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05-08 Snowden Bridge Section III PT B Residential (Replaces 04-08) Stonewall - Backfile
MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: ✓ VDOT ✓/ Fire Marshal ✓/ Sanitation Authority Inspections Dept. Health Department County Engineer City of Winchester ✓�61S (Mapping) ✓ Parks & Recreation ✓ Winchester Regional Airport .ter 5 C - f f ©b LS One copy of the master development plan application. Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings. Submission Fee TRACKING Date Application received Fee Paid (amount: $ Preliminary MDP heard by Planning Commission - Action take i Preliminary MDP heard by Board of Supervisors - Action taken: i f� Letter to applicant regarding Board action and revisions (if required). Final MDP submitted with review agency, PC and BOS comments addressed. Final MDP signed by County Administrator and Planning Director (send two C/ copies to applicant). Administratively approved; letter sent to applicant. NOTES: DATE: I G File opened. ii Reference Manual updated/number assigned. r% i 0� D-base updated. /a List of adjoiners given to staff member for verification. �g'�® /Z �� 1 © e t R,U location map requested from Mapping &Graphics. Four sets of labels requested from Data Processing. 16 6' 09 ile given to Renee' to update Application Action Summary. oq,oe — CLOSE OUT FILE: f Approval (orb Aal) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works and Jane Anderson in Real Estate receive a copy of the administrative approval letter. Jane wants a copy of the final action letter even if the application was denied or withdrawn.) File stamped "approved"/"denied" or "withdrawn." Reference Manual updated. D-base updated. File given to Renee' for final update to Application Action Summary. File in file drawer. U %C—RCommon%Trenkmg sh=ts\TRACKING.MDP Rev OIRI/03 GREENWAY ENGINEERING 151 Windy..Hill Lane Founded in 1971 Winchester, Virginia 22602 T R A N S M I T' T A L Project Name: Brookfield Stephenson Village LLC Master Development Plan File No: 2760B Date October 12, 2010 To: FC Planning From: Evan Wyatt Attn: Eric Lawrence GREENWAY ENGINEERING . Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ❑ As You Requested Please Comment Message: Hi Eric, Please review the attached information and contact me if you have any questions or if you need anything else at this time. Thank you, Evan Hand Delivery and Pick Ups Only: Received By: Date: Please Print Name: Time: ig r; f, 2 AY .,4, r4 Eea r G E_ N_ 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 October 11, 2010 Frederick County Attorney & Planning Departments Attn: Rod Williams, County Attorney Eric Lawrence, Planning Director 107 North Kent Street Winchester, VA 22601 RE: Stephenson Village (Snowden Bridge) Proffer Analysis Information Dear Rod and Eric: Brookfield Stephenson Village LLC desires to obtain Master Development Plan approval solely for acreage under their ownership in the Snowden Bridge Residential Planned Community. As you know, Frederick County has allowed for large-scale residential projects approved under a single rezoning application to be approved as smaller Master Development Plans that account for the acreage in individual property ownership. Examples of this include the Tasker Land Bays, which was ultimately approved as Master Development Plans for Autumn Glen, Canter Estates, The Camp and Old Dominion Greens, and Charming Drive, which was ultimately approved as Lynnhaven, Sovereign Village and Twin Lakes. It is my understanding that Frederick County is reviewing the approved Proffer Statement to determine if there are any proffered commitments that could become problematic as Brookfield Stephenson Village LLC continues to develop their property consistent with the previously approved Master Development Plan. Brookfield Stephenson Village LLC has directed Greenway Engineering to conduct a similar review of the approved Proffer Statement and provide a report to Frederick County to ensure that the County and Brookfield are on the same page. Therefore, please find attached a summary of our analysis of the Stephenson Village Residential Planned Community Proffer Statement and the proffered Community Design Modification Document for your information. It is requested that Frederick County review this analysis and confirm the accuracy of this information. Hopefully, this information is of assistance and can be utilized by the County Attorney's Office and the Planning Department when the Board of Supervisors is advised that the Snowden Bridge development is desired to be approved as smaller Master Development Plans that account for the acreage in individual property ownership. Sincerely,(/n'' L111 e Evan V4att, AIC Greenway Engineering Cc: Rick Dengler, Brookfield Stephenson Village LLC Ty Lawson, PLC Lawson & Silek Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com Stephenson Village Residential Planned Community Proffer Statement & Community Design Modification Document Analysis Community Design Modification Document Modification #8 — Rezoning_ Procedure This modification was approved by the Board of Supervisors to eliminate the requirement for a Master Development Plan for the entire project during the rezoning process and allow for a proffered Generalized Development Plan to demonstrate general land use conformity for land bays within the rezoned area. The Generalized Development Plan (GDP) was approved at the same time as the rezoning and any development within the project will need to be in conformity with the GDP, which will be reviewed by the County when submittals for development of certain portions of the property are requested for development. Modification #9 — Master Development Plan This modification was approved by the Board of Supervisors to require a detailed Master Development Plan to reflect the acreage within the community that is planned for development by specific phase (and specific to the land mass being submitted at the time for review/approval by the County) and provide for an aggregate table of information to ensure development percentages identified on the proffered Generalized Development Plan are in compliance throughout the development of the project. Modification #6 — Phasing This modification was approved by the Board of Supervisors to require a detailed Master Development Plan for each development phase to ensure that a logical sequence of development occurs for the provision of roads, infrastructure, open space and recreational facilities. 2760B/EAW l 10-12-10 Stephenson Village Residential Planned Community Proffer Statement General Provisions — Page 1 The last paragraph identifies that a Generalized Development Plan (GDP) is provided in - lieu of a Master Development Plan. The Master Development Plan is required for the portion of the site to be developed. Section 2A Phasing Plan Additional Proffer Payment — Page 2 This requires an assessment of the number of school children annually that could potentially increase the monetary contribution to Frederick County. This is assessed at the time of building permit issuance; therefore, this should not have a bearing on the Master Development Plan. Section 2A Phasing Plan Additional Proffer Payment — Page 3 The proffer requires the Applicant to reimburse Frederick County Public Schools for the cost in creating the annual school children report. Brookfield Stephenson Village LLC understands that they would be responsible for this cost should Frederick County Public Schools determine that this report was necessary as a result of the development within their acreage. Section 3A(2) Use, Density and Mix of Housing Type — Page 4 Brookfield Stephenson Village LLC owns approximately 212 acres of land that is under consideration for Master Development Plan approval. This falls within the tolerance level of 475 acres of mixed residential land use permitted in Land Bay 3 of which the 212 acres is a part. Section 3A(2)(1) Land Bay Breakdown — Page 5 The Master Development Plan for Brookfield Stephenson Village LLC proposes 525 single family detached units, 110 townhouse units and 30 multifamily units; therefore, this falls within the tolerance level of residential units identified in this section. Section 7A(1) Major Collector Road — Page 8 Brookfield Stephenson Village LLC has provided right-of-way dedication and bonded the four -lane improvements for the portion of Snowden Bridge Boulevard depicted on the 2760B/EAW 2 10-12-10 Master Development Plan. This allows for access to their entire property and would allow for land bays to the south to develop as well; therefore, this should not be an issue to the County. Section 7A(2) Inteiparcel Connections — Page 9 This requires the provision of interparcel connections between land bays when they are developed. This provision is consistent with requirements of the Frederick County Subdivision Ordinance. The Master Development Plan submitted by Brookfield Stephenson Village LLC provides for access to adjacent land bay parcels to the north and the east of their property within the Snowden Bridge development. To the extent that there is any additional concern, Brookfield Stephenson Village LLC can provide and record ingress/egress easements to guarantee access to adjoining land bays. Section 7C; 7D; 7E and 7F Transportation Enhancements — Page 10 These proffers require various improvements to Martinsburg Pike, Old Charles Town Road and Snowden Bridge Boulevard. The full build -out of the 212 acres owned by Brookfield Stephenson Village LLC will result in a projected average daily traffic volume of 5,929 trips, which is below the threshold for triggering these proffers. Nonetheless, Brookfield Stephenson Village LLC has preformed many of these proffered commitments to date including right and left turn lanes at the project entrance, right and left turn lanes on Old Charles Town Road the two-lane section of Snowden Bridge Boulevard. Section 9A Recreational Amenities— Page 13 Brookfield Stephenson Village LLC has identified a recreational center on the Master Development Plan that complies with the proffered condition and has bonded this facility; therefore, this should not be an issue with the County. Section 9C Pedestrian Trails — Page 14 Brookfield Stephenson Village LLC can agree to easements that allow for trail continuance to adjoining land bays to ensure that this is not a problem in the future. Section 12 Byers House — Page 16 To my knowledge, Brookfield Stephenson Village LLC has complied with this proffered condition through photo documentation of this structure before it was razed. 2760B/EAW 3 10-12-10 Section 16A(3)(a) Buffers and Conservation Easements — Page 20 This proffered condition has been addressed on the Brookfield Stephenson Village LLC Master Development Plan. Section 18 Water and Sewer Improvements — Page 23 The regional pump station has been developed and is operational and appropriately sized water and sewer lines have been developed as required by FCSA. 2760B/EAW 4 10-12-10 Eric Lawrence From: Eric Lawrence Sent: Tuesday, October 26, 2010 4:49 PM To: 'Evan Wyatt' Cc: Rod Williams Subject: Snowden Bridge proffer review Attachments: Analysis of Stephenson Village proffers.docx Evan - Attached are the proffered conditions from the Stephenson Village (aka Snowden Bridge) rezoning that warrant responsible party clarification prior to enabling the overall MDP to be divided among different development ownership interests. I suspect that there may already be contractual agreements between Brookfield and Stephenson Associates pertaining to some of the proffered commitments but the County is not party to those agreements so clarification on responsibilities may be appropriate. I've copied Rod but would note that he has not reviewed nor commented on this analysis. Let me know if you have questions or suggestions as to how your clients may wish to proceed. Thanks -Eric Eric R. Lawrence, AICP Director, Department of Planning and Development Frederick County 107 N. Kent Street Winchester, VA 22601 540-665-5651 540-665-6395 (fax) elawrenc@co.frederick.va. us www.FrederickCountvVa.00v/Plannino www.FrederickCountyVa.gov Analysis of Stephenson Village (aka Snowden Bridge) Proffers To Understand Potential Impact of Enabling Multiple MDPs to Reflect Various Ownership Interests Rezoning #06-03 October 26, 2010 This analysis has been conducted by the Planning Department staff in an effort to better understand the potential areas of conflict within the approved proffer statement and the design modification document that might exist if the Snowden Bridge project were divided into various Master Development Plans (MDPs) reflective of developer ownership interests. Of most concern are the proffered conditions whose implementation is tied to a: stated date, request of County Officials, or Vehicles Trips Per Day (VPD) threshold. These implementation triggers are global to the larger Snowden Bridge development and may not solely be the responsibility of the developer of an individual MDP. Generally, if a proffered condition is not being satisfied, the County could withhold further subdivision and zoning approvals until compliance is achieved. In the event that a proffered condition is not implemented and is not clearly linked to a particular MDP, it would be advantageous to have a clear line of responsibility so that the unaffected party is not held responsible for proffer compliance. These potential conflict areas are the impetus of this analysis. Below are the proffered conditions and design modifications document sections that warrant clarification and assignment of responsibility prior to enabling the overall Snowden Bridge development to be divided into various Master Development Plans (MDPs) reflective of developer ownership interests. Often a potential resolution of the proffer conflict may be achieved with the advanced payment of a proffered cash contribution; Other proffer conflicts may warrant additional discussions to identify appropriate resolutions. Page 2 Analysis of Stephenson Village (aka Snowden Bridge) Proffers October 26, 2010 Proffered Condition Sections and Topics of Potential Concern 112. PHASING PLAN TO MINIMIZE SUDDEN IMPACTS ON COUNTY SERVICES A. Additional Proffer Pavment To ensure that unanticipated increases in Frederick County Public School population do not burden the county with extra costs, Frederick County may assess the Applicant to effectively double school related proffers for each student that exceeds a cumulative yearly total increase of 60 students per year.... This additional proffer payment will be provided to Frederick County by the Applicant within 30 days of receipt of the September 30 report produced by the Frederick County Public Schools." ISSUE: As written, this results in cash payments on a potential annual basis. Since the student count is linked to an annual calendar date, not a zoning or subdivision approval, which developer (presuming there are multiple MDPs each owned by different parties) will be responsible for the payment of these proffered funds? Assignment of responsibility should be clarified. 115. MATCHING FUNDS FOR TRANSPORTATION ENHANCEMENTS AND/OR HERITAGE TOURISM In consideration of the approval of rezoning application #06-03 the Applicant shall contribute $75,000 in matching funds to Frederick County to be utilized for transportation enhancement and/or for the promotion of heritage tourism. The money will be made available to Frederick County within 30 days of receipt of a written request for said funds by the Frederick County Board of Supervisors or their authorized agent." ISSUE: Who will make this proffered cash payment when there are various developers with various MDPs? Assignment of responsibility should be clarified. Page 3 Analysis of Stephenson Village (aka Snowden Bridge) Proffers October 26, 2010 "6. MONETARY CONTRIBUTIONS TO CLEARBROOK VOLUNTEER FIRE AND RESCUE, INC. To further mitigate the impact on fire and rescue services, the Applicant will pay to Clearbrook Volunteer Fire and Rescue Inc., the sum of $200,000.00 for its general fund. This is over and above the monetary contributions to Frederick County Fire and Rescue identified in Section 4 of this proffer statement. The money will be payable as follows: $50,000.00 to be paid not later than nine months after zoning approval (payment received). $50,000.00 to be paid within thirty (30) days of the issuance of the 500th building permit in Stephenson Village but not later than December 31, 2008. $50,000.00 to be paid within thirty (30) days of the issuance of the 1,000th building permit in Stephenson Village but not later than December 31, 2013. $50,000.00 to be paid within thirty (30) days of the issuance of the 1,500th building permit in Stephenson Village but not later than December 31, 2018." ISSUE: Who will make this proffered cash payment when there are various developers with various MDPs? Assignment of responsibility should be clarified. 1/7. MULTIMODAL TRANSPORTATION IMPROVEMENTS D. The applicant will execute a signalization agreement with the Virginia of Transportation for the intersection of US Route 11 and Old Charles Town Road. Additionally, the Applicant will construct full size entrance improvements with both a right turn lane and left turn lane on Old Charles Town Road, and a right turn lane on US Route 11 at said intersection. These improvements will be installed in accordance with the Virginia of transportation design guidance when warranted by VDOT." ISSUE: These proffered improvements were designed to occur later in the development process once the project is underway, VPD had increased, and VDOT determined that warrants had been met to implement the improvement. Who will implement these improvements when there are various developers with various MDPs, all of which are contributing to the warrants for improvement? Assignment of responsibility should be clarified. Page 4 Analysis of Stephenson Village (aka Snowden Bridge) Proffers October 26, 2010 "E. The Applicant will execute a signalization agreement with the Virginia Department of Transportation for the intersection of Old Charles Town Road and the Major Collector Road serving as the entrance to the Stephenson Village Community. The Applicant will provide for the signalization at the intersection of Old Charles Town Road and the Major Collector Road based on the terms of this agreement when warranted by the Virginia Department of Transportation." ISSUE: These proffered improvements were designed to occur later in the development process once the project is underway, VPD had increased, and VDOT determined that warrants had been met to implement the improvement. Assignment of responsibility for implementation of proffer should be clarified. "F. The Applicant will design and construct a four -lane boulevard Major Collector Road for the Stephenson Village Community in substantial conformance with the proffered Generalized Development Plan. The Major Collector Road will be constructed in two phases. The first phase will be a two-lane half section that is constructed from Old Charles Town Road to the limits of the development as depicted on the approved Master Development Plan. The phase of the Major Collector Road will be constructed and bonded in segments in accordance with the approved Subdivision Design Plan for Stephenson Village. The second phase of the Major Collector Road will provide for the ultimate four -lane section with appropriate right and left turn lanes based on the following program: (1) The design of the transportation improvements identified in Section 7(F)2- 7(F)5 of this proffer statement will begin with 8-% of the actual traffic count volume is realized as identified in each Section. The completion of the improvements specified in each Section will occur within 18 months of initial design. (2) Once actual traffic counts of 7,996 vehicle trips per day have been document on the Major Collector Road, the Applicant will bond and commence construction of the additional lanes to the existing Major Collector Road to its ultimate four -lane section from Old Charles Town Road to the limits of the Major Collector Road within the development. (3) Once the actual traffic count reaches 10,570 vehicle trips per day on the Major Collector Road, the Applicant will bond and commence construction of Page 5 Analysis of Stephenson Village (aka Snowden Bridge) Proffers October 26, 2010 a three -lane section of Old Charles Town Road, from the Entrance to Stephenson Village to US Route 11 using the existing bridge. (4) Once the actual traffic count reaches 10,570 vehicle trips per day on the Major Collector Road, the Applicant will bond and commence construction of a two lane half section of the Major Collector Road from the limits of the four -lane section to US Route 11 at the Rutherford Farm Industrial Park intersection to include right and left turn lanes on the east side of US Route 11 as determined by VDOT. ... (5) Once the actual traffic count at the southwestern entrance to Stephenson Village near the Rutherford Farm Industrial Park intersection reaches 7,996 vehicle trips per day on the Major Collector Road, the Applicant will bond and commence construction of the remaining additional lanes to the existing Major Collector Road from the limits of the four -lane section to provide for the ultimate four -lane section ending at the east side of US Route 11. ISSUE: Who will make these improvements when there are various developers with their own individual MDPs? How is the proffer implemented if a portion of the road has already been constructed (2-lane) through a portion of development that has been completed, and now additional development (possibly by a different developer) is planned that would trigger improvements (to 4-lane)? Each MDP