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Home My WebLink About04-91 Wakeland Manor Shawnee District (Revised) - Backfilev 041 0" * STAFF MASTER DEVELOPMENT PLAN CHECKLIST * This application is not complete if the following are not included SUBMISSION PACKAGE 1. Comments sheets from the following agencies along with any marked copies of the plan; ✓ VDOT 1114 City of Winchester Sanitation Authority Inspections Dept. Health Department ,✓ Parks & Recreation i/ Fire Marshal ✓ County Engineer Li One copy of the master development plan application +/ 25 copies of the plan on a single sheet kvL One reproducible copy of the plan (if required) A 35mm. slide of the plan Date TRACKING Application received -� C-\,101 tNo.i v.e.� Fee Paid (amount $ - --- — ) /aat.,�reliminary MDP heard by Planning Commission - Action taken_ a-5--9 2- Preliminary MDP heard by Board of Supervisors - Action taken Letter to applicant regarding action and revisions. _ Final MDP submitted with review agency, P/C and BOS comments addressed. Final MDP signed by County Administrator and Planning Director. (send two copies to applicant) Info added to annual report diskette. Wakeland Manor MDP Revisions Subject: Wakeland Manor MDP Revisions Date: Tue, 15 Oct 2002 11:52:25 -0400 From: "Abbe S. Kennedy" <akennedy@co.frederick.va.us> Organization: County of Frederick To: Eric Lawrence <elawrenc@co.frederick.va.us> Hi Eric, RE: Revisions consistant with approved MDP This revision received 9/27/03 shows a revision to the alignment of Warrior Drive to conform with the Stafford property, and a revision to Phase 4 & 2 to allow the existing barn to remain in Phase 4. No significant changes in open space are noted. No changes occur in total acreage or total lots. • Phase 4- increases from 10.79 acres to 13.79 acres • Phase 2- decreases from 23.32 acres to 20.32 acres • Phase 14- increases from 11.88 acres to 12.88 acres The plans are on your round table! Abbe s Abbe Kennedy <akennedygco.frederick.va.us> Senior Planner County of Frederick Department of Planning & Development 10/15/2002 1 1:52 AM FILE COPY COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 October 10, 2002 Bryan & Coleman, P.L.C. Attn: H. Edmunds Coleman, III The Feltner Building, 3' Floor 9 Court Square Winchester, VA 22601 RE: Request for Permissibility of Subdividing Tracts at Wakeland Manor Dear Mr. Coleman: Your letter, dated October 9, 2002, was received today in which you requested the permissibility of subdividing tracts of land from the property known as Wakeland Manor. The (revised) Master Development Plan (MDP) for Wakeland Manor most recently obtained approval on May 31, 2002. You specifically requested the permissibility of the property owner's desire to subdivide and convey tracts of the remaining property in a manner that conformed to the approved MDP. The property owner is permitted to subdivide and convey individual tracts if the subdivision occurs consistent with the approved MDP. All conveyances would need to adhere to the phasing sequence and phasing boundaries, as depicted on the approved MDP. The grantee of the subdivided. tracts will be required to develop their portion according to the provisions of the approved MDP. Each tract of land subdivided from the parent tract will require the appropriate fee and a completed subdivision application. If you have any questions regarding this letter, please feel free to call. Sincerely, ok, IJW,764 Patrick T. Davenport Zoning and Subdivision Administrator PTD/kac UAPan-ick\Common\Misc corresp\Coleman_Wakeland Manor req.wpd 107 North Kent Street * Winchester, Virginia 22601-5000 Oc't 09 02 16:13 H. Edmunds Coleman,III 545-4173 Bryan & Coleman, P.L.C. Attorneys at Law H. Edmunds Coleman, III, Esquire The Feltner Building, 3' Floor 9 Court Square Winchester, Virginia 22601 Telephone: (540)545-4172 Facsimile: (540)545-4173 Date: October 9, 2002 To: Patrick Davenport Fax No.: (540) 665-6395 From: H. Edmunds Coleman, III Re: Wakeiand Manor Comments: Revised letter reflecting correct Tax Map Parcel Total number of pages sent, including this cover: 3 Operator: niki /Y/celJaniel Please call immediately at (540)545-4172 if the facsimile transmittal you receive is incomplete or illegible. The information contained in this facsimile is protected from disclosure by the attorney -client privilege and the work product doctrine, and is confidential information intended only for the use of the individual or entity named above. If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution, or copy of this communication is strictly prohibited. If you have received this communication in error, please immediately notify us by telephone and return the original message at our expense to us at the above -listed address via the U.S. Postal service. Thank You. p.I Oct 09 02 16:13 H. Edmunds Coleman,III 545-4173 p.2 BRYAN & COLEMAN, P.L.C. Attorneys at Law The Feltner Building, 3`d Floor 9 Court Square Winchester, VA 22601 H. Edmunds Coleman, III October 9, 2002 VIA FACSIMILE: (540) 665-6395 Mr. Patrick T. Davenport, Zoning and Subdivision Administrator County of Frederick Department of Planning and Development 107 North Kent Street Winchester, VA 22601 Re: Wakeland Manor Final Master Development Plan Dear Mr. Davenport: Tel: (540) 545-4172 Fax: (540) 545-4173 E-mail: hcoleman .dstnet.com Following up our October 8, 2002 telephone conversation, I represent Wakeland Manor, Inc. and the Wakeland Manor Land Trust (cumulatively "Wakeland"). As you are aware, the Wakeland Property is adjacent to Route 642 in Shawnee (formerly Opequon) Magisterial District, Frederick County, and consists of approximately 285.2 acres, more or less [being Tax Map Parcels 75-A-100 and 101, and zoned RP], and is reflected as Phases 2 through 14 on the Final Master Development Plan as revised by Edward W. Dove, P.E., on May 29, 2002 and approved by Frederick County on May 31, 2002. Further, some modification/revision to the Master Plan has recently been accomplished with respect to Phase 2 and the ultimate location of future Warrior Drive. Wakeland is presently contemplating the conveyance of the Property, with such conveyance anticipated to occur in five (5) separate "Takedowns." The first Takedown would be for the conveyance of Phase 2, with a second Takedown to occur a few months later to potentially convey Phases 3 and 4. Thereafter there would be three (3) more Takedowns (one per year, approximately) pursuant to which approximately one-third of the then -remaining Property covered by the Master Plan would be conveyed each year. Essentially, Wakeland would be conveying portions of the Property, retaining the balance, and each such separate conveyance would presumably constitute a "Subdivision" of the then -remaining balance of the Property. Based upon our brief October 8 telephone discussion, I understand that if the "Takedown" conveyances/subdivisions are effected in a manner consistent with the Phasing set forth in the Master Plan, then Wakeland would need only to obtain Administrative Approval, rather than approval of the Planning Commission and/or the Board of Supervisors for each such conveyance. I also understand that a Subdivision Fee would be paid to the County. Further, I understand that a minor modification of the Master Plan may have to be submitted to the County with each conveyance. Oct 09 OZ 16:14 H. Edmunds Coleman,III 545-4173 p.3 Patrick Davenport Page 2 October 9, 2002 I am not providing a sketch of the Property and/of the anticipated Takedowns, as the Master Plan sufficiently describes the Property and the current Phases. I would appreciate your reviewing this matter and then (if appropriate) confirming for me in writing the procedure and approval process which will be applicable to the anticipated Takedowns. Should you require or desire any additional information or clarification, please do not hesitate to contact me or to contact Rex Wakeman (whom you can reach at 869-3644). Thank you for your assistance in this matter. Sincerely, Ow. ed rp w1do courdo x1 UU� H. Edmunds Coleman, III HECIIUbnm cc: Rex L. Wakeman via fax My Documents\Clients\Wakeman\Davenport.itr.10.09.02 DOVE & ASSOCIATES • ENGINEERS • PLANNERS • SURVEYORS • INSPECTIONS P.O. BOX 2033 WINCHESTER, VIRGINIA 22604 (.540) 667-1103 FAX (540) 722-3095 September 27, 2002 Department of Public Works Department of Public Works 107 North Kent Street Winchester, Virginia 22601 RE: Wakeland Manor Master Development Plan Revised Dear Patrick Davenport: Please find attached a copy of the revised Master Development Plan for the above referenced project. The north end of Warrior Drive has been relocated to be in conformance with the Stafford Property. Also, phase 2 division line was changed to allow the existing barn to remain in phase 4. If arty questions or comments should arise, please contact this office. Sincerely, Aaron Hoover, Project Engineer RECEIVED S � P � 7 2002 DEPT, OF FLAJNI; ,wGiDEVEIOPMENT I August 29, 1997 Greenway Engineering Attn: Mark D. Smith, P.E., L.S. 151 Windy Hill Lane Winchester, VA 22602 Dear Mr. Smith: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/678-0682 Frederick County administratively approved the referenced plan on August 25, 1997. The approved revisions to this master development plan include the elimination of Phase 16, resulting from a 13-acre boundary line adjustment between this development and the Bowman tract to the east, the dedication of an additional 40 feet to provide for a 100-foot right-of-way for the future construction of Warrior Drive, the provision of utility, drainage, and stormwater management easements, and revisions to the Phasing Schedule Table to reflect the changes in acreage, dwelling units, and open space. I have provided you with three copies of the master development plan with appropriate signatures for distribution. Please contact me if I may answer any questions regarding this letter, or if I may be of further assistance. Sincerely, Lc�'t'? d� - Evan A. Wyatt, EAW Enclosure c� Duty Director cc: W. Harrington Smith, Jr., Shawnee District Supervisor T. Roy Jennings, Frederick County Real Estate Rex Wakeman Jim Petry 107 North Kent Street - Winchester, Virginia 22601-5000 GREENWAY tOGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 9 Founded in 1971 July 23, 1997 County of Frederick Dept. of Planning 107 N. Kent St. Winchester, Va. 22601 ATT: Evan Wyatt RE: Wakeland Manor - Revised Master Development Plan Dear Evan: Per your comment letter dated July 22, 1997, we have addressed the comments as follows: 1. The property boundary lines depicted (former Phase 16) were revised as requested. However, the line shown along the adjacent property belonging to James Stafford is depicted as a departing adjacent property line. This is especially important in showing the limits of the SWM & utility easement, and that the former Phase 16 is now a part of the remaining land of James Bowman. 2. The distances for metes and bounds are revised as requested. The distances are not accurately computed distances, thus they are shown as ±. 3. The SWM and utility easement has been revised to be included in the revision block. 4. The road name has been revised to read "Warrior Drive" on the enlarged townhouse area on Sheet 2. We hope this addresses all concerns to your satisfaction. We are sending the 6 copies you requested for consideration of approval. Please contact me should you have any questions concerning these revisions. Sincerely, Green ay Eng' ee ' g Mark D. Smith, P.E., L.S. President Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 i S July 22, 1997 Greenway Engineering Attn: Mark D. Smith, P.E., L.S. 151 Windy Hill Lane Winchester, VA 22602 Dear Mark: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/678-0682 F I have had an opportunity to review the referenced plan received by our department on July 14, 1997. As you know, the Frederick County Planning Department has been provided with administrative approval authority for this project and has waived master development plan review fees. The following items need to be incorporated onto this plan prior to final administrative approval: 1) Please eliminate the property boundary lines that depicted Phase 16. (Sheet 1 of 2) 2) Please revise the distances for the metes and bounds description as indicated on the marked -up plan. (Sheet 1 of 2) 3) Please include the description stormwater management and utility easement within the revision block which contains your P.E. Seal. (Sheet 1 of 2) 4) Please revise the road name on the enlarged townhouse area to read Warrior Drive instead of Golladay Drive. (Sheet 2 of 2) Please revise your plan to reflect the comments in this letter and submit six copies for final approval. It is my understanding that Mr. Wakeman desires to have this plan approved following approval of the required boundary line adjustment plat that will place 13 acres (Phase 16) within the adjoining property to the east of Wakeland Manor. The boundary line adjustment plat is also approved administratively; therefore, I will ask Mr. Andrew Evans, Zoning and Subdivision Administrator, to advise me when this approval occurs. I will then obtain final signatures and provide copies to your attention for distribution. 107 North Kent Street - Winchester, Virginia 22601-5000 . , � ► Page -2- Smith Letter July 22, 1997 Thank you for your attention to this matter. Please do not hesitate to contact me if I may answer any questions regarding this letter. Sincerely, l� Evan A. Wyatt Deputy Director EAW Enclosure cc: Mr. Rex Wakeman Mr. Jim Petry Mr. Andrew Evans GREENWAY cdGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 July 11, 1997 County of Frederick Planning Dept. 7 N. Kent St. Winchester, Va. 22601 ATT: Evan Wyatt, Planning Director RE: Wakeland Manor Master Development Plan Revision Dear Evan: As discussed in our meeting on Tuesday, July 8th, we are to revise the Wakeland Manor MDP to show Phase 16 removed as part of Wakeland Manor development. With this revision being processed as an administrative approval, the following items are the required revision items: 1. Change Golladay Drive to Warrior Drive. 2. Increase Warrior Drive to a 100 ft. right-of-way. 3. Re -tab data to shown remaining area, densities and open space. If the open space drops below the required 15% because of increased right-of-way of Warrior Drive tab as less for the required 15% will not be mandatory. 4. An easement for drainage to the proposed stormwater management in Phase 16 must be indicated on plans and noted to be accessible to Wakeland Manor. 5. No review fee required. 6. The revision will be done on a set of the original mylars to allow for the least amount of redrafting possible. The final format will be on mylar and not in digital format. Thank you for meeting with Jim Petry and myself to discuss these issues. Please contact me should other issues arise. Sincerely, Greenway Engin ri Mark D. Smith, P.E., S. President cc: Jim Bowman Jim Petry Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 COUNTY of FREDERICK i Department of Planning and Development 703/665-5651 FAX 703/678-0682 March 17, 1992 Mr. H. Edmunds Coleman, III P.O. Box 2760 Winchester, Virginia 22601 RE: Approval of Wakeland Manor Master Development Plan Dear Mr. Coleman: This letter is to confirm action taken by the Frederick County Board of Supervisors at their meeting of February 26, 1992. Preliminary Master Development Plan, #004-91, of Wakeland Manor was approved for single family detached houses and multi -family dwellings. This property is located north of Macedonia Church Road in the Shawnee District and is identified as GPINS 75000A00001000 and 75000A00001010. The final master development plan was administratively approved on March 12, 1992. Enclosed are two copies of the signed plans for your records. Please feel free to call this office if you have any questions. Sincerely, Kris C. Tierney, AICP Deputy Planning Director KCT/slk enclosure cc: Rex Wakeman Ralph Wakeman Dave Furstenau 9 N. Loudoun Street - THE COURTHOUSE COMMONS P.O. Box 601 - Winchester, Virginia - 22601 LAW OFFICES KUYKENDALL, JOHNSTON, CoumAN & KUYKENDALL, P. C. 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 J. SLOAN KUYKENDALL TELEPHONE (703) 667-4644 GEORGE W. JOHNSTON, III FAX (703) 667-2769 H. EDMUNDS COLEMAN, III J. SLOAN KUYKENDALL, III PLEASE REPLY TO: P. O. BOX 2760 March 4, 1992 HAND -DELIVERED Kris C. Tierney Deputy Planning Director Department of Planning & Development The Courthouse Commons 9 N. Loudoun Street P.O. Box 601 Winchester, Virginia 22601 Re: Wakeland Manor - Master Development Plan Dear Kris: Enclosed find five (5) copies of the Final Development Plan for Wakeland Manor. Note the second page of each plan contains the phasing language. Pursuant to the Board's approval on February 26, I would appreciate your arranging to have the appropriate signatures placed on the plan. I request that you return to me three (3) plans bearing the appropriate signatures. Please call my office and I will arrange for someone to pick up the plans when they are ready. HECIII/lt Enclosures cc: Rex Wakeman w/o encl. David M. Furstenau w/o encl. f:hecwke02.ltr Sincerely, H. Edmunds Coleman III [ CEGreF; -410 P/C review date: 07/17/91 P/C review date: 09/04/91 P/C review date: 02/05/92 BOS review date: 02/26/92 REVISED PRELIMINARY MASTER DEVELOPMENT PLAN #004-91 WARELAND MANOR LOCATION: North of Route 642 - Macedonia Church Road MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 75-A-100 and 75-A-101 PROPERTY ZONING: RP (Residential Performance) ADJOINING PROPERTY ZONING AND USE: R-A (Rural Areas) and RP (Residential Performance), Uses - Agricultural and Residential PROPOSED USES: Single family detached houses and multi -family REVIEW EVALUATIONS: Va. Dept. of Transportation: No objection to preliminary master plan. However, it appears minimum sight distance at the proposed Golladay Road intersection cannot be obtained without major reconstruction of Route 642. 