PC 11-02-05 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
November 2, 2005
7:00 P.M. CALL TO ORDER TAB
1) Committee Reports.................................................................................................. (no tab)
2) Citizen Comments.............................................................................................. (no tab)
PUBLIC MEETING
3) Master Development Plan #11-05 for Westbury Commons, submitted by Greenway
Engineering for 11 Proffered, Age -Restricted, Single Family Small Lot Detached Dwellings.
The properties are located on the east side of Westminster Canterbury Drive, approximately
500 feet south of the intersection of Route 522 and Westminster Canterbury Drive, and are
identified with Property Identification Numbers 53-4-3-E and 53-4-317, in the Stonewall
Magisterial District.
Ms. Perkins...................................................................................................................... (A)
DISCUSSION
4) Site PIan #21-05 — Eleventh Elementary School
Ms. Perkins...................................................................................................................... (B)
5) Other
FILE COPY
MASTER DEVELOPMENT PLAN #11-05
WESTBURY COMMONS
Staff Report for the Planning Commission Public Meeting
Prepared: October 17, 2005
Staff Contact: Candice E. Perkins — Planner II
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist in the review of this application.
It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 11/02/05 Pending
Board of Supervisors: 12/14/05 Pending
LOCATION: The property fronts on the east side of Westminster -Canterbury Drive (Route
1318), approximately 1,000 feet south of the intersection of North Frederick Pike (Route 522).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBER: 53-4-3-E, 53-4-3-F
PROPERTY ZONING & PRESENT USE:
Zoned: RP( Residential Performance) Use: Unimproved
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North:
RP (Residential Performance)
Use:
Residential
& B2 (Business General)
Use:
Commercial
South:
RP (Residential Performance)
Use:
Residential
East:
RP (Residential Performance)
Use:
Residential
West:
B2 (Business General)
Use:
Commercial
PROPOSED USE: 11 age -restricted single family small lot detached dwellings
MDP 411-05, Westbury Commons
October 17, 2005
Page 2
REVIEW EVALUATIONS:
Vir inia Department of Transportation: The Master Development Plan for this property
appears to have little measurable impact on Route 1318, the VDOT facility which would provide
access to the property. The Master Development Plan is acceptable to VDOT. Before making
any final comments, this office will require a complete set of site plans, drainage calculations
and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review.
VDOT reserves the right to comment on all right-of-way needs, including right-of-way
dedications, traffic signalization, and off site roadway improvements and drainage. Prior to
construction on the State's right-of-way the developer will need to apply to this office for
issuance of appropriate permits to cover said work.
Frederick Coun Fire Marshal: Plans approved as submitted.
Frederick Coun Public Works: Some off site drainage improvements may be required to
accommodate point source discharge from the proposed SWM pond. Also, provisions shall be
made to accommodate or route storm flows from the SWM pond located immediately south of
the proposed development issues can be resolved during the subdivision design phase.
Frederick County Sanitation Authority: 1st review— approved.
Frederick County Inspections Department: No comment required at this time. Shall
comment at the subdivision review.
Geographic Information Systems (GIS): Westbury Place has been entered into the Frederick
County Road name system.
Frederick County Department of Parks and Recreation: Plan appears to meet open space
requirements and, along with the proffered trail system, offers appropriate recreational amenities
equivalent to the prorated value of the required recreational unit.
Planning & Zonin
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a
master development plan can be approved, it must be reviewed by the Planning
Commission, Board of Supervisors and all relevant review agencies. Approval may only
be granted if the master development plan conforms to all requirements of the Frederick
County Zoning and Subdivision Ordinances. The purpose of the master development
plan is to promote orderly and planned development of property within Frederick County
that suits the characteristics of the land, is harmonious with adjoining property and is in
the best interest of the general public.
MDP #11-05, Westbury Commons
October 17, 2005
Page 3
B) Location
The property fronts on the east side of Westminster -Canterbury Drive (Route 1318),
approximately 1,000 feet south of the intersection of North Frederick Pike (Route 522).
C) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts
the zoning of the subject parcel as B-2 (Business General) District. This property was
rezoned from B2 (Business General) to RP (Residential Performance) with proffers on
February 9, 2005.
D) Intended Use
11 age -restricted single family small lot detached dwellings
E) Site Suitability & Project Scone
Comprehensive Policy Plan:
The Frederick County Comprehensive Policy Plan is an official public document that
serves as the community's guide for making decisions regarding development,
preservation, public facilities and other key components of community life. The primary
goal of this plan is to protect and improve the living environment within Frederick
County. It is in essence a composition of policies used to plan for the future physical
development of Frederick County. [Comprehensive Policy Plan, p. 1-I]
Land Use
The Urban Development Area (UDA) is the principal land use tool of the Frederick
County Comprehensive Policy Plan. The general purpose of the UDA is to define the
areas in the county where more intensive forms of residential development will occur. It
does this by dividing the County into rural and urban areas. The UDA was originally
created with the intent that it would be adequate enough to accommodate long term
growth needs in areas of the County where public services are most available.
(Comprehensive Policy Plan, p. 6-1, 6-2) The subject property is located entirely within
the UDA. In accordance with the Frederick County Comprehensive Policy Plan, "any
new suburban residential development served by sewer and water will have to be located
within the UDA."
Environment
No flood plains, lakes or ponds, wetlands, sinkholes, steep slopes, or other environmental
features have been identified on the 3.13 acre site.
The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the
soils comprising the subject parcel fall under the Frederick-Poplimento Loams soil
association (14B & 17C). The soil type 14B (25% of the site) is designated as prime
MDP #11-05, Westbury Commons
October 17, 2005
Page 4
farmland and the soil type 17C (75% of the site) is more suitable for woodlands due to
rock outcrops.
Transportation:
The subject site is currently accessible via Westminster -Canterbury Drive (Route 1318).
The Westbury Commons development will contain a private road that will serve the 11
lot subdivision. This private road will be accessed off of Westminster -Canterbury Drive
which intersects with North Frederick Pike (Route 522) at a median crossing.
Proffer Statement
The following list is a summary of the proffered conditions accepted with the approval of
Rezoning #13-04 (Westbury Commons) rezoning application:
• The property will be developed in conformance with the Generalized Development Plan
submitted with the rezoning package.
• Contribution of $1,000 per lot to lessen the impacts on capital facilities.
• Assurance that the site will be developed to accommodate no more than 11 age -restricted
single family detached dwelling units with a minimum of 6,000 square feet per lot.
• The site will be served by a private street that meets the public street requirements
utilized by VDOT and that the Homeowners Association will be responsible for the
maintenance.
• A five foot wide asphalt pedestrian trail system will be constructed throughout the
project, with connections to the center commons and community center.
• Community common open space will be provided in the center and northwest quadrant of
the property, as well as around the perimeter of the site.