will be responsible for showing the proffered improvements, but implementation of the road improvement will be triggered by the proffer. Is it appropriate for one developer to be responsible for constructing the road across another developer's MDP? Assignment of responsibility should be clarified. "G. The Applicant will provide $50,000 that shall be utilized as matching funds by VDOT and/or the County of Fredrick for future improvements to the Interstate 81/US Route 11 interchange at Exit 317. This dollar amount is intended to assist VDOT and the County of Frederick with this regional improvement. The $50,000 will be made available to VDOT or to the County of Frederick, within 30 days of written request for said funds by the appropriate party. ISSUE. Who will make this proffered cash payment when there are various developers with various MDPs?Assignment of responsibility should be clarified. Page 6 Analysis of Stephenson Village (aka Snowden Bridge) Proffers October 26, 2010 "13. COMMERCIAL CENTER The Applicant has identified an area as shown on the General Development Plan (Exhibit A) for a commercial center that will be developed at a time to be determined by the Applicant. Within the commercial center development, the following shall be provided: F. The Applicant has identified an area as shown on the General Development Plan (Exhibit A) for a commercial center. The development of 60,000 square feet of commercial space will begin within the commercial center no later than the issuance of the 1,200th non -age restricted residential building permit with the completion of this commercial space within 18 months. The Applicant will be allowed to extend the commencement of commercial construction for an additional two year period if any one of the following circumstances has occurred: An elementary school has not been constructed on the Property; or a building permit is obtained for the development of a new grocery store within a three mile radius of commercial center within Stephenson Village." ISSUE: While this Commercial Center is located on land not yet included in an approved MDP, the question remains: who is responsible for constructing the commercial center when there are various developers with various MDPs? If the residential developer(s) has no interest in a commercial center, how would the proffer be satisfied? Assignment of responsibility should be clarified. Page 7 Analysis of Stephenson Village (aka Snowden Bridge) Proffers October 26, 2010 Community Design Modification Document Section and Topic of Potential Concern "MODIFICATION #9 §165-13313 Master development plan, contiguous land §165-141A(8) Master development plan, contents §165-141B(2);(4);(8) Master development plan, R4 contents Alternative Design Standard The provision of a detailed Master Development Plan for Stephenson Village that is designed to reflect the acreage within the community that is planned for development by specific phase and provides an aggregate tabulation of all required development percentages to ensure that the requirements of the R4 District and the proffered Generalized Development Plan are met throughout the development of the Stephenson Village community. ISSUE: Maintaining an accurate aggregate tabulation of all required development percentages to ensure that the required R4 District and the proffered GDP are met will be difficult when there are multiple MDPs. This Modification was designed to enable the detailed MDP to be grown as the project progressed, as opposed to the crafting of a single MDP at time of rezoning consideration, and utilize the aggregate tabulation to track proffer and ordinance compliance. Tracking compliance will be difficult if various MDPs are progressing concurrently. POTENTIAL RESOLUTION TO ENABLE SEPARATE MDPs: Utilize a single aggregate tabulation sheet covering all development within the entire Snowden Bridge project that reflects the accumulated planned development of all MDPs, and require that the tabulation sheet be updated by the developer with every MDP submission, confirming tabulation compliance prior to approving MDPs (and subsequent revisions). 1. - Raba. d mam b and b w aa..bm.um d w hapermmb hard drl oonaI . m w em.mt Lno a..i- lm dmdaa. d yd�asOm. md/r .m.d TDOr .tdaa. d q_w dlma 0. 16- t. md.9 .mdm d .maUaq bdd.e admlm Pd. am.bmlam, aam b p.m.ldad P.lr m hmaam. d w elm aa.dePmmt .pp.aml d plm m CmYW 1'mdbmt. r d tlad d w ..aP b w � d OoMmd A A Dumb, um11 be .bbmd hm w'11nk. ce Uw Rmddmt I&I Y4ema D.Pafmmt d (wD" d'P..dald Ooad7 Pd. m .41 b addend Ctd. d•td- 7 {. 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III a..mbb (44b4r dmbb dud mar r 1ei r m. a.ohb elm aa..t Am d.� IAL 1 b4. rbd`.n Q' bmua.w bd ice. b..m..� elm elm bor . er ..nlu ends.:V prmlm ERR B.C....d ..mar m ••ad••• 1a rim m -d- w Pim(a) ttr dap. d mwdd .IDEA m 1) w dmrU..str mar d 1. halm._ p.m.mlm dwlm .ad/r e) Lb. ft.-1- 11- b.dmo. p..mtlm d..lea LECIN01 RERE; Nt tee® Om7R 400 rm® mP a rrme tee®ao• � calm dim feL11m m -- 111t® taeem m : ern®aa� ens men now ern • �- Im® eemf m mml emm: dim !p®eas eaa R mmarm IPetm m m a FIRRI mmlt�m---w--®--- ep® EIRRE D_m m..�-- IW m 1OW= dime mmt lm, A ' mdm iml� 1•®L dim®qm �,.,vp El •• rmae m0i U m E®m emE1/alt(710 • emoem m aemyNDytm OBa • • ePIPOm'rm temp mrEa mane m dim v tNEe rams erm male r® moa m off our pm®P®o Demo �� IPemm mmr lAma Dade 100Ef ®mm0 f O am m• maRm mean O tmm R elmel XIMA 1m®R mmot ', u PRO A Y I PROIBCT RaIDRffm Ea Ial.AIMI : /lam COUNTY 9AMMLEMUMMAnm B0.: 44-A-31A. "-d-mB. M-A-Ben C® lwrae : 14. B MUM2r . PLANNED mummommumumormam CQalumm awn= Lvmm7 DER : PHOSO® Om . Ecomm"L PLAN= amommi T TJL 44-A-8lA 400.E Aft pamm m USa 1ssmom111AIL/CaOdQAL TJL 44-1-me 17LO ACM zoom. R4 PROPOSED UDE 8®EINAfVl0000 OAHK TJL 44-A-M R1R0 ACRES ROI®: R4 PROPOSM UM leamoRTAL 3A AC® RORER ER HAS Bent ILL B{amt PARCEL 44-1-3IA. AND 44-A-2111 PER 1a EMO= a OPOOLROC/ SA ACRES TOl® Ed HAB BEER OU BETIM PARCEL 44-A-3L AND 44-A-293 PER 003710OI1311IT a WMODU27 ffch 17?' 1(IP BrAm 1' . AOW WTERERiC[ FAMUM R e ADLOOaa PROPERTY OTlOmB p10PPzmm GIMMAUM DRPO.OPI m PUN OVERALL ern INVRMORMAL PRATaL® am OHTBOPlmR AOaBIQ1a TABOLA'Hm BBPET mVCOP1mR SUPPER b Rm1mmR PLO U.S. RT. 11 a OLD OSQIDI• TUTN we POBLlC anwvmbo B 0"-Rm HALM CRJHGTOR ROAD OEM ROAD GAIRIOWAaaIe A. REQUIRED LRDSCAPOld 98= LAND BAT R - PHASE I - LAM OR PLAN LAND BAY E - PLIAIN I - C0IHWETT BOAD HAIR BHmT ! �T Mora LAND MY M - PHASE I - LAND Om PAN LAND80 M - PHASE I - LAND Um PLAN LOWBAT al - PHASE I - Llo an PLAN LAND BAT OI - PRAM I - LAND = PLAN LAND BAT BI - PHASE I - LAND an PLAN PRO"= Ca PUARCE i TRIP sBIVBRAVM Adre HH47 1 8Ba! R BRNSTB ERNST 4 SPENT e BST e BH67 7 ERdT e BLmr D BBId4T 10 soar u RREET 1R I8 eH6a1 slmr 14 Emm le mP 1e BMW 17 RREET IB �T le PHASE 3 STEPHENSON VILLAGE TRIP GENERATION SUMMARY AM PEAK HOUR PM PEAK HOUR PERCENTAGE CODE LAND USE AMOUNT IN OUT TOTAL IN OUT TOTAL ADT OF TOTAL 210 SINGLE FAMILY DETACHED 858 UNITS 153 458 610 477 268 745 8,580 220 APARTMENT 480 UNITS 39 203 242 157 92 278 3,011 230 TOWNHOUSE/CONDO 780 UNITS 44 215 260 225 11 336 6,786 251 ELDERLY HOUSING -DETACH 531 UNITS 49 86 135 112 63 175 2,124 253 ELDERLY HOUSING -ATTACH 144 UNITS 6 4 10 8 6 14 501 520 ELEMENTARY SCHOOL 550 STUDENTS 94 65 160 2 4 6 527 710 OFFICE 60, 000 S.F. 109 15 124 25 122 147 896 820 RETAIL 190,000 S.F. 143 91 234 460 499 959 10,299 TOTAL TRIPS 636 1,138 1,774 1,495 1,164 2,669 32,726 100% TOTAL INTERNAL 167 167 334 260 260 519 6,003 20% TOTAL PASS -BY 21 14 35 69 75 144 1,545 4% TOTAL "NEW TRIPS" "a 957 1,405 1,167 829 1,996 25,178 76% ens mm m ■ Cam1PR i® admY all, is a EERY® m mO1Pm Alf RNlml a mtm N1111111PLO mil BE ffW E ME dim ANB®BHa Pm 70 m1mucm PSR TIA BY PHR&A DATED SPIOS cum SAW SNOWDEN BRIDGE SEE OWNERS CERTIFICATE IROOxn= urspmom= THLma, L.0 OHmR17 IINER�fO 1LIIm Tmohmm &am ("0) dazI APPROVAL /ice COtm1T DOW= Of PLANNING ! IRmmourr am F� COMM AD1Rm18ATOR DATE DAM B/m/OS BL'AM N/A ME O= DT: TRAM HOB NO. R7em am= 1 OP30 i\ 00 00 1p N G a N 7i M N N O O O N O m O N 1 O .4.1 a) (n c JO a 00 O -4 N 00 O Q 1--1 m J a / d cQ G U Z cy- w z Z W / a) TT fo El Ln c a) t a Q) U') m O l0 N U _ a) �p O :t +, i O X (D LOT' L ralkl Did MY MOT TYPE lru M.) L.ndryft /Ra Land Bq N cmm�� �__- N Ty'1 MNE ®' ROTE: �-_ •.•_ .-. mh-r Von Ty bdadc >tiwao,00, medwoub A A.U. Ana{ 9.~ TABLE N BOB-DtB8n2,= USE TABOLTtmI HT ABU eft ate Land Buy Cwlmo idal On MOA, Bohool at" (wA M. PabBo Park ("0 A.. e.qW-d) Land W 1 Land Bp B �w BE - MO 0.0 0.0 Rusitum land B" IN X-d Bp N Land Boa, v Tbtab 0.0 0.0 0.0 TADS µ om TABULA TOM >agummao m mEC (8Ae6/so) asA BBCBUTIM L DBTE vb D.ta Ind Buy Hadd-=D..91oa Odte miOOkad Oa@.ma tioned moo° Phew I 990 s1.o IIOA - IAnT-t Tot.f. 0e0 s1.o 110.2 I B.u. - vte. d I Tat Let P. PCHO a-o. 1a6-MB(1). (t SBa.000)" lals� at aoluld" O.� Plm Ph- Praa< N-M-- lm 00 to b. wpW® am BT 0mD0@T: PBm'0® TO wTE 17w <a .aA ICBM AOmd 7N0 K7 70A OV tlOA Alm@T vM[1m BB�fQ' CB�m ICBM ADD.7 BIMSOM GETTER 1 -r INDOOR POOL I - 100000 COON[ i1.T00Aw I a ACO I WO s.s 0010DIWf sm CENTER t -MOO 6P. BOBLOIO BMA HOOK 1 - BAN BY. POOL 1 - M LOT 1.00 800.000 19A RA P� i 1 - OA IlB011am m III.- OA PTV TWOS NEW TGT� min.-, 1 uels TABLE /a OM BPS T{BULAT1119 D.t. T" Lmd Bw (. ) Imd Boy I W.0 L 0.0 L land 0 0.0 M. w I VIA A. Land BOP M 0.0 b Land Buy N OA A. 511.0 A. < Ban of Tee.b total naab.e op- ap.w -ii..Zr'1l•�1��� am A®N CORM OP MGDH AM TDBa PDB@B AM REQUIRED FOR UESAM {BB/OB P'OBD BQIO�. HEMi�� TDXCE {iD MM MM DITR BAVE 01 FM E SEAM ARMY COWS F TTENIm amme IBtIT GaPB W . DAM J I.D. PBOINR / OhHOBaB. ILT® JUITE 8{, EOM. THIN ILO® AM B{. am REZONING PROFFER IT E MDDMUM DESIGN STANDARDS aN. Try- mom. lot Edth Id ITaa Lot 4oa lidos Nth.ak hm T<d B-tb-.k to B-h.m o+-eW S tb.ak - Interior a-fb.ek = to t.t<i< B.tb..k to B-tb.ak B-< Parsbw, Maw�q BdWbs Paektes (Bq. R) �9• R) R)(al• RIB �Pelwfa H.tb.ak I1.-IWs Udb Lot Im. 9d. / L b eW- dim IaN. Ilw 9d. TaN / Ist.etor lot I1w TEd. T; Turd / Bwr T.N YmttmH at. -pa. -nd BdWbH B.Iabt pountua to B�bV ham c- L'am6lwd Total / Camr lot (< Had ( ePm aP--- A t �m.7 Tord Cmaa' L t (<k and Mal M! T.mh.aw) !Hd- Rd l< P[-t To" Udt To.nhoow) lu oa ouwd) W. B-tbwi HW. TW I to14W 0.a 1 10,10 10An, 3717 6 a E 4r !u 4.700 1,4w Ia' SO' N• to' 5•/18•/10- Bo•/KL V/to• 6•/10• B/8• e• a0• H c.B-A- Be I% BAU 1,4w 15• w Iu 1 m- a/a/1C mq/a0' VAL VAW e'/mM e• NA ar s s/mbfu (w' nm WILL (a' { Cart Turd <V aAw N• S,Ow 10' NM v10' to p < �b 226�) (ir h® (•� W/mM NA/wA (6' hm ma{< Lot It-) ham d.*W m m► H6' 8 �P to- (a. t< th. 6'/10' l0' (0' t< » Im. ad. B'/10' (7 Emo Lot B'/10' (0' imo a sbww Be, Y 8.7w mA EO' lm NA Atfaahad Opt"® dfh a 80'/l6' (J0. or ATtaah.d Tat ll.. < LG/8' In' 80' He' a Toted of 10� of land sm.) IfRaeb-d �-) w po' a: man O (m' hm N- Ma..e.a O 1B for . 80 e < IV 1.s00 1A00 Nu G Goo-d- 1m' Na W.B. Aow Lou - o /0 /10 ao /e o pa o'/lo H /e' for ak0 co ae ds Udte) H-m-) 9.ib..k raaTE.a BGBo• la' for a OW e IV LAW 1A00 NIA .(IsO' Io-d d � HO' 1u Well of � Unit to /q Oth< 0•IWAW BW/B WAW W/10• W/W 9-�th aak106 IV ae' am T...h- Udte) a-m-) a-lb-ak Eo pa' for m- 0• hm m- Md. LB for . ea' e OW < > 1.7w 1Aw lu tJ�.E ta.ba <aeY w' to W.H. 01/0'/ta e0 /6' W/IW W/10• W/W �ka Barm' SAo T- aN diam.) ®oQi���d���� OEM am 70B HO MALL AND ATTEDI HOUSING TIM MM AND =0 BKMAC® AM IMAS0® PNWE THE SOB P® BOUDARM W TBE DEVH,WImR. EM ALL BOUSUM T'IPID 1-6, HP OD11dCT HCOBOD. PBO77103D HIAQH.7 ®O®10, AND CO DOWNUM BAT BE UM TE LAD BAT HL LAM HAT N NO Uaa BOUMM TWES 1-0, A. FEWNESS) HLDHIB.T HOUMM. AND COfDOMINIM. 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PER PNOPM 9A. 5GALE, I' - 100' 11111111T R OT1D ERICK Department of Planning and Development 540/665-5651 FAX: 540/ 66.5-6395 December 17, 2008 Greenway Engineering �.. _ Attention: Evan Wyatt 151 Windy Hill Lane Winchester, VA 22602 RE: Revised Master Development Plan (MDP#05-08) Approval Snowden Bridge Land Bay IIIA Part Aand B Property Identification Numbers (PINS): 44A-31A, 292, and 293 Dear Evan: This letter is to confirm that the revised Master Development Plan (MDP #05-08) for Snowden Bridge Land Bay IIIA, Parts A and B, received administrative approval on December 16, 2008. This MDP proposes a revision to the previously approved R-4 Residential Planned Community zoned project identified as Snowden. Bridge Land Bay IIIA Part A (231 acres), and slight revisions to the Part B MDP application (54.5 acres) which has not previously received approval. This MDP proposal represents all of Land Bay IIIA including Parts A and B. This Master Development Plan, with a printed date of December 11, 2008 and engineer seal dated October 10, 2008, provides for the phased development o' up to 920 residences and 57 acres of open space, on approximately 285. acres. of land within the Stonewall Magisterial District. The Frederick County Board of Supervisors granted staff administrative approval authority on December 10, 200& All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Enclosed are four copies of the signed and approved final Master Development Plan. Feel free to.cont t me with any questions you may have regarding this approval. Since e , - Eric R. Lawrence, AICP Director ERUbad cc: Brookfield Stephenson Village., LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 Stephenson Associates LC, P.O. Box 2530, Winchester, VA 22604 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 LAwsON AND SILEK9 P.L.C. 120 EXETER DRIVE, SUITE 200 POST OFFICE BOX 2740 THOMAS MOORE LAWSON • TLAWSONO-LSPI,C.CoM WINCHESTER, VA 22604 TELEPHONE: (540) 665-0050 FACSIMILE: (540) 722-4051 December 10, 2008 Richard C. Shickle, Chairman At -Large Shenandoah University 1460 University Drive Winchester, VA 22601 Mr. Gary A. Lofton 711 Buffalo Marsh Raod Middletown, VA 22645 Mr. Philip A. Lemieux 106 Dell Court Winchester, VA 22602 Mr. Bill Ewing P.O. BOX 27 Stephens City, VA 22655 Mr. Gene E. Fisher Shenandoah University 1460 University Drive Winchester, VA 22601 Mr. Charles C. DeHaven, Jr. 2075 Martinsburg Pike Winchester, VA 22603 Mr. Gary W. Dove 821 Apple Pie Ridge Road Winchester, VA 22603 Re: Snowden Bridge Master Development Plan #05-08 Our File No. 839.001 Dear Mr. Chairman and Members of the Board of Supervisors: As you know, I represent the owner of the property known as Snowden Bridge. Tonight, this matter comes before the Board of Supervisors for a Master Development Plan application. I understand that all reviewing agencies have confirmed that the Master Development Plan is in conformance with the requirements of the Frederick County ordinances and the Plan is ready for approval. I have further noted, however, that the Staff Report makes reference to an accommodation regarding Route 37. I have also seen in the record references to alleged agreements pertaining to Route 37. This is to confirm that Route 37 is not referenced in this Master Development Plan, nor is it or will it be, referenced on any other portion of the development known as Snowden Bridge. The reason Route 37 is not referenced or required on this project is because it was not referenced on the rezoning and Generalized Development Plan, which were approved by Frederick County FRONT ROYAL ADDRESS: POST OFFICE BOX 602, FRONT ROYAL, V IRGINIA 22630, TELEPHONE: (540) 635-9415, FACSIMILE: (540) 635-9421, E-MAIL: SILEKJ@LYNXCONNECT.COM FAIRFAX ADDRESS: 10805 MAIN STREET, SUITE 200, FAIRFAX, VIRGINIA 22030, TELEPHONE: (703) 352-2615, FACSIMILE: (703) 3524190, E-MAIL: THOMASO.LAII'SONQa VERIZON.NET Frederick County Board ut Supervisors December 10, 2008 Page 2 in 2003. So that there is no misunderstanding, we submit that it is important to make this part of the record. Thank you for your attention to these matters. TML:atd MASTER DEVELOPMENT PLAN #05-08 SNOWDEN BRIDGE, PART A AND B Staff Report for the Board of Supervisors Prepared: November 25, 2008 Staff Contact: Eric R. Lawrence, AICP, Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 11/05/08 Recommended Approval Board of Supervisors: 12/10/08 Pending LOCATION: The subject properties are located on the south side of Old Charles Town Road (Route 761) and Jordan Springs Road (Route 664) and east of Milburn Road (Route 662). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 44-A-292, 44-A-293, and 44-A-31A PROPERTY ZONING & PRESENT USE: Zoned: R4 (Residential Planned Community) District Use: Residential and Undeveloped ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA Use: Residential & Vacant South: RA Use: Residential & Vacant East: RA Use: Residential & Vacant West: RA Use: Residential & Vacant PROPOSED USE: This MDP proposes a revision to the previously approved Residential Planned Community identified as Land Bay I1IA Part A (231 acres), and slight revisions to the Part B MDP application (54.5 acres) which has not previously received approval. This MDP proposal represents all of Land Bay 11IA including Parts A and B. MDP #05-08, Snowden Bridge November 25, 2008 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The revised master development plan for this property appears to have significant measurable impact on Routes 761 and 11, the VDOT facilities which would provide access to the property. The revised master development plan dated February 22, 2008 appears acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- way dedications, traffic signalization and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Please provide a paper copy, as well as an electronic copy, of the revised master development once the County has approved. Frederick County Fire Marshal: Plans approved as submitted. Frederick County Public Works: Upon review of the revised plan dated February 22, 2008, all of our previous comments have been addressed. Therefore, we recommend approval of the subject site plan. Frederick County Inspections Department: Comments shall be made at subdivision stage. No comments at this time. Frederick County Sanitation Authority: Revision 1 — 1 st submittal approved. GIS Department: Valise Way has been approved and added into the system. Structure numbering will be assigned during the permit/construction phase of development. Parks and Recreation: Review of MDP dated 8/25/08; either option for Recreational Facilities and required parking would meet this portion of the recreation unit requirements. The developer is now providing trail connectivity from Kearsarage Court and Bormann Court to the private trail system which will improve non -vehicular modes of transportation to these residents. Frederick County Public Schools: We offer the following comments: 1. The cumulative impact of this project and other projects in various stages of development in northeastern Frederick County will necessitate future construction of new schools and support facilities to accommodate increased student enrollments. The exact number of the various types of housing in Snowden Bridge is not known at this time, so an example will be used to illustrate the impact of Snowden on Frederick County Public Schools: Based on a buildout of 2,464 total units (exclusive of affordable housing for the elderly) and a split of 30% age -restricted housing, 40% single-family detached, 20% single-family attached, and 10% multifamily, we estimate that this development will house 220 high school students, 187 middle school students, and 354 elementary school students. In order to properly serve these 761 students, Frederick County Public Schools would outlay $26,936,000 in capital expenditures and $7,774,000 annually in operating costs. 2. We acknowledge the cash proffers of $3,925.00 per non -age -restricted dwelling unit plus the land donation, which equates to $220 per non -age -restricted dwelling unit, for a total of $4,135 per unit. Using the example above, cash and land proffers total $7,137,010. This would defray 26.5% of our capital costs noted above. 