HomeMy WebLinkAbout01-11 Snowden Bridge-Brookfield 331.63 Acres 850 Units Stonewall - BackfileMASTER DEVELOPMENT PLAN TRACKING SHEET
(Note: The application does not need to be complete to be accepted, but will not be
scheduled for the PC or BOS until all items have been received.)
Submission Package
Comment sheets from the following agencies along with any marked copies of the plan:
VDOT County Engineer
Fire Marshall City of Winchester
Sanitation Authority"GIS
i% Inspections Dept. C — ' Parks & Recreation
Health Dept. if Winchester Regional Airport
`J One copy of the master development plan application.
Appropriate number of plans, colored maps, etc., to cover PC & BOS meetings
✓Submission Fee
Application received
Fee Paid ($ Y 60
A[if Preliminary MDP heard by Planning Commission
ACTION:
Al j4 Preliminary MDP heard by Board of Supervisors
ACTION:
IV A- Letter to applicant regarding Board action (if required)
AIA Final MDP submitted with review agency, PC & BOS comments addressed
Administratively approved; letter sent to applicant, copy to file and cc's
Sys ID #
OPEN FILE:
L A File opened
4/1
Reference Manual updated/number assigned
(o D-base updated
N /} List of adjoiners given to staff member for verification
A.) A Location maps requested from Mapping
Application Action Summary updated
CLOSE FILE:
Approval (or denial) letter mailed to applicant, copy for file, cc's
Public Works and Real Estate
File stamped "approved", "denied" or "withdrawn"
Z, Reference Manual updated
D-base updated
Application Action Summary updated
O�
0
No
N
A " c)
"o
O O N N
N > .--i
A
U >o
N Y~
A
U
y [� O
rs.a.�3kn
RECEIVED FROM "
ADDRESS Sso7
/s ' !)-1 -1
❑ FOR
FOR
AMT.OF
ACCOUNT
I
CASH
I
AMT. PAID
I "°'�
CHECK
BALANCE
DUE
I
MONEY
ORDER
4' .sj;9-3100
A,-& DOLLARS $
q4-A 3�
BY_
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
September 16, 2011
Mr. Evan Wyatt
Greemvay Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: MASTER DEVELOPMENT PLAN 401-11 FOR SNOWDEN BRIDGE
Final Master Development Plan Approval
Property Identification Numbers (PINs): 44-A-293, 44-A-292A, 44-A-31B
Dear Evan:
Frederick County administratively approved the above -referenced final Master Development Plan
(MDP) on September 9, 2011. This MDP is approved for the potential development of 331.63 acres
(61 acres of this total will require a future MDP to revision) of land in the R4 (Residential Planned
Community) District within the Stonewall Magisterial District. This MDP provides for the
development of up to 850 dwelling units (single family, townhouse and multifamily). This is a new
MDP and takes the place of all previously approved MDP's for the land holdings of Brookfield -
Stephenson Village, LLC. The properties covered under this MDP are located within Land Bay III
of the project.
All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in
the plan. Please note that approval of a site plan is required prior to the subdivision or development
of this parcel. I am providing you with six (6) copies of the approved final master development plan.
Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any
questions.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/bad
cc: Brookfield Stephenson Village LLC, 8500 Executive Park Ave, Suite 300, Fairfax VA 22031
Charles DeHaven Jr., Stonewall District Supervisor
Gary Oates and Stan Crockett, Stonewall District Planning Commissioners
Jane Anderson, Real Estate
Commissioner of Revenue
Public Works
107 North Dent Street, Suite 202 a Winchester, Virginia 22601-5000
MASTER DEVELOPMENT PLAN
APPLICATION FORM
- Department of Planning & Development Use Only —
Application # a l " / / Date Application Received:9/6zz
/ ! —X4"f
PC Meeting Date / / .. , ,1 BOS Meeting Date �
Fee Amount Paid $ �i Initials: Receipt # 6Q� s�Q
1. Project Title: Snowden Bridge MDP - Brookfield Stephenson Village LLC
2. Applicant:
Name: Greenway Engineering Telephone: 540-662-4185
Address: 151 Windy Hill Lane
Winchester, VA 22602
3. Property Owner (if different than above):
Name: Brookfield Stephenson Village LLC Telephone: 703-270-1470
Address: 8500 Executive Park Ave, Suite 300
Fairfax, VA 22031
4. Design Company:
Name: Greenway Engineering Telephone: 540-662-4185
Address: 151 Windy Hill Lane
Winchester, VA 22602
5. Please list names of all owners, principals, and/or majority stockholders:
Robert C. Hubbell and Richard J. Dengler
6. Magisterial District: Stonewall District
10
%. Property Location: South side of Old Charles Town Road (Rt 761) and Jordan Springs Road (Rt 664) and on the
East side of Milburn Road (Rt 662) in the Stonewall Magisterial District.
(Give State Route # and name, distance and direction from intersection)
8. Is this an original or amended Master Development Plan?
Original �! Amended �Previous MDP#
9. Property Information:
a)
Property Identification Number (PIN):
b)
Total Acreage:
c)
Current Zoning:
d)
Present Use:
e)
Proposed Uses:
44-A-31 B, 44-A-292A, 44-A-293
331.63 Acres
R41Residential Planned Community
Residential & Unimproved
Residential
10. If residential uses are proposed, provide the following:
a) Density: 2.56 units per acre
b) Number of Units: 850
c) Housing Types: SFD, TH, MF
11. Adjoining Property use and zoning:
- USE
North MDP - Sheet 2
East
South
West
MDP - Sheet 2
MDP - Sheet 2
MDP - Sheet 2
ZONING
MDP - Sheet 2
MDP - Sheet 2
MDP - Sheet 2
MDP - Sheet 2
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the master
development plan shall include all contiguous land under single or common ownership. All
required material will be complete prior to the submission of my master development plan
application.
I (we) hereby certify that this application and its accompanying materials are true and accurate to
the best of my (our) knowledge.