• A Category B full screen buffer along the portion of the northern property line adjacent to
the existing B2 zoned parcel.
• The applicant will provide a twenty-five (25) foot landscaped buffer along the western
project property line, adjoining Westminster -Canterbury Drive.
F) Waivers
Pursuant to § 165-64A(1), of the Frederick County Zoning Ordinance, the Board of
Supervisors may provide a waiver for the community center requirement specified in
§ 165-64A in single-family small lot subdivisions that contain less than 50 lots. Section
165-64A of the Zoning Ordinance states that "developments containing single-family
small lot housing shall provide a community center that provides for the equivalent of
three age appropriate recreational units for each 30 dwellings". Pursuant to the waiver
requirement, the applicant is required to demonstrate how an equivalent recreational
value of three recreational units for each 30 dwellings is being provided within the
project, to the County, or a combination of both as a condition of requesting approval of a
waiver by the Board of Supervisors.
To meet the requirements, the applicant is providing the following:
• 14' Gazebo (price: $27,645)
0 Two Park Benches (price: $1,142)
MDP #11-05, Westbury Commons
October 17, 2005
Page 5
• Trails (price: $47,120)
At a prorated amount the development will require $27,500 for the community center
value and one additional recreational unit which would total $52,500 in recreational
requirements. These values may be revised to reflect a recreational unit value at the time
of subdivision platting. The applicant is providing a total of $75,907 in recreational units
as stated on sheet 3 of the MDP. The applicant should provide architectural details to
justify the proposed values as the website provided on sheet 3 of the plan offers a wide
variety of children's playground equipment but no gazebos. Staff is seeking a
recommendation from the Planning Commission regarding this waiver to forward to the
Board of Supervisors.
G. Issues•
Staff's review of the subject master development plan does not highlight any substantial
problems. However, staff would note the applicant needs to address the following:
• The applicant needs to clarify that they are adequately satisfying the recreational
requirement in order to justify their waiver request.
• The buffer detail is incorrect. The zoning ordinance requires three trees per ten linear
feet. The detail on sheet 2 shows two trees per ten linear feet (one full and two half
trees). The detail on sheet 2 for the zoning district buffer will have to be revised to
reflect the text before this plan will receive final signatures. The buffer detail shown on
the plan would equate to a discrepancy of fourteen trees.
• Sidewalks need to be provided along the private road.
• There are two road details shown on sheet 2, one for a 24' road and one for a 20' road.
The 24' detail only has 18' of pavement and the 20' road only has 14' of pavement. The
Zoning Ordinance states that private roads in these subdivisions must be a minimum of
20 feet in width. The street shown on the plan is also for two-way traffic. It does not
seem feasible that 14' of pavement can adequately serve two-way traffic. The details for
the road need to be revised to show 20' of pavement as required by ordinance if intended
to be for two-way traffic as well as the required sidewalks.
• Tree type (evergreen/deciduous) for buffer detail #1 needs to be provided.
STAFF CONCLUSIONS FOR THE 11/02/05 PLANNING COMMISSION MEETING:
This master development plan (MDP) application is for eleven proffered age -restricted single
family detached dwelling units (minimum 6,000sf lots) in the RP (Residential Performance)
Zoning District and is in accordance with the proffers of the rezoning. Until the issues identified
by staff are resolved, this plan is not in conformance with the requirements of Article XVII,
Master Development Plan, of the Zoning Ordinance. All of the issues identified by staff, as well
as those issues brought forth by the Planning Commission, should be appropriately addressed
prior to a recommendation to the Board of Supervisors.
Following the Planning Commission discussion, it would be appropriate to forward a
recommendation to the Board of Supervisors regarding this MDP conformance with County
codes and review agency comments. All issues and concerns raised by the Planning
Commission will be forwarded to the Board of Supervisors for their consideration.
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Map Features
Zoning
Application ^/ Bridges
MDP # 11 - 05
e"%lCulverts
B1 (Business, Neighborhood District) . MS (Medical Support District)
Lakes/Ponds
,v Dams
Streams /`� Retaining Walls
< � B2 (Business, General District) <) R4 (Residential, Planned Community District)
B3 (Business, Industrial Transition District) + R5
Westbury Commons
Buildings Road Centerlines
(Residential Recreational Community District)
EM (Extractive Manufacturing District) Q RA(Rual Areas District)
Tanks
1 HE (Higher Education D,etdrt) O RP(ResidentialPerformance Distnt)
M1 (Industrial, Light District)
53 4 3 E, F )
Parcels "V
'\ Trans
M2 (Industrial, General District) N
0 SWSA i%. UDA
MH7 (Mobile Home Community District)
w
0 50 100 200
E
S Feet
B1 (Business, Neighborhood District)
* MS (Medical Support Distinct)
C` B2 (Business, General District)
*d R4 (Residential, Planned Community District)
® By (Business, Industrial Transition District)
T R5 (Residential Recreational Community District)
(# EM (EMrac6ve Manufacturing District)
Q RA (Rural Areas District)
• HE (Higher Education District)
Q RP (Residential Performance District)
i M7 (Industrial, Light District)
Q M2 (Industrial, General District)
N
+ MH7 (Mobile Home Community District)
µ' E
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Westbury Commons
0 50 100 200
Feet
1. Project Title:
2. Owner's Name
3. Applicant:
Address:
Phone Number:
4.
Design
Company:
Address:
Phone Number:
Contact Name:
APPLICATION MAY E 2o05
MASTER DEVELOPMENT PLAN
Westbury Commons
Harvest Communities, Inc.
147 Creekside Lane
Winchester, VA 22602
(Please list name of all owners or parties in interest)
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
662-4185
Greenway Engineering
Same
Same
Evan Wyatt
5. Location of Property Eastside of Westminster Canterbury Drive,
approximately 500' south of the intersection of
Route 522 and Westminster Canterbury Drive
6. Total Acreage: 3.13 acres
7. Property Information
a) Property Identification Number (PIN):
b) Current Zoning:
c) Present Use:
d) Proposed Uses:
e) Adjoining Property Information:
53-4-3-E, 53-4-3-F
RP
Unimproved
Detached Single -Family Small Lot
f) Magisterial District:
Property Uses
132 -Commerical, Residential
Residential, Common Area
Residential
132 -Commercial
Stonewall
8. Is this an original or amended Master Development Plan?
Original ® Amended ❑
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the
master development plan shall include all contiguous land under single or common
ownership. All required material will be complete prior to the submission of my master
development plan application.
Signature: LL
t
Date: j ��
Property Identification Numbers
North
53-4-3-D-1, 53A -A-6
South
5313-4-9, 5313-4-8, 5313-4-7,
5313-4-20A
East
53A -2-D-9. 53A -2-D-8, 53A -2-D-7,
53A -2-D-6, 53A -2-D-5, 53A -2-D-4,
53A -2-D-3
West
53 -A -52E
f) Magisterial District:
Property Uses
132 -Commerical, Residential
Residential, Common Area
Residential
132 -Commercial
Stonewall
8. Is this an original or amended Master Development Plan?
Original ® Amended ❑
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the
master development plan shall include all contiguous land under single or common
ownership. All required material will be complete prior to the submission of my master
development plan application.
