that consideration will be given to developers who have already had preliminary plans approved by the Board of Supervisors to allow these preliminary plans to remain the same as designed, since cha.nge6 would requ.ir•e recomputation of all lots and drainage studies. Also there are some questions Under All Is The Land Licensed in Virginia and West Virginia Mr. Ron Berg Red Lion Buiidinq U.S. Route I I South Box 269 P.O. Rt. 3 WiNCs ES3ER, VIRGII`11A 22601 (703) 667-1776 - (703) 667-3500 Page Three July 16, 1973 in my mind as an engineer that one acre lots should be required for individual wells and septic systems. As you. know the percula- ti on rate and ability of the soil to absorb water is of prime im- portance in determining whether drain fields will work. The size'of the lot can only come into play where soil is such that an area cannot be found to put the drain field. If the new zoning ordinance is approved, I will be glad to abide by allof its regulations as it pertains to future develope- ment in Stonebrook Farms. Our future developements, of course, will include a new preliminary plan of the second 150 acres and can be designed under the.criteria of the new zoning plan. I hope ,you will give .this letter serious consideration and I will look forward to hearing from you on this matter. TCG/ncn Copy/ J. 0. Reynolds Very truly yours, 01 Thomas C. Glass P.E. , C.L.S. A Red I,i.on Developement Co. Under All is The Land Licensed in Virginia and West Virginia March` I' 1974 STONEBROOK FARMS- SECTION TWO ROAD CONSTRUCTION ESTIMATE Greenfield Road 646' Stonebrook Road 474' 1120' Road 1120 lin. ft. @ $11. 00/ft = 12, 320.60 Culvert 60 lin. ft. @ $10.25/ft = 615.00 2 end sections @ $120.00 ea. = 240.00 Rock Ditch 514 lin. ft. @ $3. 00/ft= -1, 542. 00 $14, 717.00 1, ^1 clad 12 Red Lion Building - U.S. Route I I South - Box 269 P.O. Rt. 3 WINCHESTER, VIRGINIA 22601 (703) 667-1776 - (703) 667-3500 ® � 9 July 16, 1973 JUL 1 1973 BY. A L�l Y.1r. . ;Ron Berg 9 Court Square ItTincIlester, Virginia 22601 Dear Mr. Berg : During a. telephone conversation with Fair. J. 0. Reynolds concerning Stonebrook Farms Residential Development, he suggested that I get in touch with you in.regard to future zoning problems that I am concerned about. Since the Stonebrook Farms preliminary plan and final plans were passed before you. became Frederick County Planner, I would like to give ,you some historic information concerning the pre- liminary studies that went on before deciding to develope Stone - brook Farms in this area.. The following preliminary information was determined before deciding to develope Stonebrook in this location: 1. The Soil Conservation Department conducted a. survey of the entire 300 acres and determined the feasibility of using septic tank and drain field sewage systems. Their report for the most part determined that drain fields were feasible on all the:land however some portions would have to be studied closely because of the close proximity of large rock out croppings. The local Health Department also walked the land to determine if they felt drain fields were feasible,-,. They concluded that since the lots, for the most part, averaged well above 9/10' s of an acre and because of the very good drainage conditions due to the topography that drain fields would be feasible in this area.. 2. Aerial Topographic Map was prepared at two foot contour -interval so that the preliminary plan could be designed for the best possible road grades and site desireability. 