Applicant(s): Date: 13
Date:
Owners : / Date: L5-111
Date:
0
3
3 Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Web Site: www.co.frederick.va.us
Department of Planning & Development, County of Frederick, Virginia,
107 North Kent Street, Suite 202 Winchester, Virginia 22601
Facsimile 540-665-6395 Phone 540-665-5651
Know All Men By These Presents: That I (We)
(Name) Brookfield Stephenson Village LLC, (Phone) (703) 270-1470
Richard J. Dengler, Vice -President (Managing Member)
(Address) 8500 Executive Park Avenue, Suite 300 Fairfax, VA 22031
the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
Instrument No. on Page and is described as
Instrument No. on Page and is described as
Instrument No. on Page and is described as
Parcel: 44 Lot: 31B Block: A Section: Subdivision:
Parcel: 44 Lot: 292A Block: A Section: Subdivision:
Parcel: 44 Lot: 293 Block: A Section: Subdivision:
do hereby make, constitute and appoint:
(Name) Greenway Engineering, Inc. (Phone) (540) 662-4185
(Address) 151 Windy Hill Lane, Winchester, VA 22602
To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and
authority I (we) would have if acting personally to file planning application for my (our) above described
Property, including:
❑ Rezoning (Including proffers)
❑ Conditional Use Permit
® Master Development Plan (Preliminary and Final)
❑ Subdivision
❑ Site Plan
❑ Variance or Appeal
❑ Comprehensive Policy Plan Amendment
My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to
previously approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or
modified.
In witness thereof, I (we) have hereto my (our) handandseal this 5 day of. 1A
f.1A 20V I I
Signature(s) .�g
State of Virginia, City/County of _�LI�A To -wit:
a Notary Public in and for the jurisdiction aforesaid, certify that the pc
fined to foregoing instrument and who I (are) known to me, personally appeared before
ac owledg the sa e before me in the jurisdiction aforesaid this S day of (nt 206
I
My Conunission Expires:
otary Public Registration #:.—I 3q 1 a
Revised 3/ l 7/0
N9W NO.7391285 i
kMIRES 9-3d15 i
O P
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
"2. PHASING PLAN TO MINIMIZE SUDDEN IMPACTS ON COUNTY SERVICES
A. Additional Proffer Payment
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
116. 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.
"7. MULTI MODAL 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).
Page 1 of 1
Evan Wyatt
From: Yeatman, Kimberly M. [Kim.Yeatman@VDOT.Virginia.gov]
Sent: Monday, April 11, 2011 1:14 PM
To: Evan Wyatt
Cc: Smith, Matthew, P.E.; Funkhouser, Rhonda
Subject: FW: Snowden MDP
The revisions to the above referenced sheet addresses all of our comments on the revision to the MDP plan. Three full sets
can be submitted for signature along with a CD with separate PDF's for each sheet.
From: Evan Wyatt [mailto:ewyatt@greenwayeng.com]
Sent: Friday, April 08, 2011 3:42 PM
To: Yeatman, Kimberly M.
Subject: FW: Snowden MDP
Hi Kim,
Please find attached a PDF of Sheet 7/13 that reflects the information in your comment response. Please advise me if this is
acceptable to address your comments and I will forward you a complete copy of the revised MDP for your file. Thanks again
for your assistance regarding this matter.
Have a good weekend, Evan
From: Kurt D. Pennington
Sent: Friday, April 08, 2011 3:23 PM
To: Evan Wyatt
Subject: Snowden MDP
Kurt Pennington
GREENWAY ENGINEERING
151 Windy Hill Lane
Winchester, VA 22602
Phone: 540-662-4185
Fax: 540-722-9528
Visit us on the web at www.greenwayeng.com to learn about exciting new services offered by Greenway
Engineering: Laboratory Services, Water Sewer, Maintenance / Monitoring, ESA Phase I, Wetlands and more.
Please consider the environment before printing this
CONFIDENTIALITY NOTICE: This email may contain confidential and privileged material for the sole use of
the intended recipient(s). Any review, use, distribution or disclosure by others is strictly prohibited. If you have
received this communication in error, please notify the sender immediately by email and delete the message and
any file attachments from your computer. Thank you.
4/ 11/2011
Snowden Bridge Master Development Plan
Page 1 of 1
Evan Wyatt
From: Yeatman, Kimberly M. [Kim.Yeatman@VDOT.Virginia.gov]
Sent: Tuesday, April 05, 2011 9:00 AM
To: Evan Wyatt
Cc: Smith, Matthew, P.E.; Funkhouser, Rhonda
Subject: Snowden Bridge Master Development Plan
We have reviewed the revised Snowden Bridge Master Development Plan for Brookfield Stephenson Village, LLC dated
March 3, 2011. The only remaining item that needs to be addressed, is that all of the streets that are showing two different
road classifications should specify the area of each street that will be constructed with each classification of road. For
example, the comment response letter indicated that Parkland Drive will be a Class III from Snowden Bridge Boulevard to
Temperance Drive, and it will be a Class II street from Temperance to the cul-de-sac. However, this information was not put
on the MDP. In order to ensure that the streets are constructed wide enough to accommodate all of the traffic that will be
using them, the street classifications need to be determined in the overall review of the plan. The street sections cannot be
determined by just looking at the traffic generated by an individual section on the construction plan. The ADT should be
calculated using the maximum traffic that could be generated by each street, and this will ensure the streets are wide enough
to accommodate the ultimate traffic.
If you have any questions, please give me a call.
Kim Yeatman
Virginia Department of Transportation
Land Development - Permit Specialist
Clarke, Frederick, Shenandoah & Warren Counties
540-535-1828
4/_5/2011
r from 504 535 390H
Request for Master Development Plan Comments
Frederick County Fire Marshal
Mail to: Hand deliver to:
Frederick County Fire Marshal 1" Floor
Attn: Fire Marshal 107 N. Kent Street
107 N. Kent Street Winchester, VA
Winchester, VA 22601 (540) 665-6350
Please fill out the information as accurately as possible in order to assist the agency with their
review. Please attach two (2) copies of the MDP with 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 -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.