Signature: LL
t
Date: j ��
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and
the Board of Supervisors meetings. For the purpose of this application, adjoining
property is any property abutting the requested property on the side or rear or any
property directly across a public right-of-way, a private right-of-way, or a
watercourse from the requested property. The applicant is required to obtain the
following information on each adjoining property including the parcel identification
number, which may be obtained from the office of the Commissioner of Revenue. The
Commissioner of the Revenue is located on the 1st floor of the Frederick County
Administration Building, 107North Kent Street.
NAME
ADDRESS / PROPERTY NUMBER
H.K. Benham III and James T. Anderson
PO Box 368 Winchester, VA 22604
PIN: 53 -A -52E
Upper Crust, LLC
112A Bruce Drive Winchester, VA 22601
PIN: 53-4-3-D-1
Vernon B. and Frances A. Unger
5179 Barley Drive Stephens City, VA
22655
PIN: 53A -A-6
Almira L. Kipps
106 Hickory Lane Winchester, VA 22603
PIN: 53A -2-D-3
Almira L. Kipps
106 Hickory Lane Winchester, VA 22603
PIN: 53A -2-D-4
Betty Lou R. Bean
112 Hickory Lane Winchester, VA 22603
PIN: 53A -2-D-5
Betty Lou R. Bean
112 Hickory Lane Winchester, VA 22603
PIN: 53A -2-D-6
Betty Lou R. Bean
112 Hickory Lane Winchester, VA 22603
PIN: 53A -2-D-7
Thomas J. Place
116 Hickory Lane Winchester, VA 22603
PIN: 53A -2-D-8
Thomas J. Place
116 Hickory Lane Winchester, VA 22603
PIN: 53A -2-D-9
North Frederick Realty
PO Box 2800 Winchester, VA 22604
PIN: 5313-4-20A
Jeremy P. and Holly L. Buck
105 Rugby Place Winchester, VA 22603
PIN: 5313-4-7
Edward H. and Gertrude H. Corddry
103 Rugby Place Winchester, VA 22603
PIN: 5313-4-8
Steven G. Butler
PO Box 2097 Winchester, VA 22604
PIN: 5313-4-9
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Web Site: www.co.frederick.va.us
Department of Planning & Development, County of Frederick, Virginia,
107 North Kent Street, Suite 202 Winchester, Virginia 22601
Phone 540-665-5651 Facsimile 540-665-6395
Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601
Phone 540-665-5651 Facsimile 540-665-6395
Know All Men By These Presents: That I (We)
(Name) Stuart Butler, President -Harvest Communities, Inc. (Phone) (540) 678-1462
(Address) 147 Creekside Lane, Winchester, VA 22602
the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
Instrument No. 040019971 on Page
Instrument No. 040019972 on Page and is described as
Parcel: 53 Lot: E Block: 4 Section: 3 Subdivision:
Parcel: 53 Lot: _F Block: 4 Section: 3 Subdivision:
do hereby make, constitute and appoint:
(Name) Greenway Engineering
(Phone) (540) 662-4185
(Address) 151 Windy Hill Lane, Winchester, VA 22602
To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and
authority I (we) would have if acting personally to file planning application for my (our) above described
Property, including:
❑ Rezoning (Including proffers)
❑ Conditional Use Permits
® Master Development Plan (Preliminary and Final)
❑ Subdivision
❑ Site Plan
❑ Comprehensive Policy Plan Amendment
My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to
previously approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or
modified. -
In witness thereof, I
Signature(s)
ourf h''and and seal this 1� day of October, 2005
r-._..
State of Virginia, City County'�£Frederick, To -wit:
I, Donna L. Meliso, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who
signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has
ackn wtedged the same before me/in the jurisdiction aforesaid this 10th day of October, 2005.
My Commission Expires: February 29, 2008
Notary Public
ry
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GENERAL NOTES
VDOT GENERAL NOTESLEGEND
VICINITY MAP
1. Methods and materials used in the construction of the improvements herein shall conform to the
current County construction standards and specifications and/or current VDOT standards and
specifications.
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2. Measures to control erosion and siltation, including detention ponds serving as silt basins during
construction, must be provided prior to issuance of the site development permit. The approval of these
plans in no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion
and Sediment Control Handbook.
3. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of
Transportation VDOT and Frederick Count prior to construction in existing State right-of-way.
P (VDOT) Y P g R Y�
4. Approval of this plan does not guarantee issuance of an entrance permit by VDOT when such permit is
required under State law.
5. The exact location of all guard rails will be determined by VDOT personnel. "A joint inspection will be
held with the Developer, County Representatives, and Representatives of the Virginia Department of
Transportation (VDOT) to determine if and where guard rail and/of paved ditches will be needed. The
developer will be responsible for providing guardrail and paved ditches as determined by this joint
inspection." Refer to Virginia Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications.
6. An approved set of plans and all applicable permits must be available at the construction site. Also, a
representative of the developer must be available at all times.
7. Warning signs, markers, barricades or flagmen should be in accordance with the Manual on Uniform
Traffic Control Devices (MUTCD).
8. All unsuitable material shall be removed from the construction limits of the roadway before placing
embankment.
9. All pavement sections on the approved plans are minimum sections to be utilized when the actual
California Bearing Ratio (CBR) of the pavement subgrade is 6 or more. Soils tests of the subgrade shall be
performed for actual determination of required pavement thickness prior to placement. All final pavement
P 9 P P P P
and base course thicknesses shall be designed in accordance with VDOT's "Pavement Design Guide for
Subdivision and Secondary Roads in Virginia", and shall be based on a sufficient number of CHR tests to
determine the true support values of the soils in the subgrade. Final pavement design shall be submitted
during construction and prior to placement.
10. All roadside ditches at grades of more than 5% shall be paved with cement concrete to the limits
indicated on the plans and as required at the field inspection.
11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe
shall be minimum 6" diameter and conform to VDOT standard SB -1.
12. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less
than one litter receptacle shell be provided at the construction site.
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13. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment
P q g / dpoints.
prior to entering public streets, and it is the contractors responsibility to clean streets, allay dust, and to
take whatever measures are necessary to insure that the streets are maintained in a clean, mud and dust
free condition at all times.
14. Notification shall be given to the appropriate utility company prior to construction of water and/or
sanitary sewer lines. Information should also be obtained from the appropriate authority concerning
permits, cut sheets, and connections to existing lines.
15. All sanitary sewers and water mains and appurtenances shall be constructed in accordance with the
current standards and specifications of Frederick County and/or the Frederick County Sanitation Authority.
