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PC 11-18-20 Meeting Agenda1.Call to Order 2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 3.Meeting Minutes 3.A.October 21, 2020 Meeting Minutes 4.Committee Reports 5.Citizen Comments 6.Information/Discussion Items 6.A.MDP #04-20 - Stonewall 4 Industrial - (Mr. Klein) 6.B.MDP #05-20 - Fairfax Downs - (Mr. Klein) 7.Adjourn AGENDA PLANNING COMMISSION WEDNESDAY, NOVEMBER 18, 2020 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC11-18-20MinutesOctober21.pdf PC11-18-20MDP04-20.pdf PC11-18-20MDP05-20.pdf 1 Planning Commission Agenda Item Detail Meeting Date: November 18, 2020 Agenda Section: Meeting Minutes Title: October 21, 2020 Meeting Minutes Attachments: PC11-18-20MinutesOctober21.pdf 2 Frederick County Planning Commission Page 3747 Minutes of October 21, 2020 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on October 21, 2020 PRESENT: Kevin Kenney, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District; Gary R. Oates, Stonewall District; William H. Cline, Stonewall District; H. Paige Manuel, Shawnee District; J. Rhodes Marston, Back Creek District; John F. Jewell, Back Creek District; Charles E. Triplett, Gainesboro District; Alan L. Morrison, Member at Large; Christopher M. Mohn, Red Bud District; Kathleen Dawson, Red Bud District; Roderick B. Williams, County Attorney. ABSENT: None STAFF PRESENT: Michael T. Ruddy, Director; Candice E. Perkins, Assistant Director; M. Tyler Klein, Senior Planner; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Kenney called the October 21, 2020 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Kenney commenced the meeting by inviting everyone to join in a moment of silence. ADOPTION OF AGENDA Upon motion made by Commissioner Manuel and seconded by Commissioner Thomas the Planning Commission unanimously adopted the agenda for this evening’s meeting with a change to add before the Citizen Comment portion of the meeting, a resolution for Mr. Larry Ambrogi. MINUTES Upon motion made by Commissioner Manuel and seconded by Commissioner Marston the Planning Commission unanimously adopted the minutes from the September 2, 2020 meeting. 3 Frederick County Planning Commission Page 3748 Minutes of October 21, 2020 CITIZEN COMMENTS Chairman Kenney called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward to speak and Chairman Kenney closed the public comments portion of the meeting. ------------- COMMITTEES Frederick Water – Mtg. 10/20/20 Commissioner Marston reported, the Frederick Water Board of Directors authorized the issuance of Change Order #2 for the Sliwinski Water Treatment Plant; this change confirms the use of a membrane water treatment process in the new plant and affirms saving nearly $10 million on construction of the water treatment plant. He presented the September operations report: customer base is over 17,021 connections; monthly water production averaged 6.837 MGD; the quarries are in excellent shape; and rainfall in September was 4.21”. Historic Resources Advisory Board – Mtg. 10/20/20 Commissioner Molden reported, the Board reviewed a CUP for Hollow Road Solar. He noted there are numerous historical factors involved and they will enter into Phase 1 of a review process. Board of Supervisors – Mtg. 10/14/20 Board of Supervisors’ Liaison, Supervisor Graber reported the Board of Supervisors included two industrial sites to the NELUP 2035 Comprehensive Plan amendment that is on the agenda this evening. Resolution Chairman Kenney shared kind words and a resolution for Mr. Larry Ambrogi. ------------- 4 Frederick County Planning Commission Page 3749 Minutes of October 21, 2020 PUBLIC HEARINGS 2035 Comprehensive Plan Amendment – CPPA #01-20 for Waverly Farm Sewer and Water Service Area (SWSA) expansion request Action – Recommend Approval Commissioner Oates would abstain from all discussion on this item for a possible conflict of interest. Candice E. Perkins, Assistant Director reported, this is a request to expand the boundary of the Sewer and Water Service Area (SWSA) to include Waverly Farm. The site is located west and adjacent to I-81, south of Hopewell Road in the Stonewall Magisterial District. She continued, the site is currently zoned RA (Rural Areas) and utilized for agricultural purposes. She noted, the SWSA currently encompasses 51.36 acres west and adjacent to the I-81 interchange. Ms. Perkins explained, the NELUP shows the area inside of and surrounding the current limits of the SWSA with a mixed use industrial/office land use designation; the remainder of the area is planned for future in dustrial. Ms. Perkins shared mapping of the proposed area and the surrounding properties. She stated, the proposed SWSA expansion would total approximately 171 acres and include 13 properties. The