Fire Marshal's Comments:
Frederick County Fire Marshal use only
Date reviewed Review Number 1 3 4 5 (please circle one)
Date reviewed y (� Date approved y Revision required
Signature and Date
F�K from 504 535 3900
Control number
MDP11-0001
Project Name
Snowden Bridge Master Development
Address
151 Windy Hill Lane
Type Application
MDP
Current Zoning
R1
Automatic Sprinkler System
No
Other recommendation
Emergency Vehicle Access
Adequate
Siamese Location
Emergency Vehicle Access Comments
Access Comments
Additional Comments
Plans ApDroverd its Subrrdtted
Plan Approval Recommended
Yes
0q-0a-11 6a-a7
Frederick Countlr Fire and Rescue
Lenart€ en
Office of the Fire Marshal
Eclat, Review and Gomments
Date received Date reviewed Date Revised
3/21/2011 4/4/2011
Applicant
Greenway Engineering
City State Zip Applicant Phone
Winchester VA 22602 540-662-4185
Tax ID Number Fire District Rescue District
13 13
Recommendations
Automatic Fire Alarm System
No
Hydrant Location
Adequate
Roadway/Aisleway Width
Election District
Stonewall
Residential Sprinkler System
Yes
Fire Lane Required
Yes
Special Hazards
No
Reviewed By Signature
S. Mark Showers
Title ,� �L?�_.�'! �. L�I./,!•�'Gi�
Request for Master Development Plan Comments
Frederick County Inspections Department L
Mail to: Hand deliver to:
Frederick County Inspections Department 4 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: 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 -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
Maizisterial District.
Frederick County Inspections Department's Comments:
�L :\ C (l:�\•_y '�\� :S\` \cA\
Frederick County Inspections use only
Date reviewed Review Number 12 3 4 5 (please circle one)
Date reviewed Date approv,�d 3 151 y Revision required
Signature and Date //. ,-� n
GREENWAY
ENGINEERING
Request for Master Development Plan Comments
Frederick County Department of Public Works
Mail to: Hand deliver to:
Frederick County 4th Floor
Department of Public Works 107 N. Kent Street
107 N. Kent Street Winchester, VA
Winchester, 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 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 -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.
TlPnartmPnt of Pnhl;r- WnrVc Pnmmnnt-
Department of Public Works use only
Date reviewed Review Number 12 3 4 5 (please circle one)
Date reviewed Date appr Revision required
Signature and Date .f117111
FREDr,tICK COUNTY SANITATION AUTHORITY
SITE PLAN REVIEW COMMENTS
PO Box 1877, Winchester, VA 22604 540.868.1061 Voice
315 Tasker Road, Stephens City, VA 22655 540.868.1429 Fax
Project .5/YOWaQv6V 0/,- M,0� 1EV1��Y
Applicant U RzsILIwoX
REVIEW STATUS attention F Vi4/y W Y11 77'
review number Ry , /
correct & resubmit
approved
DRAWINGS
send me by
1. print of sheets
approved as noted number of items to be corrected
You may submit just cover sheet and the revised sheets.
2. two CDs: each disc shall contain the following plan sheets_
a) One CD (containing all of the above noted sheets) shall be in PDF format. Each sheet shall
be in its own file and be in landscape orientation. Each file shall be titled with the project
name and appropriate sheet number.
b) One CD (containing all of the above noted sheets) shall be in DWG format. Each sheet shall
be in its own file and each sheet shall be titled with the project name and with the
appropriate sheet number. Each sheet shall (1) be in landscape orientation, (2) be without
border, (3) be in state plane coordinate system NAD 83, and (4) be compatible with
AutoCAD 2006.
c) Each of the two CDs shall be labeled with its format and project name, and placed in its own
paper CD envelope.
EASEMENTS
Y / N I need a copy of the recoNdff
e water and / or sewer easement(s).
Y / N I need a copy of the re oe water and / or sewer easement(s).
The easement document shall contain a plat and both shall be signed by the Authority.
I need a copy of the recorded deed(s) of easement before service will be wtbQ ized.
OTRER JNIH33NIJN3
Y / N This project also requires DEQ - Valley Region approval.
4411 Early RoIdox 3 00, H rrisonburg, VA 22801 (540-5 -7814) �`� G : �W
Y / N This project also req— ngton Office approval.
131 Walker St., V 44 0 (540-463-7136) 3 A 3 8
Y / N This project has a sewer pump station that FCSA will own. e-puu"pastatuii-stte--
shall be granted to the Authority in fee simple absolute. Also, I require (1) a copy of DEQ's
Certificate to Construct, (2) a copy of DEQ's Certificate to Operate, and (3) two copies of
the station's O & M manual. These documents must be received before water meters will be
released.
Date:
Jo . Whitacre - Senior Engineer 1 NOV ' 10
FaA from : 5406622936
83-22-11 61:54 Pg: 2
Request for Master Development Plan Comments
Winchester Regional .Airport
Mail to: Hand deliver to:
Winchester Regional Airport 491 Airport Road
Attn: Executive Director (Route 645, off of Route 522 South)
491 Airport Road (540) 662-2422
Winchester, Virginia 22602
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
Address 151 Windy Hill Lane
Winchester, VA 22602
Phone Number 540-662-4185
Name of development and/or description of the request: Snowden Bridge -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
Maizisterial District.
Winchester Regional Airport Comments:
RECEIVED
MARMAR 7 901
Fa% from : 5406622936
US-zz-11 01 ; bd rg . ]L
;SEW
WINCHESTER REGIONAL AIRPORT
491 AIRPORT ROAD
MP°F`WCOU WINCHESTER, VIRGINIA 22602
yoprC� (540) 662.2422
March 22, 2011
Evan Wyatt, Planner
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
Re: Master Development Plan Comments
Snowden Bridge— Brookfield Stephenson Village, LLC
Stonewall Magisterial District
Dear Mr. Wyatt:
The referenced Master Development Plan has been reviewed and it appears that
the proposed 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,
Serena R. Manuel
Executive Director
MNil 7 2, 2011
GREENWAY
ENGINEERING
Evan Wyatt
From:
Wayne Lee [Leew@frederick.k12.va.us]
Sent:
Monday, April 04, 2011 10:19 AM
To:
Evan Wyatt
Cc:
Al Orndorff
Subject:
RE: Snowden Bridge Revised MDP
Evan,
FCPS has no concerns regarding this MDP revision. The 119 fewer single-family detached
units, 55 more single-family attached units, and the 16 fewer multifamily units are
estimated to generate 47 fewer students than the currently approved MDP.
Thank you for the opportunity to comment.
Wayne
Kenneth Wayne Lee, Jr.
Coordinator of Planning and Development
Frederick County Public Schools
1415 Amherst Street
P. 0. Box 3508
Winchester, VA 22604-2546
leew@frederick.kl2.va.us
(office) 540-662-3889 x88249
(fax) 540-662-4237
(cell) 540-533-3745
>>> "Evan Wyatt" <ewyatt@greenwayeng.com> 4/4/2011 9:44 AM >>>
Hi Wayne,
Based on the proffered GDP, the residential units are only allowed the
be developed within LBIII and LBIV. When buildout occurs within these
land bays, the project is entitled to have a maximum of 2,465 dwelling
units. Therefore, everything in your first paragraph is accurate except
for the last sentence, as LBIII can not yield 2,465 units - it will take
both land bays to accomplish that density.