3. We acknowledge proffers donating 20 acres of land for a school site, MDP #05-08, Snowden Bridge November 25, 2008 Page 3 providing access for Snowden Bridge residents to the school site from internal roads, and providing the school access to water and sewer. Frederick County Public Schools is concerned about all land development applications. Both capital expenditures and annual operating costs are significantly increased by each approved residential development, as is illustrated above. Winchester Regional Airport: It appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed development lies within the airport's airspace it does fall outside of the airport's Part 77 surface. The Airport does request the opportunity to comment on future construction site plans of commercial buildings or communication towers to ensure compatibility with Airport surfaces/operations. Planning & Zoning: A) Location The subject site is located east of Milburn Road (Route 662), south of Old Charles Town Road (Route 761), and southwest of Jordan Springs Road (Route 664), approximately 2,000 feet east of Martinsburg Pike (Route 11 North). The parcels comprising the site are located wholly within the Stonewall Magisterial District. Numerous parcels adjoin the project site, all of which are zoned RA (Rural Areas) and are either undeveloped or established with residential or agricultural land uses. B) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA District. On September 24, 2003, the Board of Supervisors approved Rezoning #06-03 which rezoned the 794 acres to R-4 (Residential Planned Community) with proffers. The proffers limit the number of housing units to 2,455, (of which 30-53% will be single family, 10-30% will be townhouses and 7-30% will be Multifamily). The proffers also require a minimum of 239.5 acres of designated open space. C) Project History The initial MDP for 285.5 acres, Land Bay IIIA, was submitted in 2005. Originally, the planned location for Route 37 ran through the southern portion of Land Bay IIIA, so in an effort to allow for the timely development of the northern portion of the Land Bay, and to allow time for the resolution of the Route 37 issue, it was agreed that the southern 54.5 acre portion of the land bay be removed from the original MDP application, thus dividing Land Bay IIIA into Parts A and B. Since then, the 231 acre, Part A portion of this development has received MDP approval and has undergone several revisions. Presently, Part A is being developed in accordance with the approved MDP #14-07. The current MDP application does include several minor changes from the road layout, recreation locations, and housing types identified in MDP # 14-07. MDP 905-08, Snowden Bridge November 25, 2008 Page 4 Since the original decision to separate Land Bay IIIA into two pieces, the County has approved the relocation of the planned Route 37 to the southernmost portion of the parcel identified as 44- A-31A. With Route 37 no longer located within the Part B portion of this Land Bay, the applicant has chosen to rejoin parts A and B into a single MDP application. This application proposes some minor changes within the Part A portion of Land Bay IIIA, as well as additional residential units and roads within the Part B portion. D) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use Compatibility: The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the County where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The subject properties are located within the boundaries of the Northeast Land Use Plan area. This Plan identifies the future land use as a Planned Urban Development; the present zoning is consistent with this PUD designation. The Northeast Land Use Plan also identifies the approximate path of the future Route 37 corridor. • The submitted Master Development Plan for Land Bay IIIB does not provide for, or address, the corridor planned for the proposed Route 37 extension as Route 37 no longer impacts Part A or B. However, the future Master Development Plans for the development of Land Bays IV and V are expected to address the Route 37 extension. Transportation: This MDP application proposes several minor changes within the Part A portion of the Land Bay, including: • The addition of a right-in/right-out entrance along the major collector road identified as Snowden Bridge Boulevard. Previously terminating in a cul-de-sac, Dutchman Court would be extended to Snowden Bridge Boulevard. This revision meets road spacing requirements, and provides a right turn lane to maintain the flow of traffic on Snowden Bridge Boulevard. • The conversion of Blackford Drive's unrestricted entrance onto Snowmen Bridge Boulevard to a right-in/right-out entrance. MDP #05-08, Snowden Bridge _ November 25, 2008 Page 5 • The addition of Honeycomb Road to the North of Blackford Drive to accommodate the replacement of courtyard style homes (type 4) with townhomes (type 6). The MDP application also includes plans for the Part B portion of the project including: • Additional Active Adult Community residential units within the Part B area as well as additional roads that are to be a part of the community's private road system. • The addition of Single Family Detached housing into the Part B area and the construction of additional public roads to serve these residential units. Recreation: This MDP application proposes the following recreation -related changes: • A removal of one of two recreational sites: either the one south of Northumberland, or the site to the north of Northumberland. The two sites are now identified as "Rec. Option One" and "Rec. Option Two" in the application. (Note that with this change the applicant will still meet recreation -related Proffers.) • Expansion of the Pedestrian Trail System within the boundaries of the Part B portion of the proj ect. STAFF CONCLUSIONS FOR THE 11/05/08 PLANNING COMMISSION MEETING: The Master Development Plan application for the Snowden Bridge project appears to be in general conformance with the policies of the Comprehensive Policy Plan and the requirements of the Zoning Ordinance. Parts A and B combined would account for 285.5 acre of the 794 acre site that was rezoned to the R-4 zoning district in September of 2003. This MDP remains within the requirements outlined by the proffers from that rezoning, including the set proportions between different housing types, as well as open space and recreation amenity commitments. If approved, this Master Development Plan would enable the implementation of the proffered Generalized Development Plan for this R-4 Property, and would include a total of 920 residential units, and 57 acres of open space. Due to the small scope of the changes proposed as a part of this MDP application, an abridged version of the MDP has been included in the agenda package. A complete, nineteen page set of the revised MDP application is on file at Planning Department office, and is available for review. PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/05/08 MEETING: Mr. Evan Wyatt with Greenway Engineering was representing the application. He stated the proposed revisions add some smaller areas and a cul-de-sac to the MDP, a right-in/right-out, which has been approved by VDOT, and an option for the recreation community building and amenities for the overall community. He believed these items, along with the inclusion of some areas which extend primarily into the active adult community, were minor revisions to the previously -approved MDP. There were no other public comments. A member of the Planning Commission asked Mr. Wyatt if planned Route 37 had been added to the Generalized Development Plan and Mr. Wyatt replied no. MDP #05-08, Snowden Bridge November 25, 2008 Page 6 Commission members believed it was important for the applicant to recognize the location of planned Route 37 on subsequent MDPs. They mentioned that, obviously, this particular MDP had already been approved by the Board of Supervisors and the Commission couldn't require Route 37 be placed on this plan; however, since the County had relocated Route 37 to accommodate this project, they believed the applicant should at least recognize the location according the Comprehensive Policy Plan. The Planning Commission unanimously recommended approval of MDP #05-08 of Snowden Bridge, Parts A and B. (Note: Commissioners Ambrogi, Ruckman, Triplett, and Kerr were absent from the meeting.) The applicant is seeking authorization of the preliminary master development plan by the Board of Supervisors. The Board's authorization will grant staff with administrative approval authority for the final master development plan. -r�� 8181 -��♦ Ile ��`A �� M Od►�ho aria�dwi'��� 1� i N 0 1,250 2,500 5,000 Feet we c Snowden Bridge Sec 3, Ph. I Master Development Plan MDP # 05 - 08 PIN: 44-A- 292, 44-A- 293, 44-A- 31, 44-A- 31A Case Planner: AnibQi Future Rt17 Bypass yp Zoning -40 M2 (Industrial, General District) f ..� ■ MDP Application �BBr • BI (Business, Neighborhood District) • MHI (Mobile Home Community District) QRexoning Area - B2 (Business, General Distrist) • MS (Medical Support District) iBuildings - B3 (Business, Industrial Transition District) - R4 (Residential Planned Community District) Urban Development Area - EM (Extractive Manufacturing District) R5 (Residential Recreational Community District) SWSA • HE (Higher Education District) _ _ RA (Rural Area District) - MI (Industrial, Light District) RP (Residential Performance District) fdl�y f)c ��r c i ('r 1 1 c.at�r M� �, IlU8lSnowdi n[;ndq x r fir,, P111P0`OM 1011,M5 In.d1 1012116 PP�4 0 APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Snowden Bridge — Master Development Plan Landbay Development — LB III — Phase I 2. Owner's Name Stephenson Assocaites, LC Brookfield Stephenson Village, LLC (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: 540-662-4185 4. Design Company: Greenway Engineering Address: same Phone Number: same Contact Name: Evan Wyatt, AICP 5. Location of Property The property is located on the south side of the Old Charles Town Road, (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) 6. Total Acreage: 285.5 acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: Property Identification Numbers North South East West f) Magisterial District: 44-A-292, 44-A-293 and 44-A-31A R4 - Residential Planned Community Residential and Undeveloped Residential - Planned Community See attached list Property Uses Stonewall 8. Is this an original or amended Master Development Plan? Original ❑ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: El.L Date: , �?j Map Data Source: Frederick County, Va. GIS Department, April 2008 Adjoining Property Owners Listino • Snowden Bridge 0 9 File 2760B Label Tax Map Number Owner Mailing Address City & State ZIP Acreage Zoning Land Use Deed Book Page Inst Year Inst Number A 44 A 148 JENKINS DAVID CALVIN & SCARLET M 879 DICKS HOLLOW RD WINCHESTER VA 22603 1.23 RA 2 847 6 0 0 B 44 A 149 GETTS GERYL S 502 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.68 RA 2 0 2007 3383 C 44 A 150 STULTZ GLENN A. & BETTY A. 518 OLD CHARLES TOWN RD STEPHENSON VA. 22656 0.59 RA 2 0 0 0 D 44 A 151 STULTZ GLENN A. & BETTY A. 518 OLD CHARLES TOWN RD STEPHENSON VA. 22656 0.38 RA 2 337 171 0 0 E 44 A 153 REDMOND DARLA K 67 REYNOLDS CT FRONT ROYAL VA 22630 0.63 RA 1 2 01 2006 23285 F 44 A 154 VUILLERMET ROBERT EUGENE 550 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.60 RA 2 385 687 0 0 G 44 A 155 STROTHER JOHN R. 560 OLD CHARLES TOWN RD STEPHENSON VA. 22656 0.63 RA 2 606 542 0 0 H 44 A 156 HOTT R. CHARLES & KAY K. 572 OLD CHARLES TOWN RD STEPHENSON VA. 22656 0.68 RA 2 304 68 0 0 I 44 A 157 LOUCH WILLIAM G 582 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.60 RA 2 0 2002 15735 J 44 A 158 WILSON ROBERT & MARY BETH 458 DEVILS BACKBONE OVLK STEPHENSON VA 22656 1.33 RA 2 0 2003 25387 K 44C 2 A ZIRKLE WILLIAM RAY & HELEN CHRISTINE 614 OLD CHARLES TOWN RD STEPHENSON VA 226561 1.14 RA 1 2 805 1511 0 0 L 44C 2 B JOBE DARIN SCOTT JOBE JUSTIN CHRISTOPHER 634 OLD CHARLES TOWN RD STEPHENSON VA 22656 22656 0.63 RA 2 0 2005 25064 M 44C 2 D BLY TERRY L & CONNIE S 644 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.68 RA 2 924 807 0 0 N 44 A 161 GRAY JEAN K C/O ALLEN GRAY 636 BATTERSEA DR SAINT AUGUSTINE FL 32095 0.41 RA 2 0 0 0 O 144 A 162 GETTS ELLEN ELAINE 660 OLD CHARLES TOWN RD STEPHENSON VA. 22656 0.27 RA 2 0 0 0 P 44 A 163 RITTER JUANITA M 688 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.63 RA 2 605 511 0 0 Q 44 A 164 RITTER JUANITA M 688 OLD CHARLES TOWN RD STEPHENSON VA 226561 0.64 RA 2 605 5111 0 0 R 44 A 165 RITTER JUANITA M 688 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.69 RA 2 605 5111 0 0 S 44 A 139 MCKEE ANNA B & LESTER W 102 FAIRWAY DR WINCHESTER VA 22602 0.92 RA 2 866 12991 0 0 T 44 A 166 RUSSELL ROBERT H ETALS 704 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.83 RA 2 866 13051 0 0 U 144 A 208 GOLLER ACTRESS I 776 OLD CHARLES TOWN RD STEPHENSON VA 22656 1.25 RA 2 0 2001 7462 V 44 A 209 AFFLECK RODNEY L 786 OLD CHARLES TOWN RD STEPHENSON VA. 22656 1.23 RA 2 743 506 0 0 W 44 A 210 JONES WILLIAM C JR & BRENDA L 796 OLD CHARLES TOWN RD STEPHENSON VA 22656 1.24 RA 2 758 1072 0 0 X 44 A 211 KNUPP RICHARD R & BONNIE R PO BOX 97 STEPHENSON VA 22656 1.25 RA 2 0 0 0 Y 44 A 212 HAYES JACK L 734 JORDAN SPRINGS RD STEPHENSON VA 22656 1.82 RA 2 0 2003 10006 Z 44 A 218 KRASICH DINAH G & JOHN E 776 JORDAN SPRINGS RD STEPHENSON VA 22656 3.21 RA 2 856 164 0 0 AA 144 A 213 LAFFOLLETTE ALLEN LEE 744 JORDAN SPRINGS RD STEPHENSON VA. 22656 0.43 RA 2 312 173 0 0 BB 44 A 214 CAMERON ROY C. & MILDRED F. 752 JORDAN SPRINGS RD STEPHENSON VA. 226561 0.43 RA 2 315 501 0 0 CC 44 A 215 AL-SWAITY MANAR 760 JORDAN SPRINGS RD STEPHENSON VA 226561 0.43 RA 2 0 2005 16222 DD 44 A 216 TYSON BAKER B & SHIRLEY P 768 JORDAN SPRINGS RD STEPHENSON VA 22656 0.41 RA 2 923 583 0 0 EE 44 A 219 NELSON MICHAEL 784 JORDAN SPRINGS RD STEPHENSON VA 22656 1.16 RA 2 0 2008 3007 FF 44 A 220 BOHNENKAMP GARY BOHNENKAMP KRISTI 214 LITTLER LN STEPHENSON VA 22656 1.22 RA 2 01 2006 8696 GG 44 A 221 TRAVERS GEORGE 0. 804 JORDAN SPRINGS RD STEPHENSON VA 22656 1.22 RA 2 378 656 0 0 HH 44 A 222 MCGAFFICK ROGER A & MARY S 816 JORDAN SPRINGS RD STEPHENSON VA 22656 1.22 RA 2 482 42 0 0 11 44 A 223 MILBURN DONALD L & KIMBERLY M 826 JORDAN SPRINGS RD STEPHENSON VA 226561 1.22 RA 2 765 1554 0 0 JJ 44 A 224 SMITH MITCHELL B 836 JORDAN SPRINGS RD STEPHENSON VA 22656 1.20 RA 2 0 0 0 KK 44 A 225 LINK STEVE A & DENNIS W PO BOX 236 STEPHENSON VA 22656 1.21 RA 2 0 2001 17789 ILL 44 A 226 WILLS JERRY MICHAEL & YVONNE 856 JORDAN SPRINGS RD STEPHENSON VA 22656 1.19 RA 2 1 0 2004 25803 MM 44 A 228 GORDON SHAWN MICHAEL 868 JORDAN SPRINGS RD STEPHENSON VA 22656 2.57 RA 2 0 2005 5546 NN 44 A 229 ESTEP DONALD L & HELEN L PO BOX 66 STEPHENSON VA 22656 0.63 RA 2 786 218 0 0 00 44 A 231 ESTEP DONALD L & HELEN L PO BOX 66 STEPHENSON VA 226561 0.65 RA 2 786 218 0 0 PP 44 A 231 B FAUVER HARRY S JR 906 JORDAN SPRINGS RD STEPHENSON VA 226561 0.95 RA 2 427 335 0 0 QQ 44 A 230 HEPNER STEPHEN K. 918 JORDAN SPRINGS RD STEPHENSON VA 22656 0.63 RA 1 2 706 7861 0 0 RR 44 A 231A FAUVER HARRY S JR 906 JORDAN SPRINGS RD STEPHENSON VA 22656 0.56 RA 2 404 1991 0 0 SS 44 A 232 HEPNER STEPHEN K. 918 JORDAN SPRINGS RD STEPHENSON VA 22656 1.12 RA 2 706 7861 0 0 TT 44 A 233 HEPNER STEPHEN K. 918 JORDAN SPRINGS RD STEPHENSON VA 22656 2.27 RA 2 706 786 0 0 UU 44 A 234 PEARSON ROBBIE M 962 JORDAN SPRINGS RD STEPHENSON VA 22656 0.66 RA 2 0 2008 3538 V V 44 A 235 PEARSON ROBBIE M 962 JORDAN SPRINGS RD STEPHENSON VA 22656 0.66 RA 2 0 2008 3538 W W 44 A 236 MERRITT GERALD WRIGHT 976 JORDAN SPRINGS RD STEPHENSON VA. 226561 1.37 RA 2 388 13 0 0 XX 44 A 286 HEIRS OF DORIS KINES C/O THERESA K GIBBS 1968 FAIRFAX PIKE WHITE POST VA 22663 0.71 RA 2 0 0 12262 YY 44 A 287 HEIRS OF DORIS KINES C/O THERESA K GIBBS 1968 FAIRFAX PIKE WHITE POST VA. 22663 0.66 RA 2 01 0 12262 ZZ 44 A 288 WALTERS WAYNE E 183 QUIET PLACE LN BERKELEY SPRINGS WV 25411 0.66 RA 2 323 430 0 0 AAA 44 A 289 LOFTHOUSE ELSIE A PO BOX 2256 WINCHESTER VA. 22604 0.66 RA 2 0 2002 4624 BBB 44 A 291 WEBB III CONSTRUCTION INC 1386 WRIGHTS MILL RD BERRYVILLE VA 22611 1.33 RA 2 0 2007 7552 CCC 45 93 2 HOFFMAN WILLIAM D. & PATSY L. PO BOX 22 STEPHENSON VA 22656 7.611 RA 2 585 442 0 0 DDD 45 93 1 KREER THOMAS KREER CRIS 1081 JORDAN SPRINGS RD STEPHENSON VA J22604 22656 5.991 RA 1 2 0 2005 25649 EEE 44 A 285 FOREMAN RICHARD T FOREMAN FAY L PO BOX 4674 WINCHESTER VA 1 1.501 RA 1 2 01 2005 13307 10/9/2008 Source: Frederick County GIS, April 2008 1 of 2 Adjoining Property Owners Listinoo • Snowden Bridge 0 • File 2760E Label Tax Map Number Owner Mailing Address City & State ZIP Acreage Zoning Land Use Deed Book Pa a Inst Year Inst Number FFF 44 A 237 ROBERTS CHRISTINE K & EDDIE R SR & GIBBS THERESA K & DAVID B 1968 FAIRFAX PIKE WHITE POST VA 22663 0.25 RA 2 0 2001 7685 GGG 44 A 238 SHRECK CATHERINE EST. 208 GREENFIELD AVE WINCHESTER VA. 22602 2.00 RA 2 0 0 0 HHH 44 A 207 LUDWICK JAMES L & NANCY L 779 OLD CHARLES TOWN RD STEPHENSON VA. 22656 1.50 RA 2 583 580 0 0 1 1 1 44 A 206 LAKE JAMES T. & HELEN E. 771 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.25 RA 2 425 859 0 0 JJJ 144 A 202 BRAGG DAVID L PO BOX 174 CLEARBROOK VA 22624 0.37 RA 2 767 681 0 0 KKK 44 A 205 BRAGG DAVID L PO BOX 174 CLEARBROOK VA 22624 0.75 RA 2 767 6811 0 0 LLL 44 A 167 RIDENOUR ELMER W H RIDENOUR KRISTINE L 731 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.50 RA 2 01 2005 16390 MMM 44 A 168 SHANHOLTZER TIMOTHY A SHANHOLTZER LISA E 721 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.46 RA 2 01 2006 141 NNN 0 0.00 01 0 0 000 44 A 169 BUSSERT GERALD & JOAN E. & 707 OLD CHARLES TOWN RD STEPHENSON VA. 22656 1.65 RA 2 556 467 0 0 PPP 44 A 170C ANDERSON JOHN KENNETH ANDERSON RUBY PEARL PO BOX 27 STEPHENSON VA. 22656 6.00 RA 2 600 82 0 0 QQQ 44 A 170 WINCHESTER GUN CLUB INC PO BOX 2012 WINCHESTER VA 22604 14.41 RA 2 874 1642 0 0 RRR 44 A 173 ELLIS LEONARD C. JR. C/O ELLIS WAREHOUSE & MINI STG 10487 WASHINGTON HWY GLEN ALLEN VA 230591 0.00 M1 4 579 104 0 0 SSS 44C 1 15 LOUZONIS JOSEPH THOMAS JR 543 OLD CHARLES TOWN RD STEPHENSON VA 22656 0.76 RA 2 379 686 0 0 TTT 44C 1 A COLLETT JOEL A. & DIANE L 527 OLD CHARLES TOWN RD STEPHENSON VA 22656 1.54 RA 2 7441 535 0 0 UUU 44 A 138A O'ROARK NORWOOD T. & LAURA W. 380 OLD CHARLES TOWN RD STEPHENSON VA. 22656 12.96 RA 2 537 709 0 0 V V V 44 A 31 STEPHENSON ASSOCIATES LC PO BOX 2530 WINCHESTER VA 22604 35.67 R4 5 0 2003 5766 W W W 44 A 29 SLAUGHTER JUDITH MCCANN 562 MILBURN RD_ WINCHESTER VA 22603 150.15 RA 5 0 2002 469 XXX 44 A 25 CRIDER & SHOCKEY INC OF WV PO BOX 2530 WINCHESTER VA 22604 51.68 RA 6 0 2003 25588 YYY 44 A 26 CRIDER & SHOCKEY INC OF WV PO BOX 2530 WINCHESTER VA 226041 170.00 RA 6 01 2003 25588 ZZZ 44 A 28B UNGER KENNETH R. 288 MILBURN RD WINCHESTER VA. 22603 25.00 RA 5 460 7381 01 0 AAAA 55 A 6 HULVER JOSEPH F T JR 1023 REDBUD RD WINCHESTER VIRGINIA 22603 24.04 RA i 5 0 0 0 BBBB 55 A 7C OATES GARY K & CONSTANCE J 1071 REDBUD RD WINCHESTER VA 22603 5.00 RA 2 0 2005 28103 CCCC 55 A 7E OATES GARY K & CONSTANCE J 1071 REDBUD RD WINCHESTER VA 22603 5.02 RA 2 0 2005 28103 DDDD 55 A 8 SCHWARTZMAN BERNARD 1105 REDBUD RD WINCHESTER VA 22603 25.90 RA 5 414 469 0 0 EEEE 55 A 9 STOTLER DONALD L 1141 REDBUD RD WINCHESTER VA 22603 0.00 RA 5 01 0 0 FFFF 55 A 10 PENTON E GLENN & BIGGS DAWN R 221 SETTLERS LN STEPHENSON VA 22656 0.00 RA 5 841 1845 0 0 GGGG 55 7 13 NICELY DONNA L NICELY PAUL 261 LICK RUN XING STEPHENSON VA 22656 5.00 RA 2 0 2006 12714 HHHH 55 7 13A MIDDLETON TIMOTHY L & DONNA L 223 LICK RUN XING STEPHENSON VA 22656 17.93 RA 2 0 2005 19444 1 1 1 1 55 7 15 SIRBAUGH SAUNIE D. 290 LICK RUN XING STEPHENSON VA 22656 12.87 RA 2 641 110 01 0 JJJJ 55 7 14 MEIER WILLIAM G III & BARBARA E 270 LICK RUN XING STEPHENSON VA 226561 12.06 RA 2 744 437 0 0 KKKK 55 7 14A MEIER WILLIAM G III & BARBARA E 270 LICK RUN XING STEPHENSON VA 22656 6.391 RA 1 2 0 2003 603 LLLL 144 A 294A AITKEN GREIG D W & WALLACE TONIE M 11160 JORDAN SPRINGS RD STEPHENSON VA 22656 176,251 RA 1 6 0 2000 11813 MMMM 144 A 294 AITKEN GREIG D W I& WALLACE TONIE M 11160 JORDAN SPRINGS RD STEPHENSON VA. 22656 0.001 RAB2 1 5 0 2002 8453 10/9/2008 Source: Frederick County GIS, April 2008 2 of 2 MASTER DEVELOPMENT PLAN #05-08 SNOWDEN BRIDGE, PART A AND B Staff Report for the Planning Commission Prepared: November 20, 2008 Staff Contact: Amber L. Powers, Planner I This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 11/05/08 Pending Board of Supervisors: 12/10/08 Pending LOCATION: The subject properties are located on the south side of Old Charles Town Road (Route 761) and Jordan Springs Road (Route 664) and east of Milburn Road (Route 662). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 44-A-292, 44-A-293, and 44-A-31 A PROPERTY ZONING & PRESENT USE: Zoned: R4 (Residential Planned Community) District Use: Residential and Undeveloped ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA Use: Residential & Vacant South: RA Use: Residential & Vacant East: RA Use: Residential & Vacant West: RA Use: Residential & Vacant PROPOSED USE: This MDP proposes a revision to the previously approved Residential Planned Community identified as Land Bay IIIA Part A (231 acres), and slight revisions to the Part B MDP application (54.5 acres) which has not previously received approval. This MDP proposal represents all of Land Bay IIIA including Parts A and B. MDP #05-08, Snowden Bridge November 20, 2008 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The revised master development plan for this property appears to have significant measurable impact on Routes 761 and 11, the VDOT facilities which would provide access to the property. The revised master development plan dated February 22, 2008 appears acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual. Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- way dedications, traffic signalization and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Please provide a paper copy, as well as an electronic copy, of the revised master development once the County has approved. Frederick County Fire Marshal: Plans approved as submitted. Frederick County Public Works: Upon review of the revised plan dated February 22, 2008, all of our previous comments have been addressed. Therefore, we recommend approval of the subject site plan. Frederick County Inspections Department: Comments shall be made at subdivision stage. No comments at this time. Frederick County Sanitation Authority: Revision 1 — 1" submittal approved. GIS Department: Valise Way has been approved and added into the system. Structure numbering will be assigned during the permit/construction phase of development. Parks and Recreation: Review of MDP dated 8/25/08; either option for Recreational Facilities and required parking would meet this portion of the recreation unit requirements. The developer is now providing trail connectivity from Kearsarage Court and Bormann Court to the private trail system which will improve non -vehicular modes of transportation to these residents. Frederick County Public Schools: We offer the following comments: 1. The cumulative impact of this project and other projects in various stages of development in northeastern Frederick County will necessitate future construction of new schools and support facilities to accommodate increased student enrollments. The exact number of the various types of housing in Snowden Bridge is not known at this time, so an example will be used to illustrate the impact of Snowden on Frederick County Public Schools: Based on a buildout of 2,464 total units (exclusive of affordable housing for the elderly) and a split of 30% age -restricted housing, 40% single-family detached, 20% single-family attached, and 10% multifamily, we estimate that this development will house 220 high school students, 187 middle school students, and 354 elementary school students. In order to properly serve these 761 students, Frederick County Public Schools would outlay $26,936,000 in capital expenditures and $7,774,000 annually in operating costs. 