16. The location of existing utilities shown in these plans are taken from existing records. It shall be the
contractors responsibility to verify the exact horizontal and vertical location of all existing utilities as
needed prior to construction. The contractor shall inform the engineer of any conflicts arising from his
existing utility verification and the proposed construction.
17. The developer will be responsible for any damage to the existing streets and utilities which occurs as a
result of his construction project within or contiguous to the existing right-of-way.
18. When grading is proposed within easements of utilities. letters of permission from all involved companies
must be provided to Frederick County Sanitation Authority prior to issuance of grading and/or site
development permits.
19. The developer will be responsible for the relocation of any utilities which is required as a result of his
project. The relocation should be done prior to construction.
20. These plans identify the location of all known gravesites. Gravesites shown on this plan will be
protected in accordance with state law. In the event gravesites are discovered during construction, the
owner and engineer must be notified immediately.
21. The contractor is to verify field conditions prior to and during construction and notify Greenway
Engineering at (540) 662-4185 immediately of any discrepancies between actual field conditions and the
approved plan.
22. Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per
standard proctor AASHTO-T99, ASTM -D698, or VTM-1 as applicable. Density shall be certified by a registered
Vt. All work on this project shall conform to the current editions of and latest revisions to the Virginia
Department of Transportation (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and
Sediment Control Regulations, and an other applicable state, federal or local regulations. In case of a
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discrepancy or conflict between the Standards or Specifications and Regulations, the most stringent shall
govern.
V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Health
Administration (OSHA), and Virginia Occupational Safer & Health VOSH Rules and. Regulations.
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V3. When workin within VDOT ri ht -of -w
g g ay, ell traffic control, whether permanent or temporary, shell be in
accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all traffic control
flaggers must be certified in accordance with Section 104.O4(c) of the VDOT Road and Bridge Specifications.
V4. The developer shall be responsible for relocating, at his expense, any and all utilities, Including traffic
signal poles, junction boxes, controllers, etc., owned by VDOT or private / public utility companies. It is the
sole responsibility of the developer to locate and identify utility facilities or items that may be in conflict
with the proposed construction activity. VDOT approval of these plans does not indemnify the developer from
this responsibility.
V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject
to change as deemed necessary by VDOT. Any additional expense incurred as a result of any field revision
shall be the responsibility of the developer.
V8. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use
permits for any work within VDOT right-of-way.
V7. H required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held
by the engineer and/or developer with the attendance of the contractor, various County agencies, utility
companies and VDOT prior to initiation of work.
V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any
undetermined length of time. VDOT requires and shall receive 48 hours advance notice
g 9 prior to any required
or requested inspection.
V9. The contractor shall be responsible for maintaining adequate access to the project from the adjacent
public roadway via a construction entrance that is constructed and maintained in accordance with Section
3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected
by this project shall be maintained through construction. The Developer shall have, within the limits of the
project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) c Erosion
and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous
basis for proper installation and operation. Deficiencies shall be promptly rectified.
V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end
of construction.
VII. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum
thirty-six (36) inches cover and when possible shall be installed under roadway drainage facilities at conflict
V12. Any unusual subsurface conditions (e.g.. unsuitable soils, springs, sinkholes, voids, caves, etc.) encountered
during the course of construction shall be immediately brought to the attention �f the engineer and VDOT.
Work shell cease in that vicinity until an adequate design can be determined by the engineer and approved
by VDOT.
V13. All fill areas, borrow materiel and undercut areas shall be inspected and approved by a VDOT
representative prior to placement and fill. Where CHR testing is required, a VDOT representative shall be
present to insure the sample obtained is representative of the location. When soil samples are submitted to
private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project
to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards
and procedures.
V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted
in six (6) inch lifts to 95% of theoretical maximum density as determined by AASHTO T-99 Method A, within
plus or minus 2% of optimum moisture for the full width of any dedicated street right-of-way. At the
direction of VDOT, density tests shall be performed by a qualified independent agency in accordance with VDOT
Road and Bridge Specifications. Certified copies of test reports shall be submitted to VDOT daily, unless
specified otherwise.
V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as
specified by VDOT.
V16. The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet
VDOT minimum design standards and is the responsibility of the developer.
V17. Prior to VDOT acceptance of an streets, all required street signage and/or pavement markings shall be
P Y q g g / p g
installed by the developer or, at VDOT's discretion, by VDOT on an account receivable basis following the
Manual On Uniform Traffic Control Devices.
VIB. The developer shall provide the VDOT Residency Office with a list of all material sources prior to the
start of construction. Copies of all invoices for materials utilized within any dedicated street right-of-way
must be provided to the local VDOT Residency Office prior to acceptance of the work. Unit and total prices
may be obscured.
EXISTING INTERMEDIATE CONTOUR ---- -
-33�-
EXISTING INDEX CONTOUR - - - -330
I
PROPOSED CONf00R 40
EXISTING EDGE OF PAVEMENT EX E/P
PROP E/P
PROPOSED EDGE OF PAVEMENT
EX G$C
EXISTING CURB AND CIITfER--
-
PROP C&Gre'
PROPOSED CURB AND GUTTER
EXISTING TELEPHONE LINE r
PROPOSED TELEPHONE LITE T T
EX. 15" RGP
EXISTING STORM SEWER
PROP. I5° PLP
PROPOSED STORM SEWER
EXISTING SANITARY SEWER S
PROPOSED SANITARY SEWER S 5
EXISTING ELECTRIC SERVICE [
PROPOSED ELECTRIC SERVICE _E -E
EXISTING GAS LINE c
PROPOSED GAS LINE _G_G
PROPERTY LQVR
FLOW LINE -.. ..._ ... .... _... � ...- ... �.
FENCELINE
EXISTING POWER POLE
h
EXISTING TELEPHONE POLE �/
EXISTING WATERLINE W/ TEE v ISI
PROPOSED WATERLINE W/ TEE -y V -1=.r -v-
EXISTING FDNB �D'DRANT �
EXISTING WATER VALVE H -� H
PROPOSED WATER METER 0
EXISTING REDUCER M �-H-
PROPOSED REDUCER V_
TRAFFIC SIGN -�
HANDICAP RAMP (CG -12) �,_ /
DENOTES LOCATION OF STD VDOT
CCG -``2 AND/OR JURLSOICV8p
SfA1�ID RAMP CONSTRUCTION
PARIONG INDICATOR
INDICATES THE NUMBER OF TYPICAL PARIONG SPACES 12
HANDICAP PARI@IC
VEHICLES PER DAY COUNT 100
PROPOSED BUILDING ENTRANCE �-
EXISTING STREET LIGHT
�
SANITARY MANROLE IDENTIFIER 12
STORM DHABI STRUCTURE IDENTIFIER O6
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EASEMENT NINE� -
CENTERLINE -
t SCALE I`= 2000
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PROJECT INFORMATION
PARGEL IDENTIFICATION NO, PARCEL AREA CURRENT ZONING CURRENT USE
TM 53-((4))-3-E 1,59 AGRES RP UNIMPROVED
TM 53-((4))-3-F 1.54 AGREES RP UNIMPROVED
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TOTAL PARCEL AREA = 3.13 AGRES"
PROP05ED USF:
- SINGLE FAMILY SMALL LOT (AGE -RESTRICTED)
DETACHED DWELLING UNITS
MINIMUM LOT AREA 6,000 S.F.