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, IV Edition for review. Before starting any 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. Fire Marshal: Fire lanes will be required in areas where parking is allowed near fire hydrants per Frederick County Chapter 10. Any ponds or storm water management ponds that have a year round surface of water should have fire lanes, complying with Chapter 10, leading to waters edge. 1) Fire protection items will be addressed on site plans as each phase Page 2 Wakeland Manor Revised Master Dev. Plan progresses. 2) Access during construction is required at all times. 3) Provide temporary street signs to facilitate fire and rescue crews in locating addresses. Parks & Recreation: See attached letter to Rex Wakeman dated May 16, 1991. Inspections Dept.: Buildings shall comply with the Virginia Uniform Statewide Building Code (1990 Edition) and section 309 - Use Group R (Residential) of the BOCA National Building Code 1990. Sanitation Authority: Second review - 11 items - correct and resubmit. Consulting Engineer: See attached memo dated August 23, 1991. Planning & Development: BACKGROUND A MDP for this same acreage was submitted on May 1, 1989. On August 9, 1989 the Board of Supervisors approved phase one of the MDP with the condition that the plan be revised to show a major north -south collector road in conformance with the area transportation plan, and that no subdivision of the property outside of this phase would be approved prior to the MDP revision. A second MDP was submitted and reviewed by the Planning Commission on September 4, 1991. The Planning Commission recommended denial of this version of the plan to the Board of Supervisors. The version of the plan being considered now has been revised in response to staff, review agency and Planning Commission comments. DENSITY The MDP proposes a total of 627 units on 298 acres for an overall density of 2.1 units per acre. Two hundred and nineteen of these units will be townhouses with the remaining 408 units being single family traditional lots. This is in conformance with the RP zoning of the property. PLAN REQUIREMENTS The plan indicated 18% openspace which exceeds the 15% Page 3 Wakeland Manor Revised Master Dev. Plan required by the zoning Ordinance for developments containing a mix of single family and multi -family units. Environmental features have been located and the amount to be disturbed falls within the limits established by the Ordinance. The location of required buffering has been shown and a notation indicating that buffers will conform to ordinance requirements. NORTH -SOUTH COLLECTOR ROAD A north -south collector road has been provided with internal connections to minor residential streets within the development. The applicant has proposed phased construction of the north -south collector road to correspond with subdivision of various phases of the development itself. The staff supports the idea of phas in a letter dated January 7, 199 however, the information in the le plan itself and item number five ( letter should be deleted. Thi construction of the road will be entity other than the applicant. construction of the road is done developer of the property, in : undertake construction of the roac envision a set of circumstances constructing the road. (Revised 1992 is attached. ad construction as laid out 2 from H. Edmunds Coleman ;ter needs to placed on the >) on page three (3) of the s item implies that the :he responsibility of some Thile it may be that actual by a subsequent owner or to event will the county . It is also difficult to which would lead to VDOT letter dated February 14, STAFF RECOMMENDATIONS FOR PIC MTG. OF 215192 : Approval contingent upon the staff comments listed above along with all review agency comments being satisfactorily addressed including Parks and Recreation and the County Engineer. PLANNING COMMISSION RECOMMENDATIONS OF 215192: Unanimous approval with the following conditions: 1. That paragraph 3A of Mr. H. Edmund Coleman's January 7th letter to Kris Tierney be amended. 2. That paragraph 5 of said letter should be eliminated. 3. That all staff comments listed above along with all review agency comments be satisfactorily addressed including Parks and Recreation and the County Engineer. APPLICATION MASTER DEVELOPMENT PLAN Frederick County Virginia Date: June 4, 1991 OWNERS NAME: Ralph M. and Mae C. Wakeman Application # 004-91 (Please list the names of all owners or parties in interest) APPLICANT/AGENT H. Edmunds Coleman 111 Address: P • 0. Box 2760 Winchester, Va. 22601 Daytime Phone Number 667-4644 DESIGNER/DESIGN COMPANY: Furstenau Surveying Address: P. 0. Box 1057 Phone Number Contact Name Stephens City, Va. 22655 Dave Furstenau PRELIMINARY MASTER DEVELOPMENT PLAN CHECKLIST The following checklist is intended to assist the applicant in insuring that all required information is provided and to insure that all information is available to allow review by the County. This form must be completed by the applicant and submitted with the master development plan. All required items must be provided on the master development plan. Background Information: 1. Development's name: Wakeland Manor 2. Location of property: North of Route 642-Macedonia Church Rd. 3. Total area of property: 298.2188 Acres 4. Property identification numbers: Tax map 79((A)) Tax parcel 100/1o1 Tax ID # (21 Digit) 7E -01000 5. Property zoning and present use RP 6. Adjoining property zoning and present use: RA, RP 7. Proposed Uses: Residential 8. Magisterial District: Shawnee District 9. Is this an original or amended Master Development Plan? Original Amended_ General Information: 1. Have the following items have been included? North arrow Yes X No Scale Yes X No Legend Yes X No Boundary Survey Yes X No Total Area Yes X No Topography Yeses_ No Project Title Yes_X No Preparation and Revision Date Yeses_ No Applicant Name Yeses_ No 2. Number of phases proposed? 16 3. Are the proposed phases shown on the Master Development Plan? Yes_X No 4. Are the uses of adjoining properties clearly designated? Yeses_ No 5. Is an inset map provided showing the location of the project and all public roads within 2,000 feet. Yeses_ No 6. Are all land uses clearly shown? Yes_x No 7. Are environmental features clearly shown? Yes__X_No 8. Describe the following environmental features: Total Area Floodplains 0 Lakes and ponds 2.2 Natural retention areas 3.2 Steep slopes (15% +) 25.9 Woodlands 102.5 - 6 - % Disturbed W Area in Open Space 2.2 3.2 25.9 0 9. Are the following shown on the master development plan? Street layout Yes X No Entrances Yes X No Parking areas Yes X No Utilities (mains) Yes X No 10. Has a conceptual stormwater management plan been provided? Yes__X__No 11. Have all historical structures been identified? Yes X No 12. The plan should include signature lines for the Director of Planning and the County Administrator. Have the signature lines been included? Yes X No Residential Uses If the Master Development Plan includes any land zoned RP, ' (Residential Performance) or any residential uses, the following items should be completed. 1. What housing types are proposed? single Family & Multifamily 2. Is a schedule provided describing each of the following in each phase: Open space acreage'' Yes X No, Acreage in each housing type Yes_X_No, Acreage in streets and right of ways Yes No, Total acreage Yes__X_No. Number of dwellings of each type Yes__ _No, 3. What percentage of the total site is to be placed in common open space? 15% 4. Are recreational facilities required? Yes--X—No 5. What types of recreational facilities are proposed? M„l.ifamily use only. - 7 - 6. Are separation buffers required? Yes__X_No 7. Are road efficiency buffers required? Yes_X_No 8. Are landscaping or landscaped screens required? Yes Now_ 9. Are required buffers, screens, and landscaping described by the plan with profiles or examples? Yes__X_No 10. Are any of the following bonus improvements proposed to be used? Recreational Facilities Yes No X Energy Conservation Yes Now_ Pedestrian or Bikeway System Yes No_X_ Underground Utilities Yes_y_No Street Design Yes No_-X_ 11. How many bonus factors have been earned? 12. How will the bonus factors be used? Name: Charles F. Hickey___III Address: 441l Fairlawn Ct., Stephens City, Va 22655 Property I . D . # : 5000-09..9.-_._0_Q00_—QQ06.= 01000 Name: Randolph H. Cornwell Address:44';l Fairlawn Ct., Stephens City, VA 22655 Property I.D.#:75000-009-0000-0006-01020 Name: Rnnala v_ & Anne S. Shickle Address: 421 nnawood Rd.,Winchester, VA 22601 Property I.D.#: 75000-009-0000-_0006-01030 -01070 Name: David R_ Holliday Address: 8nx ?715, Winchester, VA 22601 Name: william D. & Nancy Cowder Address: Stephens City, VA 22655 Property I.D.#: 75Goo-009-0000-0006-01050 Name: rinnald F. Kuettle Jr. Address:__ 4493 Fairlawn Ct. Stephens City, VA 22655 Property I.D.#: 75r_nn-009L0000-0007-01060 Name:_ pa„, R. & Loni Ruscito Address: 441g Fairlawn Ct., Stephens City, VA 22655 Property I.D.#: 75000-009-0000-0007-01080 Name: Rj_c and W. & C. J.. Lister Address :_441'Z Fairlawn Ct., Stephens City, VA 22655 Property I.D.#: 75G 0-009-0000-0007_01090 Name: Edward N. & Alma M__Brown _ Address: Rt:2 Box 58, Stephens City, Va 22655 Property I.D.#: 75C00-001-0000-0000-00180 Name: Tzalp h Wakeman Address: pt-._2 Rox 58-B, Stephens City, VA 22655 Property I.D.#: - 0-0000-0000-01010 -0100 Name: pavid E. & Karen L. Whitacre Address: Rt.2 Box 38, Stephens City, VA 22655 Property I.D.#: 75000-A00-0000_ 0000-01020 Name: Linwood T. & Dorothy V. Nichols Address:_ Rt.2 Box 40, Stephens City, VA 22655 Property I.D.#: 75000-A00-0000-0000-01030 -01 Name: Add Partnership Address:_ P.O. Box 497, Stephens City, VA 22655 Property I.D.#: 75000-A00-0000-0000-01050 Name: Jasbo Inc. Address: P.O. Box 2598, Winchester, VA 22601 Property I.D.#: 7f;000-A00-0000-0000-00310 75000-A00-0000-0000-01040 Name: W F_ Artrip,Jr. Address: „t.__ i Rox 75, Winchester, VA 22601 Property I.D.#:7600-A00-0000-0000-00130 Name: "Tama-, H, & Sophronia J. Stafford Jr. Address: ,nl Selma Dr., Winchester, VA 22601 ti -- Property I.D.#:_ 76000-A00-0000-0000-00220 Name: Rc)nita T. Jenk]nS_____...__._... Address:_ Rt 2—Rnx q7, stpphens City, VA 22655 Property I.D.#: 75C00-QQ_000Q-0000-00040 Name: �r�hai i & ni anP T,ynn Ritter, Jr. Address: Pit-2 Box-46, Stephens City, VA 22655 Name: J mPc A_ & Bonita F. Jenkins, Jr. Address: &_i-_ 2 Rox 57, Stephens City, VA 22655 Property I.D.#: 75C00-001-0000-0000-00070 -0016 -0017A Name: ,jncPph W. Baker Address: Rt 2 -nx 49,.Stephens City, VA 22655 Property I.D.#: 7!gCnn-not-0000-0000-00080 Name:—Wakeland Manor Inc, Address:_Rt_ 2 Box 58-B, Stephens City, VA 22655 Property I.D.#: 75C00-001-0000-0000-00090 Name:_. „a „h Nt_ Wakeman Address:$:2�ox_58B, Stephens City, VA 22655 Property I.D.#: 75c00-001-0000-0000-00110 -Oulzu -00130 Name: Elmer E. & Louise A. Hillyard Address: Rt2 Box 56, Stephens City, VA 22655 Property I.D.#: 75000-001-0000-0000'-00140 75C00-0 - - - Name: Alma Maxine Young Address:_ Rt._2, Box 58 Stephens City, VA 22655 Property I.D.#: 75C00-001-0000.;-0000-00170 Name: Robert H. & Joette Clark Address: Stephens City, VA 22655 Property I.D.#: 75GB0-009-0000-0007-01110 Name: John L. Barley, Jr. Address: 556 Westmoreland Dr., Stephens City, VA 22655 Property I.D.#: 75GB0-009-0000-0008-01120 Name: Robert C. Couperthwaite Address: 921 Canaan Ct., Stephens —City, VA 22655 Property I.D.#: 75GB0-009-0000-0008-01130 Name: Walter E. Miller Jr. Address:_ 3869 Brookneill Dr., Winchester, VA 22601 Property I.D.#:____75GB0-009-0000-0008-01140 -01150 Name: -Carol D. Warner Address: Stephens city, VA 22655 Property I.D.#: 75GBo-009-0000-0008-1160 Name: ,y M & Rosales See Address: Bt. Box 42 , Stephens City, VA 22655 Property I.D.#: 75C00-001-0000-0000-00010 Name:--,-, !-%Tin Ma & Romona C. Judy Address: .t 2 Rnx 43 Stephens City, VA 22655 Property I.D.#: 7srnn-o01=0000-0000-00020 Name: ��arpn,.P p & Peaav C. Hillard Address: R.t 7 Rnx 44 Stephens City, VA Property I.D.#: 7vjrnn-001-0000-0000-00030 Name: Winchester-Artrip._Limited Partnership Address: 11501 Huff Ct . ; North Bethesda, MD 20895 Property111 A1/ 1111 1111 1199' Name: Charles R. & Stephanie J. Taylor Address: 768 Lakeside Dr., Stephens City, VA 22655 Property I.D.#: 75G00-009-0000-0003-00410 Name: shiho, 7nr"- Address: 1()15 RPrryvi11e,.Ave., Winchester, VA 22601 Property I.D.#: 79c;C0-009-0000-0007-01100 Name:—Rj,th E. Blv Address: pt..-? Box 47,-Stephens City, VA 22655 Property I.D.#:75C00-001-0000-0000-00060 Name: Address: Property I.D.#: Name: Address: Property I.D.#: Name: Address: Property I.D.#: Name: Address: Property I.D.#: i COUNTY of FREDERICK Harvey E. Strawsnyder, Jr., P.E. Director of Engineering & General Services 703/665-5643 FAX: 703 / 678-0682 MEMORANDUM TO: Kris Tierney, Deputy Planning Director 44 FROM: Harvey E. Strawsnyder, Jr., P.E., Director Engineering SUBJECT: Review of Wakeland Manor Stormwater Calculations DATE: August 23, 1991 I have completed my review of the stormwater calculations submitted with the revised Wakeland Manor Master Development Plan. It should be noted that these calculations were limited to an evaluation of the drainage channel required to convey stormwater runoff parallel to the proposed Golladay Drive. To my knowledge, no effort has been made to evaluate the stormwater management requirements within the proposed development. I learned that the calculations were prepared by Mr. Robert Koirtyohann who is currently employed by the United States Army Corps of Engineers. The methods of analyses employed by Mr. Koirtyohann are accepted procedures in evaluating stormwater and related conveyance sections. Generally, I agree with the trapezoidal section recommended by the analysis for a ten (10) year storm. However, I have the following comments. 1. The analysis does not make any allowances for future development within the upstream area. 2. A runoff coefficient of 0.5 was adopted for open areas within the drainage area. This value is somewhat conservative, but is satisfactory for this particular analysis. However, for future evaluation of post development and stormwater management, it is recommended that a runoff coefficient of 0.35 be adopted for pre -development open areas. 9 North Loudoun St. - P.O. Box 601 - Winchester, Virginia - 22601 Kris Tierney Page Two August 23, 1991 3. The analysis has adopted a rainfall intensity of 1.2 inch per hour for a ten (10) year storm with a time of concentration of 71 minutes. The time of concentration was based on a channel flow distance of 8,500 feet and overland flow of 1,000 feet. It should be emphasized that the Soil Conservation Service design guide TR-55 only allows a maximum sheet flow or overland flow distance of 300 feet. The remaining flow should be calculated as concentrated ditch flow. This procedure would result in a somewhat lower time of concentration. For this analysis, I recommend that a 60 minute ten (10) year storm be adopted with a rainfall intensity of 1.9 inch per hour. 4. The resulting velocity determined by the analysis for the trapezoidal channel section will only require a vegetative cover to control erosion. 5. It is difficult to determine from the 1" = 200' master plan if the road and proposed channel can be adequately constructed within the existing drainage swale. I understand that G.W. Clifford and Associates has been engaged to determine if the proposed road alignment can be constructed to satisfactorily accommodate the drainage channel and an existing sanitary sewer. Obviously, the proposed drainage channel cannot be constructed in its entirety within the proposed road right-of-way. If this alignment is approved, I suggest that a drainage easement at least 30 feet in width be dedicated in addition to the required road right-of-way. HES:rls cc: file COUNTY of FREDERICK Parks and Recreation Department James M. Doran, Director 703/665-5678 - FAX:703/667-0370 May 16, 1991 Mr. Rex Wakeman Route 2, Box 58A Stephens City, VA 22655 Dear Rex: Please be advised that, after receiving a clarification from David Furstenau, the 13.2 acres referenced in this department's flay 14,-1991 comment sheet must be revised. Comments for Wakeland Manor from the Parks and Recreation Department should now read as follows: Plan appears to meet open space requirements. However, because 28.85 acres of the open; space consist of land intermingled with steep slopes and lay along both, sides of a future major collector (Golladay Drive), I am not sure that the intent of the open space regulations have been met. Ideally, the dedicated open space would have several potential uses for the development's residents. The 28.85 acres of usable open space along Golladay Drive appear to provide very few opportunities other than acting as a buffer for the lots along Golladay Drive. Sincerely, James M. Doran Director JMD/sjm cc: Kris Tierney, Assistant Director Frederick County Planning Department f tJ th � 9 Court Square P.O. Box 601 - Wincliester, Virginia - 226 i COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 FAX 703 / 678-0682 Rlj EY.ASTF,RDEVELOPMENT PLAN FOR: Single family dwellings and townhouses situated on 298.2188 acres. This property, zoned R-P (Residential Perornlnce}, is located north of Route 642, Macedonia Church Road, in the Shawnee District and is idenfiU as parcels 100 and 101 on tax map 75. This revised preliminary master development plan will be considered b the Frederick County tY Board of Supervisors at their meeting of February 26, 1992 at 7:15 p.m., in the Board Room of old Frederick County Courthouse, Winchester, Virginia. 7 Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, rv',., Kris C. Tierney, AICP Deputy Director KC /slk THE COURTHOUSE COMMONS P.O. Box 601 - Winchester, Virginia 22601 This is to certify th4 :he attached correspondence waz ailed to the following on " February 12, ,1992from the Department of Planning and Development, Frederick . County, Virginia: -_ '75G 9 6 102 CC7t:NWE:LL. RANDQLR'H H. Rex Wakeman 4431 'FAIR LAWN COURT Route 2, Box 58A STEPHENS CITY, VA. Stephens City, VA 22655 - 226!S.,— ?5G 9 6. 