3. The complete storm drainage study was performed and information sent to the State Department of Highways. Under All Is The Land Licensed in Virginia and West Virginia of ` 'd> Red Lion Building - U.S. Route I I South - Box 269 P.O. Rt. 3 . WINCHESTE:R, VIRGINIA 22601 (703) 667-1776 - (703) 667-3500 Xr. Ron Berg Page two duly 16, 1973 Since the property was so large, the preliminary plan was only prepared for approximately 150 acres. This preliminary plan was divided at a point where storm drainage did not affect the o her half . 21ne ' dividing line was along a large ridge which divided the storm drainage area into two parts. This 150 acres for the preliminary plan which has been approved by the Frederick County Board of Supervisors contained approximately 130 lots of which 58 have been platted and recorded. The Stonebrook Swim and Racquet Club.was separated from this initial preliminary and approximately 25 acres -was retained for the club and recreational facilities. This subdivision was a little unusual in that it contained anew bridge which was one of the first bridges, if not the first bridge, to be Dart of a developement ?where the Virginia State High,iay Department had to take over the road system. The bridge cost approximately $20,000.00 and was one of the key items in allowing the subdivision to be developed properly. Now that I have explla.ined some of the background of the Stonebrook Farms Developement , I would like to express concern and some possible problems under my existing approved preliminary plan and the'new zoning ordinance. At the time that the preliminary plan was passed by the Board of Supervisors: as you know, one-half acre lots were allowed under the zoning for residential R-1. However, since Stonebrook was to be one of the better subdivisions in Frederick County the minimum standard of 4 acre lots were designed. These 4 acre lots have a minimum, in most cases, road frontage of 150' and are 290' or more deep. The total preliminary plan wa,s::designed and laid out at considerable engineering ex - pence and all of the 130 lots were run through a large computer_ to determine the meets and bounds. wren though only-58 lots were recorded and put on record the remaining 75 lots were computed, and detailed drainage computations were made. The new zoning ordinance under R-1 of any residential zoning as shown in the proposed zoning. -ordinance will require minimum of one acre lots where subdivisions have individual wells and septic systems. I hope that consideration will be given to developers who have already had preliminary plans approved by the Board of Supervisors to allow these preliminary plans to remain the same as designed, since changes would requ.ire recomputation of a.11 lots and drainage studies. Also there are some questions Under All is The Land Licensed in Yirginia and West Yirginia "nor Red \ ��� ����\�FV'f'� f�V°'.�r'Y'�iV Hl!/°�'V iv% ^✓L r'\IM Red Lion Building - U.S. Route I I South - Box 269 P.O. Rt. 3 WINCHESTER, VIRGINIA 22601 (703) 667-1776 - (703) 667-3500 Mr. Ron Berg Page Three July 16, 1973 in my mind as an engineer that one acre lots should be required for individualwellsand septic systems. As you. know the percula— tion rate and ability of the soil to absorb water is of prime im— portance in determining whether drain fields will work. The size of the lot can only come into play where soil is such that an area cannot.be found to put the drain field. If the new zoning ordinance is approved, I will be glad to abide by all of its regulations as it pertains -to future develope— ment