DIMENSIONAL REQUIREMENTS:
OFF-STREET PARKING SPACES: 2
SETBACKS, FRONT 25' STATE ROAD
20 PRIVATE ROAD
SIDE 5' OR 10' IF ZERO LOT LINE SIDE UTILIZED
REAR 15'
AREA GALULATIONS
AREA IN LOTS AREA IN R/W OPEN SPACE TOTAL AREA # OF LOTS DEN5ITY
1.10 AGRES 0.25 ACRES 1.10 ACRES 3.13 AGRES 11 3.5 UNITS/AG
OPEN 5FAGF GALULATION
REOUIRFDI 30% = 0.114 - -. PROVIDED: 1.18 AG. = 31%
`/"' EN"`N'�iENTAL FEATURES
--- --
FEATURE AGREAGE
FLGODPLAINS 0
LAKES 8 PONDS O
NET -ANDS
NATURAL SW DETENTION 0
STEEPSLOPES 0
WOODLANDS 0
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professional engineer and results submitted to Frederick County prior to pavement construction. If a
geotechnical report has been prepared, it should supersede the requirements in this note.
23. Contractors shall notify operators who maintain underground utility lines in the area of proposed
excavating or blasting at least two (2) working days, but not more than ten (10) working days, prior to
commencement of excavation or demolition. Names and telephone numbers of the and operators
underground utility lines in Frederick County appear below. These numbers shall also be used to serve in
an emergency condition.
24. All proposed utilities shall be located underground.
V19. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader.
Density will be determined using the density control strip in accordance with Section 304 of the VDOT Road
and Bridge Specifications and VTM-10. A certified compaction technician shall perform these tests. Certified
copies of test reports shall be submitted to VDOT daily, unless specified otherwise. In addition to checking
stone depths, a VDOT representative shall be notified and given the opportunity to be present during the
construction and testing of the density control strip.
V20. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge
Specifications. Density shall be determined using the density control strip as specified in Section 315 and
VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be
submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the
opportunity to be present during the construction and testing of the control strip.
V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger
shall be explored below the bottom of the excavation to determine the type and condition of the foundation.
The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to
placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB -1. Where soft, yielding,
or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation
stabilization shall be determined by the engineer and approved by VDOT.
V22. Approval of these plans shall expire three (3) years from the date of the approval letter.
V23. VDOT Standard CG -12 Curb Ramps shall be installed where indicated on these plans and/or as specified
by VDOT.
V24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in
accordance with VDOT's installation criteria. Final approval of the guardrail layout. to be given by VDOT after
grading is mostly complete.
EX[STINC SPOT LEVATION X 12.0
+
PROPOSED S ELEVATION 7153
L�,E
EXISTING TREE 1AN
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EXISTING TREE t ��l 15' OAK � 15" PINE
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PROPOSED TREE t/.1 15' OAK L Z 15' PINE
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WESTBURY GOMI IONS WILL BE DEVELOPED AS A SINGLE PHASE PROJECT
NO HISTORIC STRUGTURES OR SITES ARE LOCATED ON THE PROJEGT SITE
REZONING APPL-IGATION #13-04 FOR TAX MAP 53-((4))-3-E B 53-((4))-3-F
WAS APry AFFLi FEBRUARY 9, 2005
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FCSA CONSTRUCTION NOTES
OWNERS SIGNATURE
SHEET INDEX
HARVEST COMMUNITIES, -INC-. DATE
1. The Authority's Water and Sewer Standards and Specifications are available at www.fcsa-water.com
2. The water and sanitary sewer portion of these plans are valid for two years from date of FCSA approval.
3. Water and sewer lines are to be constructed in accordance with these plans and shall meet all Authority,
requirements.
4. The contractor shall coordinate with, and arrange for inspection by, the Authority.
When an existing water main is tapped for the installation of a new line:
a) The Authority shall furnish all labor and material.
b) The developer/contractor must:
1. make application and pay deposit
Z. mark the tap location.
6. The contractor shall tie-in a new sewer line to an existing manhole by core drilling the manhole.
7. Inspector. Exact locations of water and sewer services on new lines are to be coordinated with. the Authority's
8. The Authority's maintenance department shall furnish and install all water meters through 2" in size. It
1.) COVER SHEET -
2.) MASTER PLAN
3.) RECREATIONAL AMENITIES PLAN
COVER SHEET
Project Name:
�V E S T U R Y COMMONS
UTILITY CONTACTS
Owner: Address, Including Zip Code & Telephone No.
HARVEST COMMUNITIES INC.147 CREEKSIDE LANE
WINCHESTER, VA 22602
(540) 678-1462
Water/Sewer: Frederick County Sanitation Authority Gas: Shenandoah Gas Co.
P.O. Box 1877 P.O. Bax 2400
is the developer's/contractor's responsibility to have the meter box assembly installed correctly. Before a
permanent meter is installed:
a) The meter box, with its frame and cover, must be properly aligned with the coppersetter.
b) The frame and cover shall be set to final grade.
c) The distance between the top of the cover and the coppersetter shall to be between 18 and 21 inches.
d) All components of the meter box assembly shall be in proper working order.
9. For water and sewer services that connect to existing lines:
a) The location of the service lateral is to be coordinated with the Authority's Engineering Assistant.
b) An Application for Service must be made and fees paid before work will begin.
Winchester, VA. 22604 Winchester, VA 22604
(540) 868-1061 MISS UTILITY (540) 869-1111
1-800-552-7001
Electric: Allegheny Power Phone: VERIZON
P.O. Box 1458 P.O. Box 17398
Hagerstown, MD 21741 Baltimore, MD 21297
1-800-654-3317 (301) 954-6282
300
Developer: Address, Including Zip Code &Telephone No.
SAME AS ABOVE
Engineer Certifying Plan:
g yi g Address, Including Zip Code & Telephone No.
151 WINDY HILL LANE
GREENWAY ENGINEERING WINCHESTER, VA 22802
TRIP GENERATION DATA
c) The Authority shall furnish and install all 5/8", 3/4' and 1" water services.
d) For all 1 1/2" and 2" water services, the Authority shall make the tap and bring the piping to the
property line. The contractor shall furnish and install the meter vault assembly. The Authority will installAPPROVAL
the meter.