103 75 A 101 SWICKLE, ANNE S. WAKEMAN, RALPH M. & MAE C. 421 DOGWOOD RD_ 1106 E. MACEDONIA CH. RD. WINCHESTER., VA. STEPHENS CITY, VA. 22601-- 2265m David B. Holliday P.O. Box 2715 H. Edmunds Coleman, III Winchester. VA 22601 P.O. Box 2760 HOLLIDAY, DAVID B. 75G 9 6' 104 Winchester, VA 22601 -P.t3. BOX 3276 - - WINCHESTER, VA. Furstenau Surveying 22 -601- P.O. Box 1057 75G 1P 6 105 COWDEN. WILLIAM D. & NANCY L. Stephens City, VA 22655 4425 FAIRLAWN COURT - - STEPHENS CITY, VA 2265M- Charles F. Hickey, III Donald F. Kuettle, Jr. 4433 Fairlawn Ct. 4423 Fairlawn Ct. ' Stephens _City, VA, 22655 Stephens City, VA 22655 T5G 9 d 100`. CHATFIELD. DAVID A. 4435 -FAIR LAWN COURT STEPHENS CITY, VA. 226.l5m- Kris C. Tierney, Deputy Director Frederick County Dept, of Planning STATE OF VIRGINIA COUNTY OF FREDERICK h I,' Debi D.;Swimley , a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated February 12, 1992 , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this 12th day of February , 1992. Mylcommission expires on September 30, 1993 __ NOTARY PUBLIC 7 109 ItUSC rTO , PAUL E : _ & LOR I S L. 441 V frA I RLAWN COURT ST9PWENS CITY, VA. Wakeland Manor Pwr ='•BOS Review Date 2-26-92 WAKELAND MANOR, INC. 981 CRAIG DR. STEPHENS CITY, VA. 22655- 22655- 75G 10 7 i ov LISTER, 'RICHARD 'W. & C. -JANE Elmer E. & Louise Hillyard 4417 FAIR LAWN COURT Rt. 2, Box 56 STEPHENS CITY, VA. .22b5:°i-- Stephens City, VA 22655 75C 1 1.4 Edward N. & Alma M. Brown HILLYARD, LOUISE C. Rt . 2, Box 58 1165 E. MACEDONIA CHURCH RD. Stephens City, VA 22655 STEPHENS CITY, VA. 22b55-- 75C 1 1S3 BROWN, EDWARD :N . & ALMA M . 75G to 7 1.1.1 11.52 EAST MACEDONIA CHURCH RD. CLARK. ROBERT H & JOETTE L STEPHENS CITY, VA. 4413 FAIR LAWN'CT. 22655-- STEPHENS CITY, VA. 75 -A 102 --. -._- - 22655- WHITACRE, DAVID E... ktt L. Ea�le�*: . .- RT. 2 SCX 38 STEPHENS CITY. VA. W 22655- 9:>yeit 2°25.5 75 NICHOLS. LINWOOD T. A i.03 '._ 75G _ it 9 112 BAXLEY, JOHN E. ,JR_ RT. 2 BOX 40 4411 F'AIRLAWN COURT STEPHENS CITY, VA. STEPHENS CITY, VA. � 226515-- 2265S- 75 ADD PARTNERSHIP A 105 ' 75G It a 113 COUPERTHWAI:TE, ROSERT C_ & JANICE L P. O. HOX 4" 622 CREEK8IDE LN. STEPHENS CITY, VA. WINCHESTER, VA. 2265.'".,-» - - 2 2601- PASUO, ZNC. 7``' 0- A 31 ,; ..Walter' E, Miller, Jr. SOX STEPHENS CITY, 3869 Brookneill Dr. / VA_ Winchester, VA 22601 75G I 9 114 ARTRZP, W. F. JR. T6 A 13 WOODARD, .JAMEffi 'H �. NANCY C RT. i SOX - 'Z 923 CANAAN iCT. WINCI-ASTER, VA. STEPHENS CITY, VA. 2.268".,-- 224601. 75G it 9 115 STAFFORD. JAMES H. 76 A 22 GARDNER, L.ESTER T & NANCY A 201 SELMA ,DRIVE �` 925 CANAAN CT. WINCHESTER VA. STEPHENS CITY. VA. 22655- 22&o1-- - '7'SG 11 S 116 STA D , ES 6 A 23 201 LMA Vt:.' WINC ' TEPt, A. 22601-- 75C 1 4 JE:NKINS, HONITA J. RT. 2 SOX 57 STEPHENS CITY, VA. 22655- RITTER. MARSHALL JR. 75C 1 RT. 2 BOX 46 STEPHENS CITY, VA. 22655- 75C 1 a j BAKER , JOSEF�'H W . RT. 2 BOX 49 ,STEPHENS CITY, VA. 22655- WARNER, CARROLL D V27 CANAAN COURT STEPHENS CITY, VA - - - 22655-- Guq M. & ROsales See Rt. 2, Bbk 42 Stephens City, VA 22655 PIPER. MARY R. 75C -1 - 10 C/O MARY R'HOHDAY 121011E MACEDONIA CHURCH RD STEPHENS CITY, VA. 22655- 3 HILLYARD, CLARENCE P. 75C 1 1290 E. MACEDONIA CHURCH RD STEPHENS CITY, VA, 22655-- Calwisi i6. ltbuona C. 3s4y it, 2, 43 Szaptmes City, Vd 22655 Clarence P. %.Paggy C.. $ill&td Rt . 2, Sax 44 Stephons City, VA 22655 WINCHESTER ARTRIP LTD. PRTNSHP. 11.'",0l HUFF COURT NORTH BETHESDA, MD. 208VM— ?SG 1 3 41 TAYLOR, CHARLES R. 768 LAKESIDE DR. STEPHENS CITY, VA. 22655-- 75G 10 7 110 SNIHO, INC. P.O. BOX 3276 WINCHESTER, VA. 22601- 75C 1 6 SLY, RUTH E. 1250:E. MACEDONIA CHURCH RD. STEPHENS CITY, VA. 22655— Stepper , City, VA 22$55' 75C 10 7 107 SHICKLE, RONALD V. 421 DOGWOOD RD. WINCHESTER, VA. 22601— 75G 10 7 106 MILLER, WILLIAM A. & TERESA E. 4423 FAIRLAWN CT. STEPHENS CITY, VA. 2265v-- Wakeland Manor MDP BOS Review Date 2-26-92 12 r D COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703 / 678-0682 January 22, 1992 TO ``nffi APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) THE APPLICATION OF: WAKELAND 11�ANOR ,WISED PRELIMINARY MASTER DMELOPMENT PLAN FOR: Single family dwellings and townhouses situated on 298.2188 acres. This property, zoned R-P (Residential 1-Performance), is located north of Route 642, Macedonia Church Road, in the Shawnee District i and is identified as parcels 100 and 101 on tax map 75. This revised preliminary master development plan will be considered by the Frederick County Planning Commission at their meeting of February 5, 1992 at 7:00 p.m., in the Board Room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, ' Kris C. Tierney, AICP Deputy Director KCT/slk THE COURTHOUSE COMMONS g N. Loudoun Street P.O. Box 601 Winchester, Virginia 22601 This is to certify tt. the attached correspondence wa- .sailed to the following on January 22, 1992 from the Department of P]-.annina--a-nd__Dsvelonment,- Frederick County,_Virginia: i Rauc iiak Rt. 2 Box- 58A Stoohe�as City, VA 22655 — - - -- _ S day CaaSOwn. Wester, iiA 22601 11,60111,10- It volt si:iphens City; VA 22655 �"�k►'tsfieu Suz've i 'i Aq City, vA_ 22655 4433 Fal ls" Court i SLaainaaitVi__VA _22655 443,1 Patriaim Ct. S►,Ceji*" Ciq,_VA- 22655 - e �y ,. 421 Rd. 'iiucherter, VA 22+601 David B. Holliday P.O. Box 2715 ___ Wi nrhwater,-- VA—22601 _ W ID, & , cy Cyr 4425Fairlawn Ct. -- Stephens City, VA 22655 David B.—Holliday P.O. 2*3i 3276 Winchsster�VA_22�I0_ _ Dpl�ald F., Jr. C/O Donald Kuehle 4423 Fairlawn Ct. Ruscita,-Paul E.. & Loris 4419 Fairlawn Ct. 22655 1r , Richard W. 'C. Jame 6��•2 �!�t�.fl •fit. " Stephand City, VA 22655 Kris C. Tierney, Deputy Director Frederick County Dept. of Planning STATE OF VIRGINIA COUNTY OF FREDERICK I, Debi D. Swimley , a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated January 22, 1992 , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my'hand this 22nd day of January ,1992 My commission expires on September 30, 1993 NOTARY PUBLIC Wakeland Manor MDP PC Review Date 2/5/9: John L. Baileyr Jr. 556 Westmore% nd'Drive Stp®hens City, Virginia 22655' Bailey, John E. Jr #411 Fair Lawn -Court St bens C% Virginia 22655 4illAr, WALlter E. Jr. 3869 Rrookneill Der. 'finch er, Vjrgin:►g_260`1 Warner, Carrol D 927 Cana&A Court StephOOs City, Virginim 655 "Y Route.2, S tep2`e�ta Rosales Sera But 42 City, Virginia 22655 e/o'Mary R I�obday 1210 k. , ftea oni ian Church Roan' StephenVirginia 22655 Judy., Calvin M. & Romona C, Rt: = 2 Box 43 Stephens City, Virginia 41aromo P. Peggy C. Hillyard x - Route ` 2IOox 4 4 Stp"ens City, Vlc4ihia 2�0 ��2 'R. c��►n -�c�h ar� ,�te�,ha�rs:' C3�� 'Vzrg�nia�2_,26551 WincbeOtW' Akrtarip R. g ,, 15' Uff Court Nort}i- Bethesda, Md-gland �Os CharL7 s 8. 768'Lakeoide Drive 8tephersc City,{ VirgniaL2655 - _. l,f REQUEST FOR MASTER �DFVT;,�OPMBtU _PLAN Q0T4A dT:' t MAY '� 1991 105 Frederick County Sanitation Authorit '"LRT n' ATTN: Wellington Jones, Engineer/Direc il P.O. Box 618, Winchester, Virginia 22601 :.: (703) 665-5690 ...`-The Frederick County Sanitation Authority is located on the second floor of the Old Frederick County Courthouse in Winchester, if you r ; prefer to hand deliver -this review form. RSTv�w E.O�C,yTf TO; Applicant's name, address and phone number: 041 f vC/W TES Rex Wakeman Route 2 Box 58A AAA 4 1202 1 S. V Stephens City, VA 22655 703-869-3644 Jul Y , _-•------ ----- _ - -- - - Name of development and/or description of the request: Wakeland Manor -Second Submission Location: } North of Route 642-Macedonia Church Road Shawnee District.. ... 'Frederick County,Virainia _ Sanitation Authority Comments Sanitation Signature & Date: (NOTICE TO SANITATION - PLE& NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, .`please attach TWO copies of your plans and/or application form. 15 TrTc l ' JUN - 51991 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Inspections Department ATTN: Kenneth L. Coffelt, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Inspections Department is located at 9 Court Square in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Rex Wakeman Route 2 Box 58A Stephens City, Va 22655 703-869-3644' Name of development and/or description of the request: Wakeland Manor Location: North of Route 642-Macedonia Church Road Shawnee District Frederick County, Virginia Inspections Department Comments: Buildings shall comply with the Virginia Uniform Statewide Building Code -C1 Q addition) and Section 309 - Use Group R (Residential) of the BOCA National Building Code 1990 Inspect. Signature & Date: (NOTICE TO INSPECTIONS - P SE RETURN THIS TO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. 20 4 JUN - 51991 f 'STY OF FREDER I CK , VIRGIN l FIRE MARSHAL. ' S OFFICE LAND DEVELOPMENT COMMENTS Control No. 040491308 Date Received 040491 Date Reviewed 042291 Applicant Name Rex Wakeman Address fit. 2, Box 58-A Stephens City, Virginia 22655 Project Name Wak:eland Manor Phone No . Type of Application Master Development Current Zoning 1st Due Fire Co. 11 1st Due Rescue Co 11 Election District Shawnee RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System Automatic Fire Alarm System X Other - X Emergency Vehicle Access; Adequate X Inadequate Not Identified Fire Lanes Required; Yes X No "Commentst Fire lanes will be required in areas where parking is allowedneat- fire hydrants per Frederick: County Chapter 10. Roadway/Aisleway Widths; Adequate X Inadequate Not Identified Special Hazards Noted; Yes X No `Comments: Any ponds or storm water management ponds that have a year round surface of water should have fire lanes complying wit j ;j /7 leading to waters edge. wn Hydrant Locations; Adequate Inadequate Nat -Identified X Siamese Connection Location; Approved Not Approved Not Identified K Additional Comments: 1) Fire protection items will be addressed on site plans as each phase progresses. 2) Access during construction is required at all times. 3) Provide temporary street signs to facilitate fire and rescue crews in locating addresses. Review Time .50 hr Douglas A. t.iraeofe Fire Marshal f EO Virginia Department of Transporta ion 5 1991 ATTN: William H. Bushman, Resident E ine* KpW P.O. Box 278, Edinburg, Virginia 228 WHg 63p,C t30'1- T (703) 984 4133 4 dKS� K� �GpPtES"�c' "'"�J.. The local office of the Transportation Departme ocated- at 1550 Com�perce Street, if you prefer to hand deliver this review form. l Applicant's name, address and phone numbers Rex Wakeman Route 2 box 58A Stephens City, VA 22655 703-869-3644 Name of development and/or description of the request: Wakeland Manor Location: North of Route 642-Macedonia Church Road shawneg District PrAderick County,Virainia Transportation Department Comments: No obiaction-to preliminary master plan. However, it appears minimum sight distance at the proposed Golladay Road intersection cannot be obtained without major reconstruction of Route 642. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the T.T. Trip Generation Marnial, TV di ion for review. Before starting any construction on the State's right-of-way the to cover said work: VDOT Signature and Date: i (NOTICE TO VDOT -`PLEASE KETURIN THIS FORM TO THE APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist.the agency with their review. Also, please attach THREE copies of your plans and/or application form. 19 d�----_v�✓� �i JUN - 51991 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Parks & Recreation Department ATTN: James Doran, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5678 The Frederick County Parks & Recreation Department is located on the second floor of the Frederick County Administration Building, 9 Court Square, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Rex Wakeman R103ite 2 RnX 58A Stephens City, VA 22655 703-869-3644 Name of development and/or description of the request: Wakeland Manor Location: North of Route 642-M6cedonia Church Road Shawnee District Frederick county, Virginia Parks & Recreation Department Comments: See Attached Parks Signature and Date: v (NOTICE TO PARKS - PLEASE RE RN THIS FORM TO H APPLICAN .) iv v i i t v ter r.U.t %-,a" t It is your responsibility o complete this form as a ccurately as possible in order to assist the agency with their "`'--Also, please attach a copy of your plans and/or applicati 18 %VN 51991 w Plan appears to meet open space requirements. However, because 13.2 acres of the open space consist of land intermingled with steep slopes and lay along both sides of a future major collector (Golladay Drive), I am not sure that the intent of the open space regulations have been met. Ideally, the dedicated open space would have several potential uses for the development's residents. The 13.2 acres of usable open space along Golladay Drive appear to provide very few opportunities other than acting as a buffer for the lotsalongGolladay Drive. � W11' 161991 V May 16, 1991 COUNTY of FREDERICK Parks and Recreation Department James tt. Doran, Director 703/665-5678 - FAX:703/667-0370_ Mr. Rex Wakeman - Route 2, Box 58A Stephens City, VA 22655 Dear Rex: Please be advised that, after receiving a clarification from David Furstenau, the 13.2 acres referenced in this department's May 14, 1991 comment sheet must be revised. Comments for Wakeland Manor from the Parks and Recreation Department should now read as follows: Plan appears to meet open space requirements. However, because 28.85 acres of the open space consist of land intermingled with steep slopes and lay along both sides of a future major collector (Golladay Drive), I am not sure that the intent of the open space regulations have been met. Ideally, the dedicated open space would have several potential uses for the development's residents. The 28.85 acres of usable open space along Golladay Drive appear to provide very few opportunities other than acting as a buffer for the lots along Golladay Drive. Sincerely, James M. Doran ' Director JMD/sjm cc: Kris Tierney, Assistant Director Frederick County Planning Department 9 Court Square P.O. Box 601 - Winchester, Virginia - 22601 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Parks & Recreation Department ATTN: James Doran, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5678 The Frederick County Parks & Recreation Department is located on the second floor of the Frederick` County Administration Building, 9 Court square, Winchester, if you prefer to hand deliver this review form. A,pplicaint's name, address and phone number: aX Wakeman Route 2 SOX 48A — Stephens City, VA 22655 703-869-3644 Name of development and/or description of the request: Wakeland Manor Location: North of Route 64 -Macedonia Church Road Shawnee District Frederick counts Virginia Parks & Recreation Department Comments: See Attached A Parks Signature and Date: (NOTICE TO PARKS - PLEASE N'C "1'.l -ru AYYLl(:A1V'1' It is your responsibility .o complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. 18 Plan appears to meet open space requirements. However, because 13.2 acres of the open space consist of land intermingled with steep slopes and lay along both sides of a future major collector (Golladay Drive), I am not sure that the intent of the open space regulations have been met. Ideally, the dedicated open space would have several potential uses for the development's residents. The 13.2 acres of usable open space along Golladay Drive appear to provide very few opportunities other than acting as a buffer for the lots along Golladay Drive. �r COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703 / 678-0682 MEMORANDUM TO: Frederick County planning Commission FROM: Kris C. Tierney, Deputy Direct SUBJECT: Wakeland Manor Master Development Plan DATE: February 25, 1992 Attached, for you information, is a copy of the letter from H. Edmunds Coleman, III,on behalf of Rex Wakeman, which, reflects the changes requested at the February 5, 1992 Planning Commission meeting. This MDP will be considered by the Board of Supervisors Wednesday, February 26, 1992. Please' call if you have any questions. KCTf slk, attachment 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 LAW OFFICES KumNDALL, f OH sroN, COLwAN & KUYKENDALL, R 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 J. SLOAN KUYKENDALL TELEPHONE (703) 667-4644 GEORGE W. JOHNSTON, III FAX (703) 667-2769 H. EDMUNDS COLEMAN, III J. SLOAN KUYKENDALL, III February 20, 1992 PLEASE REPLY TO: P. 0. BOX 2760 HAND -DELIVERED Kris C. Tierney, AICP Deputy Director Department of Planning & Development P.O. Box 601 Winchester, Virginia 22601 Re: Wakeland Manor Revised Preliminary Master Development Plan Dear Kris: Reiterating our telephone conversations of February 19 and 20, Rex Wakeman strongly believes that he is entitled to have the Revised Preliminary Master Development Plan considered by the Board of Supervisors at the February 26, 1992 meeting, as previously anticipated and scheduled. Further, Mr. Wakeman desires to retain the pavement widths (24 feet and 22 feet, respectively) outlined in paragraph 2 of my "Draft" phasing letter hand -delivered to you February 14. As you know, my January 7, 1992 phasing letter, which was considered by the Planning Commission at its February 5, 1992 meeting, provided for 22 feet of pavement, and the Planning Commission did not question or comment upon such pavement width in reviewing the Plan and in formulating its recommendation to the Board. Mr. Wakeman feels he has reasonably cooperated with the County's Planning Staff and should be permitted to proceed, as scheduled, with presentation of the Plan to the Board on February 26. The issue concerning the pavement width can be considered by, and the Staff's comments thereon can be presented to, the Board on February 26, and Mr. Wakeman's Plan can therefore proceed in a timely fashion. Thank you for your assistance in this matter. Sincerely, H. Edmunds Coleman, III HECIII/lt cc: Rex Wakeman F:hecwke02.ltr I-Aw OFFICES KumNDALL, ]OHNmN, CoLEMAN & KvYKENDALL, P. C. 