As requested, the information below identifies the housing type/unit
change between the approved MDP and the proposed MDP that you are
reviewing:
Approved MDP
SFD 669
TH 135
MF 126
Proposed MDP
SFD 550
TH 190
MF 110
Net Change
SFD -119 units
TH +55
MF -16
The revised MDP results in a net change of -80 units from the approved
MDP. I hope this information is what you are looking for; however,
please contact me if you have any further questions.
Thanks, Evan
-----Original Message -----
From: Wayne Lee [mailto:Leew@frederick.kl2.va.us]
1
Sent: Friday, April 01, 2011 4:00 PM
To: Evan Wyatt
Subject: Re: Snowden Bridge Revised MDP
Evan,
I have a couple of questions, to help understand the land bay breakdown
table on sheet 10. If I am reading this correctly, the housing types in
land bays III and IV will end up totaling 100% when the development is
built? And, there will be 2,465 housing units or fewer in land bay III?
Do you have a table showing the changes by housing type in the numbers
of units from the current MDP to the proposed MDP (such as is in your
email of July 8, 2010 - that's in the chain of correspondence you
brought when we met the other day)?
Thanks.
Wayne
>>> "Evan Wyatt" <ewyatt@greenwayeng.com> 3/29/2011 10:19 AM >>>
Hi Wayne,
I am following up to see when you might have the review comments ready
for the revised.MDP. Please let me know if you would like us to pick
them up when they are available.
Thanks, Evan
GREENWAY ENGINEERING
151 Windy Hill Lane
Winchester, VA 22602
Phone: 540-662-4185
Fax: 540-722-9528
Visit us on the web at www.greenwayeng.com <http://www.greenwayeng.com/>
to learn about exciting new services offered by Greenway Engineering:
Laboratory Services, Water Sewer, Maintenance / Monitoring, ESA Phase I,
Wetlands and more.
P Please consider the environment before printing this
CONFIDENTIALITY NOTICE: This email may contain confidential and
privileged material for the sole use of the intended recipient(s). Any
review, use, distribution or disclosure by others is strictly
prohibited. If you have received this communication in error, please
notify the sender immediately by email and delete the message and any
file attachments from your computer. Thank you.
--- Scanned by M+ Guardian Messaging Firewall ---
--- Scanned by M+ Guardian Messaging Firewall ---
2
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, 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 -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 use only //��
Date reviewed // Review umbeU 2 3 4 5 (please circle one)
Date reviewed Ida e appro ed - Revision required
Signature and Date
A/
Request for Master Development Plan Comments
Department of GIS (Geographic Information S
uElVED'
Mail to: Hand deliver to:
Department of GIS, Attn: GIS Manager Department of GIS
107 North Kent Street 107 North Kent Str 7etWinchester, VA 22601 Winchester, VA 22REE�lVV4 V
(540) 665-5614 (540) 665-5614G1NEE fPJG
The GIS Department 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
Phone Number
Greenway Enineering
151 Windy Hill Lane
Winchester, VA 22602
540-662-4185
Name of development and/or description of the request: Snowden Bridge - 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.
GIS OFFICE USE ONLY:
Date reviewed
Incomplete
Date reviewed
Signature and Date
Date approved
Incomplete
Date approved Revision required
Date revision received
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
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: Greenway En ineering
Address 151 Windy Hill Lane
Winchester, VA 22602
Phone Number 540-662-4185
Name of development and/or description of the request: Snowden Bridge - 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.
GIS Dept. Comments:
GIS OFFICE USE ONLY:
Date reviewed o2(
Incomplete
Date reviewed
Signature and Date
Date revision received
Incomplete
Date approved
GREENWAY a�05
NGINEERING
Date approved
Revision required
N
INFORMATION TECHNOLOGIES
COUNTY OF FREDERICK, VIRGINIA
W E
STREET NAME COMMENTS
SUBDIVISION COMMENTS
S DATE: March 21, 2011
SUBDIVISION: Snowden Bridge
STAFF MEMBER: Annie Williams, GIS Technician
APPLICANT: Greenway Engineering
151 Windy Hill Ln
Winchester, VA 22602
COMMENTS: The Frederick County Department of GIS has reviewed the requested road
names for use by the subdivision and has made the following determinations:
1. The following road names have been APPROVED and ADDED into the Frederick
County Road Naming and Structure numbering system:
Argyle Ct
Arrow Crown Ct
Baily Way
Balkan Ct
Ballarat Dr
Barrel Way
Basketweave Dr
Blackford Dr
Brasstown Loop
Centennial Dr
Churn Dash Ct
Coronation PI
Crofton Dr
Dervish Ct
Domino Ct
Dresden Ct
Dutchman Ct
Ellison Way
Farmhouse Ct
Fiesta Dr
Flyfoot Dr
Friendship Way
Garret Ct
Gretchen Ct
Handspike PI
Jitterbug Ct
Kearsarge Ct
Lattice Dr
Leavenworth Ct
Lindy Ct
Mosaic Ct
Norland Knoll Way
Northumberland Dr
Notions Ct
Parkland Dr
Parkland Dr
Patchwork Dr
Patriot Ct
Pelham Ter
Pintangle Ct
Pinwheel Ct
Poinsettia Ct
Prairie PI
Redcort Dr
Rosebud Ct
Rotunda Ct
Sawtooth Dr
Setting Sun Ct
Shoo Fly Ter
Snowden Bridge Blvd
Spangler Ct
Splendour Garden Way
Starburst St
Temperance Dr
Temple Ct
Valise Way
Woolwich Dr
2. The following road names are DENIED use because of conflict, either by spelling or
by phonetics, with road names already in the Frederick County Road Naming and Structure
Numbering System:
Dorsett St (conflicts with Dorset Ct in Albin Village)
Haralson Loop (conflicts with Harrelson PI in Apple Pie Meadows)
3. Structure numbering will be assigned during the permitting and construction phase of
development.
4. Road names are not approved and accepted into the Frederick County Road Naming
and Structure Numbering System without plats or plans delineating location, access from current
road system, location, entire length
Frederick County Information Technologies, 107 North Kent Street, Winchester, VA 22601, (540)665-5614
GREENWAY ENGINEERING, mc.