in Stonebrook Farms. Our future developements, of course, will include a new preliminary plan of the second 150 acres and can be designed under the.criteria of the new'zoning plan. I hope you will give this letter serious consideration and I will look forward to hearing from you. on this matter. TCG/ncn Copy/ J. 0. Reynolds Very truly yours, /.lam c �✓,G-� Thomas C. Glass P.E., C.Z.S. A Red Lion Developement Co. Under All Is The Land Licensed in Virginia and West Virginia U _�reberirh Countu ,1` yar#mmt of 1hanning anb PtbrIopmen# H. RONALD BERG PLA441NG DIRECTOR July 20, 1973 Mr. Thomas C. Glass, P.E., C.L.S. Red Lion Development Company Route 3, Box 269 Winchester, Virginia 22601 Dear Mr. Glass: 9 COURT SQUARE WINCHESTER. VIRGINIA 22601 With regard to your letter of July 16, 1973, let me assure you that existing developments will not be required to conform to the requirements of the new Zoning Ordinance. If all 130 lots of Section 1 have been sub- divided and Final Plats approved, you would be subject to the provisions of the old lot size requirements. The only difficulty I can forsee is with lots that are not built upon in the relatively near future. For those cases I would urge you to retain this letter as a reminder. If I may be of any help in the future, please contact me. d Sincerely yours, HRB:skr cc: J. William Riley, III J. 0. Renalds, III �/. 9:2_�d H. Ronald Berg Planning Director 703 — 662-4541 a } T. Co 22. m N w WAR05 �: Sv.ovc w.o C CENTE2 Z J I` LE¢.+STtlWN N X '. pc! o GO o1'Covo..+ 6S J¢Lv. 2 � or mac. h �L N 6 m ST OIVE T-�-Q-CGK ti NM aC=l Atonebrookaxe F 1 N 4- L P' — S E. G T I O tom► T W O OWMER'S CERTIFICATE STONEBROOK FARMS SUBDIVISION, SEG Clot l T'wo, AS lT APPEARS ON T"E FOLLOWING PLATS S WITH THE FREE CONSENT ATID IN ACCORDANCE WIT\A THE DES\fzES OF THE O`NNERS ANO TFZUS�EES. SAT E SATE C TE SURVEYOR`S CER-TIFICATE JI1) I HERC-BY CERTIFY THAT THE PLAT SHOWN HEREON IS CORRECT $ THAT IT IS A SU5DIV1510N OF A PORT\ON OF LAND CONVEYED TO THOPAAS C. SX LT a GLASS, ET UX. AND GRAHAM L. NELSON ET UX. BY DEED DATED JANUA.RY 19-73 AND RECORpEp IN DEEP GOOK 402 PAGE 390 ANIUNG THE LAND V TNMAS O�HJJ C. 1�1 SS x C. RECORDS OF: FE OREDRICK COUNTY VIRGIN IA. CERTIFICATE No. a n 1154 ZAND APPROVAL BLOGK F�EDEC2IGK COUt-IT�( SUF3D\VISION �DMIN\S�2AT02 Vt[ZG\N\A DEPA2TMENIT 07-\lG1aWA (S �zEpCiz\CK COUNTY S/�t,1 \TA i \dlV A1�TF-\o21"C-Y Ld2� Al2�QX NFAI-�N D15-Tvc:!.1CT j 2EpE\ZIGt= COUNTS IZECQEAT\UN �EPATMENT TRICO ASSOC 1 ATES It1lC. RED L10tV CpEVELOPEMENT GO, �NGIIvEE2S - PLANNEZ�j- SUtZ�/EYO2S 2T.3 f3OK, 2Co9 eT 11 ��OVS'4-1 izT. 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E NG1 NCE.2.S — T>L ANN E¢-S- SU 2�/r-Y02S WN i d ��C 0- IF W i r I U Q N W N-16 30 00 E ,L \q 1 p 161.67 �. m I Y`-- f� y 0- � 4 Z Z a r �w w wpm m� �w zl r Nz 3 a .4S i`T oN 'J'I LINE N•32 673 r 23yw A-41.54 106.11 ' Z r C6 - _ U �0ooJ_80000_� �nn J \ N \\E 7,IA-411..1o511_ LttVE S lI 1 m Q' 00 N v 0 0 o ►� N 00 N r co U I 4✓7 . 00_� 00 00-E ,e. t-7 Pft O�'A " l3"O CK NLTU r o THOMAS C. CLAD v CERTIFICATE No. .1154 � a CaNv �=c7. 22 , 19 -�4 Qnje xoo a -vino � ll�lA-1_ �LA 1 S�GT\OtV `�/�!O cc¢�-����o CO2CZlIGT TRIGO O, t G� PL.AtiNEGzcy—Sl�¢vEYo¢S I QT 22 S� czT v2�- w CNN o � o Wsv_Oe A: SHo vv,w,o c CENTER Z i• @Q G� JoN N J c9 _ 1' i6�NSTdwN N '. t/ er oc� e..o oaEOJo" . fi 0G N 6 s� 0 w STcr.