2. We acknowledge the cash proffers of $3,925.00 per non -age -restricted dwelling unit plus the land donation, which equates to $220 per non -age -restricted dwelling unit, for a total of $4,135 per unit. Using the example above, cash and land proffers total $7,137,010. This would defray 26.5% of our capital costs noted above. 3. We acknowledge proffers donating 20 acres of land for a school site, providing access for Snowden Bridge residents to the school site from internal roads, and providing the MDP #05-08, Snowden Bridge November 20, 2008 Page 3 school access to water and sewer. Frederick County Public Schools is concerned about all land development applications. Both capital expenditures and annual operating costs are significantly increased by each approved residential development, as is illustrated above. Winchester Regional Airport: It appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed development lies within the airport's airspace it does fall outside of the airport's Part 77 surface. The Airport does request the opportunity to comment on future construction site plans of commercial buildings or communication towers to ensure compatibility with Airport surfaces/operations. Planning & Zoning: A) Location The subject site is located east of Milburn Road (Route 662), south of Old Charles Town Road (Route 761), and southwest of Jordan Springs Road (Route 664), approximately 2,000 feet east of Martinsburg Pike (Route 11 North). The parcels comprising the site are located wholly within the Stonewall Magisterial District. Numerous parcels adjoin the project site, all of which are zoned RA (Rural Areas) and are either undeveloped or established with residential or agricultural land uses. B) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA District. On September 24, 2003, the Board of Supervisors approved Rezoning #06-03 which rezoned the 794 acres to R-4 (Residential Planned Community) with proffers. The proffers limit the number of housing units to 2,455, (of which 30-53% will be single family, 10-30% will be townhouses and 7-30% will be Multifamily). The proffers also require a minimum of 239.5 acres of designated open space. C) Project History The initial MDP for 285.5 acres, Land Bay IIIA, was submitted in 2005. Originally, the planned location for Route 37 ran through the southern portion of Land Bay IIIA, so in an effort to allow for the timely development of the northern portion of the Land Bay, and to allow time for the resolution of the Route 37 issue, it was agreed that the southern 54.5 acre portion of the land bay be removed from the original MDP application, thus dividing Land Bay IIIA into Parts A and B. Since then, the 231 acre, Part A portion of this development has received MDP approval and has undergone several revisions. Presently, Part A is being developed in accordance with the approved MDP # 14-07. The current MDP application does include several minor changes from the road layout, recreation locations, and housing types identified in MDP # 14-07. MDP 905-08, Snowden Briage November 20, 2008 Page 4 Since the original decision to separate Land Bay IIIA into two pieces, the County has approved the relocation of the planned Route 37 to the southernmost portion of the parcel identified as 44- A-31A. With Route 37 no longer located within the Part B portion of this Land Bay, the applicant has chosen to rejoin parts A and B into a single MDP application. This application proposes some minor changes within the Part A portion of Land Bay IIIA, as well as additional residential units and roads within the Part B portion. D) Site Suitability & Proiect Scone Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use Compatibility: The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the County where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The subject properties are located within the boundaries of the Northeast Land Use Plan area. This Plan identifies the future land use as a Planned Urban Development; the present zoning is consistent with this PUD designation. The Northeast Land Use Plan also identifies the approximate path of the future Route 37 corridor. • The submitted Master Development Plan for Land Bay IIIB does not provide for, or address, the corridor planned for the proposed Route 37 extension as Route 37 no longer impacts Part A or B. However, the future Master Development Plans for the development of Land Bays IV and V are expected to address the Route 37 extension. Transportation: This MDP application proposes several minor changes within the Part A portion of the Land Bay, including: • The addition of a right-in/right-out entrance along the major collector road identified as Snowden Bridge Boulevard. Previously terminating in a cul-de-sac, Dutchman Court would be extended to Snowden Bridge Boulevard. This revision meets road spacing requirements, and provides a right turn lane to maintain the flow of traffic on Snowden Bridge Boulevard. • The conversion of Blackford Drive's unrestricted entrance onto Snowmen Bridge Boulevard to a right-in/right-out entrance. MDP 405-08, Snowden Bridge November 20, 2008 Page 5 • The addition of Honeycomb Road to the North of Blackford Drive to accommodate the replacement of courtyard style homes (type 4) with townhomes (type 6). The MDP application also includes plans for the Part B portion of the project including: • Additional Active Adult Community residential units within the Part B area as well as additional roads that are to be a part of the community's private road system. • The addition of Single Family Detached housing into the Part B area and the construction of additional public roads to serve these residential units. Recreation: This MDP application proposes the following recreation -related changes: • A removal of one of two recreational sites: either the one south of Northumberland, or the site to the north of Northumberland. The two sites are now identified as "Rec. Option One" and "Rec. Option Two" in the application. (Note that with this change the applicant will still meet recreation -related Proffers.) • Expansion of the Pedestrian Trail System within the boundaries of the Part B portion of the project. STAFF CONCLUSIONS FOR THE 11/05/08 PLANNING COMMISSION MEETING: The Master Development Plan application for the Snowden Bridge project appears to be in general conformance with the policies of the Comprehensive Policy Plan and the requirements of the Zoning Ordinance. Parts A and B combined would account for 285.5 acre of the 794 acre site that was rezoned to the R-4 zoning district in September of 2003. This MDP remains within the requirements outlined by the proffers from that rezoning, including the set proportions between different housing types, as well as open space and recreation amenity commitments. If approved, this Master Development Plan would enable the implementation of the proffered Generalized Development Plan for this R-4 Property, and would include a total of 920 residential units, and 57 acres of open space. The Planning Commission will note that due to the small scope of the changes proposed as a part of this MDP application, an abridged version of the MDP has been included in the agenda package. A complete, nineteen page set of the revised MDP application is on file at Planning Department office, and is available for review. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. Staff is ultimately seeking administrative approval authority of the Master Development Plan. Eric Lawrence From: Evan Wyatt [ewyatt@greenwayeng.com] Sent: Wednesday, October 15, 2008 4:36 PM To: Eric Lawrence Cc: Bev Dellinger; Kurt D. Pennington Subject: RE: Snowden Bridge MDP Hi Eric, I did some research on your inquiry and found the following: 1) The last three I1,1DPs approved by the County on July 31, 2008, April 16, 2007 and February 22, 2006 only referenced tax parcels 44-A-31A, 44-A-292 and 44-A-293 on the cover sheet. 2) A portion of tax parcel 44-A-31 was part of the original rezoning application. This was the portion of the parcel that was located east of the core battlefield area boundary. 3) There was an approved BLA Plat for tax parcel 44-A-31 on June 25, 2004 which took the 272.78 acre parcel and adjusted it to 92.07 acres. The 92.07 acres was the portion that remained RA District following the rezoning approval Tax parcel 44-A-31 may be referenced on earlier plans as Snowden Bridge Boulevard traverses this parcel to access the R4 District parcels; however, it shouldn't be considered part of the project as it is still zoned RA District. If previous MDP Applications identified the parcel then that would have been an error on our part and I would recommend that we keep the parcel reference off of this and any future applications unless you think it should be there. I hope this information is of assistance - please let me know what you think and we'll go from there. Thanks, Evan From: Eric Lawrence [ma iIto: elawrenc@co.frederick.va. us] Sent: Wednesday, October 15, 2008 3:09 PM To: Evan Wyatt Cc: 'Bev Dellinger' Subject: Snowden Bridge MDP Hi Evan - In preparing our file for the revised Snowden Bridge MDP, we noted that the latest MDP application (dated Oct 2008) has omitted PIN # 44-A-31; earlier MDP revisions contained this parcel. Was that an oversight, or was there purpose behind the omission? Thanks for some insight. Eric R. Lawrence, AICP Director, Department of Planning and Development Frederick County 107 N. Kent Street Winchester, VA 22601 540-665-5651 540-665-6395 (fax) elawrenc@co.frederick.va. us htto://www.co.frederick.va.us/PlanninoAndDevelooment/PIanninoAndDev.htm www.co.frederick.va.us September 30, 2008 Greenway Engineering Attention: Kurt Pennington 151 Windy Hill Lane Winchester, VA 22602 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 R E ECEIVED LENGIN r Zoos N AY .EERING RE: Revised Master Development Plan Review Comments Snowden Bridge Land Bay III (Part A & B Recombined) Property Identification Numbers (PINS): 44-A-31A, 44-A-292 and 44-A-293 Dear Kurt: I have had the opportunity to review the MDP submission for Land Bay III which was received by this office on September 12, 2008. Please adequately address each of the comments listed below prior to resubmission of the master development plan referenced above. Review Comments: 1. Route 37. Issues regarding Route 37 should be addressed and noted once the matter is resolved either on the MDP itself, or in a letter to be included in the file. 2. Proffered Chart Information. On sheet 6, the provided chart should match Exhibit E from the rezoning proffers; see the marked copy for further information. 3. Pedestrian trails. Assure that pedestrian trails and connections are provided between neighborhoods and as links between roads and cul-de-sacs; see the marked copy for further information. 4. Mixed Residential Housing Type Proportions. The Proffers for this development indicate that Land Bay III is mixed residential (with 30 to 50 percent of the total housing units built falling under the single family detached housing type, 10 to 30 percent falling under the townhouse unit type, and 7 to 30 percent under the multifamily housing type which includes active adult sections). The most recent submission indicates a marked increase in the number of single family detached homes being proposed and this will require that future sections provide the balance necessary to meet the proffered housing type proportions. 5. Road Layouts. Please confirm that the road layout proposed is accurate. The proposed MDP does currently include some minor changes to the road plan approved as a part of the MDP 14-07. These changes are highlighted on the marked copy of this MDP 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Kurt Pennington, Greenway Engineering Re: Revised MDP Snowden Bridge Land Bay III (Part A & B) Page 2 September 30, 2008 submission. Note that some of these changes, including the addition of two road intersections along Ellison Way, are not shown on the currently approved SDP. In its present form, the proposed road layout will necessitate minor SDP revisions to some of the Subdivision Design Plan sections. 6. Recreation Sites. Previously approved MDPs and respective SDPs indicate that the recreation centers located on Dutchman Court and Patriot Court are each to be developed, and not proposed as options for a single recreation site. 7. Agency Comments. Based on the dates of agency approvals and the dates of the MDP revisions, it does not appear that all agencies have had the opportunity to review and/or approve of the changes included in this most recent MDP. As an example, the road layout of what was originally Part B of the current MDP has not been reviewed by VDOT since the administratively approved Part A changes made to the development's road network. It would seem prudent to submit the current MDP application to all Agencies along with copies of their previously -issued comments, and ask that they reaffirm their original comments or issue a new comment if they feel it is necessary. Please address the above comments and resubmit. Approval from the following agencies will be required prior to granting an administrative approval of this revised plan: Virginia Department of Transportation and Frederick County Fire Marshal. Please do not hesitate to contact me with questions regarding this letter. Sincerely, 7 PeW_Al�� Amber Powers Planner I ALP/bad Attachment cc: Brookfield Washington, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 w z S REQUESTING AGENT: DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA Department, Agency, or Company: - Mailing and/or Billing Address: Telephone: E-mail Address: GIS, MAPPING, GRAPHICS WORK REQUEST DATE RECEIVED: D 1/0 ESTIMATED COST OF PROJECT: DESCRIPTION OF REQUEST: (Write C04zk M lip's P I0s 114 4 ox9 r Ll'-/—A 313 ),4 DIGITAL: PAPER: SIZES: COLOR: BLACK WHITE: STAFF MEMBER: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: COMPLETION DATE: FAX: FAX: i=E-:MAIL' S��09UT PT,3 J) N -- li ,i I -A NUMBER OF COPIES: HOURS REQUIRED: AMOUNT PAID: CHECK NO-# Frederick County GIS, 107 North Kent Street,'W-inchester, VA 22601, (540)665-5651) GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 19;i Winchester, Virginia 22602 T R A N S M I T T Project Name: Snowden Bridge MDP — LBIII Phase I File No: 2760B Date October 9, 2008 To: FC Planning Attn: Amber Powers Copied Delivery: ❑ Fed Ex ❑ Other ❑ U.S. Mail OCT 9 2008 A L From: Evan Wyatt GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 ® Courier ❑ Pick Up ❑ Urgent ® For Your Review ❑ As You Requested ® Please Comment Message: Hi Amber, Please find attached the information required for the Snowden Bridge MDP filing including the following: New Application Form; New Adjoining Property Owner Map and Mailing Address; Copy of Original Application fee Check; All Applicable Review Agency Comments; 70 Copies of the Amended MDP Plan Sets in 11 x 17 Format; 1 Full Size Copy of the Amended MDP Plan Set. Please review this information and advise me if there is any additional information needed at this time. Thank you for your continued assistance with this project. Evan Hand Delivery and Pick Ups Only: Received By: Please Print Name: Date: Time: GREENWAY ENGINEERING, INC. 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 October 9, 2008 Frederick County Planning Department Attn: Amber Powers, Planner 107 North Kent Street Winchester, VA 22601 RE: Snowden Bridge Master Development Plan Filitlg Dear Amber: 01:T 9 2008 On behalf of Brookfield Stephenson Village, LLC and Stephenson Associates, LC, please find enclosed the Snowden Bridge Master Development Plan — Landbay Development LB-111 Phase 1 filing for the November 5, 2008 Planning Commission Agenda. This Master Development Plan accounts for the 285.5± acre area that was originally proposed for consideration by Frederick County in calendar year 2005. To date, our clients have received County approval for a portion of this original area, including approvals by the Board of Supervisors and administrative approvals by staff: therefore, this filing is intended to allow for County approval of the entire 285.5± acre area. Please find enclosed the Application Form, a copy of the original Application Fee in the amount of $30,550.00, a current adjoining property owner map an mailing list, all applicable review agency comments, including an updated comment from the Fire Marshal's Office for the proposed private access drive around the townhouse land bay, and an updated comment from the Department of Parks and Recreation for the additional private trail connections and the two location options associated with the non -age restricted community center facilities. As you know, it was determined that the Master Development Plan set would be an 11 x 17 format and only include the applicable plan sheets that were amended. We have identified all amended areas on each applicable plan sleet with red bubble areas to draw attention to this matter, and have provided 70 copies of the amended plans for distribution and a full size copy of the amended plan set for vour use. Please contact me if you have any questions regarding this information or if you need anything else at this time. Sincerely, I Evan W att. A1CP Greenway Engineering Cc: Sara Kroll, Brookfield Homes John Good, Shockey Companies Tv Lawson. Lawson & Silek Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 FAX 540-722-9528 File #2760F www.greenwayeng.com DATE CHECK NO. AMOUNT 3/22/2005 000009 *****30550.00 PAY Thirty Thousand Five Hundred Fifty and 00/100---------- -- ------------- TO THE TREASURER OF FREDRICK COUNTYORDER OF 4 Bank of America,��� Bank of America, N.A. 11800000911' 1:0 5 L0000 L 4 004 L 2 70 34 3 5 P5 APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Snowden Bridge -Master Development Plan Landbay Development — LB III — Phase 1 2. Owner's Name Stephenson Associates, LC Brookfield Stephenson Village, LLC (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering, Inc. Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: 540-662-4185 4. Design Greenway Engineering, Inc. Company: Address: Same Phone Number: Same Contact Name: Evan Wyatt, AICP 5. Location of Property The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) 6. Total 285.5 acres Acreage: 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: North South East West 44-A-292, 44-A-293, 44-A-31, 44-A-31A R4-Residential-Planned Community Residential -Undeveloped Residential -Planned Community Property Identification Property Uses Numbers On File f) Magisterial District: Stonewall 8. Is this an original or amended Master Development Plan? Original ❑ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be completed prior to the submission of my master development plan application. Signature: Date: Frederick Countv, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike Winchester, VA 22603 (540)-535-1828 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name Address Phone Number Greenway Enineerm 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Snowden Bridge (Stephenson Village) Revised Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Virginia Department of Transportation's Comments: See attached email from VDOT to Greenway Engineering dated April 7, 2008. Snowden Bridge - VDOT C(—ments to Revised Master Development plan Page 1 of 1 Kurt D. Pennington From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd. Ingram @ VDOT.Virginia.gov] Sent: Monday, April 07, 2008 3:01 PM To: Kurt D. Pennington Cc: Ingram, Lloyd; cperkins@co.frederick.va.us; mcheran@co.frederick.va.us Subject: Snowden Bridge - VDOT Comments to Revised Master Development Plan The revised master development plan for this property appears to have significant measurable impact on Routes 761 and 11, the VDOT facilities which would provide access to the property. The revised master development plan dated February 22, 2008 appears acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Please provide a paper copy, as well as an electronic copy, of the revised MDP once the County has approved. Thank you for allowing us the opportunity to comment. <<S C N_20080407145316_001. pdf>> Lloyd A. Ingrain, Transportation Engineer Virginia Department of Transportation Edinburg Residency — Land Development 14031 Old Valley Pike Edinburg, Virginia 22S24 Phone #(540) 9S4-5611 Fax #(540) 984-5607 4/8/2008 -FW: Snowden Bridge, Sectic Page 1 of 2 Kurt D. Pennington From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd. Ingram @ VDOT.Virginia.gov] Sent: Wednesday, February 21, 20071:03 PM To: Kurt D. Pennington Cm Ingram, Lloyd; mcheran®co.frederick.va.us; Baluch, Stephen; Mark D. Smith; Copp, Jerry Subject: FW: Snowden Bridge, Section 11 This is to acknowledge receipt of your revised plans with latest revisions dated 1/11/07 for the referenced. project. The application for subdivision of this property appears to have little measurable impact on Snowden Bridge Blvd., the new roadway which would provide access to the property. This section of street is currently not in the State's Secondary Road System. The construction of the street entrance at Snowden Bridge Blvd. has been included and approved as part of the Snowden Bridge Blvd. roadway plans. Since none of the streets in this section are proposed for acceptance into the State Secondary System, as indicated in your January 15, 2007 transmittal, we did not do a detailed engineering review of the roadway design. Should any of the streets subsequently be proposed for acceptance by VDOT, it will be necessary to resubmit the plans for VDOT approval prior.to construction. We offer the following comments for your consideration: 1. On sheet 1 we would recommend a note be added in the 'Project Information'. section to clarify, as stated in your January 15., 2007 transmittal, that 'All streets for this section will be private'. Rather than removing the many references to the VDOT Inspector throughout the plans, e.g. on roadway cross section drawings, we - - -- -- -----would recommend a further -note to indicate that 'References -to -the VDOT - -- - -- Inspector are not applicable to the construction of all private roadways in this section'. 