151 Windy Hill Lane
Winchester, Virginia 22602
Founded in 1971
August 30, 2011
Frederick County Planning Department
Attn: Candice Perkins
107 North Kent Street
Winchester, VA 22601
RE: Snowden Bridge Master Development Plan Brookfield Stephenson Village LLC
Comment Response Letter
Dear Candice:
The purpose of this letter is to provide you with a summary of the information that has
been incorporated onto the final plan set to address the comments from your April 4,
2011 review letter. Please note the following:
Comment 1: Tables #2, #4, #5, #6, #7 and the amenity/value table from the previously
approved Master Development Plan (MDP) need to be incorporated as information in this
plan set.
Comment 1 Response: Sheet 5 of 13 has been incorporated into the final plan set to
provide for the various tables requested in this comment. Additionally, residential area
tabulations have been modified on Tables #2, #5, and #7 on this sheet to reflect design
revisions associated with the single family units.
Comment 2: This MDP has been revised numerous times; a completed revision block
needs to be included.
Comment 2 Response: The Snowden Bridge Master Development Plan - Brookfield
Stephenson Village LLC, represents the first MDP for Brookfield Homes that accounts
solely for the land owned by this company. The final plan set does not include the
revision sheet from the previously approved MDP; however, it does include revisions that
have been incorporated resulting from the review agency comments associated with this
process. The revision blocks on this final plan set will be utilized in the future as
modifications or additions are made to the Brookfield Stephenson Village LLC property.
Comment 3: Provide all adjoining property information on Sheet 2.
Engineers Surveyors Planners Environmental Scientists
Telephone 540-662-4185 FAX 540-722-9528
2760 B/EA W www.greenwayeng.com
Comment 3 Response: Sheet 2 of 13 has been revised to include all applicable property
owner information, as well as the Instrument Number references for the Brookfield
Stephenson Village LLC property areas that have been dedicated and/or platted.
Comment 4: Provide the acreage of each parcel owned by Brookfield on Sheet 2.
Comment 4 Response: Sheet 2 of 13 has been revised to provide for the acreages
associated with tax map parcels 44-A-31B, 44-A-292A, and 44-A-293 owned by
Brookfield Stephenson Village LLC. Additionally, Instrument Number references have
been provided for the Snowden Bridge Boulevard dedication and Snowden Bridge
Section One with applicable acreages being shown on the Cover Sheet for these areas.
Comment 5: An updated table that shows the recreational unit requirements and the
provided amenities needs to be provided.
Comment 5 Response: Sheet 5 of 13 has been revised to provide for the recreational unit
requirements for the overall project, as well as for the portion of the Brookfield
Stephenson Village LLC property that is currently planned for development.
Additionally, it should be noted that the only recreational unit credits that have been
provided account for the swimming pool and bathhouse facility as these are currently
bonded with Frederick County. A recreation center site plan is being reviewed which
provides for additional recreational amenities; however, credits for those facilities will be
accounted for during the next update to the MDP for the Brookfield Stephenson Village
LLC property.
Comment 6: Provide a narrative advising that the remainder of the unplanned area
associated with tax map parcel 44-A-292A will come in under a future MDP revision.
Comment 6 Response: Sheet 6 of 13 has been revised to provide a narrative stating that
the remaining acreage of the overall ownership area shall be processed under a future
MDP revision.
Comment 7: The townhouse perimeter setback needs to be shown on all applicable plan
sheets.
Comment 7 Response: Sheet 6 of 13, 8 of 13, and 9 of 13 have been revised to
incorporate the locations of the townhouse perimeter setback areas, which includes a
narrative describing the requirements for the perimeter setback areas.
2760B/EAW 2
Comment 8: Specify the housing types that will be utilized in the active adult
community area.
Comment 8 Response: Sheet 6 of 13 and 11 of 13 have been revised to specify the
development of single family and multi -family housing types within the active adult
community area.
Comment 9: Provide the location of the gating for the active adult community area to
demonstrate that vehicles accessing this area will not back up onto Parkland Drive.
Comment 9 Response: Sheet 6 of 13 and 11 of 13 have been revised to demonstrate the
locations of the gating for the active adult community on Splendour Garden Way and
Ellison Way. Additionally, a narrative has been provided on both sheets stating that the
gated access to this community area will be determined during the Site Plan process,
which will allow for more detailed design to demonstrate that vehicles will not back up
onto Parkland Drive.
Comment 10: The application fee needs to include a $3,000.00 base fee, as well as an
acreage fee to account for areas that were not subject to the previous MDP and areas
where the housing types have been modified.
Comment 10 Response: The application fee has been determined to be $8,800.00. This
includes the $3,000.00 base fee and the $5,800.00 acreage area (58 acres) identified in the
April 11, 2011 PDF from Candice Perkins.
Application Information/Review Agency Comments: Review agency comment
approvals have been obtained from the Fire Marshal, Building Inspections, Public Works,
GIS, Parks and Recreation, FCSA, Public Schools and VDOT. Additionally, the MDP
Application and executed Special Limited Power of Attorney document have been
obtained from the property owner.
Please review the information associated with the revised plan set and advise me if it is
appropriate to submit final Plan sets for County approval of this MDP.
Sincerely,
i - '
Evanj4---
Y att AICP
Greenway Engineering
Cc: Rick Dengler, Brookfield Stephenson Village LLC
2760B/EAW 3
Page I of 1
Evan Wyatt
From: Kurt D. Pennington
Sent: Wednesday, August 31, 2011 10:41 AM
To: Evan Wyatt
Subject: FW: Snowden Bridge MDP Fee
From: Kurt D. Pennington
Sent: Monday, April 11, 2011 11:06 AM
To: Evan Wyatt
Subject: FW: Snowden Bridge MDP Fee
Evan,
Based on Candice's email, below, here are the affected areas;
• Sec 2&3 32 Ac
• Sec 4 14 Ac
• Sec 7 4 Ac
• AA (Parkland) 6 Ac
Total modified areas = 58 Acres
Required Fee $3000 + $5800 = $8800
Kurt
From: Candice Perkins[maiIto: cperkins@co.frederick.va.us]
Sent: Monday, April 11, 2011 10:43 AM
To: Kurt D. Pennington
Cc: Evan Wyatt
Subject: Snowden Bridge MDP Fee
Hi Kurt,
Per our conversation last week the MDP fee for Snowden Bridge will be the base fee ($3,000)
plus $100/acre for the areas that are added or modified with this plan. I have attached two pdf's
that highlight the areas being modified with this plan.