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 J. SLOAN KUYKENDALL TELEPHONE (703) 667-4644 GEORGE W. JOHNSTON, III FAX (703) 667-2769 H. EDMUNDS COLEMAN, III J. SLOAN KUYKENDALL, III PLEASE REPLY TO: P. 0. BOX 2760 February 14, 1992 HAND -DELIVERED Mr. Kris C. Tierney Deputy Planning Director Department of Planning & Development The Courthouse Commons P.O. Box 601 Winchester, VA 22601 Re: Wakeland Manor - Revised Preliminary Master Development Plan Dear Kris: Enclosed is another proposed draft of the Phasing letter. Once you have had a chance to review the letter, call me so that we can discuss the letter and Route 642. I look forward to hearing from you. Sincerely, Fd,s CLma/vj H. Edmunds Coleman, III HEC/lt cc: Mr. Rex Wakeman ,o DRAFT Mr. Kris C. Tierney Deputy Planning Director Department of Planning & Development The Courthouse Commons P.O. Box 601 Winchester, VA 22601 Re: Wakeland Manor - Revised Preliminary Master Development Plan Dear Kris: Relative to the revised Preliminary Master Development Plan of Wakeland Manor (revision date 11/20/91), the Owner/Developer proposes the following plan (said plan to constitute an obligation of the Property but not to constitute a personal obligation of the Wakemans) for dedication and construction of future Golladay Road (and internal connections therewith) consistent with the Phased development of the Property: (1) The Owner/Developer shall reserve a right-of-way for the future extension of Golladay Road through the Property, which right-of-way shall be 60 feet in width and shall be located as shown on the revised Preliminary Master Development Plan (revision date 11/20/91) prepared by David M. Furstenau, L.S., subject, however, to such realignment as may be deemed necessary by final and detailed engineering of the Property and/or of the road. (2) Coincident with the Phased development of the Property (as described in (3) hereinafter), the Owner/Developer shall dedicate portions of the 60 foot wide right-of-way to Frederick County and shall construct Golladay Road consisting of twenty-four (24) feet of pavement (i.e., two lanes), with appropriate shoulders, with base and surface coating requirements as shall be determined by the Virginia Department of Transportation, with Golladay Road being a two-lane minor collector road. Development contemplated for the Property shall have the right of access onto Golladay Road, as the same is to be constructed through the Property, in accordance with the entrances shown on the revised Preliminary Master Development Plan (revision date 11/20/91), being two entrances from the west (Craig Drive Extended and proposed Vincent Drive) and two entrances from the east (Craig Drive Extended and an unnamed proposed road); these entrance roads shall be constructed with twenty-two (22) feet of pavement (i.e., two - lanes), with appropriate shoulders, in compliance with subdivision road base and surface requirements. (3) Development of the Property shall be in Phases as reflected on the revised Preliminary Master Development Plan (revision date 11/20/91), and dedication and construction of future Golladay Road and the access/entrance roads shall be as follows: (a) Upon commencement of development of any Phase (being Phases 4, 6, 8, 9, 10, 11, 13, 14, or 15) east of future Golladay Road other than Phase 16, the Owner/Developer shall dedicate and construct that portion of Golladay Road beginning in the south at Route 642 and running generally north to the intersection with proposed Craig Drive Extended, and Owner/Developer shall dedicate and construct that portion of proposed Craig Drive Extended running from the proposed intersection with future Golladay Road in a generally eastward direction to the proposed intersection of Craig Drive Extended and the extension of the 50 foot Right -of -Way (which right-of-way is shown as intersecting Route 642); (b) Upon commencement of development of any Phase (being Phases 5, 7, or 12) west of future Golladay Road other than Phases 1, 2, and 3, the Owner/Developer (if such dedication and construction has not already been accomplished pursuant to (a) immediately above) shall dedicate and construct that portion of Golladay Road beginning in the south at Route 642 and running generally north to the intersection with proposed Craig Drive Extended, and shall dedicate and construct that portion of proposed Craig Drive Extended beginning in the west at the boundary/Phase line of Phase 1 and Phase 5 and running in a generally easterly direction to the proposed intersection with Golladay Road; (c) Upon commencement of development of Phase 12, the Owner/ Developer shall dedicate and construct that portion of Golladay Road beginning in the south at the Golladay Road - Craig Drive intersection and running in a generally northerly direction to the proposed intersection of Vincent Drive and Golladay Road, and the Owner/Developer shall dedicate and construct that portion of proposed Vincent Drive beginning in the west at the boundary/Phase line between Phase 7 and Phase 12 and running in a generally easterly direction to the proposed intersection with Golladay Road; (d) Upon commencement of development of Phase 13, the Owner/ Developer shall dedicate and construct Golladay Road beginning in the south at the intersection of Vincent Drive and Golladay Road and running in a generally northerly direction to the proposed intersection of Golladay Road and the unnamed road providing entrance onto Golladay Road on the east side of Golladay Road, and the Owner/Developer shall dedicate and construct the unnamed road from the intersection of said road with Golladay Road in a generally easterly direction to the boundary/Phase line of Phase 10 and Phase 13; (e) Upon the commencement of development of Phase 14, the Owner/Developer shall dedicate and construct Golladay Road from the location identified in (d) immediately above, and running in a generally northerly direction to the boundary/Phase line of Phase 14 and Phase 15; and (f) Upon commencement of development of Phase 15, Owner/ Developer shall dedicate and construct Golladay Road beginning from the location described in (e) immediately above and running in a generally northerly direction to the boundary of the Property where Golladay Road would depart the Property. (4) In the course of the Phased development of the Property, the Owner/Developer shall be responsible for construction of Golladay Road only as described in Paragraph (2) herein and only in conjunction and contemporaneous with the Phased development as described in Paragraph (3) herein. The timing of construction shall be dependent upon the Owner/Developer's Phased development and not upon any calendar time schedule. In the event of development of properties adjacent to and/or in the area of the Property necessitating the dedication and construction of all or portions of Golladay Road prior to the Phased dedication and construction thereof by the Owner/Developer pursuant to Paragraphs (2) and (3) herein, then the Owner/Developer shall, upon the request of Frederick County, dedicate all or portions of the 60 foot wide right-of- way as necessary to accomodate such construction of Golladay Road; such construction shall be within the dedicated 60 foot wide right-of-way, but such construction shall be performed by others and the Owner/Developer of the Property shall not be responsible for performing such construction. (5) Nothing contained herein shall affect or eliminate any reversion of title to any then -adjoining property owners of any portion of the 60 foot wide reserved and dedicated right- of-way should, at some time in the future, said right-of-way be abandoned by Frederick County and/or by the Virginia Department of Transportation. (6) Nothing contained herein shall create or impose upon the Owner/Developer or the Property any requirement to make, construct or contribute to any "off -site" improvement(s) located outside of the physical boundaries of the Property. Rex and I will be happy to further discuss the Phasing proposal with you at your convenience. Sincerely, H. Edmunds Coleman, III HECIII/lt f:hecwke04.ltr cc: Rex Wakeman 04 LAW OFFICES KUYnNDALL, JOHNmN, CoumAN & KuynmALL, R C. 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 J. SLOAN KUYKENDALL TELEPHONE (703) 667-4644 GEORGE W. JOHNSTON, III FAX (703) 667-2769 H. EDMUNDS COLEMAN, III J. SLOAN KUYKENDALL, III February 10, 1992 PLEASE REPLY TO: P. 0. BOX 2760 HAND DELIVERED Mr. Kris C. Tierney Deputy Planning Director Department of Planning & Development The Courthouse Commons P.O. Box 601 Winchester, VA 22601 Re: Wakeland Manor - Revised Preliminary Master Development Plan Dear Kris: Enclosed find the revised Phasing letter. Please call me at your earliest convenience so we can discuss the letter. Rex has sent copies of the plan/plat to Parks and Recreation, VDOT, and the Sanitation Authority. I spoke with Ed Strawsnyder, the County Engineer, on February 7. Mr. Strawsnyder noted that the comments contained in his August 23, 1991 memorandum were intended to be general in nature as he does not get into specific details at the Master Plan stage. He noted his agreement with the calculation prepared by Mr. Koirtyohann (Rex Wakeman's engineer) regarding storm water, and it was my understanding that he felt no further review or input was necessary by or from his office with regard to the Wakeman Preliminary Master Development Plan. I look forward to hearing from you. HEC/dc cc: Mr. Rex Wakeman 0010 Sincerely, H. Edmunds Coleman III o LAW OFFICES KumNDALL, JOHNSroN, CoLEMAN & KvYKENDALL, R C. 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 J. SLOAN KUYKENDALL TELEPHONE (703) 667-46" GEORGE W. JOHNSTON, III FAX (703) 667-2769 H. EDMUNDS COLEMAN, III February 10, 1992 J. SLOAN KUYKENDALL, III PLEASE REPLY TO: P. O. BOX 2760 Mr. Kris C. Tierney Deputy Planning Director Department of Planning & Development The Courthouse Commons P.O. Box 601 Winchester, VA 22601 Re: Wakeland Manor - Revised Preliminary Master Development Plan Dear Kris: Pursuant to the comments made at the February 5, 1992 Planning Commission hearing relative to the revised Preliminary Master Development Plan of Wakeland Manor (revision date 11/20/91), the Owner/Developer proposes the following plan (said plan to constitute an obligation of the Property but not to constitute a personal obligation of the Wakemans) for construction of future Golladay Road (and internal connections therewith) consistent with the Phased development of the Property: (1) The Owner/Developer shall reserve and dedicate to Frederick County a right-of-way for the future extension of Golladay Road through the Property, which right-of-way shall be 60 feet in width and shall be located as shown on the revised Preliminary Master Development Plan (revision date 11/20/91) prepared by David M. Furstenau, L.S., subject, however, to such realignment as may be deemed necessary by final and detailed engineering of the Property. (2) Coincident with the Phased development of the Property (as described in (2) hereinafter), the Owner/Developer shall construct Golladay Road consisting of twenty-two (22) feet of pavement (i.e., two lanes), with appropriate shoulders, with base and surface coating requirements as shall be determined by the Virginia Department of Transportation, with Golladay Road being a two-lane minor collector road. Development contemplated for the Property shall have the right of access onto Golladay Road, as the same is to be constructed through the Property, in accordance with the entrances shown on the revised Preliminary Master Development Plan (revision date 11/20/91), being two entrances from the west (Craig Drive Extended and proposed Vincent Drive) and two entrances from the east (Craig Drive Extended and an unnamed proposed road); these entrance roads shall be constructed with twenty-two S • Mr. Kris C. Tierney February 10, 1992 Page Two (22) feet of pavement (i.e., two -lanes), with appropriate shoulders, in compliance with subdivision road base and surface requirements. (3) Development of the Property shall be in Phases as reflected on the revised Preliminary Master Development Plan (revision date 11/20/91), and construction of future Golladay Road and the access/entrance roads shall be as follows: (a) Upon commencement of development of any Phase (being Phases 4, 6, 8, 9, 10, 11, 13, 14, or 15) east of future Golladay Road other than Phase 16, the Owner/Developer shall construct that portion of Golladay Road beginning in the south at Route 642 and running generally north to the intersection with proposed Craig Drive Extended, and Owner/Developer shall dedicate and construct that portion of proposed Craig Drive Extended running from the proposed intersection with future Golladay Road in a generally eastward direction to the proposed intersection of Craig Drive Extended and the 501 Right -of -Way (which right-of-way intersects Route 642); (b) Upon commencement of development of any Phase (being Phases 5, 7, or 12) west of future Golladay Road other than Phases 1, 2, and 3, the Owner/Developer (if such construction has not already been accomplished pursuant to (a) immediately above) shall construct that portion of Golladay Road beginning in the south at Route 642 and running generally north to the intersection with proposed Craig Drive Extended, and shall dedicate and construct that portion of proposed Craig Drive Extended beginning in the west at the boundary/Phase line of Phase 1 and Phase 5 and running in a generally easterly direction to the proposed intersection with Golladay Road; (c) Upon commencement of development of Phase 12, the Owner/ Developer shall construct that portion of Golladay Road beginning in the south at the Golladay Road - Craig Drive intersection and running in a generally northerly direction to the proposed intersection of Vincent Drive and Golladay Road, and the Owner/Developer shall dedicate and construct that portion of proposed Vincent Drive beginning in the west at the boundary/Phase line between Phase 1 and Phase and running in a generally easterly direction to theroposed intersection with Golladay Road; Mr. Kris C. Tierney February 10, 1992 Page Three (d) Upon commencement of development of Phase 13, the Owner/ Developer shall construct Golladay Road beginning in the south at the intersection of Vincent Drive and Golladay Road and running in a generally northerly direction to the proposed intersection of Golladay Road and the unnamed road providing entrance onto Golladay Road on the east side of Golladay Road, and the Owner/Developer shall dedicate and construct the unnamed road from the intersection of said road with Golladay Road in a generally easterly direction to the boundary/Phase line of Phase 10 and Phase 13; (e) Upon the commencement of development of Phase 14, the Owner/Developer shall construct Golladay Road from the location identified in (d) immediately above, and running in a generally northerly direction to the boundary/Phase line of Phase 14 and Phase 15; and (f) Upon commencement of development of Phase 15, Owner/ Developer shall construct Golladay Road beginning from the location described in (e) immediately above and running in a generally northerly direction to the boundary of the Property where Golladay Road would depart the Property. (4) In the course of the Phased development of the Property, the Owner/Developer shall be responsible for construction of Golladay Road only as described in Paragraph (2) herein and only in conjunction and contemporaneous with the Phased development as described in Paragraph (3) herein. The timing of construction shall be dependent upon the Owner/Developer's Phased development and not upon any calendar time schedule. In the event of development of properties adjacent to and/or in the area of the Property necessitating the construction of all or portions of Golladay Road prior to the Phased construction thereof by the Owner/Developer pursuant to Paragraphs (2) and (3) herein, then such construction shall be within the dedicated 60' wide right-of-way (shown for the future extension of Golladay Road through the Property) but such construction shall be performed by others and the Owner/Developer of the Property shall not be responsible for performing such construction. (5) Nothing contained herein shall affect or eliminate any reversion of title to any then -adjoining property owners of any portion of the 60' wide reserved and dedicated right-of- way should, at some time in the future, said right-of-way be abandoned by Frederick County and/or by the Virginia Department of Transportation. Mr. Kris C. Tierney February 10, 1992 Page Four Rex and I will be happy to further discuss the phasing proposal with you at your convenience. Sincerely, H. Edmunds Coleman III HECIII/dc cc: Rex Wakeman not c - ' LAW OFFICES KumNDALL, JOHNsroN, COL -mAN & KUYKENDALL, P. C. 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 J. SLOAN KUYKENDALL TELEPHONE (703) 667-4644 GEORGE W. JOHNSTON, III FAX (703) 667-2769 H. EDMUNDS COLEMAN, III J. SLOAN KUYKENDALL, III /. / PLEASE REPLY TO: P. O. BOX 2760 �(2Y`gz .- t<3 t)� A,-',(-, r, IL� . E t FCSA r-- r, n, REQUEST FOR MASTER. Di V ;r01'MEINT PLAN „COM Fa ,I':: k4 n v 0 1991 r Frederick County Sanitation Authority r��tj UUL ATTN: Wellington Jones, Engineer/Director P.O. Box 618, Winchester, Virginia 22601 (703) 665-5690 The Frederick County Sanitation Authority is located on the second floor of the Old Frederick County Courthouse in Winchester, if you prefer to hand deliver this review form.i9E"TUAN TO: Applicant's name, address and phone number: f!