2. On all sheets, is 'SPIENDOUR GARDEN' supposed to be 'SPLENDOUR GARDEN'? 3. On sheets 11-13, the note about CD-1 underdrains should read as follows: CD-1 underdrains are required at the lower end of cuts,,. CD-2 underdrains are required. at roadway sags; all underdrains are to be tied to DI structures. 4. On sheets 11-13, sight lines should be shown at all street and. alley intersections, and easements should provided where needed to preserve adequate intersection. sight distance. 5. On sheets 11-12, for sidewalks less than 5 feet wide, minimum 5-foot x 5-foot passing areas need to be provided every 200 feet (VDOT IIM-LD-55.8, Rev. 4/12/06, page 2), e.g. along one side of Orchard Overlook Drive and Haversack Ct. 6. On sheet 12, at the intersection of Ellison Way and Astrugal Dr., add one CG-12C (or CG-12B) curb ramp along Ellison Way opposite one of the CG-12A ramps at Astrugal Dr. 7. On sheet 13, at the intersection of Ellison Way and Detachment Dr., add one CG- 12C (or CG-12B) curb ramp along Ellison Way opposite one of the CG-12A ramps at if ^"%P1M-/ -FW: Snowden Bridge, Sectic Page 2 of 2 Detachment Dr. 8. On sheets 23-28 in the roadway cross section drawings, the note about CD-1 underdrains should read as follows (same as noted above): CD-1 underdrains are required at the lower end of cuts; CD-2 underdrains are required at roadway sags; all underdrains are to be tied to DI structures. 9. On sheets 23-28 in the roadway cross section drawings, UD-4 underdrains would typically not be required by VDOT for local subdivision streets with less than 1,000 ADT (VDOT Pavement Design Guide for Subdivision and Secondary Roads, Rev. 2000, p. 18). 10. On sheets 23-28 in the roadway cross section drawings, we would recommend a slight adjustment of the fire hydrant location to allow at least.a 1-foot offset from the edge of sidewalk. Objects closer.than 1 foot to the sidewalk posea snagging hazard and reduce the effective width of the sidewalk. It appears a 1-foot offset to the sidewalk would still allow for the VDOT minimum offset of 1.5 foot from the face of curb. On sheet 29, in the storm sewer profiles, storm structures STR-2 and STR-3 would require VDOT standard DI-4CC for use with pipe greater than 30". 12. On sheet 29, in the storm sewer profiles, storm structures STR-5 would require VDOT standard DI-413 for use with pipe greater than 30". 13. On sheet 36, add VDOT standard sheets DI-4A,4B,4C (sheets 1 and 2) and DI- 4AA,4BB,4CC (1 sheet). Thank you for allowing us the opportunity to comment. If you have any questions concerning any of the comments, .please call me. or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829.. <<CommentSheet.pdf>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) '4i'7')i'7rn'7 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Vi rgi ni a Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: VirginiaDepartment of Transportation Attn: Resident Engineer 2275 Northwestern Pike Winchester, VA 22603 (540)-535-1828 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Stephenson Village Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan SprinasRoad Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. VirginiaDepartment of Transportation's Comments: The master development plan for this property appears to have significant measurable impact on Routes 11 and The submitted master development plan appears acceptable to VDOT. traffic flow data from the I.T.E. Trio Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and dIdIlIdge. FrIUf M CU11MULM11 U11 tilt StdttS IlYht-Uf--Wdy the developm will need to cipply to tl,fT'- office for issuance of appropriate permits to cover said work. Control number MDP07-0014R Project Name Snowden Bridge Address 151 Windy Hill Lane Type Application Revised Master Developme,t Currert Zoning R Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Not identified Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Plans approved as submitted. Dille received 2122J2008 City Winchester Tax ID Number 44-A-31A, etc. Date reviewed 2/29/2008 Applicant Greenway Engineering State Zip VA 22502 Fire District 13 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Not idertifietl Roacway/Aisleway Width Not Identified Rate Revised Applicant Phone 540-862-4185 Rescue District 13 Election District Stonewal! Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Plan Approval Recar,mended Reviewed By Signature Yes J. Neal Title f —. --- Control number MDP05-0003R Project Name Stephenson Village Address 151 Windy Hill Lane Type Application Master Development Current Zoning R4 Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 5/12/2005 City Winchester Tax ID Number Date reviewed 5/12/2005 Applicant Greenway Engineering State Zip VA 22602 Fire District 13 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Not Identified Roadway/Aisleway Width Adequate Plan Approval Recommended Reviewed By Yes Timothy L. Welsh Date Revised 5/12/2005 Applicant Phone 540-662-4185 Rescue District 13 Election District Stonewall Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No MAY 1 6 2005 Signature � TiUe FREDERICKK COUNTY • 0 Request for Master Development Plan Comments Frederick County Inspections Department iv&.Q Mail to: Hand deliver to: r FEB p, k V08 Frederick County Inspections Department 4` Floor FREDERICK Attn: BuildingOfficial 107 N. Kent Street toM tvvrtl~ a tNSF�a'is 107 N. Kent Street Winchester, VA d Winchester, VA 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering, Inc. Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Snowden Bridge (Stephenson Village) Revised Master Development Plan Location of property: The propert_yis located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Frederick County Inspections Department's Comments: 127r1teA7-k shu/( be..-�-,46ze_ S4bdIV)516', Nv 01).3, rnen -t-S a — 44-n 5 4-1 rwe Frederick County Inspections use only�; Date re -viewed Review Number l 2 3 4'5 (please circle one) Date reviewed Date approvedg Revision required Signature and Date C • Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: 4�' Frederick County Inspections Department Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copies of the MDP with the sheet. Applicart's Name: Address Phone Number Greenway EnBineerina 151 Windt Hill Lane Winchester. VA 22602 540-662-4185 Name of development and/or description of the request: Stephenson Villgge Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. ., -1 KKAN —A anot nfM,1h„rn Road (Rt. 662) in the Stonewall Magisterial District. Frederick County Inspections Department's Comments: Please locate elevation of the FEMA 100 year flood plain on subdivision lot plans and site plans when submitted. Note that demolition permit shall be required to remove any structures and is subject to VUSBC section 112.1.4 Asbestos inspection prior to permit issuance. No additional comment required atthis time. Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4 h Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Greenway En ing� eering 151 Windy Hill lane Winchester. VA 22602 540-662-4185 Name of development and/or description of the request: Stephenson Village Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road fRt. 662) in the Stonewall Magisterial District. Frederick County Inspections Department's Comments: Please locate elevation of the FEMA 100 year flood plain on subdivision lot plans and site plans when submitted. Note that demolition permit shall be required to remove any structures and is subject to VUSBC section 112.1.4 Asbestos inspection prior to permit issuance. No additional comment required at this time. COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 April 3, 2008 Mr. Kurt Pennington Greenway Engineering Group, Inc. 180-9 Prosperity Drive Winchester, Virginia 22602 RE: Revised Master Development Plan Comments — Snowden Bridge Frederick County, Virginia Dear Mr. Pennington: Upon review of the revised plan dated February 22, 2008, all of our previous comments have been addressed. Therefore, we recommend approval of the subject site plan. Sincerely, `i T)e- 0, oe C C. Wilder Deputy Director JCW/mlr cc: Planning and Development file SNOWDENBRIDGEMDP APR 0 4 2008 107 North Kent Street • Winchester, Virginia 22601-5000 N COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 March 16, 2007 Mr. Kurt Pennington Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Review Comments -. Snowden Bridge Section 11 Frederick County,. Virginia Dear Kurt: Upon review of the subject plan, we offer. the following comments: 1. Please refer to the previous comment 1. Refer to sheet 5, paragraph 3 under "vegetative measures." Stabilization should be immediate per Minimum Standard 5. 2. Remove the Outlet Protection Table at the bottom of Sheet 30. The correct table is now located on Sheet 31. Due to the minor nature of these comments, the Frederick County Public Works Department recommends approval of the subject site plan. All remaining comments shall be addressed prior to Land Disturbance Permit application. Once these comments have been addressed please submit a complete set of the revised plans for our records. Please highlight on the revised plans the changes listed above. Sincerely, ' f i Jbet. Wilder Deputy Director JC W/mlr cc: Mark Cheran, Zoning and Subdivision Administrator file MAR 1 9 2007 107 North Kent Street - Winchester, Virginia 22601-5000 Request for Master Development Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4' Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: Greenway En ing eerine Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Stephenson Village Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Department of Public Works Comments: • Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering, e�ering, Inc. Address 151 Windy Hill Lane Winchester. VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Snowden Bridge (Stephenson Village) Revised Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Frederick County Sanitation Authority's Comments: '04/ / — WTerc 'County Sanitation Authority use only Date reviewed Review Number 1 2 3 4 5 (please circle one Date reviewed Date approved Revision required Signature and Date MAR 1 0 2008 j Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Snowden Bridge LB IIIA— Part B Master Development Plan Location of property: The pr operty is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Frederick County Sanitation Authority's Comments: RAV15/04- / - 15T RZ'VtX--W Frederick County Sanitation Authority use only.: Date reviewed Review Number 12 3 4.5 (please, circle one) Date reviewed Date approv'd Revision required Signature and Date% w 77 M7 2-U0b Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Stephenson Village Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road t. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Frederick County Sanitation Authority's Comments: r J r Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2°d Floor 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Snowden Bridge Master Development Plan - Landbay Development - 1-13I11- Phase I Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Department of Parks and Recreation's Comments: Review of MDP dated 8/25/08; either option for Recreational Facilities and required parking wnnin meer rnig pnrr,nn nr me rPrrPatinn nnir regni em n s. rn a v Loper is now providing trail connectivity from Kearsarage Court and Bormann Court to the privates trail R37CtPm whirh will improve non-vahiriilar madps of transport Lion to these residents. Department of Parks and Recreation use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Date a Revision required —Simture and Date---,ip p ; �fr. OCT 0 ° 2908 GREENVUUAY ENGINEERING i a Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2nd Floor 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering, eering, Inc. Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Snowden Bridge (Stephenson Village) Revised Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Department of Parks and Recreation's Comments: See Attached Comments Department of Parks and Recreation use only Date reviewed Review Number 1 23 4 5 (please circle one) Date reviewed Date pproved Revision required Signature and Date MAR 13 2008 Snowden Bridge (Stephenson Village) Revised Master Development Plan March 11, 2008 Relative to the Parks and Recreation amenities, please detail all changes or alterations made to the plan since receiving Master Development Plan approval. These changes and/or alterations need to be presented in a summary, specifically addressing Parks and Recreation Amenities, clearly illustrating how the revisions are different form what was approved in the Master Development Plan. If the plan includes design elements needing approval, not required at the Master Development phase of the project, please present as such and summarize for review. If there have been no changes or adjustments, the developer will be obligated to meet the Planning Departments final review of the project. M. Doran, Director ick County Parks and Recreation Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2°d Floor 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Stephenson Village Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Department of Parks and Recreation's Comments: SEE ATTACHED JUN 0 9 2005 Stephenson Village - Master Development Plan Comments Department of Parks and Recreation Comments: • The Plan appears to meet open space requirements. • Staff recommends the County reserve the right to develop the 24-acre park site as deemed appropriate by the Parks and Recreation Commission and the Board of Supervisors. • The Hiatt Run Trail appears to be six feet in width. Staff recommends the trail be a minimum of 10 feet in width and meet department bicycle trail standards. • The proffer statement indicates if development on the proposed park land does not take place within ten years after it is turned over to the County, the land will revert back to the developer. Staff does not believe the developer should control when or how the dedicated park land is developed. • The plan indicates that 82.2 recreational units are required for this development and 117.9 have been provided. Of the 117.9 units offered, only 47.3 units are available to the general public. Staff believes only recreational units available to the general public should be counted towards meeting recreational unit requirements. • Staff believes the County should reserve the right to review and approve proposed recreational units. • The County should require the proposed 24 acres of park land to be given in its present state or with improvements approved by the County. • Staff recommends an upgrade of the Pedestrian Trail System to a minimum of a 10 foot wide hard surface trail meeting department standards. This would allow bicycles and strollers to use the trail system as well as pedestrians. • Road markings for the four foot wide bicycle lanes along the major collector road, as shown in typical road section, should be included. Signature and Date: 0 0 Request for Master Development Plan Comments Department of GIS (Geographic Information Systems) Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5614 (540) 665-5614 The GIS Department will review the proposed street names for this project to ensure their acceptablility into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Greenway Engineering,Inc. Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Snowden Bridge (Stephenson Village) Revised Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. MR Vent C'nmments' GIS OFFICE USE ONLY: I Date received ' t,(2 Date revision received Date approved Incomplete incomplete Date reviewed Date reviewed Signature and Date 1 r 1005 Frederick County Department of GIS G� B Attn: Marcus Lemasters, GIS Manager ' 107 North Kent Street Winchester, Va. 22601 (540) 665-5614 The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's name, address and phone number: Greenway Engineering 151 Windy Hill Lane, Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Stephenson Village Master Development Plan — Road Name Approval Location: The subject site is located on the south side of Old Charles Town Road (Route 761) and Jordan Springs Road (Route 664); and on the east side of Milburn Road (Route 662) in the Stonewall Magisterial District. - GIS Department Comments: The Stephenson Village, Land Bay III Community Road Name Sheet Has been revised to meet the requirements and changes set forth in Frederick County GIS Comment Sheet dated March 3, 2005. Road names, suffixes, and placement are now approved and accepted into the system. G J.F � I ': MAY 2 0 2005 FredeRck Count PubhASchoois O y to ensure all students an excellent education K. Wayne Lee, Jr. CZA . Coordinator of Planning and Development . leew@frederick.k12.va.us March 26, 2008 Mr. Kurt Pennington Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 '&WoL-)+Jeh ��rl �C /'�A-f Re: Seutherm-3Iil Dear Kurt, Frederick County Public Schools has reviewed the Snowden Bridge Master Development Plans submitted to us on February 22, 2008. We offer the following comments: The cumulative impact of this project and other projects in various stages of development in northeastern Frederick County will necessitate future construction of new schools and support facilities to accommodate increased student enrollment. The exact number of the various types of housing in Snowden Bridge is not know at this time, so an example will be used to illustrate the impact of Snowden Bridge on Frederick County Public Schools: Based on a buildout of 2,465 total units (exclusive of affordable housing for the elderly) and a split of 30% age -restricted housing, 40% single-family detached, 20% single-family attached, and 10% multifamily, we estimate that this development will house 220 high school students, 187 middle school students, and 354 elementary school students. In order to properly serve these 761 students, Frederick County Public Schools would outlay $26,936,000 in capital expenditures and $7,774,000 annually in operating costs. You will find, enclosed with this letter, a more detailed assessment of the impact of the Snowden Bridge development on FCPS. 2. We acknowledge the cash proffers of $3,925.00 per non -age -restricted dwelling unit plus the land donation, which equates to $220 per non -age -restricted dwelling unit, for a total of $4,135 per unit. Using the example above, cash and land proffers total $7,137,010. This would defray 26.5% of our capital costs noted above. 3. We acknowledge proffers donating 20 acres of land for a school site, providing access for Snowden Bridge residents to the school site from internal roads, and providing the school access to water and sewer. MAR 2 8 2008 1415 Amherst Street www.frederick.k12.va.us 540-662-3889 Ext. 88249 P.O. Box 3508 540-662-4237 fax Winchester, Virginia 22604-2546 0 Page 2 of 2 Frederick County Public Schools is concerned about all land development applications. Both capital expenditures and annual operating costs are significantly increased by each approved residential development, as is illustrated above and in the attached development assessment. Please feel free to contact me at leewaftederick.k 12.va.us or 540-662-3888 x88249 if you have any questions or comments. Sincerely, K. Waynee, Jr., CZA Coordinator of Planning and Development enclosure Cc: Mrs. Patricia Taylor, Superintendent of Schools Mr. Al Orndorff, Assistant Superintendent for Administration Frederick County Public Schools Development Assessment Project Name: Snowden Bridge MDP Revision Assessment Date: March 26, 2008 Housing Type Single-family detached Single-family attached Multifamily Totals School Cost Program Capacity Per Student Cost Students Generated by this Development This Development's Impact on FCPS C Student Generation Housing Units 986 493 247 1726 Costs Elementary School Student Generation 234 96 24 354 Capital Costs Elementary School Cost (2008 CIP) $19,900,000 750 $26,533 354 $9,393,000 Middle School Student Generation 131 47 9 187 Middle School Cost (2008 CIP) 35,542,000 850 $41,814 187 $7,819,000 High School Student Generation 163 48 9 220 High School Cost (2008 CIP) 55,250,000 1250 $44,200 220 $9,724,000 Total Student Generation 528 191 42 Total Capital Costs 00 is 0 Annual Oaerational Costs FY 2008 Budgeted Cost Total Student Per Student Generation Annual Im ment's Impact on FCPS Operational Costs $10,215 761 $7,774,01 2007-08 School Attendance Zone* September 15, 2007 Student Enrollment 2007-08 Program Capacity School Facility Information Elementary School (Grades K-5) Stonewall 424 528 Middle School (Grades 6-8) James Wood 719 850 High School (Grades 9-12) James Wood and Millbrook* * 1,367/1,278 1,400/1,250 * - School Attendance Zones are subject to change. * * - Snowden Bridge is split between the James Wood High School and Millbrook High School attendance zones. to Administrative Assistant to the Superintendent Greenway Engineering Attention: Mr. Evan Wyatt 151 Windy Hill Lane Winchester, VA 22602 Dear Mr. Wyatt: SW�enLy An`FCPS"" �- c F j Frederick County Public Schools Visit us at www.frederick.k12.va.us April 28, 2005 RE: Stephenson Village Master Development Plan File No: 2760B e-mail: kapocsi s@frederick k12 va.us This letter is in response to your request for comments concerning the rezoning application for the proposed Stephenson Village Master Development Plan project. Based on the information provided, it is anticipated that the proposed 460 single-family homes, 110 town houses, and 360 multi -family homes will yield 104 high school students, 91 middle school students, and 267 elementary school students for a total of 462 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. Respectfully yours, Stephen Kapocsi Administrative Assistant to the Superintendent SNWdkr cc: William C. Dean, Ph.D., Superintendent of Schools 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 Request for Master Development Plan Comments Winchester Regional Airport Mail to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 Hand deliver to: 491 Airport Road (Route 645, off of Route 522 South) (540) 662-2422 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Greenwgy Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Stephenson Village Master Development Plan Location of property: The property is located on the south side of Old Charles Town Road (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) in the Stonewall Magisterial District. Winchester Regional Airport Comments: g approved 3 tc 5 Y Revisior. 