Let me know if you have any questions.
Candice Perkins, AICP
Senior Planner
Frederick County Department of
Planning & Development
107 North Kent Street
Winchester, Virginia 22601
(540) 665-5651
(540) 665-6395 (fax)
cperkins@co.frederick.va.us
www.co.frederick.va.us
No virus found in this message.
Checked by AVG - www.avg.com
Version: 10.0.1209 / Virus Database: 1500/3546 - Release Date: 04/02/11
Internal Virus Database is out of date.
8/31 /2011
;TING SNOWDEN /
BRIDGE BOULEVARD
DEDICATED R/W
T.
\ x
Ix
/�i CENTHi/
` T.M. 44-A-31 �
lu pro
PTS
PT8��
tiO /�S
cb�
11.0
+4W3E WITS SHALL
►IN mNMUM 34Y WE AND 50' � � � 25' ROAD C
,EAR SETBACKS ALONG EFFICIENCY
)E PER�ER SOLMARIES' U BUFFER
T.M. 44—A-29
® eta
DENOTES BROKFIELD
STEPHENSOECT LREAE, ITC
PROJ
AREA-
DENSITY
USE
LOTS
LOTS
R/W
OS
TOTALS
Single Family
550
141.1
53.7
40.4
20 2 00.070
Townhouse
190
10.7
1.0
2.5
8.5
0.0
13. 0.41
Multifamily
110
11.4
-
Day Care
-
1.2 MLz
. ,., ,
-
57.2
-
48.9
270.5 3.14
850
WITHIN ENVIROMENTAL FEATURES
nvF.W SPACE
IS
T.M. 44—A-31A
EXISTING SNOWDEN
BRIDGE BOULEVARD
DEDICATED R/W
W F'R\
Obi
T.M. 44-A-292A
ROAD
FFERY `�1\
A TEA D T 1
jot a AREA _
1'= ACTIVE �'T /w1
N\ CD�11T`!
'Nor
41
11
T C 44A 3 n 1 11 1
T.M. 44-A-31A
1
1
1
1
1
\\
O
Cb
Ct
\ 9
\
1
SFD /
f / T.M. 44-A-29.
SFD
\ SFD
SF[
SFD
SFD 0
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
April 4, 2011
Mr. Evan Wyatt
Ureenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Preliminary Master Development Plan for Snowden Bridge MDP
Property Identification Numbers (PINS): 44-A-293, 44-A-292A, 44-A-31B
First Review
Dear Evan:
Thank you for providing me with the opportunity to _review the preliminary master
development plan for the proposed development referred to as Snowden Bridge. Please
adequately address each of the comments listed below prior to formal submission of the
preliminary master development plan referenced above:
Preliminary Review Comments:
1. Development Aggregate Tabulation sheet. The previously approved MDP
contained a development aggregate tabulation sheet that contained a number of
tables that. have not been included with this MDP revision. Specifically the
following tables should be included with this MDP: Tables #2, 4, 5, 6, 7 and the
amenity/value table from sheet 6 of the w1DP approved in 2008.
2. Revisions. This MDP has been revised Numerous times; a completed .revision,
block needs to be included.
3. Adjoining Properties. On sheet 2 provide all adjoining property information.
4. Parcel Size. On sheet 2 show the acreage of each parcel owned by Brookfield.
Recreational Amenities and Values. An updated table that shows the
recreational unit requirements and the provided ametiities needs to be provided.
6. Remainder of Parcel .292A. 'Provide a notation on sheet 5 that the remainder of
parcel 44-A-292.A will conie. in under a future MDP revision (if there are designs
for this area it should be included with this MDP submission .
7. Townhouse Perimeter Setback. The townh'ouse petuneter setbacR needs to Poe
shown/expanded as indicated on sheets 5, 7 and 8
8. Active Adult Community Housing Types. Spec-i-c_i tho liousing types that wi;.l
be utilized in the active adult cominuniiy area.
9. Active Adult Community. The active adult c.omnio ity is proffered to be gated,
provide the location of the gates and ensure that vehicles waiting to access the
active adult area will not back up once Parkland Drive.
107 North Kent Street, Suite 202 - Winchester, Virginia.22601-5000
Mr. Evan Wyatt, Greenway Engineering
RE: Snowden Bridge MDP
April 4, 2011
Page 2
10. Fees and Public Meeting. The fee for this application includes a $3,000.00 base fee plus
$100.00 per acre for the first 150 acres and $50 per acre for the remainder. This is based
on fees as of April 28, 2008. Fees may change. The -fees for this MDP need to account
for areas that were not subject to the previous MDP (parcel T3B, Patchwork Drive area
on parcel 292A and areas where the housing types have been modified).
In order to continue the review of this Master Development Plan, you will need to submit
a complete MDP application, a signed and notarized Special Limited Power of Attorney
Form, all review agency comments and review fee, to this department. Review
comments are required from the following agencies: Frederick County Fire Marshal,
Frederick County Department of Building Inspections, Frederick County Department of
Public Works, Frederick County Department of G.I.S., Frederick County Parks &
Recreation, Frederick County Sanitation Authority, Frederick County Public Schools and
the Virginia Department of Transportation. Please do not hesitate to contact me with
questions regarding this letter.
Sincerely,
c� e�
Candice E. Perkins, AICP
Senior Planner
CEP/dlw
Attachment
Request for Master Development Plan Comments
Frederick County Department of Planning and Development
Mail to: Hand deliver to:
Frederick County 4 Ih Floor
Department of Planning and Development 107 N. Kent Street
107 N. Kent Street Winchester, VA
Winchester, VA 22601 (540) 665-5651
Please fill out the information as accurately as possible in order to assist the agency with their
review. Please attach two (2) copies of the MDP with 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 -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 Planning and Development's Comments:
Department of Planning and Development use only
Date reviewed Review Number 12 3 4 5 (please circle one)
Date reviewed Date approved Revision required
Signature and Date
SNOWDEN BRIDGE
SECTION 4 RECREATION PARKING ANALYSIS
BASED ON PRINCE WILLIAM COUNTY, VA. PARKING REQUIREMENTS
ACTIVITY
QUANT. OR AREA
PK. SPACES REQ.