Applicant’s request was for four parcels totaling 145 acres; the expansion area was increased to facilitate a cleaner SWSA boundary. Ms. Perkins presented the draft NELUP text that is proposed: • NELUP does not contain guiding text for this area • Proposed text outlines the purpose and importance of the SWSA • Relationship to economic development planning • Recognition of the need for funding of the infrastructure improvements needed to serve areas within the SWSA boundary for future development Ms. Perkins shared the history of this application: • CPPC July 2020 – recommended further study of the CPPA • Joint BOS/PC August 2020 work session – directed the CPPA to further study • Frederick Water – “Recommended SWSA revisions in the Rt. 11 North Corridor o Approved September 15, 2020 – areas for potential removal and addition • CPPC September 2020 – recommended approval of the Waverly SWSA expansion with a total expanded area of 171 +/- acres and recommended approval of the NELUP text • PC discussion October 7, 2020 – recommended approval of the expansion and the NELUP text • BOS discussion October 14, 2020 – sent forward for public hearing Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Mr. John Riley representing the Applicant came forward and stated, they support Staff’s recommendations and the family has reached the end of tenure as dairy far mers; they want to be able to position themselves to put on the market if needed. No one else came forward to speak and Chairman Kenney closed the public comment portion of the hearing. 5 Frederick County Planning Commission Page 3750 Minutes of October 21, 2020 Upon motion made by Commissioner Cline and seconded by Commissioner Thomas BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of the 2035 Comprehensive Plan Amendment CPPA #01-20 for Waverly Farm Sewer and Water Service Area (SWSA) expansion request. 2035 Comprehensive Plan Amendment – Northeast Land Use Plan (NELUP) Sewer and Water Service Area (SWSA) boundary limit adjustments Action – Recommend Approval Candice E. Perkins, Assistant Director reported, this amendment is proposed with adjustments to the boundary of the Sewer and Water Service Area (SWSA) for the Northeast Frederick Land Use Plan (NELUP). She noted, this SWSA boundary review focused on: overall NELUP SWSA boundary, areas with planned land uses outside the SWSA, and boundaries that did not follow property lines. Ms. Perkins continued; text is also proposed for inclusion in the NELUP narrative in Appendix I (this text is also included with the public hearing for the Wavery Farm SWSA expansion request). She explained, this SWSA boundary study was coordinated with Frederick Water to ensure that any area recommended for potential inclusion could be served by public water and sewer by existing or planned future constructed infrastructure. Ms. Perkins shared Frederick Water’s recommended SWSA revision in the Route 11 North Corridor: • Removal of areas when planned land uses would not require water/sanitary sewer • Addition of areas when planned land uses would require water/sanitary sewer • Private investment in infrastructure will be necessary to develop future/planned areas • Removal – 681.97 acres from the SWSA (planned extractive mining land uses) • Addition – 1,017 acres to the SWSA (future planned business/industrial) • Focus on areas with past denied CPPA/SWSA amendments • Frederick Water shows a possible net of 335.43 acre addition to the SWSA Ms. Perkins shared the areas being proposed for the SWSA adjustments: • Expansion – West of I-81, south of the West Virginia line, north and south of Rest Church Rd. • Expansion – East of I-81, south of the West Virginia line, east of Woodside Rd., north and south of Grace Church Rd. • Expansion – Properties associated with Waverly Farm CPPA #01-20 • Reduction – East of Martinsburg Pike and north and south of Brucetown Ms. Perkins explained the history of this application: • CPPC July 2020 – recommended further study of the CPPA and a NELUP study • Joint BOS/PC August 2020 work session – NELUP SWSA boundary review • Frederick Water – recommended SWSA revision in the Rt. 11 North Corridor • CPPC September 2020 – recommended approval of the SWSA boundary adjustments recommended by Frederick Water and the proposed NELUP text • Planning Commission October 7, 2020 – recommended approval of the SWSA boundary adjustments, did not recommend inclusion of the two areas 6 Frederick County Planning Commission Page 3751 Minutes of October 21, 2020 • PC discussion October 7, 2020 – recommended approval of the SWSA boundary adjustments/text • BOS discussion October 14, 2020 – sent forward for public hearing o Sent two areas with a planned industrial land use, which are currently outside of the limits of the SWSA forward to public hearing o These two areas are scheduled for public hearing November 4, 2020 Commissioner Thomas asked if the property owners of the 600+/- being removed had any comment. Ms. Perkins noted, a letter was received, and they did not offer an opinion. Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Commissioner Thomas commented, it says only a net increase of 335.43 acres being added when actually it is 1,000 acres. Commissioner Manuel asked if there were other uses in the zoning designation. Ms. Perkins stated there are limited uses. Upon motion made by Commissioner Cline and seconded by Commissioner Dawson BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of the 2035 Comprehensive Plan Amendment – Northeast Land Use Plan (NELUP) Sewer and Water Service Area (SWSA) expansion request. INFORMATION/DISCUSSION ITEMS Ordinance Amendment – Backyard Chickens in the RP District M. Tyler Klein, Senior Planner reported this is a proposed amendment to Chapter 165 – Zoning Ordinance to allow backyard chickens and chicken coops as a by-right use in the RP (Residential Performance) Zoning District. He noted, this request for a Zoning Ordinance text amendment was initiated from a private citizen through their Board of Supervisor’s representative ; currently the keeping of chickens is only allowed in the County’s RA (Rural Areas) Zoning District. Mr. Klein explained, the proposed amendment would allow single-family detached (SFD) lots 15,000 square feet or greater to have up to a maximum of six (6) chickens by-right in the RP, R4, and R5 Zoning Districts. Mr. Klein shared, additional supplemental use regulations for backyard chickens proposed include: • Prohibiting chickens in townhomes, duplexes, multifamily buildings, garden apartments, and single-family detached lots less than 15,000 sf • Prohibiting the keeping of roosters, turkeys, guinea fowl, and peacocks • Following setback and building requirements for accessory structures (coops) • Prohibited from front yard setback and not visible from public or private road rights-of way • Area designed for chickens shall be completely enclosed; no free-range chickens • Requirements for secure feed storage and waste management • Requirement for an application/permit ($25) to Frederick County prior to establishment of the use 7 Frederick County Planning Commission Page 3752 Minutes of October 21, 2020 Mr. Klein noted, private covenants and/or homeowner associations may further restrict the keeping of backyard chickens/chicken coops. Mr. Klein concluded, the DRRC discussed this item on September 24, 2020; the primary discussion among the Committee was the appropriate minimum lot size and maximum number of chickens allowed. The DRRC generally supported a minimum lot size of 15,000 sf and stated that the use was intended for hobbyist/personal use only for eggs and not for commercial sale of eggs or meat. Commissioner Marston requested clarification that this would not override an HOA decision. Mr. Klein stated that is correct, it will not override HOA restrictions. Commissioner Oates asked if the $25 fee was for each year. Mr. Klein noted it is a one time fee and the purpose is to keep track of how many folks are doing this. Commissioner Oates asked if the property owners can slaughter their chickens. Mr. Klein commented yes, just not for commercial sale. Commissioner Oates suggested possibly taking a poll of 10-12 HOA groups to see their reaction and to make them aware this may be happening. ------------- ADJOURNMENT No further business remained to be discussed and a motion was made by Commissioner Marston to adjourn the meeting. This motion was seconded by Commissioner Cline and unanimously passed. The meeting adjourned at 7:30 p.m. Respectfully submitted, ____________________________ Kevin W. Kenney, Chairman ____________________________ Michael T. Ruddy, Secretary 8 Planning Commission Agenda Item Detail Meeting Date: November 18, 2020 Agenda Section: Information/Discussion Items Title: MDP #04-20 - Stonewall 4 Industrial - (Mr. Klein) Attachments: PC11-18-20MDP04-20.pdf 9 MASTER DEVELOPMENT PLAN #04-20 Stonewall 4 Industrial Staff Report for the Planning Commission Prepared: November 10, 2020 Staff Contact: M. Tyler Klein, AICP, Senior Planner 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: 11/18/20 Pending Board of Supervisors: 12/09/20 Pending PROPOSAL: To develop approximately 88.91 acres of land zoned M1 (Light Industrial) for the purposes of developing light industrial and warehousing uses. This Master Development Plan also includes 17.05-acres that are to be dedicated for the future Route 37 right-of-way (ROW). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 43-A-21 LOCATION: The property is located on the west side of the terminus of Lenoir Drive (Route 5732), approximately 0.6 miles south of its intersection with McGhee Road (Route 861), and immediately north of Route 37. PROPERTY ZONING & PRESENT USE: Zoned: M1 (Light Industrial) Use: Agricultural ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: M1 (Light Industrial) Use: Truck Parking/Warehouse/Vacant South: RA (Rural Areas) Use: Residential East: M1 (Light Industrial) Use: Warehouse West: RA (Rural Areas) Use: Vacant STAFF CONCLUSIONS FOR THE 11/18/20 PLANNING COMMISSION MEETING: The Master Development Plan for Stonewall 4 Industrial appears to be consistent with the approved proffers for Rezoning #01-18 for Stonewall IV, and with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance and is in a form that is administratively approvable. All issues brought forth by the Planning Commission should be appropriately addressed by the Applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. 10 MDP #04-20, Stonewall 4 Industrial November 10, 2020 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The proposed Master Plan for this property appears to have some measurable impact on Route F-732, the VDOT facility which would provide access to the property. While the submitted MDP appears acceptable, it should be noted when the “slip ramps” are constructed, there may be some negative/restrictive impacts on the proposed entrance location. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data 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 improvement. Please see attached letter dated September 28, 2020. Frederick County Fire Marshal: Approved Please see attached letter dated August 28, 2020. Frederick County Inspections: Comments will be made at site plan submittal. Removal of buildings require permit. Please see attached letter dated September 3, 2020. Frederick County Public Works: A comprehensive review shall be performed at the time of site plan submission. Please see attached letter dated September 8, 2020. Virginia Department of Health: A well abandonment permit from Frederick/Winchester E.H. is required. Septic tanks and drainfields are to be closed in accordance with VDH Guidelines per note 5 on the plan. Please see attached letter dated August 27, 2020. Frederick Water: Frederick Water has reviewed and approved the MDP submission, signed and sealed by Dennie Dunlap on August 24, 2020. Please note that a detailed review will be conducted with the site plan submission. Please see attached letter dated September 11, 2020. Planning & Zoning: A) Master Development Plan Requirement A Master Development Plan is required prior to development of this property. Before an MDP 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 MDP 11 MDP #04-20, Stonewall 4 Industrial November 10, 2020 Page 3 conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the MDP is to promote orderly and planned development of the 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. B) Site History The property subject to the MDP was part of Rezoning (REZ) application #01-18, approved August 18, 2018, with proffers. The approved proffer statement limits future development to 820,000 square feet (SF) to be used “solely for warehousing, high-cube transload and short-term storage” land uses and further specifies dedication of future Route 37 right-of-way (“Future Route 37 Bypass) and right-of-way for a slip ramp from the terminus of Lenoir Drive to Route 37. C) Site Suitability & Project Scope Comprehensive Plan: The 2035 Comprehensive 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. Land Use Compatibility: The parcel comprising this MDP, Stonewall 4 Industrial, is located within the County’s Sewer and Water Service Area (SWSA) and the limits of the Northeast Frederick Land Use Plan (NFLUP) of the 2035 Comprehensive Plan. The NELUP identifies this property with an industrial land use designation. The proposed MDP is generally consistent with the goals of the NELUP. Site Access and Transportation: The transportation sections of the 2035 Comprehensive Plan and the NEFLUP identifies two (2) transportation improvements on the subject property: a “ramp” to Route 37 from Lenoir Drive and “Future 37 Bypass.” Access to the site, as shown on the MDP, will be provided from Lenoir Drive. Future dedications (as proffered and shown on the MDP Sheet 1) for “Future Route 37 Bypass” and “Future Route 37 Slip Ramp” are consistent with planned future connections identified in the Comprehensive Plan. Zoning Ordinance: The site is in general conformance with the applicable Zoning Ordinance standards for the M1 (Light Industrial) Zoning District. The MDP also addresses the required setbacks (i.e. building restriction lines) and zoning district buffers (Category C Zoning District Buffer with full landscape screen) required by the Code. Site Plans for individual uses within the development will need to be submitted and reviewed by Frederick County prior to the establishment of the particular uses. 12 MDP #04-20, Stonewall 4 Industrial November 10, 2020 Page 4 STAFF CONCLUSIONS FOR THE 11/18/20 PLANNING COMMISSION MEETING: The Master Development Plan for Stonewall 4 Industrial appears to be consistent with the approved proffers for Rezoning #01-18 for Stonewall IV, and with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance and is in a form that is administratively approvable. All issues brought forth by the Planning Commission should be appropriately addressed by the Applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. 