�Fscz.00rc L T % Maw 1,=2-0� At oucbr as armo T w o OWMER'S CERTIFICATE SjONEBKOOK FARMS 5U5DIVISION, SE CTIUN TWO, AS 1TAPPEARS UN THE F-0LLOVv11VG WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DES\fzES OF THE OWNERS AND TPZUS7EE.S. DATE D.c�TE _ - DATE SURVEYOWS CERTIFICATE 1 HEREBY CERTIFY THAT THE PLAT SHOIWQ HEREON \S CORRI=GT $ THAT X♦♦♦ IT IS A SUBDIVISION OF A PORT\ON OF LAND CONVEYED TO T"ONXAS C GLA55, ET UX. AND GRAHAM L. NELSON, ET UX- 6`( DEED VANED JASSUARY -5, 19-73 AND RECORVEV IN DEED BOOK 4U2 PAGE 390 AMONG THE L,aND O RECORDS OF FRE.DE.RIC\C COUNTY L RTIFtA1154 APPROVAL BLO C!C FZEPE�\GK COUNTY SUgD\�I\S10N ADMlN1S�GZPZOCZ VI[ZGINIA �EC�A2TMENT O>= NiGHWA`(S F2EpE1Z\C1_ COUNTY SA1,.11TA-T\CJN ,�I�TNC�2ITY L02D ,=Al2�AX NF AL_-T'N D\`�T2\CT F�EpESZIGI= COUNT`! 1zECQEAT\UN DEPAPTMENT TRIGO ASSOC l ATES INC • RED LION pEVELOPEMENT EO. ENGINEE(ZS - PLANNEZC>- SUQvEY01Zcm, QT.3 r�O� 2Co9 !zT 11 �DOISN F1 TZT. �S F30X 2Ca9 SZT. 11 ��pV�-H WIIVC!-iESTECZ � �/A. 22Co0 \ WINC4-1EST'E� � �I P� 22100\ 9 SHEET 1. of 3 G;LASS - NIFEI_SON OTHE2 L- IC:1 tvC> TEMPO RARY CUL DE SAC EASEMENT TO 9E 4PC� \q't2 / 50' A9ANDONED �P`E N OS_30 00 E z Cv0 .00 22� 3 J J N_pg 30 00-E Z 15. 4 -T �o LM 0.1595 AG. 8' O.?S92 AC. Z tP J rn 224.51 Z N-t1-35-�O-E u� N_I 5 15 S i -E D JAI 210.00 w Ip r co i d ro4 P 0.803!0 `n o. 8041 ,� iC 2s.00 ro Irn v� O 1p N- IS t2 Zo E o �' F p N-18 00 00-E { P Q p 21 t . 66OD to � -4 0• �9 38 A.NZ c Cos z FN o2 39. 44- o2144-E64>34 =4154 ~Eg 3 �' 1� 10.83 2 °0`"O-F O k a o,� �o celw LM, 8AC N00 00-EO 249. UU K _. rnaCERTIFICATE NO,1154 CAN* Fr--c3. 22, t<J-74. APPiCovv.L. F3LocK oue x oo axn� ��NA-�— PLAT — cj�GT1OIV Two CERT1GlE� COfsctEC7 TiZ1G0 ASSOci.�aT-Eg � 11VG. ENGt NEEQS - PLIaNNERS- Sv�vE,YO[cS - t T .n 22 Z w CP C OV wszo5 A: S+OPc+,naG c CE—e Z EQ G� Qi �a J N CJ '' c6 a.+sTdwN N h� a[ J � dv 6 S1 O •u IV STOtvEC�R.caovc. Co Kati MAC _toad AtouebrookBL r luz I N L f--- > L..6—T — S E c T 10 N VW/ C7 OWNER'S CERTIFICATE STUNEBROOK FARMS 5UBv4V1S\ON) SEGT\vt l TWO, AS ITAPPEARS ON THE FOL.LOvV1NG WITH THE FREE CONSENT ATIp IN ACCORDANCE WITI-1 THE DES\IZES OF THE OWNER- AND TRUSTEES. DAT E DAZE DATE DATE SUR\/EYOR'S CERTIFICATE 1 HEREBY CERTIFY THAT THE PLAT SHOwtQ ;-HEREON \S CORRECT $ THAT ��++ ��T��LTNO,e►� 1T tS A SUCiDIV1510N OF PORTION OF LAND CONVE(Eo TO THObnAS C. Q f� GLA5S, ET UX. AND GRAHAM L.. NELSON) ET UX. B`( DEED vpTED JANUARY 3, 19-73 AND RECOtRDED IN DEED COOK 40Z PrAGE 390 ANkJNG THE LAND o THOMAS C. CLASS x RECORVS OF FREDEftCCK CpUNTY) VIRGIN IA. V � CERTIFICATE No. Y n/ Aga nax� s'o4 APPROVAL aLO Ci- F=�CDEfZ\GK COUNT`( SUBD1v\SION ADMINlST2AT02 VI(ZGINIA �E�AIZTMENIT O� �1lGNwA`-(�j ZEC7E2\Ch_ COUNTY �/�F,1 \TAT\ON .�UTl�U21TY 1=2E-�E�IG� COUNTS �ECQ.E,yT\UN JEPA�MENT iRICO ASSOG 1 ATES ING. RED L.10h1 pEVELOPEMEtvT C40. PLANNEZS SU2�lEYO�S 2T. 3 SOt-5 FH 2T. 3 goX 2Co9 QT. 1\ SovTN Vv\tvCHESTE2 , �/a. ZZ6vO\ rvltvCNESTc� , vP• 22(f-C\ SHEET t of 3 GLAD Z t,iE I.SOcv �D r"E1�_, L_ANC�> N-08 30 00-E v5.74 z CO D � A —TEMPORARY CUL DE SAC EASEMENT TO Be / 50, \ ABANDONED NOS 3=00-E z Coo � ZZc� -t 3 J J Y COl0 L A N �o 0, 1595 oI NSW O.-759Z ; o rn z 35-to-E to O 4-15 15 51-E ➢ jJl P 210.00 "' r °o. �4 1° Ul 0.804I AC. 'c ze o0 zI ro N �� P N-IB 1Z ZoE- v Q I_ p N-18 00 00-E c 21t:(636 G O 41 O' 79.58 AC . 0 rn Ig O. g t 1 3 J AG 0 I� ? 239.4q- 71 44_ to E o .43 S�'oN� 4=a1.sq 105.11 o S9 3 p�, � v_ Z 00-00- ``'o QOAp o IV O. 8�85 AC. NI E 35.,1 IF �c t Im APP1z o�ii 1_ C3t oc K TGz IGO A SS O GI v E g IeVC ENGt NCH F_>L_.4a. Q.S—SUEz. y02S D x C 0 0 r r z a THOMAS C. CLASS CERTIFICATE No. a k�4e*a 1154 ,r a` \G) 1 � d 0 dW U N N-16 3o 00•E p 161.67 ,L O m e o o cJ r t d t3 C.