PRIMARY PEAK USAGE
SECONDARY USAGE
BASKETBALL COURT
1 COURT
4 SP. (4 SP. PER CT.)
SUMMER
NON SUMMER WK
WEEKDAY (6:30- 9:00 PM)
EVENING (6:30- 9:00 PM) WEEKEND
WEEKEND (9:00 AM-4:00 PM)
(9:00 AM-4:00 PM)
TENNIS COURT
1 COURT
4 SP. (4 SP. PER CT.)
SUMMER
NON SUMMER WK
WEEKDAY (6:30- 9:00 PM)
DAY (9:00-11:30 AM / 1:00-2:30 PM)
WEEKEND (9:00 AM-4:00 PM)
WEEKEND (9:00 AM-4:00 PM)
TOT LOT
6000 SQ.FT.
1 SP. (3 SP. PER AC.)
SUMMER
NON SUMMER
�a PSS`
WEEKDAY (9:00 AM-3:00 PM)
WEEKDAY (9:00 AM- 3:00 PM)
j �p
WEEKEND (9:00 AM-4:00 PM)
WEEKEND (9:00 AM-4:00 PM)
DOG PARK
12,000 SQ.FT.
1 SP. (3 SP. PER AC.)
ALL YEAR
NA
WK EVENING (6:30-8:30 PM)
WEEKEND (9:00 AM-8:30 PM)
POOL BATHHOUSE
2800 RAW SQ.FT.
11 SP. (I SP./250 SQ.FT.)
SUMMER
SUMMER WEEKDAY
WEEKEND / HOLIDAY
(11:00 AM- 3:00 PM)
(11:00 AM-4:30 PM
POOL�SE
6515 SQ.FT.
43 SP. (1 SP./150 SQ.FT.)
SUMMER
SUMMER WEEKDAY
���L ���
WEEKEND / HOLIDAY
(11:00 AM- 3:00 PM)
(11:00 AM-4:30 PM
CARE
200 STUDENT APPROX.
24 SP. (1 SP./ 5 CHILDREN FOR
NON SUMMER
SUMMER WEEKDAYS
r
FIRST 40, THEN I SP./ 10
WEEKDAYS
(6:30-8:30 AM / 5:00-6:30 PM)
l U0
CHILDREN)
(6:30-8:30 AM / 5:00-6:30PM)
TOTAL PARKING REQUIRED 188 PK SPACES
TOTAL PARKING PROVIDED I 110 PK SPACES
a Pounded in 1971
GREENWAY ENGINEERING
151 Windy Hill Lane
Winchester, Virginia 22602
1 .
J SEP 1 2011
i.
T R A N S M I T T A L
Project Name: Snowden Bridge Revised Master Development Plan — Brookfield
Stephenson Village, LLC Property
File No: 2760B
Date September 1, 2011
To: FC Planning From: Evan Wyatt
Attn: Candice Perkins 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 Candice,
Thanks again for meeting with me today to review the final MDP and application information.
Please find attached 8 sets of the final MDP for County approval, as well as the application fee,
application form, executed special limited power of attorney form, and all applicable approved
review agency comments. Please review this information and contact me if you have any
questions or advise me when the approved plan sets are available and we will make
arrangements to pick them up.
Thank you, Evan
Hand Delivery and Pick Ups Only:
Received By: Date: Time:
Please Print Name:
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: Snowden Bridge MDP — Brookfield Property
File No: 2760B
Date April 11, 2011
To: FC Planning From: Evan Wyatt
Attn: Candice Perkins 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 Candice,
Please find attached one copy of the MDP that has been revised to reflect your comments dated
April 4, 2011. I have highlighted the revisions to assist in your review. Please review this
information and advise me if this addresses your comments at your earliest possible convenience.
Thank you, Evan
Hand Delivery and Pick Ups Only:
Received By: Date: y (i \ Time V F� ((,
Please Print Name:
- I : APR 1 1 2011
Page 1 of 1
Evan Wyatt
From: Kurt D. Pennington
Sent: Monday, April 11, 2011 11:06 AM
To: Evan Wyatt
Subject: FW: Snowden Bridge MDP Fee
Evan,
Based on Candice's email, below, here are the affected areas;
• Sec 2&3 32 Ac
• Sec 4 14 Ac
• Sec 7 4 Ac
• AA (Parkland) 6 Ac
Total modified areas = 58 Acres
Required Fee $3000 + $5800 = $8800
Kurt
From: Candice Perkins [ ma i Ito: cperki ns@co. frederick.va. us]
Sent: Monday, April 11, 2011 10:43 AM
To: Kurt D. Pennington
Cc: Evan Wyatt
Subject: Snowden Bridge MDP Fee
Hi Kurt,
Per our conversation last week the MDP fee for Snowden Bridge will be the base fee ($3,000) plus $100/acre for
the areas that are added or modified with this plan. I have attached two pdf's that highlight the areas being
modified with this plan.
Let me know if you have any questions.
Candice Perkins, AICP
Senior Planner
Frederick County Department of
Planning & Development
107 North Kent Street
Winchester, Virginia 22601
(540) 665-5651
(540) 665-6395 (fax)
cperkins@co.frederick.va.us
www.co.frederick.va.us
No virus found in this message.
Checked by AVG - www.avg.com
Version: 10.0.1209 / Virus Database: 1500/3546 - Release Date: 04/02/11
Internal Virus Database is out of date.
4/11/2011
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
April 4, 2011
Mr. Evan Wyatt
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Preliminary Master Development Plan for Snowden Bridge MDP
Property Identification Numbers (PINs): 44-A-293, 44-A-292A, 44-A-31B
First Review
Dear Evan:
Thank you for providing me with the opportunity to review the preliminary master
development plan for the proposed development referred to as Snowden Bridge. Please
adequately address each of the comments listed below prior to formal submission of the
preliminary master development plan referenced above:
Preliminary Review Comments:
1. Development Aggregate Tabulation sheet. The previously approved MDP
contained a development aggregate tabulation sheet that contained a number of
tables that have not been included with this MDP revision.. Specifically the.
following tables should be included with this MDP:. Tables #2, 4, 5, 6, 7 and the
amenity/value table from sheet 6 of the MDP approved in 2008..
2. Revisions. This MDP has been revised numerous times; a completed revision
block needs to be included.