13 SPRIN G VALLEYSubdivision STONEWALLINDUSTRIAL PARKSubdivision ¬«37 43 A 21 288FORTRESS DR142FORTRESS DR 290FORTRESS DR292FORTRESS DR 390FORTRESS DR 100BLACKPOWDER CT 1303MARTINSBURGPIKE 1303MARTINSBURGPIKE 1263MARTINSBURGPIKE 1239MARTINSBURGPIKE 100SALVOCIR 297FORTRESS DR 293FORTRESS DR 103BLACKPOWDER CT 104BLACKPOWDER CT 143FORTRESS DR287FORTRESS DR 104SALVOCIR 425LENOIR DR 403LENOIR DR 399LENOIR DR 1461MARTINSBURGPIKE 389LENOIR DR 325LENOIR DR 340LENOIR DR 340LENOIR DR 275LENOIR DR 304LENOIR DR 385TYSON DR 260LENOIR DR 240LENOIR DR 396TYSON DR 208LENOIR DR 104RIGGERS DR 384TYSON DR 334HANDLEY DR 360TYSON DR 206LENOIR DR 305TYSON DR 257TYSON DR 657MCGHEE RD 310TYSON DR 255TYSON DR645MCGHEE RD 656MCGHEE RD 274TYSON DR 650MCGHEE RD 625MCGHEE RD 252TYSON DR 601MCGHEE RD 240TYSON DR MCGHEE RDRIGGERS DR FORTRESS DR TYSON DRLENOIR DRApplication Parcels Sewer and Water Service A rea Future Rt 37 Bypass M1 (Light Industrial District) M2 (Industr ial General Distr ict) RP (Residential Per form ance District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: October 20, 2020REDBUD RDW BROOKE RDSTINE LNGREENFIELD DRGLENTAWBER RDHANDLEY DRTYSON DRMCGHEE RD CARPERS DRPRECISION DRJ E S S IC A L N MARKET STFORTRESS DRLENOIR DRMCGHEE RD§¨¦81 0 600 1,200300 Feet £¤522 MDP # 04 - 20: Stonewall IVPIN: 43 - A - 21IndustrialZoning Map ¬«37 MD P #04-20 £¤11 14 SPRIN G VALLEYSubdivision STONEWALLINDUSTRIAL PARKSubdivision ¬«37 43 A 21 288FORTRESS DR142FORTRESS DR 290FORTRESS DR292FORTRESS DR 390FORTRESS DR 100BLACKPOWDER CT 1303MARTINSBURGPIKE 1303MARTINSBURGPIKE 1263MARTINSBURGPIKE 1239MARTINSBURGPIKE 100SALVOCIR 297FORTRESS DR 293FORTRESS DR 103BLACKPOWDER CT 104BLACKPOWDER CT 143FORTRESS DR287FORTRESS DR 104SALVOCIR 425LENOIR DR 403LENOIR DR 399LENOIR DR 1461MARTINSBURGPIKE 389LENOIR DR 325LENOIR DR 340LENOIR DR 340LENOIR DR 275LENOIR DR 304LENOIR DR 385TYSON DR 260LENOIR DR 240LENOIR DR 396TYSON DR 208LENOIR DR 104RIGGERS DR 384TYSON DR 334HANDLEY DR 360TYSON DR 206LENOIR DR 305TYSON DR 257TYSON DR 657MCGHEE RD 310TYSON DR 255TYSON DR645MCGHEE RD 656MCGHEE RD 274TYSON DR 650MCGHEE RD 625MCGHEE RD 252TYSON DR 601MCGHEE RD 240TYSON DR MCGHEE RDRIGGERS DR FORTRESS DR TYSON DRLENOIR DRApplication Parcels Sewer and Water Service A rea Future Rt 37 Bypass µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: October 20, 2020REDBUD RDW BROOKE RDSTINE LNGREENFIELD DRGLENTAWBER RDHANDLEY DRTYSON DRMCGHEE RD CARPERS DRPRECISION DRJ E S S IC A L N MARKET STFORTRESS DRLENOIR DRMCGHEE RD§¨¦81 0 600 1,200300 Feet £¤522 MDP # 04 - 20: Stonewall IVPIN: 43 - A - 21IndustrialLocation Map ¬«37 MD P #04-20 £¤11 15 16 17 Adjoining Property Owners MASTER DEVELOPMENT PLAN 2ZQHUVRISURSHUW\DGMRLQLQJWKHODQGZLOOEHQRWLILHGRIWKH3ODQQLQJ&RPPLVVLRQDQGWKH %RDUGRI6XSHUYLVRUVPHHWLQJV)RUWKHSXUSRVHRIWKLVDSSOLFDWLRQadjoining 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 7KH DSSOLFDQW LV UHTXLUHG WR REWDLQ WKH IROORZLQJ LQIRUPDWLRQ RQ HDFK DGMRLQLQJ SURSHUW\LQFOXGLQJWKHSDUFHOLGHQWLILFDWLRQQXPEHUZKLFKPD\EHREWDLQHGIURPWKHRIILFHRIWKH &RPPLVVLRQHURI5HYHQXHThe Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ Marshal Mills, Inc.P.O. Box 3610 TM 43-8-3-39 Warrenton, VA 20188 Marshal Mills, Inc. TM 43-8-3-40 Marshal Mills, Inc. TM 43-8-3-41 Marshal Mills, Inc. P.O. Box 3610 TM 43-8-3-42 Warrenton, VA 20188 Marshal Mills, Inc. TM 43-8-3-43 JPD Properties, LLC TM 43-A-19 Wakeland Manor, LC TM 43-A-16 Trailer Drop, LLC TM 43-19-64 Muldowney-Tiches Assoc. TM 43-19-43 P.O. Box 3610 Warrenton, VA 20188 P.O. Box 3610 Warrenton, VA 20188 P.O. Box 3610 Warrenton, VA 20188 P.O. Box 584 Stephens City, VA 22655 300 Craig Drive Stephens City, VA 22655 1073 Redbud Road Winchester, VA 22603 331 Newman Springs Rd., Suite 236 Red Bank, NJ 07701 18 Name and Property Identification Number Address 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ Muldowney-Tiches Assoc. TM 43-19-37 B&B Omps Properties, LLC TM 43-19-42 RBD, Inc. TM 43-19-7 Winchester Lenoir Drive, LLC 67 Mountain Blvd., Suite 201 TM 43-A-26-B Browning-Ferris Industries TM 43-A-26-A Browning-Ferris Industries TM 43-A-21-A Oscar & Opal Jenkins TM 43-A-23 331 Newman Springs Rd., Suite 236 Red Bank, NJ 07701 641 Gun Club Road Stephenson, VA 22656 74 Farmhouse Lane Lost River, WV 26810 Warren, NJ 07059 P.O. Box 29246 Phoenix, AZ 85038 P.O. Box 29246 Phoenix, AZ 85038 425 Lenoir Drive Winchester, VA 22603 19 FMFMF MWAA 1 inch = ft.