� C�ft • /QOCJI�.N�N Rex Wakeman Route 2 Box 58A ._ hD. ��: V4. Stephens City, VA 22655 703-869-3644 A .1iSj Name of development and/or description of the request: Wakeland Manor -Third Submission Location: North of Route 642-Macedonia Church Road Shawnee District.. Frederick County,Virainia to ity /0 ww Sanitation Signature & Date : �f//�� y� 9� (NOTICE TO SANITATION PL � RETURN THIS FORM TO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible'in order to assist the agency with their review. Also, please attach TWO copies of your plans and/or application form. Q. 0, CO to -v- Planning im istrator Z ia AP900AWATE; 7Z)7A-1. A,06A OF-A6V06 - c?&, 5700 /A rN15 w0fr1l 4/ow aorp&.40. ';e-Re'51,C*Wr1.44 SEC. PHASE SCHEDULE - /Z PHASE No. No. OF L-M- 2 43 43 4 5 37 6 44 7 37 8 55 9 4-1 10 Z4 I 38. 12" (00 13 38 14 Z5 is 2 Z 140 A z 550 a 2 9zo c S /500 vx 9747 No Area Of This Site Falls Within The Hud I 00_yr Flood Zone. OWNER/DEVELOPER REX WAKEMAN ROUTE 2 BOX 58-A ? , FWSTEPHENS CITY, VIRGINIA F � VIX , f r�%At MTV 226 55 AUTWORtTY 13 W APPROVED 0 APPRqqED AS NOTED 0 CORRECT AND R�LS�.M!Tl y (703- 869- 3644) T.M. No. 7 5000 - AOO 0000 - 0000- 0 10 10 T. M. No. 75000 - AOO 0000 - 0000'- 01000 OWMIARY 41ASrCR 0eVFz0RW&,vr PC.4,v I WAhOEI-41VO AWNk COLIA17-,Y SCALE " / - Z4:940 4(lff. 56,07 7 t 7"e4cr '1lR TE'NAv .SURVEYING LAW OFFICES KvYKENDALL, ,JOHNMN, COLEMAN & 208 SOUTH LOUDOUN STREE POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 J. SLOAN KUYKENDALL GEORGE W. JOHNSTON, III H. EDMUNDS COLEMAN, III J. SLOAN KUYKENDALL, III HAND -DELIVERED Kris C. Tierney Deputy Planning Director Department of Planning & The Courthouse Commons 9 N. Loudoun Street P.O. Box 601 January 7, 1992 Development Winchester, Virginia 22601 TELEPHONE (703) 667-4644 FAX (703) 667-2769 PLEASE REPLY TO: P. O. BOX 2760 Re: Wakeland Manor - Revised Preliminary Master Development Plan Dear Kris: Pursuant to your review of the revised Preliminary Master Development Plan of Wakeland Manor (revision date 11/20/91), seventeen copies of which were sent to you under cover of my letter dated January 3, 1992, Rex Wakeman proposes the following plan for construction of Future Golladay Road consistent with the phased development of the Property: (1) Wakeman shall reserve a right-of-way for the future extension of Golladay Road through the Property, which right-of-way shall be 60 feet in width and shall be located as shown on the revised Preliminary Master Development Plan (revision date 11/20/91) prepared by David M. Furstenau, L.S., subject, however, to such realignment as may be deemed necessary by final and detailed engineering of the Property. (2) Coincident with the phased development of the Property (as described hereinafter), Wakeman shall dedicate portions of the 60 foot wide right-of-way to the County and shall construct twenty-two (22) feet of pavement (i.e., two lanes), with appropriate shoulders, with base and surface coating requirements as shall be determined by the Virginia Department of Transportation, with Golladay Road being a two-lane minor collector road. Development contemplated for the Property shall have the right of access onto Golladay Road, as the same is to be constructed through the Property, in accordance with the entrances shown on the revised Preliminary Master Development Plan (revision date 11/20/91), being two entrances from the west (Craig Drive Extended and proposed Vincent Drive) and two entrances from the east (Craig Drive Extended and an unnamed proposed road); these entrance roads shall be constructed with twenty-two (22) feet of pavement (i.e., two Kris C. Tierney January 7, 1992 Page 2 -lanes), with appropriate shoulders, in compliance with subdivision road base and surface requirements. (3) Development of the Property shall be in phases as reflected on the revised Preliminary Master Development Plan (revision date 11/20/91), and dedication and construction of future Golladay Road and the access/entrance roads shall be as follows: (a) Upon commencement of development of Phase 4, Wakeman shall dedicate and construct that portion of Golladay Road beginning in the south at Route 642 and running generally north to the intersection with proposed Craig Drive Extended, and Wakeman shall dedicate and construct that portion of proposed Craig Drive Extended running from the proposed intersection with future Golladay Road in a generally eastward direction to the proposed intersection of Craig Drive Extended and the 50' Right - of -Way (which right-of-way intersects Route 642); (b) Upon commencement of development of Phase 5, Wakeman shall dedicate and construct that portion of proposed Craig Drive Extended beginning in the west at the boundary/phase line of Phase 1 and Phase 5 and running in a generally easterly direction to the proposed intersection with Golladay Road; (c) Upon commencement of development of Phase 12, Wakeman shall dedicate and construct that portion of Golladay Road beginning in the south at the Golladay Road - Craig Drive intersection and running in a generally northerly direction to the proposed intersection of Vincent Drive and Golladay Road, and Wakeman shall dedicate and construct that portion of proposed Vincent Drive beginning in the west at the boundary/phase line between Phase 1 and Phase 12 and running in a generally easterly direction to the proposed intersection with Golladay Road; (d) Upon commencement of development of Phase 13, Wakeman shall dedicate and construct Golladay Road beginning in the south at the intersection of Vincent Drive and Golladay Road and running in a generally northerly direction to the proposed intersection of Golladay Road and the unnamed road providing entrance onto Golladay Road on the east side of Golladay Road, and Wakeman shall dedicate and construct the unnamed road from the intersection of said road with Golladay Road in a generally easterly direction to the boundary/phase line of Phase 10 and Phase 13; Kris C. Tierney January 7, 1992 Page 3 (e) Upon the commencement of development of Phase 14, Wakeman shall dedicate and construct Golladay Road from the location identified in (d) immediately above, and running in a generally northerly direction to the boundary/phase line of Phase 14 and Phase 15; and (f) Upon commencement of development of Phase 15, Wakeman shall dedicate and construct Golladay Road beginning from the location described in (e) immediately above and running in a generally northerly direction to the boundary of the Property where Golladay Road would depart the Property. (4) In the course of the phased development of the Property, Wakeman shall be responsible for the dedication and construction of Golladay Road only as described in Paragraph (2) herein and only in conjunction and contemporaneous with the phased development as described in Paragraph (3) herein. The timing of construction shall be dependent upon the phased development and not upon any calendar time schedule. In the event of development of properties adjacent to and/or in the area of the Property necessitating the construction of all or portions of Golladay Road prior to the dedication and construction thereof by Wakeman pursuant to Paragraphs (2) and (3) herein, then Wakeman shall dedicate the portions of the 60' wide right-of-way (shown for the future extension of Golladay Road through the Property) to accommodate road construction to be performed by the County, the Virginia Department of Transportation, or by others, but Wakeman shall not be responsible for such construction. (5) In the event Golladay Road is not constructed by the County, by the Virginia Department of Transportation, or by others, and/or in the event plans for construction of the remainder of Golladay Road are terminated, then that portion of the 60' wide reserved right-of-way which is not utilized for construction of Golladay Road shall revert back to Wakeman and/or the then -current property owner(s). Rex and I will be happy to discuss the phasing proposal with you at your earliest convenience. Sincerely, H. Edmunds Coleman III HECIII/lt cc: Rex Wakeman LAW OFFICES KUYKENDALL, JOHNSToN, CoumAN & KuYKENDALL, R C. 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 J. SLOAN KUYKENDALL TELEPHONE (703) 667-4644 GEORGE W. JOHNSTON, III FAX (703) 667-2769 H. EDMUNDS COLEMAN, III J. SLOAN KUYKENDALL, III PLEASE REPLY TO: P. O. BOX 2760 January 3, 1992 HAND -DELIVERED Kris C. Tierney, AICP Deputy Director Department of Planning & Development P.O. Box 601 Winchester, Virginia 22601 Re: Wakeland Manor Preliminary Master Development Plan Dear Kris: Enclosed please find seventeen copies of the revised Preliminary Master Development Plan for Wakeland Manor, dated April 17, 1989 with the most recent revision date of 11/20/91 (this is the revised plan which is the subject of your letter to me dated December 19, 1991). The enclosed plan has been revised by Dave Furstenau to comply with staff comments and requests. The Wakemans hereby request that this plan be scheduled for consideration by the Planning Commission at its February 5, 1992 meeting, and I would appreciate your placing this matter on the Commission's agenda for the February 5 meeting. Please advise me if you require or desire any additional information or documentation in preparation for the February 5, 1992 Planning Commission meeting. Thank you for your assistance and cooperation. Sincerely, ` I corn UJW " 66�("ZZCI _- H. Edmunds Coleman, III HECIII/lt Enclosures cc: Rex Wakeman w/o encl. David M. Furstenau w/o encl. F:hecwke02.ltr "Cx'k�C'CA r --) 40 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 October 30, 1991 Mr. Dave Furstenau Furstenau Surveying 4957 Craig Court Stephens City, Virginia 22655 Dear Dave: Below is a list of items which we discussed in our meeting Tuesday, October 29, that should be addressed on the MDP for Wakeland Manor. If you have any questions regarding any of these items please feel free to give me a call. 1) Remove unnecessary information from plan. The'symbol for vehicles per day in the legend has no bearing on the plan. The note -about conformance to Use Group "R" references a building code requirement and is not relevant to the MDP approval. The note about 30% openspace required for townhouse units is not accurate in this instance and should be removed. Slope, woodland and disturbed area information should be eliminated from basic plan. Show this information on a separate sheet(s). 2) Combine and/or eliminate some of the tables on the plan. The plan presently has the same information in different places. This adds to the cluttered appearance of the plan and makes it more difficult to review. Y06r tables would be much easier to read if you put information on environmental features, percent to be disturbed and percent in open space in one table and then the information on acreage in openspace, roads etc., along with the number of total units and type of units in another. (The table that I gave you during our meeting is a good example of how this information can be depicted in a clear and easy to follow format.) THE COURTHOUSE COMMONS , 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 41 .Page -2- Mr. Dave Furstenau October 30, 1991 On the large table on page 2: what is unencumbered openspace as opposed to openspace? On page 2: you don't need to provide information on environmental features by phase, this table can be eliminated all together. The table on page 1, showing number of units by phase, should be removed as this same information is depicted in the large table on page 2. 3) Include buffer information. The plan needs to show the location and type of buffers required, as well as a detail or statement depicting what the buffers will consist of. As we discussed, the present statement regarding buffers should be placed in a much more prominent location. Buffers need to be provided between townhouse and single family units. In cases where they are separated by a road, the road can count toward the distance requirement. 4) The depiction of openspace on the plan needs to be clearer. Presently it appears that the entire townhouse area is openspace. There needs to be some means to distinguish openspace from blurred area& of the blueprint. 5) Need to provide better information on environmental areas to be disturbed. As we discussed, you can show a typical lot in detail with an approximate square footage of clearing to be expected for a driveway, house and yard and multiply this by the lots which are situated in the woodland or steep slope areas. Page -3- Mr. Dave Furstenau October 30, 1991 Again, if you have any questions don't hesitate to give me a call. sincerely, Kris C. Tierney, AICP Deputy Director KCT/slk cc: Edmunds H. Coleman, III so L.AW OFFICES KuwENDALL, JOHNSTON, COLEMAN & KUYKENDALL, R C. 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 J. SLOAN KUYKENDALL TELEPHONE (703) 667-4644 GEORGE W. JOHNSTON, III FAX (703) 667-2769 H. EDMUNDS COLEMAN, III J. SLOAN KUYKENDALL, III August 9, 1991 PLEASE REPLY TO: P. O. BOX 2760 HAND -DELIVERED Kris C. Tierney Deputy Planning Director Department of Planning & Development The Courthouse Commons 9 N. Loudoun Street P.O. Box 601 Winchester, Virginia 22601 Re: Wakeland Manor Preliminary Master Development Plan Dear Kris: Enclosed please find twenty (20) copies of the revised Preliminary Master Development Plan for Wakeland Manor, consisting of two sheets with the second sheet containing information additional to that which was previously provided and which is responsive to many of the items noted in your letter of June 19, 1991. Also enclosed please find a Drainage Runoff Analysis for Wakeland Manor. Rex Wakeman requests that you place this matter on the Planning Commission's agenda for the September 4, 1991 meeting for the Commission's reconsideration. Please let me know if you have any questions or comments regarding this matter. I appreciate your assistance. sincerely, H. Edmunds Coleman III HECIII/lt Enclosures cc: Rex Wakeland F:hecwke02.ltr -Vb 'Pr- handed o LJ �. LS JUN 2 8 1991 COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION P. 0. BOX 278 RAY D. PETHTEL %NBUR , �2y28 COMMISSIONER (703) 98 -41 it June 27, 1991 Mr. Kris Tierney, Deputy Director Department of Planning and Development Preliminary County of Frederick, Virginia P. O. Box 601 Winchester, VA 22601 Dear Kris: WILLIAM H. BUSHMAN RESIDENT ENGINEER Ref.: Wakeland Manor Master Development Plan Frederick County This is in regard to our recent telephone conversation. We can expand our comments relative to the subject submission as follows: - Before we can fully assess any aspect of this plan, a detailed capacity analysis of the road network will have to be furnished. This will need to be similar to the analyses submitted for the Wheatlands and Urquhart tracts. In particular, attention will need to be focused on the intersections with Route 642 and any other major internal intersections. If the proposed connections and intersections do not meet a level of service C, then mitigating treatments must be offered. - Drainage details must be addressed before this office can begin to effectively evaluate the efficacy of this proposal. - Pavement design will need to be based on the capacity analysis and concomitant traffic volumes. These are the major components necessary to properly evaluate the proposal. They must be addressed by personnel legally qualified to make such judgements, i.e., licensed Professional Engineers. If you need additional information, please let me know. Sincerely, 2��x':�;' /V/ William H. Bushman, P.E. Transportation Resident Engineer WHB/sl xc: Mr. Robert B. Childress TRANSPORTATION FOR THE 21 ST CENTURY ip COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 19, 1991 qeMr. H. Edmunds Coleman III PAx Kuykendall, Johnson, Coleman and Kuykendall, P.C. �"60 on �- 208 South Loudoun Street 6.21.41 RSA- Winchester, Virginia 22601-2760 RE: Wakeland Manor Preliminary Master Development Plan Dear Edmunds: I am writing in response to our phone conversation of last week and specifically, your inquiry as to any additional information or materials that were needed for the above Master Development Plan (MDP) application. The one component of the application package that has yet to be submitted is a 35mm. slide of the plan. The slide is used during the presentation at the Planning Commission and Board of Supervisors meetings to enable the public to view the proposal. Following my review of the application and MDP I noted a number of items that would need to be addressed and/or corrected. I have listed these items below for the benefit of your client and yourself. The application form itself has the following deficiencies: 1) Item #5 on page 5; should indicate the use of the property as well as the zoning. (ie. vacant, agricultural, commercial, residential etc.) 2) Item #6 on page 5; should indicate the use as well as the zoning of adjoining properties. 3) Item #4 on page 6; uses of adjoining properties are not currently designated on the plan. 4) Item #7 on page 6; environmental features are not presently shown on the plan. 5) Item #8 on page 6; 40% disturbance of woodlands greatly exceeds the 25% disturbance permitted by Article III, Section 6, Environmental Requirements of the Zoning Ordinance. 6) Item #9-on page 7; parking areas are not shown for the townhouse units. 7) Item #2 on page 7; a schedule indicating open space acreage per phase, acreage in each housing type per phase, acreage in streets and right-of-ways per phase and total dwellings of each type in each phase is not provided. THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 s Page 2 H. Edmunds Coleman III -June 19, 1991 8) Item #5 on page 7; the types of recreational facilities to be provided are not indicated. 9) Item #8 on page 8; landscaped screens will be required in some buffer areas. The Preliminary Master Development Plan lacks the following required information: 1) A legend needs to be provided indicating symbols used for such items as property boundaries, waterlines, environmental features and phase lines. 