- 0 Cj LL,w Q zt r Nt� Q / L co e LI 9 /`, N•32 Ov 67.43 u�+ O E A,41.54 Q 0 �� O� U <J� O N- 10 00 00- F W 0 ..nn �' Tz" coo �r 1$ Op % 1v� ST a. 41.20 los.11 i J \'0N0 _ Go ,- W 0 0 00 N I O co I N gi 49 Si E 3p 00 I O40 -p000 E N-1 r o THOMAS C. GLASS � V CERTIFICATE No. a 115.4 A41D LAND RO-.'A1�5LOC.K At On je b r o o""k air iu z 1�:•�'•1--- �L.,�• \ S�GT10N �\f(Q GC QT, �,I�D' CO212®CT TRIGO ASSOGI aTBS , 1tvG. �! En+Gtt+OE¢S—PI..A�vwiHR•�j-4atJc¢vEYO¢S (� ? • M N-16 30 00- E p 161.67 �z el d1 0 Ouj DI -: d N � 0 3 to aWo __>_.!.. '_,>• �N, l9 cA oN o Z Q U,< ►-w a zl r N 2 Q r S 0 J 1 0 D d r eEs 0 �o of .as =��t,4 U) �� ® < t9 �\ — N • 3z 0 7.43 N r 7 L� s n d 0 � S z 3$ � a-e r � �0 � � 20�j q•41.sa 105. 11 .-- w � N- � 0 00 00- � Wnn UN 35. QQ i35 xk' V W00 yy G- O L _�E ST\oNO 441.20 IOS. I I j , W �0 W --1 do ^ 00 N �p N U O in tP �� I a r;; 4 1- 00 9 Si'E N_II 00 00.E h; s. CER'f CATE NO. Sw 1154 t►f ��► as>nrs t=Ec�. 22 19 �4 AV—VPM0--/A1_-. C3LOG.K AtonjebAr oQAarino �1I�lA•►-- ALA 1 — SEGTIOIV GCiQT�F�ISc� CORCLtGT T R I G ENG�e+EERb O A S S O G I aT E S I IV G. —PLAwa�.16R5—�UfLvE`(O¢S /1 (� S H pE.T 3 O P 3 � SI+ CQ COMMONWEALTH of VIRGINI DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE DAVID R. GEHR P.O. BOX 278 COMMISSIONER EDINBURG, 22824-0278 December 12, 1994 Mr. E. R. Neff, Jr., President E. R. Neff Excavating, Inc. P, 0. Box 1027 Stephens City, VA 22655 Dear Sonny: �5 WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER "YE (7 3)984-5600 F 84-5607 Ref: Stoneymeade Subdivision Route 1115 Frederick County In accordance with your request letter of December 9, 1994 you are given permission to install a temporary construction entrance at the reference location. This letter is to be considered your permit to do so. The following provisions will be required: Work area protection signage in accordance with the attached while working on the right-of-way will be required. All work on the right-of-way is to be confined to the temporary entrance location only. A minimum 6" depth of VDOT #1 (2-3 inch stone) course aggregate by 30' in width will be required. It is to be placed from the edge of pavement and extended back onto private property far enough to prevent the carrying of mud onto the roadway. • Positive drainage is to be maintained within the right-of-way at all times. • Any disturbed areas of the right-of-way or damages to the pavement structure adjacent to this entrance will be repaired by you to our satisfaction. This permit is being issued for 60 days. A land use permit must be applied for within this time. All work is to be completed in accordance with the enclosed Virginia Erosion & Sediment Control Handbook, Specification 3.02. The entrance is to be installed at the location shown on the site plan prepared by G. W. Clifford & Associates, Inc. dated October, 1994. TRANSPORTATION FOR THE 21 ST CENTURY Mr. E. R. Neff, Jr. Ref: Stoneymeade Subdivision December 12, 1994 Page 2 I would like to caution you this Department has yet to approve this site plan. The Department of Transportation will not be held liable for suit should such result from this operation nor is it granting permission listed items on the property of not followed this thers permit rdisturb may be underground utility lines. If the above I emsare revoked. Should you have any questions, please let me know. Sincerely, William H. Bushman Trans. Resident Engineer By: Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBCIrf Attachments xc: Mr. K. A. Steele Mr. S. A. Melnikoff Mr. R. W. Watkins Mr. George Glaize, Jr. Stonchrook Fnrmr+ li,ick vinluu