( IN FEET )GRAPHIC SCALE100STONEWALL 4 INDUSTRIAL MASTER DEVELOPMENT PLAN (MDP #__-20)LOCATION MAP:SCALE: 1" = 2000'PROJECT INFORMATION:APPLICANT:OWNER/DEVELOPER:DESIGNER:REFERENCE:PROPOSED USE:ACREAGE:ZONING:HORIZON STONEWALL 4A OWNER, LLCHORIZON STONEWALL 4A OWNER, LLC3843 WEST CHESTER PIKENEWTOWN SQUARE, PA 19073(215) 575-2436 (PHONE)DICE ENGINEERING, PLC101 SHELBY CT.WINCHESTER, VA 22602(540) 974-5157 (PHONE)TM 43-A-21RZ #01-18LOT CONSOLIDATION RECORDED 12/10/2019 (INSTR. #190013347)STONEWALL MAGISTERIAL DISTRICTWAREHOUSE/DISTRIBUTION88.91 AC.M-1LE N O I R D R I V E - - R T E . F 7 3 2 (V A R I A B L E W I D T H R / W )75' INACTIVE BUFFER25' ACTIVE BUFFER75' INACTIVE BUFFER 25' ACTIVE BUFFER75' BRL75 ' B R L 25' BRLFUTURE ROUTE 37RIGHT-OF-WAY DEDICATIONTYPICAL CATEGORY 'C' BUFFER DETAILCATEGORY 'C' ZONING DISTRICT BUFFERW/ FULL LANDSCAPE SCREEN(SEE DETAIL)PROPOSED SWM AREA(WET POND LEVEL IIW/ EXT. DETENTION)12345678910111213151416NOTES:1.BOUNDARY AND TOPOGRAPHIC INFORMATION PROVIDED BY GREYWOLFE, INC.TOPOGRAPHY WAS OBTAINED VIA A PHOTOGRAMMETRIC SURVEY PERFORMED BY WAYNECASSIDY, DATED DECEMBER 11, 2017, AND SUPPLEMENTED WITH GROUND CONTROL BYGREYWOLFE, INC.2.A CULTURAL RESOURCE SURVEY AND ASSESSMENT OF GLENGARY (VDHR #034-1099) WASPREPARED BY DUTTON & ASSOCIATES AND SUBMITTED TO THE HISTORIC RESOURCESADVISORY BOARD AND THE DEPARTMENT OF PLANNING AND DEVELOPMENT FOR REVIEWAND COMMENT. THE PROFFERS FOR THE SUBJECT SITE REFLECT THE BOARD'SRECOMMENDATIONS (SEE SHEET MDP-2).3.A HISTORIC AMERICAN BUILDING SURVEY (HABS) - STANDARD LEVEL III, HAS BEENPERFORMED ON THE DWELLING AND ITS ASSOCIATED AGRICULTURAL BUILDINGSLOCATED ON THIS PROPERTY. THIS SURVEY WAS SUBSEQUENTLY ACCEPTED BY THENATIONAL PARK SERVICE'S HERITAGE DOCUMENTATION PROGRAM (REFER TOACCEPTANCE LETTER ON SHEET MDP-2).4.WATER AND SANITARY SEWER WILL BE PROVIDED FROM PUBLIC (FREDERICK WATER)SYSTEMS LOCATED AT LENOIR DRIVE, WITH FINAL LOCATIONS AS DETERMINED DURINGTHE SITE PLAN DESIGN PROCESS. PLEASE NOTE OFF-SITE EASEMENTS FOR SANITARYSEWER SERVICE HAVE BEEN OBTAINED FOR PARCELS IDENTIFIED AS TM 43-19-7 AND43-A-26-B.5.ANY EXISTING WELLS AND SANITARY DRAINFIELDS TO BE PROPERLY CLOSED INACCORDANCE WITH VIRGINIA DEPARTMENT OF HEALTH GUIDELINES.SITEREV. #DESCRIPTIONDATE BY CADD FILE: DATE:SCALE: DRAWN BY:CHECKED BY: MDP-1.DWG DDD 08-24-2020 1"= 100' DDDSHEET NUMBER:MASTER DEVELOPMENT PLANJOB NO.: 17-16MDP-1STONEWALL 4 INDUSTRIAL FREDERICK COUNTY, VAFREDERICK COUNTYMDP #__-2008-24-2020101 SHELBY CT. WINCHESTER, VA 22602 PHONE: 540.974.5157 FAX: 540.723.4868 EMAIL: OFFICE@DICE-ENG.COM SHEET INDEX:SHEET DESCRIPTIONSHEET NUMBERMASTER DEVELOPMENT PLAN...........................................................SITE PROFFERS & GENERAL INFORMATION....................................MDP-1MDP-2WETLANDS AS IDENTIFIEDIN JURISDICTIONALDETERMINATION, DATEDJUNE 29, 2020(SEE SHEET MDP-2)PROPOSED SITEENTRANCEFEMA EFFECTIVE ZONE 'A'SPECIAL FLOOD HAZARD AREAPER FLOOD INSURANCE RATEMAPS NO. 51069C0208D,51069C0209D, & 51069C0210DABBREVIATIONS:BRL=BUILDING RESTRICTION LINEEX. = EXISTINGFP=FENCE POSTFW=FREDERICK WATERIRF=IRON ROD FOUNDRRF=RAILROAD SPIKE FOUNDVDH=VIRGINIA DEPT. OF HIGHWAYSCONCRETE MONUMENT=WATER LINE=SANITARY SEWER=GAS LINE=OVERHEAD ELECTRIC=POWER POLE=VEGETATIONLEGEND:PROPOSED SWM AREA(WET POND LEVEL IIW/ EXT. DETENTION)FUTURE RTE. 37 SLIP RAMP(PER COUNTY 2035COMPREHENSIVE PLAN)ROUTE 37(VARIABLE WIDTH R/W)EX. STRUCTURE "GLENGARY"(VDHR #034-1099)(HABS NO. VA-1526)(SEE NOTES #2 & #3)PROPOSED CONNECTIONTO EX. SANITARY SEWERPROPOSED SANITARYSEWER FORCEMANPROPOSED CONNECTIONTO EX. 16" WATERLINEFUTURE RTE. 37 SLIP RAMP(PER COUNTY 2035COMPREHENSIVE PLAN)20 REV. #DESCRIPTIONDATE BY CADD FILE: DATE:SCALE: DRAWN BY:CHECKED BY: MDP-2.DWG DDD 08-24-2020 N/A DDDSHEET NUMBER:SITE PROFFERS & GENERAL INFORMATIONJOB NO.: 17-16MDP-2STONEWALL 4 INDUSTRIAL FREDERICK COUNTY, VAFREDERICK COUNTYMDP #__-2008-24-2020101 SHELBY CT. WINCHESTER, VA 22602 PHONE: 540.974.5157 FAX: 540.723.4868 EMAIL: OFFICE@DICE-ENG.COM 21 22 23 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick Water Comment Mail to: )UHGHULFN:DWHU $WWQ(QJLQHHU 32%R[ :LQFKHVWHU9LUJLQLD Hand deliver to: )UHGHULFN:DWHU 7DVNHU5RDG 6WHSKHQV&LW\9LUJLQLD 3KRQH $SSOLFDQW V1DPHBBBBBBBBBBBBBBBBBBBBBBBBBBBBB 7HOHSKRQHBBBBBBBBBBBBBBBBBB 0DLOLQJ$GGUHVV BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB 1DPHRIGHYHORSPHQWDQGRUGHVFULSWLRQRIWKHUHTXHVW BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB /RFDWLRQRI3URSHUW\ BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB )UHGHULFN:DWHU&RPPHQWV BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB Applicant:,WLV\RXUUHVSRQVLELOLW\WRFRPSOHWHWKLVIRUPDVDFFXUDWHO\DVSRVVLEOHLQRUGHUWRDVVLVWWKHDJHQF\ZLWKWKHLU UHYLHZ3OHDVHDWWDFKWZRFRSLHVRIWKH0DVWHU'HYHORSPHQW3ODQZLWKWKLVVKHHW -FREDERICK WATER USE ONLY- 'DWH5HFHLYHGBBBBBBBBBBBB 5HYLHZ1XPEHUFLUFOHRQH 'DWH5HYLHZHGBBBBBBBBBBBB 5HYLVLRQ5HTXLUHGBBBBBBBBB 'DWH$SSURYHGBBBBBBBBBBBBBBBB 6LJQDWXUH 'DWHBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB ** Please Return Form to Applicant** Horizon Stonewall 4A Owner, LLC (215) 575-2436 3843 West Chester Pike Newtown Square, PA 19073 Stonewall 4 Industrial Project is located on the west side of Lenoir Drive (Rte. F-732), approximately 0.6 miles south of the intersection with McGhee Road (Rte. 861). Frederick Water has reviewed and approves the MDP submission, signed and sealed by Dennie Dunlap on August 24, 2020. Please note that a detailed review will be conducted with the site plan submission. 9/11/2020 8/25/2020 9/11/2020 No 24 25 26 27 dŚĞƉƌŽƉŽƐĞĚDĂƐƚĞƌWůĂŶĨŽƌƚŚŝƐƉƌŽƉĞƌƚǇĂƉƉĞĂƌƐƚŽŚĂǀĞƐŽŵĞŵĞĂƐƵƌĞĂďůĞŝŵƉĂĐƚŽŶZŽƵƚĞ&ͲϳϯϮ͕ƚŚĞsKdĨĂĐŝůŝƚǇǁŚŝĐŚ ǁŽƵůĚƉƌŽǀŝĚĞĂĐĐĞƐƐƚŽƚŚĞƉƌŽƉĞƌƚǇ͘tŚŝůĞƚŚĞƐƵďŵŝƚƚĞĚDWĂƉƉĞĂƌƐĂĐĐĞƉƚĂďůĞ͕ŝƚƐŚŽƵůĚďĞŶŽƚĞĚǁŚĞŶƚŚĞ͞ƐůŝƉƌĂŵƉƐ͟ ĂƌĞĐŽŶƐƚƌƵĐƚĞĚ͕ƚŚĞƌĞŵĂǇďĞƐŽŵĞŶĞŐĂƚŝǀĞͬƌĞƐƚƌŝĐƚŝǀĞŝŵƉĂĐƚƐŽŶƚŚĞƉƌŽƉŽƐĞĚĞŶƚƌĂŶĐĞůŽĐĂƚŝŽŶ͘ ĞĨŽƌĞŵĂŬŝŶŐĂŶǇĨŝŶĂůĐŽŵŵĞŶƚƐ͕ƚŚŝƐŽĨĨŝĐĞǁŝůůƌĞƋƵŝƌĞĂĐŽŵƉůĞƚĞƐĞƚŽĨƐŝƚĞƉůĂŶƐ͕ĚƌĂŝŶĂŐĞĐĂůĐƵůĂƚŝŽŶƐĂŶĚƚƌĂĨĨŝĐĨůŽǁĚĂƚĂ ĨŽƌƌĞǀŝĞǁ͘sKdƌĞƐĞƌǀĞƐƚŚĞƌŝŐŚƚƚŽĐŽŵŵĞŶƚŽŶĂůůƌŝŐŚƚͲŽĨͲǁĂǇŶĞĞĚƐ͕ŝŶĐůƵĚŝŶŐƌŝŐŚƚͲŽĨͲǁĂǇĚĞĚŝĐĂƚŝŽŶƐ͕ƚƌĂĨĨŝĐ ƐŝŐŶĂůŝǌĂƚŝŽŶ͕ĂŶĚŽĨĨƐŝƚĞƌŽĂĚǁĂǇŝŵƉƌŽǀĞŵĞŶƚƐ͘ ^ĞƉƚĞŵďĞƌϯϬ͕ϮϬϮϬ >ĂŶĚĞǀĞůŽƉŵĞŶƚŶŐŝŶĞĞƌ 28 29 Planning Commission Agenda Item Detail Meeting Date: November 18, 2020 Agenda Section: Information/Discussion Items Title: MDP #05-20 - Fairfax Downs - (Mr. Klein) Attachments: PC11-18-20MDP05-20.pdf 30 MASTER DEVELOPMENT PLAN #05-20 Fairfax Downs Staff Report for the Planning Commission Prepared: November 10, 2020 Staff Contact: M. Tyler Klein, AICP, Senior Planner 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: 11/18/20 Pending Board of Supervisors: 12/09/20 Pending PROPOSAL: To develop five properties totaling approximately 83.56 acres of land zoned B2 (General Business) and M2 (Industrial General) and RA (Rural Areas) District with commercial, industrial, and residential land uses. The RA portion of the site consists of 50.86 acres and is proposed to be developed with a total of 93 single-family detached (SF) urban units. This site is being utilized as a receiving property and will be applying transferred development rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop the RA portion of the property with RP (Residential Performance) District standards. The subject receiving parcel will be utilizing 93 transferred development rights from eight parcels (73-A-29, 92-A-70B, 60-A-69, 92-A-70A, 60-A-69B, 61-A-13A. 06-A-63, 07-A-2) which are located in the County’s sending area. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 86-A-78, 86-A-79, 86-A-80, 86-A-81, and 86-A-82 LOCATION: The subject property is located generally south of Route 277 (Fairfax Pike), generally east of Route 641 (Double Church Road) and generally west of South Warrior Drive in the Stephens City area. PROPERTY ZONING & PRESENT USE: Zoned: B2 (General Business) Use: Vacant/Office Zoned: M2 (Industrial General) Use: Garage Zoned: RA (Rural Areas) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: M1 (Light Industrial) Use: Warehouse/Tractor Truck parking RP (Residential Performance) Use: Residential South: RA (Rural Areas) Use: Church/Vacant East: RA (Rural Areas) Use: School/Vacant West: RA (Rural Areas) Use: Residential/Vacant 31 MDP #05-20, Fairfax Downs November 10, 2020 Page 2 STAFF CONCLUSIONS FOR THE 11/18/20 PLANNING COMMISSION MEETING: The Master Development Plan for Fairfax Downs depicts appropriate land uses and appears to be consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission and Board of Supervisors review of the MDP, staff will proceed with the severing and application process for the TDR rights from the sending property to the receiving property and proceed with approval of the MDP. All issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to move forward with the TDR transfer and approve the MDP. REVIEW EVALUATIONS: Virginia Department of Transportation: We have completed our review of the Fairfax Downs MDP, with a revision date of September 18, 2020. While we have no overall objection to the plan, we do offer the following comments for County’s consideration: 1. The plans will need to be signed by the engineer for final review/approval. 2. We have agreed to allow the sewer beneath the pavement for this development. This is not desired, but we are allowing for this particular instance. 