2) The use and zoning of adjoining properties needs to be indicated on the MDP. 3) A detail depicting the type of buffers to be provided needs to be on the plan. 4) The type of buffers to be used as well as the locations need be indicated. 5) Information on each phase needs to be provided on the plan. (See #7 under application items above.) 6) The locations and types of environmental features needs to be indicated on the plan along with areas to be disturbed by the development. 7) The location of all open space areas needs to be clearly shown. 8) The location of environmental features within open space areas needs to be shown. 9) The location and content of recreational areas need to be shown. 10) The location and configuration of parking areas need to be provided. 11) All right-of-way widths need to be indicated. Other problems with the MDP are: 1) As I am sure you are aware, the County has a problem with the present road configuration. In general, the overall street layout is poor. In a development consisting of over 600 residential units, a collector road will be essential. Using ITE trip generation multipliers this development will generate well over 6000 average vehicle trips per day. Whether or not the construction of Golladay Road were an issue, some collector road within the development would be required. u Page 3 H. Edmunds Coleman III June 19, 1991 With the present street layout, some residents will be forced to maneuver through a virtual maze in order to get from the subdivision entrance to their dwelling. This is especially true on the western half of the development. The lack of a collector road also creates a difficult situation for emergency vehicles attempting to respond to calls within the development. Golladay Road will serve little use as a collector road if developments through which it passes do not connect to it. The point of Golladay Road is to improve the overall transportation network in this area by creating alternate routing for traffic in and around the area. If Wakeland Manor has no internal connections to Golladay Road, traffic is forced out onto Route 642. This is the very thing we are trying to avoid. There is also some question as to the feasibility of constructing the road in the bottom of the ravine. The potential presence of wetlands that would be effected along with the problems associated with drainage from and around the road, indicate significant problems with this location. 2) Some street intersections should be adjusted to improve alignment. 3) The plan indicates that of the 44.95 acres of open space provided, 25.9 acres of which are steep slopes, this exceeds the 50 % limit for open space permitted to be made up of environmental features. 4) Additional information will need to be provided on how stormwater runoff will be handled for the development. With no apparent Class B Surveyors Licence, your surveyor is not qualified to design sewer and water extensions or stormwater management facilities. As the above comments indicate, there are significant problems with the MDP. Given the number and magnitude of these problems, the staff feels that nothing short of a major redesign of the entire project would warrant a favorable staff recommendation to the Planning Commission. - If you have any questions regarding any of the above comments, please feel free to contact me. Sincerely, ✓asp-�.lC�' -- Kris C. Tierney Deputy Planning Director y Page 4 H. Edmunds Coleman III June 19, 1991 KCT/rsa cc: Rex Wakeman John R. Riley, Jr., County Administrator William H. Bushman, VA Dept. of Transportation LAW OFFICES KumNDALL, joms SON, COLEMAN & KLTMNDALL, R C. 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 1. SLOAN KUYKENDALL June 4 1991 TELEPHONE (703) 667-4644 GEORGE W. JOHNSTON, III ! FAX (703) 667-2769 H. EDMUNDS COLEMAN, III J. SLOAN KUYKENDALL, III (HAND DELIVERED) PLEASE REPLY TO: P. O. BOX 2760 Mr. Robert W. Watkins Planning Director County of Frederick Department of Planning 9 Court Square P.O. Box 601 Winchester, VA 22601 and Development 17 ,� ; ' JUN - 41991 Re: Revised Preliminary Master Development Plan Wakeland Manor Dear Mr. Watkins: On behalf of Rex Wakeman, I hereby submit for the County's review and consideration 25 duplicates of the Revised Preliminary Master Development Plan for Wakeland Manor prepared by Furstenau Surveying dated April 17, 1989, with a most recent revision date of April 30, 1991. Also enclosed you will find the following: 1. Completed Preliminary Master Development Plan Checklist and comments from Frederick County Parks and Recreation Department, Frederick County Sanitation Authority (the "corrections" referred to have been addressed by the developer; while the changes for such corrections do not presently appear on the Plan plat, the developer has received the Authority's approval), Frederick County Inspections Department, Fire Marshall's office, and Virginia Department of Transportation; and 2. Copy of Donohue and Associates' March 21, 1991 letter to Kris Tierney. In his "preapplication" discussions with Kris Tierney, Rex Wakeman has addressed what he understands to be two of the County's primary concerns, being the location of "Future Golladay Drive" and internal access to Future Golladay Drive. The location of Future Golladay Drive as reflected on the enclosed Plan plat is based upon the following: 1 The drive is merely a "projected" road which has not been constructed or specifically located on the properties to the north and south of Wakeland Manor. 2. The proposed "entrance" of the drive at the southern boundary of Wakeland Manor near Route 642 has been sited on the Plan plat in accordance with Mr. Wakeman's undertaking of the County's desires for such location. Mr. Robert W. Watkins June 4, 1991 - Page Two 3. The drive, as it runs through Wakeland Manor, has been located in a natural "draw" so as to have a lessened impact upon the residue parcels to the east and west. 4. Mr. Wakeman understands that area residents prefer for the drive to be located in the "draw" as reflected on the Pap plat. 5. Mr. Wakeman understands that the "turn radius" of the Y drive as it "exits" the Wakeland Manor property on the north complies with Virginia Department of Transportation requirements (the "comment" of the Department of Transportation reflects "no objection to Preliminary Master Plan," and only questions minimum site distances at the intersection of proposed Golladay Drive with Route 642). The Plan plat reflects an internal road system consisting primarily of cul-de-sacs; several of these cul-de-sacs, both to the east and west of Future Golladay Drive, could be extended and tied into Golladay Drive to provide access and connections for the interior road system. Mr. Wakeman, through his discussions with various County representatives, has been advised that the County wishes for him to not only locate Future Golladay Drive in an area designated by the County, but also to dedicate the land (with sufficient right-of-way and buffer area) for the drive and to fund construction of the drive. In view of the fact that the drive remains only a projection and that the location, dedication, and construction of the drive has not been established with respect to the properties to the south and north of Wakeland Manor, and given the ability to locate the drive in the "draw" .-..as shown on the Plan plat, Mr. Wakeman is prepared to show the "reservation" of the area reflected on the Plan plat for the future Golladay Drive. Mr. Wakeman is not, however, undertaking to dedicate the land necessary for the drive, nor is he agreeing to be responsible for construction of the drive. Mr. Wakeman believes that the Revised Preliminary Master Development Plan plat is in compliance with the applicable Frederick County ordinances, and he, therefore, requests favorable consideration and approval of the Plan. Sincerely, H. Edmunds Coleman III Counsel for Rex Wakeman HEC/ j r Enclosures cc: Mr. Rex Wakeman COUNTY OF FREDERICK COURTHOUSE COMMONS 2No FLOOR P. O. Box 601 - 9 NORTH LouDOUN ST WINCHESTER, VIRGINIA 22601 jr 10 John L. Barley, Jr. Q Drive Stephens City, jo . 1 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 February 12, 1992 TO THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) THE APPLICATION OF: WAKELAND MANOR REVISED PRELIMINARY MASTER DEVELOPMENT PLAN FOR: Single family dwellings and townhouses situated on 298.2188 acres. This property, zoned R-P (Residential Performance), is located north of Route 642, Macedonia Church Road, in the Shawnee District -and is identified as parcels 100 and 101 on tax map 75. This revised preliminary master development plan will be considered by the Frederick County Board of Supervisors at their meeting of February 26, 1992 at 7:15 p.m., in the Board Room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, Kris C. Tierney, AICP Deputy Director KCT/slk THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703 / 678-0682 August 21, 1991 TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) THE APPLICATION OF: WAKELAND MANOR REVISED PRELIMINARY MASTER DEVELOPMENT PLAN FOR: Single family dwellings and townhouses situated on 298.2188 acres. This property, zoned R-P (Residential Performance), is located north of Route 642, Macedonia Church Road, in the Shawnee District and is identified as parcels 100 and 101 on tax map 75. This revised preliminary master development plan will be considered by the Frederick County Planning Commission at their meeting of September 4, 1991 at 7:00 p.m., in the Board Room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, Kris C. Tierney Deputy Director KCT/slk THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 Brown, Edward N. & Alma 1150 East Macedonia Chut-. Road Stephens City, Virginia 22655 75 A 102 WHITACRE, DAVID E. RT. 2 BOX 39 STEPHENS CITY, VA. 22655- 75 A 5.03 NICHOLS, LINWOOD T. RT. 2 BOX 40 STEPHENS CITY, VA. 22655- 75 A J.04 JASBO, INC. P. 0. BOX 6 STEPHENS CITY, VA. 22655- Jasbo, Inc P.O. Box 2598 Stephens City, Virginia 22655 76 A 13 ARTRIP, W. F. JR. RT. i BOX 75 WINCHESTER, VA. 22601.- lea A 22 STAFFORD. JAMES 1-4 JR - 201 SELMA DRIVE WINCHESTER, VA- 22601--- 750 . 1 4 JENKINS, BONITA J. RT. 2 BOX 57 STEPHENS CITY, VA. 22655- 75C 1. Is RITTER, MARSHALL JR. RT, 2 BOX 46 STEPHENS CITY, VA. 22655- 75C 1 9 BAKER, JOSEPH W. RT. 2 BOX 49 STEPHENS CITY, VA. 22655-. Elmer & Louise A. Hillyard Route 2, Box 56 Stephens City, Virginia 22655 1.4 "'HILLYARD, LOUISE C. ROUTE i BOX 56 STEPHENS CITY, VA- 22655- - Alma Maxine Young Route 2, Box 58 Stephens City, Virginia 22655 75C 1 17 YOUNG, ALMA MAXINE ti= EAST MACEDONIA CHURCH RD. STEPHENS CITY, VA. 22655- 75G 10 7 111. MARK, ROBERT H & JOETTE: L 4413 FAIR LAWN CT. STEPHENS CITY, VA. 226S5--- John L. Bw_,ey, Jr. 556 Westmoreland Drive Stephens City, Virginia 22655 'nG 11 8 1.12 BAILEY, JOHN E. JR, 4411 FAIRLAWN COURT STEPHENS CITY, VA. MILLER, WALTER E. JR. ZB69 PROOKNEIWL DR_ WINCHESTeR, VA. WARNER, CARROLL D P27 CANAAN C'OURT STEPHENS CITY, VA 22615- 75G 11 9 114 22655 Guy M. & Rosales See Route 2, Box 42 Stephens City, Virginia 22655 75C i io PIFER, MARY R. C/O MARY R HOBDAY 1.2jo E MACEDONIA CHURCH RD STEPHENS CITY, VA- 22655- 75C 1. 2 JUDY, CALVIN M- & ROMONA C. RT. 2 BOX 43 STEPHENS CITY, VA. 22655- Clarence P.& Peggy C. Hillyard Route 2, Box 44 Stephens City, Virginia 22655 75C 1 kILLYARD, CLARENCE P. J290 E. MACEDONIA CHURCH RD STEPHENS CITY, VA- 22655- A WINCHESTER ARTRIP LTD. PRTNSHP 1.1501 HUFF COURT NORTH BETHESDA, MD. 20C.)95 75G 1 115 41. TAYLOR, CHARLES R- 76B LAKESIDE DR_ STEPHENS CITY, VA- 22655- 75C io 7 iio SHIHO, INC. P.O. BOX 3276 WINCHESTER, VA. 226oi- 75C i 6 MY, RUTH E. imo E*. MACEDONIA CHURCH RD. STEPHENS CITY, VA_ 22655-- Shiho, Inc. 1015 Berryville Avenue Winchester. Virainia 22601 ti Ruth E. Bly Route 2, Box 47 Stephens City, Virginia 22655 NY This is to certify tha ie attached correspondence was pled to the following on Au ust 2 1 1 991from the Department of Planning and Development, Frederick Courgty, Virginia: Rex Wakeman Rt. 2, Box 58A Stephens City, VA 22655 H. Edmunds Coleman III P.O. Box 2760 Winchester, VA 22601 75 A iAo -WAK E MAN , RAL PH M . RT. 2 BOX 58-B STEPHE:NS CITY, VA. 226 35-- 1-IICKEY, CHARL.E i:: F . III 4433 F'AIRL.AWN COURT STEPHE.NS CITY, VA. 22655.... CORNWE:L.L , RANDOL PH H _ 4431 FAIR LAWN COURT STE PHE:NS CITY, VA. 22655 75G 9 6 103 'SHICKL.E, ANNE: 8- 421 DOGWOOD RD. WINCHESTER, VA.. VOLLIDAY, DAVID Et. R . O . Box 1276 WINCHE:STE::R, VA. 2260 a.... 75G 9 6 104 STATE OF VIRGINIA COUNTY OF FREDERICK David B. Holliday P.O. Box 2715 Winchester, Virginia 22601 C OWDEN, WILL.IAM D- & NANCY L. 4425 FAIRL..AWN COURT S T'E PHE:NS CITY, VA KUE:HLE: , DONAL.D F. JR - C/O DONALD KUE::HL.F 4423 F'AIRL.AWN COURT ST'E PHE.NS CITY, V A . 2r RUSC I T'U , PAUL. E. & LOR I E. L. . 4419 F'AIRLAWN COURT STEPHE:NS CITY, VA. LISTER, RICHARD W. & C. JAME 4417 FAIR LAWN COURT' ST'EPHE::NS CITY, VA. '..; 2Ci:'s'i.... Edward N. & Alma M. Brown Route 2, Box 58 Stephens Citv,_ Virginia 22659 Furstenau Surveying P.O. Box 1057 Stephens City, VA 22655 Kris C. Tierney, Deputy Director Frederick County Dept. of Planning I, Debi D. Swimley , a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated August 21, 1991 , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this 21st day of August , 1991. My commission expires on September 30, 1993 NOTARY PUBLIC f-ING COUNTY OF FREDERICK COURTHOUSE COMMONS 2ND FLOOR P. O. Box 601 - 9 NORTH LouDOUN ST. WINCHESTER, VIRGINIA 22601 Shi�o, Inc. ci' 1015 Berryville Avenue Winchester, Virginia 22601 9A SHILOIS 2MO13077 1890 08/23/91 FORWARDT,NG TIME EXPIRED ,BUILDING AND DEVELOPMENT 11-331 '-'11%96wSSL NOXESVILLE V.-A RETURN TO SENDER COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 August 21, 1991 TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) THE APPLICATION OF: WAKELAND MANOR REVISED PRELIMINARY MASTER DEVELOPMENT PLAN FOR: Single family dwellings and townhouses situated on 298.2188 acres. This property, zoned R-P (Residential Performance), is located north of Route 642, Macedonia Church Road, in the Shawnee District and is identified as parcels 100 and 101 on tax map 75. This revised preliminary master development plan will be considered by the Frederick County Planning Commission at their meeting of September 4, 1991 at 7:00 p.m., in the Board Room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, Kris C. Tierney Deputy Director KCT/slk THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 I LA4 N I NG COUNTY OF FREDERICK COURTHOUSE COMMONS 2ND FLOOR ♦ P. O. BOX 601 - 9 NORTH LOUDOUN ST WINCHESTER, VIRGINIA 22601 55 h M a N s Y+ I lli In this DiiiS9t1(� bo' Inc. P.O. 598 Stephens �' ��r y COUNTY of FREDERICK Department of Planning and Development >�G 2 3 703/665-5651 FAX 703/678-0682 August 21, 1991 TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) THE APPLICATION OF: WAKELAND MANOR REVISED PRELIMINARY MASTER DEVELOPMENT PLAN FOR: Single family dwellings and townhouses situated on 298.2188 acres. This property, zoned R-P (Residential Performance), is located north of Route 642, Macedonia Church Road, in the Shawnee District and is identified as parcels 100 and 101 on tax map 75. This revised preliminary master development plan will be considered by the Frederick County Planning Commission at their meeting of September 4, 1991 at 7:00 p.m., in the Board Room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, Kris C. Tierney Deputy Director KCT/slk THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703 / 678-0682 July 3, 1991 TO THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) THE APPLICATION OF: WAKELAND MANOR REVISED PRELIMINARY MASTER DEVELOPMENT PLAN FOR: Single family dwellings and townhouses situated on 298.2188 acres. This property, zoned R-P (Residential Performance), is located north of Route 642, Macedonia Church Road, in the Shawnee District and is identified as parcels 100 and 101 on tax map 75. This revised preliminary master development plan will be considered by the Frederick County Planning Commission at their meeting of July 17, 1991 at 7:15 p.m., in the Board Room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, Kris C. Tierney Deputy Director KCT/slk THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 fi This is to certify th the attached correspondence w: wiled to the following on July 3, 1991 from the Department of Planning and Development, Frederick County, Virginia: Mr. Rex Wakeman Rt. 2, Box 58-A Stephens City, Va. 22655 H. Edmunds Coleman, III P.O. BOX 2760 Winchester, Va. 22601 r:.r WAK EMAN , RAL PH M . MST. 2 Box se--B ST•EPHENS CITY, VA. David B. Holliday P.O. Box 2715 Winchester, Va. 22601 C:OWDE:N, WIL.L.IAM D. &IIANC:Y L. 6 1i>s 4425 1= AIRL.AWN t::(7Uri r ST'E:PHE:NSi CITY, VA 2265 'i— KUE:HLE, DONALD F. .JR7SG to 7 106 ra a.vc� C/O DONAL.D KUE:HL.E: 4423 F•AIRL..AWN i:,Ol.1FE'T• ST"EPHE:NS CITY, VA 22655•..• 7IG 9 6 tot HICKEY, C:HARL.ES F. III 4433 F'AIRL AWN COURT STEPHE:NS CITY, VA. 22655- CORNWE:L..L , RANDOL.PH H . 75G 9 h ic> 4431 FAIR LAWN COURT ST•EPHE:NS CITY, VA. SHICKL.E, ANNE S. 421 DOGWOOD RD. WINCHESTER, VA. 2=5n- RUSCITO, PAUL E. & 7 Joe L.ORIE L. to 4119 F'AIRL.AWN COURT STE PHE:NS CITY, VA. 22656-, LISTER, RICFdARY) W. 2& f .�GJf1i o 7 log 4417 FAIR LAWN COURT ST"EPHE:NS CITY, VA. 226SS-' Edward N. & Alma M. Rt. 2, Box 58 Stephens City, Va. 22601-•. MOL.I...IDAY, DAVIT) Ee. P.0. BOX 3276 WINCHESTE:R, VA, 2260 0_ is;r C T' y, Deput Frederick my Dept STATE OF VIRGINIA COUNTY OF FREDERICK Brown 22655 lanning I, Debi D. Swimley a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated July 3, 1991 , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this 3rd day of July 1991. My commission expires on September 30, 1993 75C is BROWN EDWARD N. & ALMA M. ti52 EAST MACEDONIA CHURCH RD- STEPHENS CITY, VA. 22655--- 75 A 102 WHITACRE, DAVID E. RT. 2 BOX 39 STEPHENS CITY, VA. 2265g.