3. Adjoining Properties. On sheet 2 provide all adjoining property information.
4. Parcel Size. On sheet 2 show the acreage of each parcel owned by Brookfield.
5. Recreational Amenities and Values. An. updated table that shows the
recreational unit requirements and the provided amenities needs to be provided.
6. Remainder of Parcel 292A. Provide a notation on sheet .5 that the remainder of
parcel 44-A-292A will come in under a future MDP revision (if there are designs
for this area it should be included with. this MDP submission).
7. Townhouse Perimeter Setback. The townhouse -perimeter setback needs to be
shown/expanded as indicated on sheets 5, 7 and 8.
8. Active Adult Community Hoeing Types. Specify the housing types that will
be utilized in the active adult community area.
9. Active Adult Community. The active adult community is proffered to be gated,
provide the location of the gates and .ensure that vehicles waiting to access the
active adult area will not back up onto ParklandDrive.
107 North Kent Street, Suite 202 • Winchester., Virginia.22601-5000
Mr. Evan Wyatt, Greenway Engineering
RE: Snowden Bridge MDP
April 4, 2011
Page 2
10. Fees and Public Meeting. The fee for this application includes a $3,000.00 base fee plus
$100.00 per acre for the first 150 acres and $50 per acre for the remainder. This is based
on fees as of April 28, 2008. Fees may change. The fees for this MDP need to account
for areas that were not subject to the previous MDP (parcel '173B, Patchwork Drive area
on parcel 292A and areas where the housing types have been modified).
In order to continue the review of this Master Development Plan, you will need to submit
a complete MDP application, a signed and notarized Special Limited Power of Attorney
Form, all review agency comments and review fee, to this department. Review
comments are required from the following agencies: Frederick County Fire Marshal,
Frederick County Department of Building Inspections, Frederick County Department of
Public Works, Frederick County Department of G.I.S., Frederick County Parks &
Recreation, Frederick County Sanitation Authority, Frederick County Public Schools and
the Virginia Department of Transportation. Please do not hesitate to contact me with
questions regarding this letter.
Sincerely,
i L`
Candice E. Perkins, AICP
Senior Planner
CEP/dlw
Attachment
/:N
147
Founded in 1971
GREENWAY ENGINEERING
151 Windy Hill Lane
Winchester, Virginia 22602
MAR 7 5 2011
r
T R A N S M I T T A L
Project Name: Snowden Bridge Master Development Plan — Brookfield Stephenson
Village, LLC Property
File No: 2760B
Date March 16, 2011
To: FC Planning
Attn: Candice Perkins
Copied
Delivery: ❑ Fed Ex
❑ Other
❑ U.S. Mail
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 Candice,
Please find attached the revised Snowden Bridge Master Development Plan that reflects the
property owned solely by Brookfield Stephenson Village, LLC for your review and comment.
Please review this information and advise me if you need anything else at this time, or contact
our office when your comments are available and we will make arrangements to pick them up.
Thank you, Evan
Hand Delivery and Pick Ups Only:
Received By: Date: Time:
Please Print Name:
GREENWAY ENGINEERING, iNc.
151 Windy Hill Lane
Winchester, Virginia 22602
Founded in 1971
MEMORANDUM
TO: VDOT, Lloyd Ingram
FCSA, John Whitacre
Frederick County Planning, Candice Perkins
Frederick County Public Works, Joe Wilder
Frederick County Inspections, John Trenary
Frederick County Fire Marshal, John Bauer
Frederick County Parks and Recreation, Matt Hott
Frederick County Public Schools, Wayne Lee
Winchester Regional Airport, Renny Manuel
FROM: Evan Wyatt, Greenway Engineering cqu)
RE: Snowden Bridge Master Development Plan
DATE: November 23, 2010
Greenway Engineering has been working with the Planning Department to create a
Master Development Plan (MDP) for Snowden Bridge, which accounts for the
Brookfield Stephenson Village, LLC property. This MDP has been reformatted to reflect
the typical plan set that Greenway Engineering prepares for this type of project, which is
being resubmitted for your review and comment. The information in this MDP is
consistent with the information from your previous review except for the following:
➢ The extension of Parkland Drive through the Active Adult section to provide
access to the eastern -most residential lots.
➢ The provision of ingress -egress easements for Flyfoot Drive and Northumberland
Drive to allow for public street access to the portions of Land Bay I11, which are
not owned by Brookfield Stephenson Village, LLC.
Please find attached a new MDP plan set and comment sheet, as well as a copy of your
previous comments. I would appreciate it if you would provide Greenway Engineering
with an updated comment for this project at your earliest possible convenience. Please
contact me if you have any questions or if you need any additional information.
Engineers Surveyors Planners Environmental Scientists
Telephone 540-662-4185 FAX 540-722-9528
www.greenwayeng.com
n_
"yL GREENWAY ENGINEERING
151 Windy Hill Lane
Founded in 1971 Winchester, Virginia 22602
TRANSMITTAL
Project Name: Snowden Bridge -Master Development Plan Revision
File No: 2760B
Date: Tue, Nov 23, 2010
To: FC-Planning
From: Kurt Pennington/dlm
Attn: --Candice Perkins GREENWAY ENGINEERING
Copied' p Phone: 540-662-4185
Fax: 540-722-9528
Delivery: ❑ Fed Ex ❑ U.S. Mail 0 Courier ❑ Pick Up
❑ Other
❑ Urgent 0 For Your Review ❑ As You Requested ❑] Please Comment
Message
Candice,
Attached is the following for your review and approval:
-2 copies of the revised Master Development Plan
-Cover letter
Thank you for your assistance. Contact us with any questions or need for additional information.
NOV 232010
Hand Delivery and Pick Ups Only:
Received by: Date:
Please Print Name:
Document Approval Form
PLEASE REVIEW TIE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS- YOUR
APPROVAL PLEASE NMAL AND PROVIDE THE DATE AND TIME OF YOUR
APPROVAL.
LF 2RUDOCUMENT DOES NOT MEET YOM?APPROVAL PLEASE PR0ME
COMK E2MAS TO WHAT YOU WOULD LTO HAVE COAMET ED.
INMALS DATE &c IMAE .
Candice
l J
1
Received by Clerical Staff (Date & Time):
U:1PamlCo=onDoc=cnt Approval Form.wpd
Please note: The Subdivision/MDP plans associated
with this file are located in the file room.