(540) 662-4185
CLASS USE DWELLINGS TRIP RATE USED VPD
DATE: 4/20/05
e) The Authority will install all sewer laterals.
251
AGE -RESTRICTED
II
5.15
8.0
66
10. Any water service line must have a backflow prevention assembly (double check valve or RPZ, as
required). The assembly must meet ASSE standard No. 1015 or 1013.
SCALE: N/A
11. All fire lines shall have afire service meter assembly and a backflow prevention assembly (detector
double check valve or RPZ, as required). The assembly shall meet ASSE standard No. 1048 or 1047. Radio
read remotes are required.
' VDOT USES A DIFFERENT TRIP RATE FOR AGE RESTRICTED
DIRECTOR OF PLANNING AND DEVELOPMENT DATE
DESIGNED BY: AS
FILE NO. 4079
COUNTY ADMINISTRATOR DATE
SHEET 1 OF 3 Ll
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PROPOSED PROFFER STATEMENT
REZONING RZ # 13-04
Business General (112) to Residential Performance (RP)
PROPERTY: 3.13-aaea+k
Tax Panels 53-((4))-3-E& 53{(4))-3-F (the "property)
RECORD OWNER: Harvest Communities, Incorporated
APPLICANT: Harvest Communities, Incorporated
PROJECT NAME: WESTBURY COMMONS REZONING
ORLGR-ALDATE
OF PROFFERS: - August 13,2004
REVISION DATA Janual,20,2004
PrelimivarvMaters
Pursuant to Section 151-2296 EL Seq. of the Code of Virginia, 1950, as amended, and
the provisions of the Frederick' County Zoning Ordinance with respect to conditional
zoning, the undersigned applicant bereby proffers that in the event the Board of
Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 13-04
for the rezoning of 3.13 -acres from the Business General (B2) District to Residential
Performance (RP) District, development of the object property shall be done in
nocturnally with the terms and conditions set forth herein, except m the extent that such
terms and conditions may be subsequently amended or revised by the applicant and such
be approved by the Frederick County Board of Supervisors in accordance with the said
Code and Zoning Ordinance. In the event that such rezoning is not granted, than these
Proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shad
be binding upon these applicant and their legal successors, heirs, or assigns.
The object property, identified as Westbury Commons, and more particularly described
as the lands owned by Harvest Communities, Incorporated, being all of Tax Map Parcel
53{(4))-3-E and 53{(4)}3-F and being the same property as shown on a plat of survey
prepared by Billet Ritchie, Jr., LS, recorded in Clerk's Office of Frederick County,
Virginia in Deed Book 553 at Page 489.
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A Generalized Development Pl
The appUeamt hereby proffers to develop the 3.13 -acre property in .substantial
tonformanco with a Generalized Development Plan approved as pmt of the rearming
application.
B. Declazation -
A Deed of Subdivision and Declaration ofRestrictive Covenants ("Declaration') shall be
recorded with the subdivision record plat The Declaration shall provide for a
Homeowners Asociationand set forth maintenance responsibilities for all common areas
and facilities.
C. Residential Use Enhancements
1. The applicant hereby proffers that the 3.13 -acre property shall be developed
pursuant to the "Single-family small lot" detached dwelling unit option W
permitted in the Residential Performance (RP) District. All other housing types
allowed in Section 165-65 are hereby prohibited
2. The applicant hereby Proffers to limit the total number of "Single-family small
lots" to eleven (11), with all lots being subdivided to a minimum of 6,000 aquarc
feet within the privately held lot area Each IM shall adjoin cosamcm open spew
areas along the rear property line.
3. The applicant hereby proffers that for those lots that share a driveway with an
adjacent 101, the Declaration and the deeds for the affected properties shall set
forth the maintenance responsibilities for the shared driveways.
D. Private Street
The applicant hereby proffers m serve the community with a private street The cross
sectional dimension of pavement thielmeas an compacted base thickness will mat or
exceed the public street pavement section standards utilized by the VDOT. The
Westbury Commons Homeowners Association shall be responsible for the maintensvce
of this street. All residential lots shall have frontage on the private sheet access
easement.
N.T.5.
5TANDARD TYPICAL 5ECTION FOR
WESTBURY PLACE
N.T.S.
5TANDARD TYPICAL 5EGTION FOR
WESTBURY PLACE
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E. Age-Raaaicted Co fit,
The applicant agrees that the followipg language shall be included in the Declaration and
the deeds conveying real property designated as agarestdcted housing on that portion of '
the property.
All occupied residential units shall be occupied by at least one person fifty-five (55) years
of age or older and within such units the fallowing conditions shall apply:
1. AR other residents must oxide with a person who is fifty-five (55) years of age or
older, and be a spouse, a whabitant, an occupant's child of eighteen (18) years of
age or older, or provide primary physical or economic support to the person who
is fifty-five (55) years of age or older. Not withstanding this limitation, a person
hired to provide live-in, long term or terminal health care of person who is fifty-
five (55) years of age or older for compensation may also occupy a dwelling
during any time ochperson is actually providing such care.
2. Guam Order the age of fifty-five (55) are permitted for periods of time Out to
exceed sixty (60) days total for each such guest in any calendar year.
3. Iftitle many lot or unit shall become vested in my person under the age of fifty-
five (55) by reason of descent, distribution, foreclosure Or operation of law, the
age restriction covansufs shall not work a forfeiture or revision of title, but rather,
such person thus taking title shall not be permitted to reside in inch lot or unit
Ortil he/she shall have attained the age of fifty-five (55) or otherwise satisfies the
requirements as set forth berein. Notwithstanding, a surviving spouse shall be
allowed to continue to occupy a dwelling unit without regard to age.
F. Reercational Amenities
The applicaut hereby proffers to construct a five-foot wide asphalt pedestrian hail
system throughout the project, with connections to the center commons and
community center es depicted on the Generalized Development Plan. The pedestrian
trail shall be linked to the private street, at a minimum, via a crossing at the entrance
and legal access in the vicinity of specific drivewaye, as depicted on the Geeeralized
Development Plan.
0, Once S ace
1. The applicant hereby proffers to Provide community Wmmons open space in the
center and northwest quadrant of the project, as well as around the perimeter of
the site.
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2. The applicant hereby Proffers to provide a Category B fnil screen buffer along the
portion ofthe northern Project property line Ascent to existing B2 soared parcel.
3. The applicant hereby proffers m provide a twenty-five(25) foot landscaped buffs
- along the western project property line, adjoining Westminsmr-Canterbury Drive
(Room 1318).