-';-- '75 A 103 NICHOLS, LINWOOD T. RT. 2 BOX 40 STEPHENS CITY, VA. 22655--- JASBO, INC. 75 A 1.04 P. 0. BOX 6 STEPHENS CITY, VA. 22655--- Add Partnership ��p P.O. Box 497 All Stephens City, Va. 22655 Jasbo, Inc. P.O. Box 2598 Winchester, Va. 22601 ARTRIP, W. F. JR. 746 A 13 F4:*T*. i BOX 75 WINCHESTER, VA- 22601.---- 76 A 22 STAFF ORD JAMES H. JR. 201 SELMA DRIVE WINCHESTER, VA. 22601-- JENKINS, BONITA J. 4 RT. 2 BOX 57 STEPHENS CITY, VA. RITTER, MARSHALL.. JR. RT. 2 BOX 46 STEPHENS CITY, VA. BAKER, JOSEPH W. RT. 2 BOX 49 STEP LENS CITY. VA. 75C 22655--- 75C i a 226S5-- Elmer E. & Louise A. Hillyard Rt. 2, Box 56 Stephens City, Va. 22655 HILLYARD, LOUISE C. 7SC 14 ROUTE I BOX 56 STEPHENS CITY, VA. 22655- Alma Maxine Young Rt. 2, Box 58 Stephens City, Va. 22655 Wakeland Manor -2- yotiNG, ALMA MAX INE 1.j52 EAST MACEDONIA CHURCH RD. STEPHENS CITY, VA- 22655- 75G 10 7 ill CLARK. ROBERT H & JOEETTE L 4413 FAIR LAWN CT, STEPHENS CITY, VA. 22655- John L. Barley, Jr. 556 Westmoreland Dr. Stephens City, Va. 22655 75G 11 8 ii2 BAILEY. JOHN E. JR. 4411 FAIRLAWN COURT STEPHENS CITY, VA. 75G 11 0 li3 COUPERTHWAITE, ROBERT C& JANICE L 921 CANAAN COURT STEPHENS CITY, VA. 22655 MILLER, WALTER E. JR. 75G 11 8 114 3869 BROOKNEILL DR. WINCHESTER, VA. 22600-- 75G il 8 116 WARNER, CARROLL D 927 CANAAN COURT STEPHENS CITY, VA 22655-- Guy M. & Rosales See Rt. 2, Box 42 Stephens City, Va. 22655 75C i io FIFER, MARY R. C/O MARY R HOBDAY 1210 E MACEDONIA CHURCH RD STEPHENS CITY, VA. 22655--- 750 1 .JUDY. CAL. VIN M. & ROMONA C. RT. 2 BOX 43 STEPHENS CITY, VA. 226n5- Clarence P. & Peggy C. Hillyard Rt. 2, Box 44 Stephens City, Va. 22655 HILLYARD, CLARENCE P. 1280 E. MACEDONIA CHURCH RID STEPHENS CITY, VA. 22615-- 7F 5 99A WINCHESTER ARTRIP LTD. PRTNSHP. libOi HUFF COURT NORTH BETHESDA, MD. 2089U-- 7SG 1 3 41 TAYLOR, CHARLES R 76B LAKESIDE DR. STEPHENS CITY, VA. 2265*-. Wakeland Manor -3- Shiho, Inc. 1015 Berryville Ave. Winchester, Va. 22601 SHIHO, INC. 7SG 10 7 ljo P-0- BOX 3276 WINCHESTER, VA. 226o i — Ruth E. Bly Rt. 2, Box 47 Stephens City, Va. 22655 76C 1 06 BLY. RUTH E. 1250 E. MACE DON IA CHURCH RD. STEPHENS CITY, VA. 22655-- Ll / PL.Aillih,�W� 8 COUNTY OF FREDERICK COURTHOUSE COMMONS 2ND FLO P. O. BOX 601 - 9 NORTH LoUDOUN ST. WINCHESTER, VIRGINIA 2260t,,"_, -j 75GG 11 £:a 11.3 �F- wROBE:RT C., �. .JAN7:C.E: �.STES C:.. VA. �" ` a July 3, 1991 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) THE APPLICATION OF: WAKELAND MANOR REVISED PRELIMINARY MASTER DEVELOPMENT PLAN FOR: Single family dwellings and townhouses situated on 298.2188 acres. This property, zoned R-P (Residential Performance), is located north of Route 642, Macedonia Church Road, in the Shawnee District and is identified as parcels 100 and 101 on tax map 75. This revised preliminary master development plan will be considered by the Frederick County Planning Commission at their meeting of July 17, 1991 at 7:15 p.m., in the Board Room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, Kris C. Tierney Deputy Director KCT/slk THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 t � �J1NNN aETUAyfi COUNTY OF FREDERICK rp SEND, - COURTHOUSE COMMONS 2ND FLOOR P. O. Box 601 - 9 NORTH LoUDOUlw f cdN CHt -j " WINCHESTER, VIRGINIA 226011l1181"811- ea-*f keow-,,— " V; Partnership P.O. BOX � 655 COUNTY of FREDERICK ' Department of Planning and Development 703/665-5651 FAX 703/678-0682 July 3, 1991 TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) THE APPLICATION OF: WAKEL•AND MANOR REVISED PRELIMINARY MASTER DEVELOPMENT PLAN FOR: Single family dwellings and townhouses situated on 298.2188 acres. This property, zoned R-P (Residential Performance), is located north of Route 642, Macedonia Church Road, in the Shawnee District and is identified as parcels 100 and 101 on tax map 75. This revised preliminary master development plan will be considered by the Frederick County Planning Commission at their meeting of July 17, 1991 at 7:15 p.m., in the Board Room of the old Frederick County Courthouse, Winchester, Virginia. Any interested parties having questions or wishing to speak, may attend this meeting. Sincerely, Kris C. Tierney Deputy Director KCT/slk THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 i�`. , fir. : i `i` •`�/� JULY 16, 1991 11 I performed two analysis, both of which are supported by the attached computations. The first analysis determined the amount of runoff being contributed to the stream from the entire watershed. The Rational Method was used to compute the 10 year runoff as 304 cfs. The second analysis developed a proposed trapeziodal channel necessary to carry the runoff. The Manning Equation was used to compute the channel flow capacity at various depths. The 10 year peak flow would equate to a water depth of approximately 4.7 feet in the proposed channel. 0 rA ---- ---- �P-P.-old`-� `7E2 4 __.---_ • J�� 16I t .. 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SEELYE 1-13 E 3 Sm Fir'. 1 ....1 .= , H (FT.) 500 Tc (MIN.) 400 200 EXAMPLE. 300 Height = 100 Ft. 150 200 Length = 3,000 Ft. W .Time of concentration =14 Min. 100 .� t— 150 so a L (FT.) W 100 ` 10,000 60 > m `EX` 50 a0 P` f c 5 0 a 0 ` J 5,000 — t— 30 Z �j CL 30 at 3i00 Cr25 �- 20 W c 20 at Note: Use nomograph Tc for natural Z 2,000 .� 15 basins with well defined channels, p 1,500 for overland flow on bare 0 v 10 earth,and for mowed gross road- 1,000 W cn 10 side channels. z 0 8 For overland flow, grassed sur- J W U- faces, multiply Tc by 2. 2 6 0 5 For overland flow, concrete or = 500 5 = a asphalt surfaces, multiply Tc a by 0.4. Q 300 W 3 For concrete channels, multiply 3 Tc by 0.2. 200 2 150 2 100 Based on study by P.I. Kirpictt, 1 Civil Emgmeennq, Vol. 10, No.6, June 1940, p. 362 TIME OF CONCENTRATION OF SMALL DRAINAGE BASINS � iWIN MEN ENE ONES mklk%l 'hik ILI Eel, Lik LI: bliho 0 mmkimLl wk7kh m ME MEMO b7 u■emu■��: 1-2 r' 4 J`M ]cc 15� Z Z 5{� 50. Per er Vi9 % R bjkPM VgP S a% ('I-1h,V1k4 rR;," J� 7-,qf 48aV.4 PW-j rHk OH, hW4 . -11 l0w, 0 9 2 Em 0 0 0 1 0 to 20 30 40 50 60 70 80 90 100 110 120 130 140 ISO 160 170 150 190 200 210 220 230 240 DURATION IN MINUTES NOTE: CURVE NUMBERS CORRESPOND TO I -HOUR VALUES OF RAItIFALL OR SUPPLY INDICATED BY RESPECTIVE CURVES. ALL POINTS ON THE SAME CURVE ARE ASSUMED TO HAVE THE SAME AVERAGE FREQUENCY OF OCCURRENCE. STANDARD RAINFALL INTENSITY - DURATION CURVES OR STANDARD SUPPLY CURVES ENGINEERS ARCHITECTS SCIENTISTS March 1, 1991 Kris Tierney, Deputy Director Frederick County Planning Department 9 Court Square, P.O. Box 601 Winchester, VA. 22601 Re: Wakeland Manor MDP (Revised) #17555.081 Dear Kris, A revised Master Development Plan of the above referenced project was submitted 3/11/91. After review of the revised plan, I have a few comments. 1. The proposed set -aside location at the bottom of a significant drainage way for future Golladay Drive is far from ideal. It will have major impacts on the drainage way and proposed open space, and could conceivably be located in areas containing wetlands. The construction costs for fill and drainage would be very high in this location. 2. As I previously indicated in my letter of April 1990, we recommend that this set -aside right-of-way be located with less impact to the environmentally sensitive area. A more western alignment would appear to be a better consideration. 3. With proper planning, the Golladay Drive extension could be made a more integral part of the subdivision plan. This could include some limited access point within the development. Direct connection or access by lots would not be appropriate. 4. After further review, it is clear that the open area is not a designated flood plain by FEMA mapping. However, it is also clear that this area will be subject to significant runoff volumes and rates. ■ 11240 Walla Mill Road, Suite 100, Fairfax, Virginia 22030 ■ 703 385 3566 C C RE, M,� , 2 6 ■ Fax 7U3 3 Pnwed on T� recycled paper. ENGINEERS ARCHITECTS SCIENTISTS 5. The proposed stormwater management program to be designed with the final plans will need to include design practices for water quality as required by the State stormwater regulations and the subdivision ordinances currently being adopted by the County. Based on the above comments, I feel the MDP should be revised. If you have any questions, please call. Since , D OHUE ASSOCIATES, I 6-ul A. Bernard, P.E. Project Manager PAB/ j la R/F/AIO PETITION TO: FREDERICK COUNTY PLANNING COMMISSION FROM: RESIDENTS OF WAKELAND MANOR We,the undersigned, are in strong agreement to the routing of the future Golliday Drive/Expressway as shown on the Wakeland Manor Revised Preliminary Master Development Plan (attached). We strongly feel that if the Golliday Drive/Expressway is NOT located in the "common area" as shown on the Development Plan, the residential character and appearance of our present neighborhood will be greatly damaged and thus adversely affect our property value. We request your support in approving the Wakeland Manor Revised Preliminary Master Development Plan. ,y PETITION TO: FREDERICK COUNTY PLANNING COMMISSION FROM: RESIDENTS OF WAKELAND MANOR We,the undersigned, are in strong agreement to the routing of the future Golliday Drive/Expressway as shown on the Wakeland Manor Revised Preliminary Master Development Plan (attached). We strongly feel that if the Golliday Drive/Expressway is NOT located in the "common area" as shown on the Development Plan, the residential character and appearance of our present neighborhood will be greatly damaged and thus adversely affect our property value. We request your support in approving the Wakeland Manor Revised Preliminary Master Development Plan. PETITION TO: FREDERICK COUNTY PLANNING COMMISSION FROM: RESIDENTS OF WAKELAND MANOR We,the undersigned, are in strong agreement to the routing of the future Golliday Drive/Expressway as shown on the Wakeland Manor Revised Preliminary Master Development Plan (attached). We strongly feel that if the Golliday Drive/Expressway is NOT located in the "common area" as shown on the Development Plan, the residential character and appearance of our present neighborhood will be greatly damaged and thus adversely affect our property value. We request your support in approving the Wakeland Manor Revised Preliminary Master Development Plan. Name ADRESS Signature k444141CG)11 TO: FREDERICK COUNTY PLVMING COMMISSION FROM: RESIDENTS OF WAKELAND MANOR We,the undersigned, are in strong agreement to the routing of the future Golliday Drive/Expressway as shown on the Wakeland Manor Revised Preliminary Master Development Plan (attached). We strongly feel that if the Golliday Drive/Expressway is NOT located in the "common area" as shown on the Development Plan, the residential character and appearance of our present neighborhood will be greatly damaged and thus adversely affect our property value. We request your support in approving the Wakeland Manor Revised Preliminary Master Development Plan. Name ADRESS Signature PETITION TO: FREDERICK COUNTY PLANNING COMMISSION FROM: RESIDENTS OF WAKELAND MANOR We,the undersigned, are in strong agreement to the routing of the future Golliday Drive/Expressway as shown on the Wakeland Manor Revised Preliminary Master Development Plan (attached). We strongly feel that if the Golliday Drive/Expressway is NOT located in the "common area" as shown on the Development Plan, the residential character and appearance of our present neighborhood will be greatly damaged and thus adversely affect our property value. We request your support in approving the Wakeland Manor Revised Preliminary Master Development Plan. Name A, p ADRESSSignature PETITION TO: FREDERICK COUNTY PLANNING COMMISSION FROX: RESIDENTS OF WAKELAND MANOR We,the undersigned, are in strong agreement to the routing of the future Golliday Drive/Expressway as shown on the Wakeland Manor Revised Preliminary Master Development Plan (attached). We strongly feel that if the Golliday Drive/Expressway is NOT located in the "common area" as shown on the Development Plan, the residential character and appearance of our present neighborhood will be greatly damaged and thus adversely affect our property value. We request your support in approving the Wakeland Manor Revised Preliminary Master Development Plan. Name ADRESS Signature An Open Forum article by Robert Watkins, Director of Planning and Development for Frederick County, to be published in the Winchester Star Because of the apparent misunderstandings that were expressed in the letters of Phoebe W. Seaman on August 26 and Leon D. Peters on September 13 regarding the,,, development, we feel that a response is appropriate. Any new development in Frederick County must go through a careful road planning process. Roads of various types must be provided in any development based on the amount of traffic that will be generated by that development. In many developments, collector roads will be needed to collect traffic from residential streets and convey it to other collector roads or arterial roads. Traffic needs to be directed away from the residential streets onto roads that are designed to carry it. Collector roads are generally two-lane roads with posted low speed. limits. In order to have a smooth flow of traffic, collectors need to be designed so that individual residences do not have driveways on them. Golladay Road is intended to be such a road. It will not be an expressway or freeway. The proposed new Wakeland Manor development will be a major development with 650 new residences. According to national standards, it can be projected that it will generate over 5,000 average daily trips on surrounding roads. In such a development, according to current state and local standards, an adequate road system is needed that will direct traffic away from surrounding neighborhoods and onto existing and planped collector and arterial roads. Without such proper road planning, surrounding neighborhoods will experience increases in traffic on their roads. A collector road is needed to carry the traffic created by the development and should be provided by the developer as is the common practice. In the case of Wakeland Manor, the developers are not being asked to do anything that other developers haven't had to do. The County is not asking them to do anything that will preclude a highly profitable development at that location. In fact, what is being requested will benefit Wakeland Manor and the existing neighborhoods. Collector roads provided in individual developments must fit together to form a well planned road system if we are to deal with the traffic generated by new development. The traffic problems in Fairfax County are not due to too many roads --they are due to the fact that a complete road system was not planned before development occurred. We must plan for a complete system of north -south and east -west routes if we are to handle future traffic. Collector roads are needed, spaced approximately one-half mile apart in the developing areas east of Winchester and Stephens City. Other collectors that will be extended include Route 642 and 636. It is only appropriate that portions of these roads are built by the developers who are creating the need for the roads. The idea of using the name "Golladay Drive" for this particular collector road may not have been appropriate. However, it was proposed by the development community and not the Planning Commission. As is the normal practice, the name has already been used for portions of the road by the choice of developers. Y Page 2 Open Forum--Wakeland Manor September 30, 1991 Contrary to the statement by Mr. Peters, the Planning Commission has never received petitions in opposition to Golladay Road. We have received a petition from local residents stating that they want the portions of the road in the proposed development to be located as shown on the plan. No one at the County has ever objected to the location shown for the road. It is extremely important that people realize what the actual objections of the County are to the plan, which are as follows: 1. The plan does not connect any of the roads in the development to the proposed Golladay Road which will force traffic into surrounding neighborhoods. 