1r71iit �tL3 MAR 1 4 2005 WINCHESTER REGIONAL AIRPORT SERVING THE TOP OF VIRUNIA i March 10, 2005 Evan Wyatt, Planner Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 Re: Master Deveiopment Plan Con nr ieI is Stephenson Village Stonewall Magisterial District Dear Mr. �J The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed development lies within the airport's airspace it does fall outside of the airport's Part 77 surface. The Airport does request the opportunity to comment on future construction site plans of commercial buildings or communication towers to ensure compatibility with Airport surfaces/operations. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, z� 94AWY�3 Serena R. Manuel Executive Director ij MAR 1 1 2005 I /t\ GREENWAY ENGINEERING %47 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Snowden Bridge MDP — LBIII Phase I File No: 2760B Date October 8, 2008 To: FC Planning From: Evan Wyatt Attn: Amber Powers GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ❑ As You Requested ® Please Comment Message: Hi Amber, Please review this plan set and advise me if this is acceptable or if there is anything else you need as soon as possible. We will prepare the 70 plan sets for the filing deadline once you have advised us accordingly. Thank you, Evan Hand Delivery and Pick Ups Only: Received By: Please Print Name: OCT 8 2008 Date: Time: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 September 30, 2008 Greenway Engineering Attention: Kurt Pennington 151 Windy Hill Lane Winchester, VA 22602 RE: Revised Master Development Plan Review Comments Snowden Bridge Land Bay III (Part A & B Recombined) Property Identification Numbers (PINS): 44-A-31A, 44-A-292 and 44-A-293 Dear Kurt: I have had the opportunity to review the MDP submission for Land Bay III which was received by this office on September 12, 2008. Please adequately address each of the comments listed below prior to resubmission of the master development plan referenced above. Review Comments: 1. Route 37. Issues regarding Route 37 should be addressed and noted once the matter is resolved either on the MDP itself, or in a letter to be included in the file. 2. Proffered Chart Information. On sheet 6, the provided chart should match Exhibit E from the rezoning proffers; see the marked copy for further information. 3. Pedestrian trails. Assure that pedestrian trails and connections are provided between neighborhoods and as links between roads and cul-de-sacs; see the marked copy for further information. 4. Mixed Residential Housing Type Proportions. The Proffers for this development indicate that Land Bay III is mixed residential (with 30 to 50 percent of the total housing units built falling under the single family detached housing type, 10 to 30 percent falling under the townhouse unit type, and 7 to 30 percent under the multifamily housing type which includes active adult sections). The most recent submission indicates a marked increase in the number of single family detached homes being proposed and this will require that future sections provide the balance necessary to meet the proffered housing type proportions. 5. Road Layouts. Please confirm that the road layout proposed is accurate. The proposed MDP does currently include some minor changes to the road plan approved as a part of the MDP 14-07. These changes are highlighted on the marked copy of this MDP 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 Kurt Pennington, Greenway Engineering Re: Revised MDP Snowden Bridge Land Bay III (Part A & B) Page 2 September 30, 2008 6. submission. Note that some of these changes, including the addition of two road intersections along Ellison Way, are not shown on the currently approved SDP. In its present form, the proposed road layout will necessitate minor SDP revisions to some of the Subdivision Design Plan sections. Recreation Sites. Previously approved MDPs and respective SDPs indicate that the recreation centers located on Dutchman Court and Patriot Court are each to be developed, and not proposed as options for a single recreation site. Agency Comments. Based on the dates of agency approvals and the dates of the MDP revisions, it does not appear that all agencies have had the opportunity to review and/or approve of the changes included in this most recent MDP. As an example, the road layout of what was originally Part B of the current MDP has not been reviewed by VDOT since the administratively approved Part A changes made to the development's road network. It would seem prudent to submit the current MDP application to all Agencies along with copies of their previously -issued comments, and ask that they reaffirm their original comments or issue a new comment if they feel it is necessary. Please address the above comments and resubmit. Approval from the following agencies will be required prior to granting an administrative approval of this revised plan: Virginia Department of Transportation and Frederick County Fire Marshal. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Amber Powers Planner I ALP/bad Attachment cc: Brookfield Washington, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 ran ad pW REMCK C®llg7 Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 September 30, 2008 Greenway Engineering Attention: Kurt Pennington 151 Windy Hill Lane Winchester, VA 22602 RE: Revised Master Development Plan Review Comments Snowden Bridge Land Bay III (Part A & B Recombined) Property Identification Numbers (PINS): 44-A-31A, 44-A-292 and 44-A-293 Dear Kurt: I have had the opportunity to review the MDP submission for Land Bay III which was received by this office on September 12, 2008. Please adequately address each of the comments listed below prior to resubmission of the master development plan referenced above. Review Comments: 1. Route 37. Issues regarding Route 37 should be addressed and noted once the matter is resolved either on the MDP itself, or in a letter to be included in the file. 2. Proffered Chart Information. On sheet 6, the provided chart should match Exhibit E from the rezoning proffers; see the marked copy for further information. 3. Pedestrian trails. Assure that pedestrian trails and connections are provided between neighborhoods and as links between roads and cul-de-sacs; see the marked copy for further information. 4. Mixed Residential Housing Type Proportions. The Proffers for this development indicate that Land Bay III is mixed residential (with 30 to 50 percent of the total housing units built falling under the single family detached housing type, 10 to 30 percent falling under the townhouse unit type, and 7 to 30 percent under the multifamily housing type which includes active adult sections). The most recent submission indicates a marked increase in the number of single family detached homes being proposed and this will require that fixture sections provide the balance necessary to meet the proffered housing type proportions. 5. Road Layouts. Please confirm that the road layout proposed is accurate. The proposed MDP does currently include some minor changes to the road plan approved as a part of the MDP 14-07. These changes are highlighted on the marked copy of this MDP 107 North Kent Street, Suite 202 a Winchester, Virginia 22601-5000 Kurt Pennington, Greenway Engineering Re: Revised MDP Snowden Bridge Land Bay III (Part A & B) Page 2 September 30, 2008 6. submission. Note that some of these changes, including the addition of two road intersections along Ellison Way, are not shown On the currently approved SDP. In its present form, the proposed road layout will necessitate minor SDP revisions to some of the Subdivision Design Plan sections. 7. Recreation Sites. Previously approved MDPs and respective SDPs indicate that the recreation centers located on Dutchman Court and Patriot Court are each to be developed, and not proposed as options for a single recreation site. 8. Agency Comments. Based on the dates of agency approvals and the dates of the MDP revisions, it does not appear that all agencies have had the opportunity to review and/or approve of the changes included in this most recent MDP. As an example, the road layout of what was originally Part B of the current MDP has not been reviewed by VDOT since the administratively approved Part A changes made to the development's road network. It would seem prudent to submit the current MDP application to all Agencies along with copies of their previously -issued comments, and ask that they reaffirm their original comments or issue a new comment if they feel it is necessary. Please address the above comments and resubmit. Approval from the following agencies will be required prior to granting an administrative approval of this revised plan: Virginia Department of Transportation and Frederick County Fire Marshal. Please do not hesitate to contact me with questions regarding this letter. Sincerely, ./"?), e'--ft, Amber Powers Planner I ALP/bad Attachment cc: Brookfield Washington, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 I COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 September 30, 2008 Greenway Engineering Attention: Kurt Pennington 151 Windy Hill Lane Winchester, VA 22602 RE: Revised Master Development Plan Review Comments Snowden Bridge Land Bay III (Part A & B Recombined) Property Identification Numbers (PINS): 44-A-31A, 44-A-292 and 44-A-293 Dear Kurt: I have had the opportunity to review the MDP submission for Land Bay III which was received by this office on September 12, 2008. Please adequately address each of the comments listed below prior to resubmission of the master development plan referenced above. Review Comments: 1. Route 37. Issues regarding Route 37 should be addressed and noted once the matter is resolved either on the MDP itself, or in a letter to be included in the file. 2. Proffered Chart Information. On sheet 6, the provided chart should match Exhibit E from the rezoning proffers; see the marked copy for further information. 3. Pedestrian trails. Assure that pedestrian trails and connections are provided between neighborhoods and as links between roads and cul-de-sacs; see the marked copy for further information. 4. Mixed Residential Housing Type Proportions. The Proffers for this development indicate that Land Bay III is mixed residential (with 30 to 50 percent of the total housing units built falling under the single family detached housing type, 10 to 30 percent falling under the townhouse unit type, and 7 to 30 percent under the multifamily housing type which includes active adult sections). The most recent submission indicates a marked increase in the number of single family detached homes being proposed and this will require that fiiture sections provide the balance necessary to meet the proffered housing type proportions. 5. Road Layouts. Please confirm that the road layout proposed is accurate. The proposed MDP does currently include some minor changes to the road plan approved as a part of the MDP 14-07. These changes are highlighted on the marked copy of this MDP 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 Kurt Pennington, Greenway Engineering Re: Revised MDP Snowden Bridge Land Bay III (Part A & B) Page 2 September 30, 2008 submission. Note that some of these changes, including the addition of two road intersections along Ellison Way, are not shown on the currently approved SDP. In its present form, the proposed road layout will necessitate minor SDP revisions to some of the Subdivision Design Plan sections. 6. Recreation Sites. Previously approved MDPs and respective SDPs indicate that the recreation centers located on Dutchman Court and Patriot Court are each to be developed, and not proposed as options for a single recreation site. 7. Agency Comments. Based on the dates of agency approvals and the dates of the MDP revisions, it does not appear that all agencies have had the opportunity to review and/or approve of the changes included in this most recent MDP. As an example, the road layout of what was originally Part B of the current MDP has not been reviewed by VDOT since the administratively approved Part A changes made to the development's road network. It would seem prudent to submit the current MDP application to all Agencies along with copies of their previously -issued comments, and ask that they reaffirm their original comments or issue a new comment if they feel it is necessary. Please address the above comments and resubmit. Approval from the following agencies will be required prior to granting an administrative approval of this revised plan: Virginia Department of Transportation and Frederick County Fire Marshal. Please do not hesitate to contact me with questions regarding this letter. Sincerel , Amber Powers Planner I ALP/bad Attachment cc: Brookfield Washington, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 J- /tN GREENWAY ENGINEERING %47 151 Windy Hill Lane t Founded in .1971 Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Snowden Bridge MDP — Landbay Development LB III Phase 1 SEP 12 2008 File No: 2760B Date September 12, 2008 To: FC Planning From: Evan Wyatt Attn: Amber Powers GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ❑ As You Requested ® Please Comment Message: Hi Amber, Please find attached information for the Board of Supervisors consideration of the Snowden Bridge Master Development Plan for the 285.5± acre project area that was originally processed for County approval. Please reference the information in the enclosed cover letter and contact me if you need any additional information at this time. Thank you, Evan Hand Delivery and Pick Ups Only: Received By: Date: Time: Please Print Name: GREENWAY ENGINEERING, mc. 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 September 12, 2008 Frederick County Planning Department Attn: Amber Powers, Planner 107 North Kent Street Winchester, VA 22601 RE: Snowden Bridge Master Development Plan Filing Dear Amber: On behalf of Brookfield Stephenson Village, LLC and Stephenson Associates, LC, please find enclosed the Snowden Bridge Master Development Plan — Landbay Development LB-I1I Phase 1. This Master Development Plan accounts for the 285.5± acre area that was originally proposed for consideration by Frederick County in calendar year 2005. To date, our clients have received County approval for a portion of this original area, including approvals by the Board of Supervisors and administrative approvals by staff; therefore, this filing is intended to allow for County approval of the entire 285.5± acre area. As you know, this project has received multiple review agency comments over time; therefore, along with the Application Form and copy of the original Application Fee in the amount of $30,550.00, we have packaged all applicable comments for this Master Development Plan for your use. We have provided two full size Master Development Plans for your use and would request that you advise how many additional plans sets (number and size) are necessary for consideration by the Board of Supervisors during their October meeting. Our office will forward these additional plan sets to you immediately following your determination regarding this matter. Please contact me if you have any questions regarding this information. Sincerely, Evan 1yatt, AICP Greenway Engineering Cc: Sara Kroll, Brookfield Homes John Good, Shockey Companies Ty Lawson, Lawson & Silek Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 FAX 540-722-9528 File #276013 www.greenwayeng.com DATE CHECK NO. AMOUNT ii 3/22/2005 000009 *****30550.00 iiPAY Thirty Thousand Five Hundred Fifty and 00/100 ---------- --- ------------- TO THE TREASURER OF FREDRICK COUNTY is ORDER OF Bank of America Bank of America, N.A. 118000009118 1:05L000001: 004L27031,353iiO 0 1%. LAWSON AND SILLK, P.L.C. 120 EXETER DRIVE, SUITE 200 POST OFFICE BOX 2740 WINCHESTER,VA 22604 TELEPHONE: (540) 665-0050 FACSIMILE: (540) 722-4051 July 22, 2008 Mr. Eric Lawrence, Planning Director Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 Dear Eric: THOMAS MOORE LAWSON • TLAWSONnLSPLC.COM Re: Brookfield Stephenson Village, L.L.C. Our File No. 839.001 This is to confirm that Brookfield Stephenson Village, L.L.C., is withdrawing the above - referenced master plan for consideration. I understand that by withdrawing this plan the previous administrative amendments to the master plan, which were approved in January of 2008 will be executed as approved by Frederick County. Kindly let me know when an approved set of plans may be retrieved from your office. Thank you for your assistance and cooperation. If you have any questions, please do not hesitate to give me a call. TML: sih cc: Brookfield Stephenson Village, L.L.C. FRONT ROYAL ADDRESS: POST OFFICE BOX 602, FRONT ROYAL, V IRGINIA 22630, TELEPHONE: (540) 635-9415, FACSIMILE: (540) 635-9421, E-MAIL: SILEKJ@LYNXCONNECF.COM FAIRFAX ADDRESS:.805 MAIN STREET, SUITE 200, FAIRFAX, VIRGINIA 22030, TELEPHONE: (703) 352-2615, FACSIMILE: (703) 352-4190, E-MAIL: THoMAsO.LAwSON@VERIZON.NET LAwsON AND SILLK, P.L.C. 120 EXETER DRIVE, SUITE 200 POST OFFICE BOX 2740 WTNCHESTER, VA 22604 TELEPHONE: (540) 665-0050 FACSIMILE: (540) 722-4051 July 22, 2008 JUL 2 3 THOMAS NiOORE LAWSON • TLAWSON(ii)LSPLC.COM Mr. Eric Lawrence, Planning Director Frederick County Department of Planning and Development 107 North Kent Street Winchester, Virginia 22601 Re: Brookfield Stephenson Village, L.L.C. Our File No. 839.001 Dear Eric: I am in receipt of your letter of July 3, 2008 to Mr. Hubbell of Brookfield Stephenson Village, L.L.C., and Mr. Shockey, of Stephenson Associates, L.C. As you know, an amendment to the master plan had been filed to request some minor road modifications. Pursuant to your staff s instructions, this was placed on the public meeting docket for the Frederick County Planning Commission and Board of Supervisors' review and approval. After the plan was submitted by the owner, revision was made to the plan by staff and/or by the Planning Commission requesting that Route 37 be referenced in any subsequent master development plan submittal. As you know, there is no provision for Route 37 in the Stephenson Village/Snowden Bridge rezoning which was approved in September of 2005. Accordingly making a reference to it in a subsequent master development plan submission would be inappropriate. Accordingly, we are asking that Frederick County correct its correspondence to snake any suggestion or demand that Route 37 be referenced on any plan submitted. Thank you for your assistance and cooperation. As always if you have any questions, please do not hesitate to give me a call. n 1 TML:sih cc: Brookfield Stephenson Village, L.L.C. FRONT ROYAL ADDRESS: POST OFFICE BOX 602, FRONT ROYAL, VIRGINIA 22630, TELEPHONE: (540) 635-9415, FACSIMILE: (540) 635-9421, E-MAIL: SILEKJ@LYNXCONNECT.COM FAIRFAX ADDRESS: 10805 MAIN STREET, SUITE 200, FAIRFAX, VIRGINIA 22030, TELEPHONE: (703) 352-2615, FACSIMILE: (703) 3524190, E-MAIL: THOMASO.LAWSONCIVERIZON.NET Snowden $rt ��� 4: COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 July 3, 2008 Brookfield Stephenson Village, LLC Attn: Robert C. Hubbell, Manager 8500 Executive Park Avenue, Suite 300 Fairfax, VA 22031 Stephenson Associates, LC Attn: Mr. James D. Shockey, Jr. P.O. Box 2530 Winchester, VA 22604 Re: Snowden Bridge (formerly Stephenson Village) Dear Mr. Hubbell and Mr. Shockey: I have been asked to confirm to you the status of the Preliminary Master Development Plan for Phase I, Part B, of the development (Part B MDP). It is my understanding that you are circulating the Part B MDP for comment, and that the MDP being circulated is the MDP with an engineer's date of January 19, 2006, initially received by the County in the Fall of 2007. The Planning and Development Department has submitted to you its comments on the Part B MDP. As the Part B MDP was submitted to the County together with the Part A MDP, as a single MDP, with fees paid at the time of that application, no additional filing fees will be necessary for the Part B MDP. Once you obtain approval comments from all applicable agencies, the Part B MDP can then be submitted to this Department, along with the approval comments, and the MDP will be forwarded to the Planning Commission and Board of Supervisors for review and approval. It should be noted that upon the initial submission of the MDP for all of Phase I, the Eastern Road Plan of the County Comprehensive Policy Plan located the planned Route 37, Alternative C alignment on a portion of the Phase I, Part B property. Brookfield/Stephenson Associates indicated that a Route 37 alignment in the area of the southern boundary of the Stephenson Associates property was preferred, in order to reduce the impact on the proposed development. In response thereto, the County initiated consideration of a Route 37 realignment in this area. By action of the Board of Supervisors on November 8, 2006, the Board amended the Eastern Road Plan to relocate the Route 37 alignment to the southern boundary of the Stephenson Associates property, as shown on the enclosed copy of a portion of the plat from the amended Eastern Road Plan. 107 North Kent Street, Suite 202 o Winchester, Virginia 22601-5000 Page 2 Robert C. Hubbell, Manager & Mr. James D. Shockey, Jr. Re: Snowden Bridge (formerly Stephenson Village) July 3, 2008 - Now that the Eastern Road Plan has removed the Route 37 alignment from the Phase I, Part B property, as a part of the County's consideration of the Part B MDP, the County would ask that Brookfield/Stephenson Associates confirm in writing that the future master development plan and development of Land Bay IV of the Snowden Bridge development will accommodate and provide for the locating of the Route 37 right-of-way in the location shown on the enclosed plat from the amended Eastern Road Plan. The County has endeavored to establish a positive working relationship with Brookfield and Stephenson Village, its engineers and other representatives, as evidenced by the numerous modifications to the Part A MDP worked through with your representatives and approved by the County. We look forward to continuing that positive working relationship. Very t ly yours, Eric R. Lawrence Planning Director ERL/rsa Enclosure: Rt. 37 Aligrnnent Cc: John R. Riley, Jr., County Administrator Bc: Robert T. Mitchell, Jr., Esq. �e.s.. tea• sm.,.b. M 37-Fun" Bypass C=d.10—. ft 3M MOW Fmd.kk Ceft DaVIW IZt 37 Alignment P-""^°`107 N °7N' f St Ker3 WA&.0w. VA iAB0, (C - XL -5ection) ~~"�° Mg19,2`D6 Yx,, 9. aoa @tLt��OQI� DERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 18, 2008 Greenway Engineering Attention: Kurt Pennington 151 Windy Hill Lane Winchester, VA 22602 RE: Revised Master Development Plan Review Comments Snowden Bridge Land Bay IIIA Part B Property Identification Numbers (PINS): 44-A-31A, 292, and 293 Dear Kurt: Please adequately address each of the comments listed below prior to formal submission of the revised master development plan referenced above. Review Comments: 1. Issues regarding Route 37 should be addressed and noted once the matter is resolved. 