H. Mo-ausLy Contribution to Offset Impact ofDovelopment
The undersigned owner ofthe above.4mmbed Property hereby voluntarily prudes that
in the event rezoning application # 13-04 is approved, the undersigned will pay into the
General Ford ofFredesick County, Vfm
Virginia $1,000 each residential lot that is platted,
to mitigate fiscal i TaCts to County services, This monetary contribution will be paid at
the time ofthe building permit issuance for each residential lot
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The conditions proffered above shall be binding upon thehein executors administrators,
assigns, and successors in the interest of the applicant and ownu. In the event the
Frederick County Board of Supervisors grunts this rezoning and accepts the conditions,
the proffered conditions shall apply to the land mond in addition to other requirements
set forth in the Frederick County Code.
Respectfully Sub
By 41i.
tuartSuter, President D to
Harvest Communities, Inc.
Commonwealth of Virginia,
City/m f_ FV'Pdev & To Wit
The foregoing instrument was acknowledged befaremetris 31-4 day of Jn„Vgn,r
2oo�by Sir, ✓�- 3ujler'l p��ddltl-{}21Gn 1•-(2Dy„m/„({1
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My commission Expiresf:&WL,2�j Z9_247c J°
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USE, COMERCIAL `:e¢ (./ ”
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I PROFFERED 24fM _ -
_ — -LANDSCAPE BUFFER
25' LANDSCAPE
BUFFER
10'
RAIL _
U.E6Tt11N6rER CANMROURr DRIVE
ROUTE Ole,
PROFFERED 25' LANDSCAPE BUFFER
DETAIL #I
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5EE DETAIL
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25' INACTIVE
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6' HIGH OPAQUE FENCE 013 PLANTS
PER 10 LF. IB DECIDUOUS AND 2/3
EVERGREENS
PROFFERED S2 LOVING PARCEL FULL SCREEN 0frER
DETAIL 12
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'BUMY BIDE FLAZA CIRCLE'
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PROPOSED OPEN SPACE (I.Im ACRES)
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DATE: 4/20/05
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DESIGNED BY. AS
FILE NO. 4079
SHEET 2 OF 3
Community Center Waiver Provision — Section 165-64A(1)
The Board of Supervisors may provide a waiver for the community center requirement
specified in § 165-64A in single-family small lot subdivisions that contain less than 50
lots. This waiver may be requested by the applicant during the consideration of the
Subdivision Design Plan if no Master Development Plan is required. The applicant is
required to demonstrate how an equivalent recreational value of three recreational units
for each 30 dwelling units, .prorated is being provided within the project, to the County,
or a combination of both as a condition of requesting approval of a waiver by the Board
of Supervisors.
2005 Community Center Value
$25,000.00 recreational unit value x 3 recreational units = $75,000.00
$75,000.00 _ 30 dwelling units = $2,500.00 per dwelling unit
Westbury Commons Community Center Value
$2,500.00 x 11 dwelling units = $27, 500.00
NOTE:
PEDESTRIAN TRAIL TO FOLLOW EXISTING CONTOURS
AND AVOID EXISTING AND PROPOSED TREES
10' 1, 5' 0'
AZ_2" SM -2A ASPHALT
x IS" 21-B AGGREGATE
SUBGRADE COMPACTED TO W% DENSITY
AT OPTIMUM MOISTURE CONTENT BY
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TYPICAL PEDESTRIAN TRAIL SECTION
NOT TO SCALE
12:1 MIN.
2:1 MAX.
Westbury Commons - Recreational Amenity Plan
Item
Unit Price
Total Price
Quantity
Description
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14' Gazebo with Floor (Model 140011400-F)
Gazebo
$27,645
$27,645
1
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$47,720
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6" 21-B Aggregate Base
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DATE: 4/20/05
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DESIGNED BY: AS
FILE NO. 4079
SHEET 3 OF 3
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
1MFMOP A NDITAI
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TO: Frederick County Planning Commission
FROM: Candice E. Perkins, Planner 11 04
DATE: October 18, 2005
RE: Discussion — Eleventh Elementary School
FAX: 540/665-6395
At the November 2, 2005 Planning Commission meeting, staff will present the site plan for the 11th
Elementary School to the Planning Commission for review. Customarily, projects involving public
facilities are brought before the Planning Commission prior to site plan approval. A representative of
the Frederick County Schools and Oliver, Webb, Pappas & Rhudy, Inc., will be present during the
Planning Commission meeting.
The new elementary school will be located on Rosa Lane, which connects to Route 522 South via
Justus Drive. The I lth Elementary School is adjacent to the new Admiral Byrd Middle School. As
you probably are already aware, the site for the New 11th Elementary School is currently being
prepped for construction. Construction of the school itself is anticipated to begin before the year is
over.
Action on the site plan is not required, but input from the Planning Commission is being sought. A
smaller version of the site plan is attached for your information. Please contact me if you would like
to see the full version, or if you need any additional information.
CEP/bad
Attachment
107 North Kent Street, Smite 202 e Winchester, Virginia 22601-5000
Q B7 (Business, Neighborhood District)
MS (Medical Support District)
B2 (Business, General District)
R4 (Residential, Planned Community District)
83 (Business, Industrial Transition District)
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B EM (Extractive Manufacturing District)
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f) M 7 (Industrial, Light District)
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usal, Light District)
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THE M TECADAAWEER MUEIiIARY
A THEME MAY MST UTxTES WIIp HA+ NOT SEEM mI0M1
M M 1
1115 AHO W WIIp1 THFNE M W M7N`- E
ACME UMMES ARE FNCWNTERED WHICH THEME INIT
M TED CW THE CRAPAM CONTRACTOR m
CONTACT ME APPROPRIATE UTUTY CpIPANY AND THE
µMIECTjEIQIEEI IMMENAT¢Y. CWTRACMR $
TAKE NECE$]MY SIPS TO IESTOE JWTY SEMPACE RI
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a 'MATER YET0.5 AND BAWILW NC1ExTM" OEN¢m 91HL
BE =ATED HSCE THE MXEMNG AND ME SNOMH CN
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S THE NWASE WTERQPTCR FDR THE ATCNw SHAD BE
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).
THE PRtllRD ... MW OAS gl(N6 UK 91Ill
BE NMIN W IN SEPARATE TPFKHES SEPARATED BY A
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F.C.S.A. CONSTRUCTION NOTES
I.
THE AWTHomwUTTER AND 4MT STANDA%S AND
..T. ARE AVAHUHE AT MNWSGG-W/.ET.MN.
z THE MTEx AND SVYTARY SEDER PORTON aF THESE H.Ws
ANE VH FIR TWO I 'RDI DATE OF. APPNDAAL
]. RATER AND DEMMR MMES ME ro BE RTBIwcIED H
ALWMNAHS MTI THESE PUNS AND SHAM MELT Al
wTHWTY ISUORdfNTS
A
THE CO URACWR WH MDUWAT: WM.WD ARRANGE PON
WSP . BY. THE AUTHtlstt.