2. The new development should be planned with an adequate road system and should provide for a fair share of the roads that will be needed to handle the traffic that will be created by this major new development. We have explained to the developer how such costs can be easily programmed gradually throughout the life of the project. It is our belief that an' adequately designed road system will enhance the'value of the project over time. Op the extension of Va. 37: Why is this road needed? Also, why should Rex Wakeman build said road? I was under the impression that when a "major' road is needed, the state or county builds it. A developer does need to build roads into the subdivi- sion from a "major" road. Also if Rex Wakeman has to build said road, why not name It Wakeman Lane? Why should it be named Golladay Road? Also, why not do something with Route 636 and have it connect to Va. 31, which will not be too far from the new High school? I know we *need progress in the area,.but it --seems we are building too 'many roads. We will have'' Fax , County nightmares. Do the home- owners in Wakeland Manor want a speedway near their homes I or do they not have any say in this matter?. Phoebe W, Seaman 2n6 Shawn Drive f, 7 Middletown ly About Roads t- bun t road a "mayor" from' Vahi. 277, near the new'Sherando gh 1, to f(Y,v nCA CA-� , A ��w�- 4 I I `1011 Dictating Roads A letter to the editor in the Aug. 26 issue of the Win- chester Star by Phoebe W. Seaman ("About Roads") was a very thought -provoking 'article. In essence, it stated that the county government is , now "dictating" that Rex Wakeman • not only donate land for a "major" road, but also he will be required to pay for it. After dictating these condi- tions the board has the "greed" of naming it "Golla- day Road" —insult after in- sult! Previous newspaper ar- ticles have stated that Rex Wakeman feared if he did not meet the "dictated board requirements, his plan would not be approved. Has the planning function of Frederick County become a game of spoils? Her article also asked, "Why is this road needed?" LETTERS The residents of Wakeland Manor have been -asking this same question since the road was first proposed; We have presented two petitions -to the Planning Commission stating that we do not want or need this road, but the board is ig- noring us or, perhaps, its members are ` bullied by. someone. Another board meeting was held Sept. 4 on the Wakeland plan. Does the board hope that eventually thepeople ofup Wakeland Manor will give the fight and then they can ram it down our throats? I will not give up the fight, but I will give up m loyalty to the Republican Party at the upcoming election. I believe it is time for a change in leadership. Leon D. Peters 44so Wakeland Drive Stephens City Chastity. It . with much regret that we f we need to inform the citizens f Winchester and Frederick unty that their school boar declined an of- fer to have M Kelly, a na- tionally known speaker on chastity, address their stu- dents. She will be i town on Sept. 27 as a guests er for ABBA Crisis Pregn ncy Center and had made he If available, at no charge, speak to the students. Letters of recommendat' n from other public school nd videos of Mrs. Kelly s king to the students were resen- ted to our school to no avail. Comments rom other schools officia where she has spoken re: "I have never with ed a more ef- fective pr am, excellent presenta on on sexual deci- sions d chastity," `"your talk as well received by 400 se . rs as evidenced by their rapt attention and thunderous `q I applause," "the students felt good about their abili to make wise choices d you encouraged them to tand up to their respon ility to themselves in ite of the pressures tat surround them," etc. Some c ments from our school ards were: "This is not f us at this time," and "th openness of her presen- ta on and frank discussion of xuality is beyond what I feel the community would be willing to tolerate.". This is ry. surprising, especially w n half of $00 clients that AB has seen is in this age Oup. Molly elly will speak at Shenando University on Sept. 27 at 1 in. in Goodson Chapel. Come nd listen for yourselves and U decide if our community tolerate this type of speake in our school system. Dana & Lyn Sisk Route 5 Box 689 Winchester 11240 Wapies Mill Road a a ENGINEERS Suite 100 ARCHITECTS Fairfax, Virginia 22030 SCIENTISTS 703.385.3566 Ronald Lilley, Planner Frederick County Planning Department 9 Court Square, Box 601 Winchwster, VA 22601 Your Authorization: Signed Agreement Wakeland Manor, Revised MDP Project Manager Senior Engineer Admin. Assist r Date: Mar. 21, 1991 Please Reference: Project No. 17555.081 Invoice No. 9102339 Client No. 07534 1.0 hrs @33.25 2.0 hrs @33.25 0.5 hrs @14.50 Total Direct Total Indirect TOTAL DUE THIS INVOICE 33.25 66.50 7.25 107.00 160.50 $267.50 Lam, ��Y F �. i tom% r _ 2 6 Wakemans don't want to build major road By Charlotte J. Eller Daily Staff Reporter Developers Ralph and Rex Wakeman are upset that they may be required by Frederick County to include in their plans for the Wakeland Manor sub- division a road that would be major collector in the rapidly - developing southeast part of the county. They said Thursday that they are being expected to build a road, which they feel they legal- ly are not required to construct, under the county's conditional zoning system, which allows developers to make proffers of cash or property to defray a development's impact on ser- vices. Their land was rezoned from agricultural to residential in the early 1970s and they are now seeking approval of plans to develop it. But Planning Director Robert W. Watkins said the issue isn't one of conditional zoning. It in- volves the subdivision of land. Planning for the road is a part of the subdivision process, he said. "It's part of the normal pro- cess to see a need to design col- lector roads and that they need to link up with certain logical points," he said. "All subdivis- ion developers are required to put in road systems. It's being done throughout the county and is required as part of the sub- division process." The proposed Golladay Road would cut through the Wakeman' 298-acre tract from south to north beginning at state Route 642, known as Macedonia Church Road. County officials want the road to run from state Route 277 near Sherando High School to a planned extension of state Route 37. Continued from A10 Consideration of the preliminary master development plan for the subdivision was postponed July 17 by the Planning Commission. Chief among the commission's complaints is the plan's road system, commission Chairman James W. Golladay Jr. said then. The Wakeman' plan does not show any link between Golladay Road and the 627 housing units planned on cul-de-sacs along two major streets. The plan also don't show connection between the two major streets. "It's just a very poor road design and it will cost the developer more," Watkins said. "Overall, the road network is not properly designed. If you put in a development with 600 units, you're going to have to in elude a road system that works and avoids creating traffic problems in surrounding roads- and properties. That's all we're asking for." The Wakeman, however, don't want to build a road that also will serve the surrounding area. Late Thursday night, Rex Wakeman said he expects to resubmit the plan in September showing all of the revision except t street links between the subdivision and Golladay Road unless the "question of who's going to pay for Golladay Drive is determined before then." Preliminary estimates of the cost of building the 0.75-mile road are $350,000 to $500,000, he said. Earlier Thursday, Rex Wakeman said he also is upset by Golladay's statement that he and his father originally proposed running Golla- day Road through Wakeland Manor's already developed western edge rather than in a ravine on the east side, where it is now shown on the plan. Watkins said planners have never said where the road should be located. Instead, they have in- dicated where they would like the road to enter the Wakeman' land and that it should connect to Route 37, he said. "But it is his (Wakeman's) job to construct it," Watkins said. "He's the one who has got to decide where it would go. That's his responsibili- ty-,, The commission on July 17 said it supports the ravine location. "We don't want to wind up with a road system like Fairfax County's, which is a nightmare," Golladay said. "We're desperately trying to avoid that here." Daily staff photo by A Rex Wakeman walks up a hill from the gully be near state Route 642. The hou where the proposed Golliday Road would Wakeland Manor are behind him. ROAD, All 1 %� � !'�c �f9�n % fj��D2 ��d�� •v p 9j'o /9.o TicSTa /-t r- t s P 1. E- f)s E n L V I rtt--� Tip i s A v iz E �vLsT�oj�s �N X ou 12 77�i2� fir✓ Y Q v E IS -7- s f L� �I S L �' 1� L � X:D,-9 IIZ---- h Page -2- Wakeland Manor MDP Parks & Recreation: See attached letter to Rex Wakeman dated May 16, 1991. Inspections Dept.: Buildings shall comply with the Virginia Uniform Statewide Building Code (1990 Edition) and section 309 - Use Group R (Residential) of the BOCA National Building Code 1990. Sanitation Authority: Second review - 11 items - correct and resubmit. Consulting Engineer: See attached letter dated March 1, 1991. Planning & Development: BACKGROUND A MDP for this same acreage was submitted on May 1, 1989. On August 9, 1989 the Board of Supervisors approved phase one of the MDP with the condition that the plan be revised to show a major north -south collector road in conformance with the area transportation plan, and that no subdivision of the property outside of this phase would be approved prior to the MDP revision. DENSITY The MDP proposes a total of 627 units on 298 acres for an overall density of 2.1 units per acre. Although the plan does not give an actual breakdown of units, it appears that 219 of these units will be townhouses with the remaining 408 units being single family traditional lots. This is in conformance with the RP zoning of the property. PLAN ERRORS The plan as well as the application form itself lacks numerous informational items required by the ordinance. There are also a number problems related to the design of the roads and storm water management. Informational items lacking from the MDP are as follows: 1) A legend needs to be provided indicating symbols used for such items as property boundaries, waterlines, environmental features and phase lines. 2) The use and-!l' of adjoining properties needs to be indicated on tl% MDP. Page -3- Wakeland Manor MDP�� 3) The_ ype of buffe�ed to be used as well as their to ' need on the plan along with detail depicting their make up. 4) Information on each phase needs to be provided on the plan. This information should be presented in a tabular —form indicating the total number and type of units, i� acreage in open space, and environmental features, percent open space, and acreage in streets and right- of-ways for each phase of the development. 5) The locations and types of environmental fe__att�u'es needs to be indicated on the -plan along with -exeas to be y t e development. Y�"'�-6bo\' � 6) The location of all open space areas needs to be clearly shown. 7) The location of environmental features within open space areas needs to be shown. 8) The location and content of recreational areas needs to be shown. 9) The location and configuration of parking areas to be 3L_., provided with the townhouse units needs to be provided. 0) All right-of-way widths need to be indicated. DESIGN PROBLEMS 1) The 40% disturbance of woodlands greatly exceeds the 25% disturbance permitted by Article III, Section 6, Environmental Requirements of the Zoning Ordinance. 2) The plan indicates 44.95 acres of open space is provided, with 25.9 acres being in steep slope areas. This alone exceeds the 50% of open space permitted by the Zoning Ordinance to be made up of environmental features. There is also some question as to whether some of the open space might also be considered wetlands. 3 ) It is the staffs understanding that a Class "B" Surveyors Licence is required in order to legally design sewer and water extensions and/or stormwater management facilities. It is also our understanding that Mr. Furstenau does not possess a Class "B" license. Additional information needs to be provided on how stormwater runoff will be handled for the development, there is a question as to whether Mr. Furstenau is qualified to provide that Page -4- Wakeland Manor MDP information. 4) In general, the overall the street layout is poor. Some intersections should be adjusted to improve alignments. No collector road exists on either half of the development but most especially on the western half. With the present street layout, some residents will be forced to maneuver through a virtual maze in order to get from the subdivision entrance to their dwelling. The lack of a collector road also creates a difficult situation for emergency vehicles attempting to respond to calls within the development. In a development consisting of over 600 residential units, a collector road will be essential. Using ITE trip generation multipliers this development will generate well over 6000 average vehicle trips per day. Whether or not the construction of Golladay Road were an issue, some collector road within the development would be required. Golladay Road will serve little use as a collector road if the developments through which it passes do not connect to it. The point of Golladay Road is to improve the overall transportation network in this area by creating alternate routing for traffic. If Wakeland Manor has no internal connections to Golladay Road, traffic is forced out onto Route 642. Which is the very thing we are trying to avoid. There is also some question as to the feasibility of constructing the road in the bottom of the ravine. The potential presence of wetlands that would be effected, along with the problems associated with drainage from and around the road, indicate significant problems with this location. STAFF RECOMMENDATIONS FOR Pf C MTG. OF 7/17191 : Given that phase one of the initial MDP was approved on the condition that a collector road be provided within the development and no satisfactory collector road has been provided; given the multitude of required information lacking from the revised MDP, and finally, given the questions concerning the qualifications of the designer, it is the staffs recommendation that nothing short of a major redesign of the MDP could meet the requirements set out for this development. The staffs recommendation is for denial of the MDP. PLANNING COMMISSION RECOMMENDATIONS OF 7.17191: Tabled until applicant resubmits. (Absent - G. Romine and B. Wilson) SUs PRELIMINARY MASTER DEVELOPMENT PLAN CHECKLIST The following checklist is intended to assist the applicant in insuring that all required information is provided and to insure that all information is available to allow review by the County. This form must be completed by the applicant and submitted with the master development plan. All required items must be provided on the master development plan. Background Information: 1. Development's name: Wakeland Manor 2. Location of property: North of Route 642-Macedonia Church Rd. 3. Total area of property: 298.2188 Acres 4. Property identification numbers: Tax map 7 5(1 A) ) Tax parcel inn/101 Tax ID # (21 Digit) T�p�nno=T _gg�nen=800A_g, in -01000 5. Property zoning and present use RP 6. Adjoining property zoning and present use: RA, RP 7. Proposed Uses: Residential B. Magisterial District: Shawnee District 9. Is this an original or amended Master Development Plan? Original Amended OR M Nam : rh a r t Ps F. H i. c k eY,.__I Ad ress:V 44'�'� Fairlawn ct. , Stephens City, Va 22655 roperty I . D . # : 75(;nn-OD9.---0._0-00-0206-01000 Na e: H. Cornwell ddres;airlawn Ct., Stephens City, VA 22655 Property I.D.#: 75000-009-0000-0006-01020 Name:nA, S. Shickle Add ss:�421 Dogwood Rd.,Winchester, VA 22601 roperty I.D.#:_75G00-009-0000-_0006-01030 -01070 Name: O T Address: ester VA 22601 t 'Property I.D.#: 7 :75rnn-oon-0000-0006-01040 Name: Williari D. & Nancy Cowder Address: ;'Stephens City, VA 22655 Property%2.D.#: 79roo-009-0000-0006-01050 y Name: uettle Jr. ddr �� i aa�� airlawn Ct. Stephens City, VA 22655 Property I.D.#: 75nno-OOQ=OOOO-0007-01060 Name: zLcni Ruscito Address: 44119 Fairlawn Ct., Stephens City, VA 22655 Property .D.#: 75G00-009-0000-0007-01080 Name: C. J.. Lister Address:, rlawn Ct., Stephens City, VA 22655 Property I. .#: 75roo-009-0000-0007-01090 � N Name: Edward . & Alma M. Brown / Address: Rt�2 Box 58, Stephens City, Va 22655 Prop y I.D.It: 75C0-001`0000-0000=00180 - Name: ress: Ste hens Cit VA 22655 Property I.D.#: - 0-0000-0000-01010 -0100 Name: David E`./ & Karen L. Whitacre ss t.2 Box 38, Stephens City, VA 22655 Pro rtv I.D.#: 75000-A00-0000-0000-01020 Name: Linvood T. & Dorothy V. Nichols Addres: �`t,2 Box 40, Stephens City, VA 22655 Property I.D.#: 0-A00-0000-0000-01030 -0104K Name: Add P Addres : Property I . D . # nership ox 497, Stephens City, VA 22655 Name:- Jasbb Inc. -A00-0000-0000-01050 Add 'ss: Bo 2598, Winchester, VA 22601 Proper I.D.#:; 76000-A00-0000-0000-00310 75000-A00-0000-0000-01040 Name: 'F- 7v/rtrip,Jr. Address: 75 Winchester, VA 22601 Property I.D.#: 76000 A00-0000-0006-00130 Name: R. & o hronia J. Stafford Jr. Address: ma Dr., Winchester, VA 22601 Property I. .#: 76000-A00-0000-0000-00220 M Name : Rnn i to T . Ad ss: =hens City, VA op I.D.#: 75C00-Q4_1__00007:0000-00040 22655 Name:Ritter,r2balZJr. ddr ss: VA 22655 P op I.D.#: 75COO-nL1-nnon-onoo-00050 Name: a F. Jenkins, Jr. Addr ss: ox 57, Stephens City, VA 22655 er y I.D.#: 75C00-001-0000-0000-00070 -- -00160 -0017A ame : Baker A e\ss: hens City, VA 22655 Propel y I _ _-0000-00080 Nam nd Manor Inc, Addrss: 58-B Stephens City, VA 22655 PropeY`ty I.D.#: 75000-001-0000-0000-00090 Name: Ad ess: Rty�- ox 58.B, `' Stephens City, VA 22655 1 �. _-� Prope tt 75c00-001-0000-0000-00110 -0-0I2 -00130 Name: rZE. & Louise A. Hillyard ress: ` / Rt2 Box 56, Stephens City, VA 22655 Prop I.D.#:;75C00-001-0000-0000-00140 75C00-001— - - Name: ne Young Address: n__ c7a ri t.v. VA 22655 Pr.D.#: 75C00-001-0000-0000_00170 • M Name: Robert/H. & Joette Clark Address: Stephens City, VA 22655 Property I.D.#: 75GB0-009-0000-0007J01110 Name: John/'L. Address: P�s ti we Property I.D.#: Jr. d Dr., Stephens City, VA 22655 09-0000-0008-01120 , Name: Robert C. Coup/erthwaite Address- 921 Can an Ct., Stephens City, VA 22655 i Property I. t: 75GB0-009-0000-0008-01130 Name: Walter E.,/14iller Jr. Address: 3869 4rookneill Dr., Winchester, VA 22601 'Pr rty 2.D/.• : 75GB0-009-0000-0008-01140 , 1 -01150 Name: carol jj. Warner i Address lstenhens city, VA 22655 property I.D.#: 75cB0-009-0000-0008-1160 Name:_r,-tvt & Rosales See � ��)) 1 Ad -dress:_ Rt, 2 Box 42 , Stephens City, VA 22655 Prope� I.D.#: 7tC00-001-0000-0000-00010 Name:—Calvi_nLM_ & Romona C. Judy Address: Rt.? Rnx 43Stephens City, VA 22655 Property I.D.#:7,j(,00-001-0000-0000-00020 Name: eggy C. Hillard Addr'�"� Rnx 44 Stephens City, VA Property I.D.#; 7;rno-001-0000-0000-00030 AIO Name: Winchester-Artrip._Limited_Partnership Address: 11501 Huff Gt.; North Bethesda, MD 20895 Prope t I.D.#: 7�_nnn—..AOD��1.0.OD__�OQ-O=nn99A Name: Charles R. & Stephanie J. Taylor Address: 768 Lakeside Dr., Stephens City, VA 22655 Property I.D.#: 75 00-009-0000-0003-00410 Name: Addre s• 1 15 RPrrlrville,Ave., Winchester, VA 22601 Property I.D.#: 79np0_009-0000-0007-01100 Name: Ruth E. B1v Address: Rt.-? Pox 47,*Stephens City, VA 22655 'Property I.D.#: 75C00-001-0000-0000-00060 Name: Address: Property I.D.#: Name: Address: Property I.D.#: Name: Address: Property I.D.#: Name: Address: Property I.D.#: 116 ■-�� (revised) MD,,�,6�� LAND MANOR submitted 6/1"1 SHAWNEE DIST.