2. The layout of the road network in part A has been changed since part B was submitted. Please adjust part B's layout to address these changes, and assure that these changes meet with VDOT's approval before resubmitting. 3. Assure that pedestrian trails and connections are provided between neighborhoods, and as links between roads and cul-de-sacs. More specific comments on this issue will be provided, if necessary, once the road design has been updated. 4. On sheet 6, the provided chart should match Exhibit E of the rezoning proffers. 5. For consistency, please show the typical planting detail as shown in part A on sheet 11. Please address the above comments and resubmit. Approval from the following agencies will be required prior to granting an administrative approval of this revised plan: Virginia Department of Transportation and Frederick County Fire Marshal. Please do not hesitate to contact me with questions regarding this letter. Sincerely, �/wm f 211-- Amber Powers Planner I ALP/bad Attachment cc: Brookfield Washington, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 107 North Kent Street, Suite 202 a Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 18, 2008 Greenway Engineering Attention: Kurt Pennington 151 Windy Hill Lane Winchester, VA 22602 RE: Revised Master Development Plan Review Comments Snowden Bridge Land Bay IIIA Part B Prnnorty Trlentifle2flnrn Nij hers (PINS)- 44-_A,-31.A;.292- and 293 r`- -1 - --- -- ---- _ . _ Dear Kurt: Please adequately address each of the comments listed below prior to formal submission of the revised master development plan referenced above. Review Comments: 1. Issues regarding Route 37 should be addressed and noted once the matter is resolved. 2. The layout of the road network in part A has been changed since part B was submitted. Please adjust part B's layout to address these changes, and assure that these changes meet with VDOT's approval before resubmitting. 3. Assure that pedestrian trails and connections are provided between neighborhoods, and as links between roads and cul-de-sacs. More specific comments on this issue will be provided, if necessary, once the road design has been updated. 4. On sheet 6, the provided chart should match Exhibit E of the rezoning proffers. 5. For consistency, please show the typical planting detail as shown in part A on sheet 11. Please address the above comments and resubmit. Approval from the following agencies will be required prior to granting an administrative approval of this revised plan: Virginia Department of Transportation and Frederick County Fire Marshal. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Amber Powers Planner I ALP/bad Attachment E G` JUN i 8 2008 GREEMn;hwNY cc: Brookfield Washington, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 November 15, 2007 Greenway Engineering Attention: Kurt Pennington 151 Windy Hill Lane Winchester, VA 22602 RE: Revised Master Development Plan Review Comments Snowden Bridge Land Bay IIIA Part A Property Identification Numbers (PINS): 44-A-31 A, 292, and 293 Dear Kurt: Please adequately address each of the comments listed below prior to formal submission of the revised master development plan referenced above. Preliminary Review Comments: 1. On Sheet 6, the provided chart should match Exhibit E of the Rezoning Proffers. 2. On sheet 12, regarding the layout of Farmhouse Court, the submitted subdivision design plan for this section shows a private access drive off the end of Farmhouse for the benefit of two lots. Obtain a comment from VDOT which verifies that an entrance will be given for the private drive and show the private drive on the revised MDP. 3. On sheet 12, the connection of the private trail system to the Active Adult Community Center should be shown as provided on the previously approved MDP. Please address the above comments and resubmit. Approval from the following agencies will be required prior to granting an administrative approval of this revised plan: Virginia Department of Transportation and Frederick County Fire Marshal. Please do not hesitate to contact me with questions regarding this letter. //�ihcerely, n.,. NOV 1 5 Z007 u 1 Lauren E. empa ` L�� Planner I By LEK/bad Attachment cc: Brookfield Washington, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 w GREENWAY ENGINEERING �- 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Snowden Bridge -Revised Master Development Plan File No: 2760B Date: March 27, 2007 To: FC Planning Attn: Copied Bernie Suchicital Delivery: ,F Fed Ex Other_ From: Kurt Pennington/dlm GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 F7 U.S. Mail Q Courier rl Pick Up M Urgent fv7 For Your Review fv7 As You Requested rVJ Please Comment Message Bernie, Per your request, attached is the following for final approval and signature: A 0 copies of the revised sheets per Planning comments -Comment response letter -Approval letters from Public Works and VDOT for Section 11 NOTE: Please insert these revised sheets into the copies you already have. Thank you for your assistance. Call with any questions. Hand Delivery and Pick Ups Only: Received by: Date: Please Print Name: 1 11 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 March 19, 2007 Greenway Engineering Attention: Mark Smith 151 Windy Hill Lane Winchester, VA 22602 RE: Revised Master Development Plan Review Comments: Snowden Bridge Property Identification Numbers (PINS): 44-A-31A, 292, and 293 Dear Mr. Smith: Please adequately address each of the comments listed below prior to formal submission of the revised master development plan referenced above. Preliminary Review Comments: 1. On Sheet 1 of 19, place a notation to indicate changes will affect Land Bay IIIA Part A only. 2. On Sheet 4 of 19, amend the last Land Bay Breakdown Narrative. As per a telephone discussion, the affordable housing units will not be located within Section 11. 3. On Sheet 4 of 19, retype the Land Bay table. 4. On Sheet 6 of 19, insert "to date" to the titles of tables 1-7. 5. On Sheet 6 of 19, according to Rezoning #06-03 — modification #1, 594 acres are identified to be utilized for residential land use within Stephenson Village (Snowden Bridge). Please include this note. Also, the rezoning proffered a maximum of 356.4 acres (60%) as a total for "Other Unit Types" within the same table. Please correct. 6. On Sheet 6 of 19, include the following note for Table 4: "Modification #4 — The value of one recreational unit shall be equivalent to the value of one recreational tot lot unit described in Section 165-64B(1) of the Frederick County Zoning Ordinance." MAR 1 9 2007 , it n t 107 North Kent Street, Suite 202 Winchester, Virginia 22601-50A� Mr. Mark Smith Re: Snowden Bridge MDP March 19, 2007 Page 2 7. On Sheet 6 of 19, insert a new column for the Exhibit E table, identifying in which land bay each housing unit is allowed to be located. Please address the identified corrections as highlighted on the MDP for this table. 8. On Sheet 7 of 19, the 20 foot linear park trail easement is too vaguely marked. Please bold this out. 9. On Sheet 10 of 19, on the North Stephenson major collector road typical road cross section, for continuity, insert a five foot grass strip in between the C&G and the major collector road, and provide for a bike lane along both sides of the road. 10. On Sheet 11 of 19, amend the typical road buffer detail by replacing it with a typical that was provided for Section 1 of Snowden Bridge. 11. On Sheet 12 of 19, note that there are no floodplains within the project site of Land Bay IIIA — Part A. 12. On Sheet 13 of 19, move the Pedestrian Trail Detail and neighboring notes over so that the page border does not cross the text. Provide easement information for the Pedestrian Trail System (PTS) onto tax map parcel 44-A-31. Bold the entire length of the PTS. Align the PTS at the Sawtooth Drive crossing. Move the PTS in between Sawtooth and the Boulevard north so that it lies within the MDP project site. Connect the PTS across the Boulevard from Section I and the recreation center site east of the Boulevard. Remove the mention of the PTS into the remainder of Land Bay III (east of Patchwork Drive). 13. On Sheet 13 of 19, identify each street as either a public street or a private street. Sketch all private alley intersections alike. Indicate all planned interparcel connectors. 14. On Sheet 13 of 19, continue Flyfoot Drive north to Land Bay 1 (school site), as shown on the approved MDP. Is the private alley connecting Garret Court and Dutchman Court, east of the Boulevard, a private street? If so, please provide a street name. 15. On Sheet 13 of 19, explain or remove the highlighted bold lines running across the diagram. 16. On Sheet 13 of 19, provide a ten foot buffer detail. Mr. Mark Smith Re: Snowden Bridge MDP March 19, 2007 Page 3 Please ensure that all comments are addressed when revising the MDP. Once all comments have been addressed, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form to this department. Please include updated review comments from the following agencies: Virginia Department of Transportation, and Frederick County Department of Public Works. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Bernard S. Suchicital Planner I BSS/bad cc: Brookfield Washington, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 GREENWAY ENGINEERING,. 151 Windy Hill lane Winchester, Virginia 22602 %4o Founded in 1971 March 26, 2007 County of Frederick Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601 Attn: Bernard S. Suchicital, Planner I Re: Revised Master Development Plan - Snowden Bridge Comment Response Letter Dear Mr. Suchicital: 8,*14ircoPy We are in receipt of emailed comments dated March 19, 2007, and offer the following responses: Preliminary Review Comments from Frederick County Planning and Development Comment 1: On Sheet I of 19, place a notation to indicate changes will affect Land Bay IIIA Part A only. Response: Sheet 1 index clearly indicates that this MDP only addresses "Land Bay IIIA - Part A". Comment 2: On Sheet 4 of 19, amend the last Land Bay Breakdown Narrative. As per a telephone discussion, the affordable housing units will not be located within Section 11. Response: "Land Bay Breakdown Narrative" has been revised to clarify that the "Affordable Housing for -_ —" "` tlieElderiy""i§ ieferencing (Proffer Sec-Yl)---�-" °— Comment 3: On Sheet 4 of 19, retype the Land Bay table. Response: Land Bay table has been revised as requested. Comment 4: On Sheet 6 of 19, insert "to date" to the titles of tables I -7: Response: Tables have been revised to include "To Date" notation. Comment 5: On sheet 6 of 19, according to Rezoning #06-03 - modification #1, 594 acres are identified to be utilized for residential land use within Stephenson Village (Snowden Bridge). Please include this note. Also, the rezoning proffered a maximum of 356.4 acres (60%) as a total for "Other Unit Types" within the same table. Please correct. Response: Table #2 has been revised to reflect the proper acreages as requested. Also a reference to proffer modification #1 has been added. Comment 6: On Sheet 6 of 19, include the following note for Table 4: "Modification #4 - The value of one recreational unit shall be equivalent to the value of one recreational tot lot unit described in Section 165- 64B(1) of the Frederick County Zoning Ordinance. " Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 /File #27606/KP/reb www.greenwayeng.com Response: References to FCZO Sec. 165-64B(1) and proffer modification #4 have been added to Table #4. Comment 7: On Sheet 6 of 19, insert a new column for the Exhibit E table, identifying in which land bay each housing unit is allowed to be located. Please address the identified corrections as highlighted on the MDP for this table. Response: Then Exhibit E table has been corrected as you have requested. We have added a note that identifies which housing types may be allowed in each land bay. Please note that we also revised the "RP District Requirements" table to correctly identify all of the allowable housing types that are listed in the "Land Bay Breakdown" table shown on Sheet 4 of 19 and in proffer statement 3A(2). We added RP District Duplex, Multiplex, and Atrium housing. Comment 8. On Sheet 7 of 19, the 20-foot linear park trail easement is too vaguely marked. Please bold this out. Response: The 20' linear park trail easement has been enhanced as requested. Comment 9: On Sheet 10 of 19, on the North Stephenson major collector road typical road cross section, for continuity, insert a five foot grass strip in between the C&G and the major collector road, and provide for a bike lane along both sides of the road. Response: The typical section for the North Stephenson major collector road as shown is in conformance with the approved typical section per Rezoning #03-05. This issue was addressed and resolved in the original MDP approval for this project. Comment 10: On Sheet 11 of 19, amend the typical road buffer detail by replacing it with a typical that was provided for Section I or Snowden Bridge. Response: A typical planting detail in like manor of that which has been approved for section one has been added. Comment 11: On Sheet 12 of 19, note that there are nolloodplains within the project site of Land Bay IIIA — Part A. Response: Please see legend in the top right comer"LB IIIA = Part A Areas".—Floodplairi area is shown tobe 0.00 Ac. Comment 12: On Sheet 13 of 19, move the Pedestrian Trail Detail and neighboring notes over so that the page border does not cross the text. Provide easement information for the Pedestrian Trail System (PTS) onto tax map parcel 44-A-31. Bold the entire length of the PTS. Align the PTS at the Sawtooth Drive crossing. Move the PTS in between Sawtooth and the Boulevard north so that it lies within the MDP. project site. Connect the PTS across the Boulevard from Section I and the recreation center site east of the Boulevard. Remove the mention of the PTS into the remainder of Land Bay III (east of Patchwork Drive). Response: Page borders have been corrected. Easement for the PTS has been added to TM 44-A-31. The portion of the PTS between Sawtooth and the Boulevard has been moved south to connect with Mosaic Court due to the physical constraints of topography and wetland areas within the ravine. This portion of the trail will have a future connection to the Boulevard through the remainder of Land Bay III. All future segments of the PTS that fall outside of the current Land Bay IIIA have been removed from the plan. Comment 13: On Sheet 13 of 19, identijy each street as either a public street or a private street. Sketch all private alley intersections alike. Indicate all planned interparcel connectors. Response: Please see Sheet 11 for the list of roads and their classifications (public/private). /File #2760B/KP/reb _0 . a Comment 14: On Sheet 13 of 19, continue Flyfoot Drive north to Land Bay 1 (school site), as shown on the approved MDP. Is the private alley connecting Garret Court and Dutchman Court, east of the Boulevard, a private street? If so, please provide a street name. Response: Flyfoot Drive has been continued as requested. The private access drive between Garret and Dutchman Courts has had the name `Barrel Way" added. Barrel Way has previously been accepted by the GIS department and is listed on their current list of road names for "Stephenson Village". Comment 15: On Sheet 13 of 19, explain or remove the highlighted bold lines running across the diagram. Response: Line work has been corrected. Comment 16: On Sheet 13 of 19, provide a ten foot butter detail. Response: A detail of the 10' buffer for "Interior Residential Screening" has been added as requested. Please note we have included copies of the current Virginia Department of Transportation, and Frederick County Department of Public Works approvals for the revised Active Adult area (Section 11). It was our understanding, based on the results of our meeting with you and Eric Lawrence on 1/12/07, that this MDP revision would only require an administrative approval and would not require an new submission. Therefore we have not included new application or an additional Special Limited Power of Attorney Form. As always, thank you for your assistance with this project. Should you have any questions. or concerns, please feel free to contact me. Sincerely, Greenway Engineering {. Kurt D. Pennington cc: Brookfield Washington, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031 /File #2760BfKP/reb COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING October 24, 2008 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #05-08 OF SNOWDEN BRIDGE, PART A and B On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, November 5, 2008 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #05-08 for Snowden Bridge, Part A and B, submitted by Greenway Engineering for a Residential Planned Community on 285.5 acres zoned R4 (Residential Planned Community) District. The properties are located on the south side of Old Charles Town Road (Route 761) and Jordan Springs Road (Route 664) and east of Milburn Road (Route 662), and are identified with Property Identification Numbers 44-A-292, 44-A-293, and 44-A-31A in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Amber L., Powers Planner I. _ 1 ALP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 7 200B 016H26508243 $00.420 10/23/2008 Mailed From 22601 US POSTAGE 44 - A- - 153- REDMOND DARLA K 67 REYNOLDS CT FRONT ROYAL VA 22630-5407 NIXIC 201 C.) C- I 1 00 RETURN TO NOT DVI-IVERAMLE -AS ADDRMSMED UNA)BLE 710 rORWARD DC: 22601500099 4 F, I w COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING November 26, 2008 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN 905-08 OF SNOWDEN BRIDGE, PART A and B On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, December 10, 2008 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #05-08 for Snowden Bridge, Part A and B, submitted by Greenway Engineering for a Residential Planned Community on 285.5 acres zoned R4 (Residential Planned Community) District. The properties are located on the south side of Old Charles Town Road (Route 761) and Jordan Springs Road (Route 664) and east of Milburn Road (Route 662), and are identified with Property Identification Numbers 44-A-292, 44-A-293, and 44-A-31 A in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sinc¢Vely, Eri R. Lawrence, AIC_ P Planning Director ERL/bad 107 North Kent Street, Suite 202 o Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 DEC 1 2008 L 2.