5. WHEN AN DOSiMD WAIET MAMA WS M TAFOR THE
MnAATON OF A HEW UNE:
A) THEEAA.W 91AA4 FUIBMSH Au W AND
B) THE CEY}].FPDyl.CH1RACRR MIST:
1. NAME IPRICAM N AND PAY CdOmT.
IM. TE TAP L A.TDI
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E MTHD MAPHOS BY CME DBURD ME MAMgE
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THE
THE SY¢OPA!'ytDNMACTT's REMAON.. Y M HAYS THE
AI BS'. A1919.Y HxWAUM CCNREcnY.
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xa
O) ALL PROPER 0 0( THE 4ER, BO% ASSELAY 9MLL
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ME AUTHORITY ALL WSTAU ME SEINER
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WATER LINE COORDINATES
NMMdt DESCPoPMWR7�iN
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80.3 D¢ET:DED OELEiED
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mN 'HASSEM¢9.30 115B31T2U307 B'xrm5.71 1,Nml9RBDEDB1D DELTED DELETED
511 IMM CMN 700136/.71 IIMMG22
312 fHA39ELBLY 7MM14 115,2917.4
]1] MASSEM9LY MMMWA 1153]217.]1
SANITARYSEWERSCEEDULE
sSMI TOP 5NH H/DA IA
FASTA 709.09 tl67D42101AB 71AW W7M 09713 NQxo.3071MIN AN.4 4446.6D 7MIA M&42 =225874,4E 7161] J0551 709]7 MEDR.A2M7M .. 4]MS.te
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1. BOTH WATR 5TNQ3 cOLATTE MHD RE) mWl HE
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PEYplldl AS.4lLY.
L FRA mW1 RYEW THE MI EM"'I ¢'NNINB
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ERTON THE
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\
a RF7ER ro FESA 2N.AILMN NOTES 1O AMID II.
PER
4 ENNS'- SECMH 2 MET t PARAGRAPHS LBB
GENERAL UTILITY NOTES
+. A11 WATER ZINE IND SANITARY WEEP CWSRNCIKM
.l BE IN fIYffMY.W.T M1N PMIECT 9PEgFB Ts
AND TNEDEMCN cWNn S.WITATCPI AUTNPtl!} 9EDRCAIKKIS
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a NL uT1111Y LOGTKKIs. EfPn15. AxD SNS Hsd TO
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THAN THAT W IS SNOMN ON THE gGMHR NUTTY
THE M TECADAAWEER MUEIiIARY
A THEME MAY MST UTxTES WIIp HA+ NOT SEEM mI0M1
M M 1
1115 AHO W WIIp1 THFNE M W M7N`- E
ACME UMMES ARE FNCWNTERED WHICH THEME INIT
M TED CW THE CRAPAM CONTRACTOR m
CONTACT ME APPROPRIATE UTUTY CpIPANY AND THE
µMIECTjEIQIEEI IMMENAT¢Y. CWTRACMR $
TAKE NECE$]MY SIPS TO IESTOE JWTY SEMPACE RI
ANY
OwAGM U.T. AS SOEW AS POS9mE.
a 'MATER YET0.5 AND BAWILW NC1ExTM" OEN¢m 91HL
BE =ATED HSCE THE MXEMNG AND ME SNOMH CN
THE flN6MD PLANS
S THE NWASE WTERQPTCR FDR THE ATCNw SHAD BE
=ATED MSIDE THE WHMIO AND ARE SHOW ON THE
PUNbND PUNS
).
THE PRtllRD ... MW OAS gl(N6 UK 91Ill
BE NMIN W IN SEPARATE TPFKHES SEPARATED BY A
o%U1W Of UyDSTIRBED EARTH.
F.C.S.A. CONSTRUCTION NOTES
I.
THE AWTHomwUTTER AND 4MT STANDA%S AND
..T. ARE AVAHUHE AT MNWSGG-W/.ET.MN.
z THE MTEx AND SVYTARY SEDER PORTON aF THESE H.Ws
ANE VH FIR TWO I 'RDI DATE OF. APPNDAAL
]. RATER AND DEMMR MMES ME ro BE RTBIwcIED H
ALWMNAHS MTI THESE PUNS AND SHAM MELT Al
wTHWTY ISUORdfNTS
A
THE CO URACWR WH MDUWAT: WM.WD ARRANGE PON
WSP . BY. THE AUTHtlstt.
5. WHEN AN DOSiMD WAIET MAMA WS M TAFOR THE
MnAATON OF A HEW UNE:
A) THEEAA.W 91AA4 FUIBMSH Au W AND
B) THE CEY}].FPDyl.CH1RACRR MIST:
1. NAME IPRICAM N AND PAY CdOmT.
IM. TE TAP L A.TDI
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E MTHD MAPHOS BY CME DBURD ME MAMgE
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M" AW ro PE 000A9HATED WITH THE AUTHMM
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AND wnAu Au NATER YEIFAs 11ROI61 r Hx SITE
THE
THE SY¢OPA!'ytDNMACTT's REMAON.. Y M HAYS THE
AI BS'. A1919.Y HxWAUM CCNREcnY.
01D A PERMANENT METER 4 WSTAU .
A) THE METER B]x. MM 1. PRAAW AND CONED. MM W
PRK93Y AUDrtD MM THE %T1FK.
B THE .. MW COLA mIN1 BE £T ro MH QwE
C
THE DSTANE BETAF¢I THE ICP 0' .=r
TIE LCPRRSETFR EHAu ME 8E1VEI I
N
xa
O) ALL PROPER 0 0( THE 4ER, BO% ASSELAY 9MLL
BE IN Pxwm 11dMWc ORDER,
s. RE WATER MA SENIR SRN THAT dYMEtT TO ERSIMO
IMLs
A) ME H. `MN aF TIE mARd: 1T IS ro BE
CIXPONAM MM THE wMCQm HHGOIDPMIN
93 ANT.
B) AN APPUC.YTdl ftli 1 BEO Mlmf $ YIDE NO FF6
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c)
THE AND I' W9HHL FHRMSH .WD MnNL
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10. ANY WATEA SER PE MUST HAYS A B FUNN
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DIET Z,CE RPL AS REDMKD). TE AS4IELY ..
MEET ASE STAND.. Im T 1 W. RADA ME
,,,DA
A 2 REDMIPD.
WATER LINE COORDINATES
NMMdt DESCPoPMWR7�iN
HwcoINm.S?] 115BS1B1T5
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5. GRACE AAWND . BUI{1WGS M PN M POSInW b a
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SRYE HALE BEEN SFABLUM. "T"N'T" SHALL
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sovaa: vA text eulw aW-L
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MINIMUM TOP WIDTH (W)
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r
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ROCK CHECK DAM �
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TYPICAL CONCRETE BASE WPICAL STEEL BASE
CONCRETE ANTI -SEEP COLLAR
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SEDIMENT BASIN SCHEMATIC
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S
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MINIMUM STORAGE VOLUME
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