� 44 - A- - 153- REDMOND DARLA K 67 REYNOLDS CT FRONT ROYAL VA 0 0 08 Mailed From 22601 US POSTAGE 22630-5407 RZTQRN TO MENDER NOT DELIVURAMLE AS ADDRESSED QNABLE-Z 70 FORWARD 2!;601 ""0292— 07117— 2s— *9 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING November 26, 2008 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #05-08 OF SNOWDEN BRIDGE, PART A and B On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, December 10, 2008 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #05-08 for Snowden Bridge, Part A and B, submitted by Greenway Engineering for a Residential Planned Community on 285.5 acres zoned R4 (Residential Planned Community) District. The properties are located on the south side of Old Charles Town Road (Route 761) and Jordan Springs Road (Route 664) and east of Milburn Road (Route 662), and are identified with Property Identification Numbers 44-A-292, 44-A-293, and 44-A-31A in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. S inc¢Vely, W, Eri R. Lawrence, AICP Planning Director ERL/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 1-111s is to certify that the attached correspondence was mailed to the following on (p from the Department of Planning and Development, Frederick County, irgin a: 44 • A• • 150- 44 - A• - 292- STULTZ GLENN A & BETTY A STEPHENSON ASSOCIATES LC PO BOX 2530 518 OLD CHARLES TOWN RD WINCHESTER VA 22604.1729 STEPHENSON VA 22656-1828 44 - A• - 153- REDMOND DARLA K 67 REYNOLDS CT 44 - A- - 293- BROOKFIELD STEPHENSON VILLAGE LLC 8500 EXECUTIVE PARK AVE STE 30 44 - A- • 31- STEPHENSON ASSOCIATES LC PO BOX 2530 WINCHESTER VA 22604.1729 Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 44 • A- - 148- JENKINS DAVID CALVIN &SCARLET M 879 DICKS HOLLOW RD WINCHESTER VA 22603.3121 44 • A• - 149- GETTS GERYL S 502 OLD CHARLES TOWN RD STEPHENSON VA 22656-1828 STATE OF VIRGINIA .� 1 �1 1] 2 1:711110 7 44 - A- • 154- VUILLERMET ROBERT EUGENE 550 OLD CHARLES TOWN RD STEPHENSON VA 22656.1828 44 • A- - 155- STROTHER JOHN R 560 OLD CHARLES TOWN RD 44 - A- • 156- HOTT R CHARLES & KAY K 572 OLD CHARLES TOWN RD STEPHENSON VA 22656 1828 A I Eric R. Lawrence, Planning Director Frederick County Planning Department I,�' , a Notary Public in and for the State and County aforesaid, do eby certify that Eric awrence, Planning Director forth Dep rtment of Planning and Developm nt, whose name is signed to the foregoing, dated J/ 6 9 ,has personally appeared before me and acknowledged the same in my State and ounty aforesaid. Given under my hand this My commission expires on �- BEVERLY H. DEILINGER NOTARY ID # 331878 NOTARY PUBLIC COMMONWEALTH OF VIRGINIANOTARY POOLII� 9 MY COMMISSION EXPIRES JULY 31, 20t 1 44 -A- -211- 44 - A- • 157• KNUPP RICHARD R & BONNIE R LOUCH WILLIAM G 582 OLD CHARLES TOWN RD PO BOX 97 STEPHENSON VA 22656.1828 STEPHENSON VA 22656.0097 44 - A- - 158 WILSON ROBERT & MARY BETH 44 A 12- HAYES JACKL 458 DEVILS BACKBONE OVLK 734 JORDAN SPRINGS RD STEPHENSON VA 22656-1903 STEPHENSON VA 22656-1911 44 - A- - 218- 44C - 2- - A• KRASICH DINAH G & JOHN E ZIRKLE WILLIAM RAY & HELEN CHRISTINE 776 JORDAN SPRINGS RD 614 OLD CHARLES TOWN RD STEPHENSON VA 22656.1911 STEPHENSON VA 22656-1829 44 - A- - 213- 44C - 2- - B• LAFFOLLETTE ALLEN LEE JOBE DARIN SCOTT 744 JORDAN SPRINGS RD JOBE JUSTIN CHRISTOPHER 634 OLD CHARLES TOWN RD STEPHENSON VA 22656-1911 STEPHENSON VA 22656 22656.1829 44 - A- - 214• 44C • 2- • D• CAMERON ROY C & MILDRED F BLY TERRY L & CONNIE S CIO GREGORY W FAUVER 644 OLD CHARLES TOWN RD 423 FAIRMONT AVE STEPHENSON VA 22656.1829 WINCHESTER VA 22601 44 - A- - 161- 44 - A- • 215- GRAY JEAN K AL-SWAITY MANAR CIO ALLEN GRAY PO BOX 3134 636 BATTERSEA DR STERLING VA 20167.3134 SAINT AUGUSTINE FL 32095-8432 44 - A- - 216- 44 - A- - 162- TYSON BAKER B & SHIRLEY P GETTS ELLEN ELAINE 660 OLD CHARLES TOWN RD 768 JORDAN SPRINGS RD STEPHENSON VA 22656.1829 STEPHENSON VA 22656.1911 44 - A- - 219- 44 - A- - 163- NELSON MICHAEL RITTER JUANITA M 784 JORDAN SPRINGS RD STEPHENSON VA 22656.1911 688 OLD CHARLES TOWN RD STEPHENSON VA 22656.1829 44 - A- - 220- 44 • A- • 139• B OHNENKAMP GARY MCKEE ANNA B & LESTER W BOHNENKAMP KRISTI214 102 FAIRWAY DR LITTLER LN WINCHESTER VA 22602.6016 STEPHENSON VA 22656.1817 44 - A- - 166- 44 - A- - 221- RUSSELL ROBERT H ETALS TRAVERS GEORGE 0 804 JORDAN SPRINGS RD 704 OLD CHARLES TOWN RD STEPHENSON VA 22656.1912 STEPHENSON VA 22656.1830 44 - A- - 222- MCGAFFICK ROGER A & MARY S 44 • A- - 208- GOLLER ACTRESS 1 816 JORDAN SPRINGS RD 776 OLD CHARLES TOWN RD STEPHENSON VA 22656.1912 STEPHENSON VA 22656.1830 44 • A- • 223- 44 - A• - 209- MILBURN DONALD L & KIMBERLY M AFFLECK RODNEY L 826 JORDAN SPRINGS RD 786 OLD CHARLES TOWN RD STEPHENSON VA 22656.1912 STEPHENSON VA 22656-1830 44 - A- - 224- SMITH MITCHELL B 44 - A• • 210- JONES WILLIAM C JR & BRENDA L 836 JORDAN SPRINGS RD 796 OLD CHARLES TOWN RD STEPHENSON VA 22656.1912 STEPHENSON VA 22656.1830 This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia:. 44 - A- - 225- LINK STEVE A & DENNIS W PO BOX 236 STEPHENSON VA 22656.0236 44 - A- - 226- WILLS JERRY MICHAEL & YVONNE 856 JORDAN SPRINGS RD STEPHENSON VA 22656.1912 44 - A- - 228- GORDON SHAWN MICHAEL 868 JORDAN SPRINGS RD STEPHENSON VA 22656-1912 44 - A- - 229- ESTEP DONALD L & HELEN L PO BOX 66 STEPHENSON VA 22656.0066 44 -A- - 231-B FAUVER HARRY S JR 906 JORDAN SPRINGS RD STEPHENSON VA 22656.1913 44 - A- - 230- HEPNER STEPHEN K 918 JORDAN SPRINGS RD STEPHENSON VA 22656-1913 STATE OF VIRGINIA COUNTY OF FREDERICK 44 - A- - 234- PEARSON ROBBIE M 962 JORDAN SPRINGS RD STEPHENSON VA 22656.0153 44 - A- - 236- MERRITT GERALD WRIGHT 976 JORDAN SPRINGS RD STEPHENSON VA 22656.1913 44 - A- - 286- HEIRS OF BORIS KINES CIO THERESA K GIBBS 1968 FAIRFAX PIKE WHITE POST VA 22663-1811 44 - A- - 288- WALTERS WAYNE E 183 QUIET PLACE LN BERKELEY SPRINGS WV 25411-6634 44 - A- - 289- LOFTHOUSE ELSIE A PO BOX 2256 WINCHESTER VA 22604-1456 Eric R. Lawrence, Planning Director Frederick County Planning Department I, a Notary Public in and for the State and County aforesaid, do hereby certify that Eric R. Lawrence, Planning Director for the Department of Planning and Development, whose name is signed to the foregoing, dated , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on NOTARY PUBLIC 44 -A- -291- "A" BUILDING COMPANY INC 44 - A- - 170-C 1386 WRIGHTS MILL RD ANDERSON JOHN KENNETH BERRYVILLE VA 22611 ANDERSON RUBY PEARL PO BOX 27 45 •9- 3- 2- STEPHENSON VA 22656.0027 HOFFMAN WILLIAM D & PATSY L 44 • A- - 170- PO BOX 22 WINCHESTER GUN CLUB INC STEPHENSON VA 22656.0022 PO BOX 2012 WINCHESTER VA 22604-1212 45 - 9.3- 1 44 • A- - 173- KREER THO THOMAS ELLIS LEONARD C JR KREER C/O ELLIS WAREHOUSE & MINI STG 108E JCRIS SPRINGS RD 10487 WASHINGTON HWY STEPHENSON VA 22656.1918 GLEN ALLEN VA 23059.1964 44 - A- - 285 FOREMAN RICHARD T 44C - 1• - 15- FOREMAN FAY L LOUZONIS JOSEPH THOMAS JR PO BOX 4674 543 OLD CHARLES TOWN RD WINCHESTER VA 22604-4674 STEPHENSON VA 22656 1822 44 • A• - 237• 44C - 1- • A- ROBERTS CHRISTINE K & EDDIE R SR COLLETT JOEL A & DIANE L & GIBBS THERESA K & DAVID B 521 OLD CHARLES TOWN RD 1968 FAIRFAX PIKE STEPHENSON VA 22656 1822 WHITE POST VA 22663.181E 44 • A- • 138-A 44 • A• - 238- O'ROARK NORWOOD T & LAURA W WEBBER B BLAIR 380 OLD CHARLES TOWN RD 208 GREENFIELD AVE STEPHENSON VA 22656-1728 WINCHESTER VA 22602.6635 44 - A- - 29- 44 - A- - 207• SLAUGHTER JUDITH MCCANN LUDWICK JAMES L & NANCY L 562 MILBURN RD WINCHESTER VA 22603.4724 779 OLD CHARLES TOWN RD STEPHENSON VA 22656.1824 44 - A- - 25- CRIDER & SHOCKEY INC OF WV 44 - A• - 206- LAKE JAMES T & HELEN E PO BOX 2530 771 OLD CHARLES TOWN RD WINCHESTER VA 22604-1729 STEPHENSON VA 22656.1824 44 • A- - 28-B 44 - A- • 202- UNGER KENNETH R BRAGG DAVID L 288 MILBURN RD WINCHESTER VA 22603.4721 PO BOX 174 CLEARBROOK VA 22624.0174 55 - A 6- HULVER JOSEPH F T JR 44 - A- - 167- RIDENOUR ELMER W H 1023 REDBUD RD RIDENOUR KRISTINE L WINCHESTER VIRGINIA 22603.4757 731 OLD CHARLES TOWN RD 55 - A. - 7-C STEPHENSON VA 22656.1 B24 OATES GARY K & CONSTANCE J 1071 REDBUD RD 44 - A- - 168- WINCHESTER VA 22603 4757 SHANHOLTZER TIMOTHY A SHANHOLTZER LISA E 55 A 8 721 OLD CHARLES TOWN RD SCHWARTZMAN BERNARD STEPHENSON VA 22656.IB24 1105 REDBUD RD 44 - A- - 169- WINCHESTER VA 22603.4758 BUSSERT GERALD & JOAN E & 55 - - 9 707 OLD CHARLES TOWN RD L ER DONALDL STEPHENSON VA 22656.1B24 1141 14E REDBUD RD WINCHESTER VA 22603.4758 This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: 55 - A- - 10- PENTON E GLENN & BIGGS DAWN R 221SETTLERS LN STEPHENSON VA 22656.2027 55 -7- - 13- NICELY DONNA L NICELY PAUL 261 LICK RUN XING STEPHENSON VA 22656.2023 55 -7- - 15- SIRBAUGH SAUNIE D 290 LICK RUN XING STEPHENSON VA 22656.2023 55 -7- - 14- MEIER WILLIAM G III & BARBARA E 270 LICK RUN XING STEPHENSON VA 22656.2023 44 - A- - 294-A AITKEN GREIG D W & WALLACE TONIE M 1160 JORDAN SPRINGS RD STEPHENSON VA 22656.2015 Eric R. Lawrence, Planning Director Frederick County Planning Department STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, do hereby certify that Eric R. Lawrence, Planning Director for the Department of Planning and Development, whose name is signed to the foregoing, dated , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on NOTARY PUBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING October 24, 2008 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #05-08 OF SNOWDEN BRIDGE, PART A and B On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, November 5, 2008 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #05-08 for Snowden Bridge, Part A and B, submitted by Greenway Engineering for a Residential Planned Community on 285.5 acres zoned R4 (Residential Planned Community) District. The properties are located on the south side of Old Charles Town Road (Route 761) and Jordan Springs Road (Route 664) and east of Milburn Road (Route 662), and are identified with Property Identification Numbers 44-A-292, 44-A-293, and 44-A-31A in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Amber L. Powers Planner I ALP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on da from the Department of Planning and Development, Frederick County,Virginia: 44 - A• - 153- 44 - A- - 292- STEPHENSON ASSOCIATES LC PO BOX 2530 WINCHESTER VA 22604.1729 44 - A- - 293- BROOKFIELD STEPHENSON VILLAGE LLC 8500 EXECUTIVE PARK AVE STE 30 FAIRFAX VA 22031.2225 44 -A- - 31- STEPHENSON ASSOCIATES LC PO BOX 2530 WINCHESTER VA 22604-1729 44 - A- - 148- JENKINS DAVID CALVIN & SCARLET M 879 DICKS HOLLOW RD WINCHESTER VA 22603.3721 44 - A- - 149- GETTS GERYL S 502 OLD CHARLES TOWN RD STEPHENSON VA 22656-1828 44 - A- - 150- STULTZ GLENN A & BETTY A 518 OLD CHARLES TOWN RD STEPHENSON VA 22656.1828 REDMOND DARLA K 67 REYNOLDS CT FRONT ROYAL VA 22630.5407 44 - A- - 154- VUILLERMET ROBERT EUGENE 550 OLD CHARLES TOWN RD STEPHENSON VA 22656-1828 44 - A- - 155- STROTHER JOHN R 560 OLD CHARLES TOWN RD STEPHENSON VA 22656.182E 44 - A- - 156- HOTT R CHARLES & KAY K 572 OLD CHARLES TOWN RD STEPHENSON VA 22656-1828 44 - A- - 157- LOUCH WILLIAM G 582 OLD CHARLES TOWN RD STEPHENSON VA 22656-1828 Amber L. Powers, Planner I Frederick County Planning Dept. STATE OF VIRGINIA COU NTY OF FREDER�ICK I, 6 ry , a Notary Public in and for the State and County aforesaid, do hereby certify that Amber L. Powers, Planning Technician for the Department of Planning and Development, whose name is signed to the foregoing, dated 0 / a A / C)'�s , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this c) 3 day of C'IoL6Z ';-� a (2) My commission expires on NOTARY PUBLIC , --' 7 y 44 - A- - 158 WILSON ROBERT & MARY BETH 44 A- 11- KNUPP RICHCHARD R &BONNIE R 458 DEVILS BACKBONE OVLK STEPHENSON VA 22656.1903 PO BOX 97 STEPHENSON VA 22656.0097 44C - 2- - A 44 A 212- ZIRKLE WILLIAM RAY HAYES JACK L & HELEN CHRISTINE 734 JORDAN SPRINGS RD 614 OLD CHARLES TOWN RD STEPHENSON VA 226561911 STEPHENSON VA 22656.1B29 44C - 2• - B- 44 - A• • 218- JOBE DARIN SCOTT KRASICH DINAH G & JOHN E JOBE JUSTIN CHRISTOPHER 634 OLD CHARLES TOWN RD 776 JORDAN SPRINGS RD STEPHENSON VA 22656 22656.1829 STEPHENSON VA 22656.1911 44C • 2• • D 44 - A• - 213- BLY TERRY L & CONNIE S LAFFOLLETTE ALLEN LEE 644 OLD CHARLES TOWN RD 744 JORDAN SPRINGS RD STEPHENSON VA 22656.1829 STEPHENSON VA 22656.1911 44 - A- - 214- 44 - A- - 161- CAMERON ROY C & MILDRED F GRAY JEAN K CIO GREGORY W FAUVER CIO ALLEN GRAY 423 FAIRMONT AVE 636 BATTERSEA OR WINCHESTER VA 22601 SAINT AUGUSTINE FL 32095-8432 44 - A- - 215- 44 - A- - 162- AL-SWAITY MANAR GETTS ELLEN ELAINE PO BOX 3134 660 OLD CHARLES TOWN RD STERLING VA 20167.3134 STEPHENSON VA 22656-1829 44 - A- - 216- A 163 TYSON BAKER B & SHIRLEY P RITTERRJUANITA M 768 JORDAN SPRINGS RD 688 OLD CHARLES TOWN RD STEPHENSON VA 22656.1911 STEPHENSON VA 22656-1829 44 - A- - 139- 44 - A- - 219- MCKEE ANNA B & LESTER W NELSON MICHAEL 102 FAIRWAY DR 784 JORDAN SPRINGS RD WINCHESTER VA 22602.6016 STEPHENSON VA 22656-1911 44 - A- - 44 - A- - 220- RO RUSSELL BERT H ETALS BOHNENKAMP GARY BOHNENKAMP KRISTI 704 OLD CHARLES TOWN RD 214 LITTLER LN STEPHENSON VA 22656-1830 STEPHENSON VA 22656.1817 44 - A- - 208- 44 - A- - 221- GOLLER ACTRESS 1 TRAVERS GEORGE 0 776 OLD CHARLES TOWN RD 804 JORDAN SPRINGS RD STEPHENSON VA 22656.1830 STEPHENSON VA 22656.1912 44 - A- - 209- 44 - A- - 222- AFFLECK RODNEY L MCGAFFICK ROGER A & MARY S 786 OLD CHARLES TOWN RD 816 JORDAN SPRINGS RD STEPHENSON VA 22656.1B30 STEPHENSON VA 22656.1912 44 - A- - 210- 44 - A- - 223- JONES WILLIAM C JR & BRENDA L MILBURN DONALD L & KIMBERLY M 796 OLD CHARLES TOWN RD 826 JORDAN SPRINGS RD STEPHENSON VA 22656.1830 STEPHENSON VA 22656-1912 44 - A- - 224- 44 - A- - 291- SMITH MITCHELL B "A" BUILDING COMPANY INC 1386 WRIGHTS MILL RD 836 JORDAN SPRINGS RD BERRYVILLE VA 22611 STEPHENSON VA 22656.1912 45 -9- 3- 2- HOFFMAN WILLIAM D & PATSY L 44 - A- - 225- LINK STEVE A & DENNIS W PO BOX 22 PO BOX 236 STEPHENSON VA 226560022 STEPHENSON VA 22656.0236 45 - 9.3- 1- 44 - A- - 226- KREER THOMAS WILLS JERRY MICHAEL & YVONNE KREER CRIS 1081 JORDAN SPRINGS RD 856 JORDAN SPRINGS RD STEPHENSON VA 22656.1918 STEPHENSON VA 22656-1912 44 - A- - 285- FOREMAN RICHARD T 44 - A- - 228- FOREMAN FAY L GORDON SHAWN MICHAEL PO BOX 4674 868 JORDAN SPRINGS RD WINCHESTER VA 22604-4674 STEPHENSON VA 22656.1912 44 - A- - 237- 44 - A- - 229- ROBERTS CHRISTINE K & EDDIE R SR ESTEP DONALD L & HELEN L & GIBBS THERESA K & DAVID B 1968 FAIRFAX PIKE PO BOX 66 WHITE POST VA 22663.1811 STEPHENSON VA 22656.0066 44 - A- - 238- 44 -A- - 231-B WEBBER B BLAIR FAUVER HARRY S JR 208 GREENFIELD AVE 906 JORDAN SPRINGS RD WINCHESTER VA 22602.6635 STEPHENSON VA 22656.1913 44 - A- - 207- 44 - A- - 230- LUDWICK JAMES L & NANCY L HEPNER STEPHEN K 779 OLD CHARLES TOWN RD 918 JORDAN SPRINGS RD STEPHENSON VA 22656-1824 STEPHENSON VA 22656.1913 44 - A- - 206- 44 - A- - 234- LAKE JAMES T & HELEN E PEARSON ROBBIE M 771 OLD CHARLES TOWN RD 962 JORDAN SPRINGS RD STEPHENSON VA 22656.1824 STEPHENSON VA 22656.0153 44 - A- - 236- 44 - A- - 202- BRAGG DAVID L MERRITT GERALD WRIGHT PO BOX 174CLEARBROOK 916 JORDAN SPRINGS RD VA 22624.0174 STEPHENSON VA 22656-1913 44 - A- - 167- 44 - A- - 286- RIDENOUR ELMER W H HEIRS OF DORIS KINES RIDENOUR KRISTINE L CIO THERESA K GIBBS 731 OLD CHARLES TOWN RD 1968 FAIRFAX PIKE STEPHENSON VA 22656.1824 WHITE POST VA 22663-1811 44 - A- - 168- 44 - A- - 288- SHANHOLTZER TIMOTHY A WALTERS WAYNE E SHANHOLTZER LISA E 183 QUIET PLACE LN 721 OLD CHARLES TOWN RD BERKELEY SPRINGS WV 25411.6634 STEPHENSON VA 22656-1824 44 - A- - 289- 44 - A- - 169- LOFTHOUSE ELSIE A BUSSERT GERALD & JOAN E & 707 OLD CHARLES TOWN RD PO BOX 2256 STEPHENSON VA 22656-1824 WINCHESTER VA 22604.1456 44 - A- - 170-C ANDERSON JOHN KENNETH ANDERSON RUBY PEARL PO BOX 27 STEPHENSON VA 22656.0027 44 - A- - 170- WINCHESTER GUN CLUB INC PO BOX 2012 WINCHESTER VA 22604.1212 44 - A- - 173- ELLIS LEONARD C JR CIO ELLIS WAREHOUSE & MINI STG 10487 WASHINGTON HWY GLEN ALLEN VA 23059.1964 44C - 1- - 15- LOUZONIS JOSEPH THOMAS JR 543 OLD CHARLES TOWN RD STEPHENSON VA 22656.1822 44C - 1- - A- COLLETT JOEL A & DIANE L 527 OLD CHARLES TOWN RD STEPHENSON VA 22656-1822 44 - A- - 138-A O'ROARK NORWOOD T & LAURA W 380 OLD CHARLES TOWN RD STEPHENSON VA 22656.1728 44 - A- - 31- STEPHENSON ASSOCIATES LC PO BOX 2530 WINCHESTER VA 22604.1729 44 - A- - 29- SLAUGHTER JUDITH MCCANN 562 MILBURN RD WINCHESTER VA 22603.4724 44 - A- - 25- CRIDER & SHOCKEY INC OF WV PO BOX 2530 WINCHESTER VA 22604-1729 44 - A- - 28-B UNGER KENNETH R 288 MILBURN RD WINCHESTER VA 22603.4721 55 - A- - 6- HULVER JOSEPH F T JR 1023 REDBUD RD WINCHESTER VIRGINIA 22603.4757 55 - A- - 7-C OATES GARY K & CONSTANCE J 1071 REDBUD RD WINCHESTER VA 22603-4757 55 - A- - 8- SCHWARTZMAN BERNARD 1105 REDBUD RD WINCHESTER VA 22603.4758 55 - A- - 9- STOTLER DONALDL 1141 REDBUD RD WINCHESTER VA 22603.4758 55 -A- - 10- PENTON E GLENN & BIGGS DAWN R 221 SETTLERS LN STEPHENSON VA 22656-2027 55 - 7- - 13- NICELY DONNA L NICELY PAUL 261 LICK RUN XING STEPHENSON VA 22656.2023 55 - 7- - 15- SIRBAUGH SAUNIE D 290 LICK RUN XING STEPHENSON VA 22656.2023 55 -7- - 14- MEIER WILLIAM G III & BARBARA E 270 LICK RUN XING STEPHENSON VA 22656.2023 44 - A- - 294-A AITKEN GREIG D W & WALLACE TONIE M 1160 JORDAN SPRINGS RD STEPHENSON VA 22656.2015 bi P� L P -ma- t) Adjoining Property Owners Listing ✓ 5�("I Snov i //V , -'6 ��l L �L A'�1 Label Tax Map Number Owner Mailin Addre JENKINS DAVID CALVIN & SCARLET M 'KS HC GETTS GERYL S TO: BARBARA-DATA PROCESSING ) CHAf STULTZ GLENN A. & BETTY A. ) CHAf FROM:BEV - Planning Dept. STULTZ GLENN A. & BETTY A. ) CHAF REDMOND DARLA K Please print S sets of NOLDS VUILLERMET ROBERT EUGENE I0h7 DE' HAN CHAF STROTHER JOHN R. uuv vL-D CHAF i A C 44. A 148 B 44-- A-149 \ C 44-- A- 150 ' , D 44 A 151 ' E c 44 A-" 153 , / F C 44 A 154 - / G \ 44 A 155 \ / H 44 A 156 \ HOTT R. CHARLES & KAY K. 572 OLD CHAF I 44 A 157 LOUCH WILLIAM G 582 OLD CHAF / J 44 A 158- WILSON ROBERT & MARY BETH 458 DEVILS Bf % .K 44C 2 A< ZIRKLE WILLIAM RAY & HELEN CHRISTINE 614 OLD CHAF 4 ` L l 44C - 2-13- JOBE DARIN SCOTT JOBE JUSTIN CHRISTOPHER 634 OLD CHAF M c 4.4C==2---D , , BLY TERRY L & CONNIE S 644 OLD CHAF N c 44—A - -1-61- GRAY JEAN K C/O ALLEN GRAY 636 BATTERSI 0 -44--A 162:"�: GETTS ELLEN ELAINE 660 OLD CHAF ' P c 44 A -163 \ RITTER JUANITA M 688 OLD CHAF Q 44 A 164 RITTER JUANITA M 688 OLD CHAF R 44 A 165 RITTER JUANITA M 688 OLD CHAF S ( 44 -A 130� MCKEE ANNA B & LESTER W 102 FAIRWAY T C- 44-- -A- 1.66--_, RUSSELL ROBERT H ETALS 704 OLD CHAF U C 44- A 208, GOLLER ACTRESS I 776 OLD CHAF e V 44- -A _209, AFFLECK RODNEY L 786 OLD CHAF W C 44 A _2-10 JONES WILLIAM C JR & BRENDA L 796 OLD CHAF �X C 44--A- -211, KNUPP RICHARD R & BONNIE R PO BOX 97 y / Y C 44_-A -212' HAYES JACK L 734 JORDAN S Z C 4_4 _A 218' - KRASICH DINAH G & JOHN E 776 JORDAN S 1.1 AA C 44-A 213 -` LAFFOLLETTE ALLEN LEE 744 JORDAN E BB C 44 __ -A 21.4�� CAMERON ROY C. & MILDRED F. 752 JORDAN S CC `.44_ A ..215' AL-SWAITY MANAR 760 JORDAN S y DD C 44 - A - 21.6,' TYSON BAKER B & SHIRLEY P 768 JORDAN S EE 44 A 219; ' NELSON MICHAEL 784 JORDAN S t /FF ` 44___A -220-) BOHNENKAMP GARY BOHNENKAMP KRISTI 214 LITTLER L ,, GG 44-_A -221- __-' TRAVERS GEORGE 0. 804 JORDAN S , / HH ` :44 - A-- 222- MCGAFFICK ROGER A & MARY S 816 JORDAN S I I L 44---A_223� MILBURN DONALD L& KIMBERLY M 826 JORDAN S JJ C 44---A-224-'�- SMITH MITCHELL B 836 JORDAN S KK \ 44-.-A- 225- - LINK STEVE A & DENNIS W PO BOX 236 ALL 44---A- 2261� WILLS JERRY MICHAEL & YVONNE 856 JORDAN S MM � 44--A--228� GORDON SHAWN MICHAEL 868 JORDAN S i NN C 44--A- 229 1, ESTEP DONALD L & HELEN L PO BOX 66 00 44 A 231 ESTEP DONALD L & HELEN L PO BOX 66 XI PP C _4.4- A -231B , FAUVER HARRY S JR 906 JORDAN S QQ _44 -A --230 HEPNER STEPHEN K. 918 JORDAN S RR 44 A 231A FAUVER HARRY S JR 906 JORDAN S SS 44 A 232 HEPNER STEPHEN K. 918 JORDAN S TT 44 A 233 HEPNER STEPHEN K. 918 JORDAN S ' UU C 44 -A- -234--, PEARSON ROBBIE M 962 JORDAN S V V 44 A 235 PEARSON ROBBIE M 962 JORDAN S W W C _4"4- A 236� MERRITT GERALD WRIGHT 976 JORDAN S XX C 44 - A--286--") HEIRS OF DORIS KINES C/O THERESA K GIBBS 1968 FAIRFAX YY 44 A 287 HEIRS OF DORIS KINES C/O THERESA K GIBBS 1968 FAIRFAX ZZ C 44 . A 288 WALTERS WAYNE E 183 QUIET PLA AAA 44 A 289., LOFTHOUSE ELSIE A PO BOX 2256 BBB 44 A 291 ;- WEBB III CONSTRUCTION INC CCC 45 93 2 - HOFFMAN WILLIAM D. & PATSY L. PO BOX 22 DDD , 45 9 3 1 KREER THOMAS JKREER CRIS 1081 JORDAN: EEE = 44.- A_ 285 \ FOREMAN RICHARD T FOREMAN FAY L PO BOX 4674 10/9/2008 Source: Frederick Adjoining Property Owners Listing Snov� Label Tax Map- Number Owner Mailing Addre: FFF 44 A 237\ ROBERTS CHRISTINE K & EDDIE R SR & GIBBS THERESA K & DAVID B 1968 FAIRFAX GGG 44 A 238 SHRECK CATHERINE EST. 208 GREENFIE HHH 44 A 207 LUDWICK JAMES L & NANCY L 779 OLD CHAF 1 1 1 44 A 206 LAKE JAMES T. & HELEN E. 771 OLD CHAF JJJ 4-4, A 202_ BRAGG DAVID L PO BOX 174 KKK 44 A 205 BRAGG DAVID L PO BOX 174 LLL `44 A 167--: RIDENOUR ELMER W H RIDENOUR KRISTINE L 731 OLD CHAF MMM : 44- A_ 1.68 = SHANHOLTZER TIMOTHY A SHANHOLTZER LISA E 721 OLD CHAF NNN 000 C 44_-=A _ 169-� BUSSERT GERALD & JOAN E. & 707 OLD CHAF PPP ` 44 A 170C, `; ANDERSON JOHN KENNETH ANDERSON RUBY PEARL PO BOX 27 COO = 44 A -1 70�, WINCHESTER GUN CLUB INC PO BOX 2012 RRR 44 _-A 173 , ELLIS LEONARD C. JR. C/O ELLIS WAREHOUSE & MINI STG 10487 WASH II\ SSS 44C- 1 15 \ LOUZONIS JOSEPH THOMAS JR 543 OLD CHAF TTT c 44C 1 A',, COLLETT JOEL A. & DIANE L 527 OLD CHAF UUU 44-- A 138A� O'ROARK NORWOOD T. & LAURA W. 380 OLD CHAF V V V 44"__A_ _3-1 \ STEPHENSON ASSOCIATES LC PO BOX 2530 W W W -44 A 29 SLAUGHTER JUDITH MCCANN 562 MILBURN I XXX 44_ A_ 25 , CRIDER & SHOCKEY INC OF WV PO BOX 2530 YYY 44 A 26 CRIDER & SHOCKEY INC OF WV PO BOX 2530 ZZZ -44 A _286- UNGER KENNETH R. 288 MILBURN I AAAA ,- 55 A 6 HULVER JOSEPH F T JR 1023 REDBUD BBBB J 55 A 7C;' OATES GARY K & CONSTANCE J 1071 REDBUD CCCC 55 A 7E OATES GARY K & CONSTANCE J 1071 REDBUD DDDD r55 A 8 SCHWARTZMAN BERNARD 1105 REDBUD EEEE 55 A . 9. , STOTLER DONALD L 1141 REDBUD FFFF 55 A 10_,- PENTON E GLENN & BIGGS DAWN R 221 SETTLER GGGG > 55 7 13 _: \ NICELY DONNA L NICELY PAUL 261 LICK RUN. 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O40011m) s. 19uL Pus Fos DOMMARr WM ADr1AlrlOdR sa711mr rla alms ar 9>:p®lsar ANMAM LC.. DAM 0CMW S. soft Q� R0 00osos/41) IL. D Df1sD � 10, am (9@QWOdfr r10. 0400um) Nso( L rNM NkRHrsP NQtr� N/A �n 1 m m !IRA Bell a NO OCT 8 2008 r t r f� Please note: The Subdivision/MDP plans associated with this file are located in the file room. MDP #05-08 SNOWDEN BRIDGE SEC III PT B Stonewall RESIDENTIAL (REPLACES O4-08)