3. We respectfully ask for future projects in the County, additional right-of-way and/or easements be secured early on to allow for all utilities to be located outside of the pavement area. Please see attached email dated October 13, 2020. Frederick County Fire Marshal: Approved Please see attached letter dated March 24, 2020. Frederick County Inspections: Project shall comply with The Virginia Uniform Statewide Building Code (USBC). Dwellings (R-5) shall comply with The Virginia Residential 2015 Codes. Other Codes that apply are the 2015 Virginia Energy. Grade shall be sloped away from foundations a min 6” in 10’. Backwater valves shall be installed on all plumbing fixtures, (subject to back sewer), located below the top elevation of the upstream manhole cover. Dams shall be constructed in sewer trenches where trench slopes to foundations. Common area shall be accessible and be located on an accessible route. Structures placed on Wetlands/Ponds require compaction, engineer design, and approval. 32 MDP #05-20, Fairfax Downs November 10, 2020 Page 3 Engineer Design required on all foundation and/or slabs with greater than 8” fill or 24” clean sand/gravel. Fill shall be designed and compacted by a Registered Design Professional Foundations shall be placed on slopes as required per Section R403.1.7. Engineering on slop stability required. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this section has been satisfied. Such an investigation shall include consideration of material, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Site plan approved pending receipt of geotechnical soil investigation as required. Please see attached letter dated March 27, 2020. Frederick County Public Works: The attached response letter will take care of all of our previous comments for the MDP Fairfax Downs. Please let me know if you have any further questions. Please see attached email dated May 8, 2020. Frederick Water: Frederick Water offers no comments at this time. A more detailed review will be conducted at the time of site plan submission. Please see attached letter dated September 11, 2020. Frederick County Park & Recreation: In regard to the MDP submitted for Fairfax Downs, Parks and Recreation will look to review and provide comment at the subdivision site plan has, unless a new MDP is created. Please see attached email May 5, 2020. Frederick County Public Schools: Frederick County Public Schools has reviewed the second submission of the application reference above, submitted to us on July 27, 2020. We offer the following comments: 1. After discussion with VDOT, County Planning, the Sheriff’s Office, and the Commonwealth’s Attorney, we have determined that it is possible for us to control traffic moving through the Warrior Drive/Berkeley Street intersection with two crossing guards. In order for us to place crossing guards in the intersection, a marked school crossing is needed. While we realize that a master Development plan is not necessarily the place for such details, we are asking for a marked school crossing as part of this process. This will address our vehicular safety concern through that intersection. 2. Provision of separate pedestrian facilities at this intersection will address our pedestrian safety concerns at the intersection. Please see attached letter dated August 31, 2020. Planning & Zoning: A) Master Development Plan Requirement 33 MDP #05-20, Fairfax Downs November 10, 2020 Page 4 A Master Development Plan is required prior to development of this property. Before an MDP 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 MDP conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the MDP is to promote orderly and planned development of the 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. B) Site History The subject properties comprising this MDP were not part of any approved Rezoning (REZ) application. There are no proffers or previously approved development plans. Approximately 50.86-acres of the subject properties are zoned RA (Rural Areas); the Applicant will utilize the County’s Transfer of Development Rights (TDR) program to develop additional lots with RP (Residential Performance) District standards. The Applicant has purchased 93 TDR credits from Sending Area #3 which has a value of 1 residential unit per credit for a total of 93 single-family detached (SFD) units. As noted on the MDP, the Applicant intends to development single-family detached urban lots, with a minimum lot area of 12,000 square feet (SF). C) Site Suitability & Project Scope Comprehensive Plan: The 2035 Comprehensive 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. Land Use Compatibility: The subject parcels comprising this MDP, Fairfax Downs, are located within the County’s Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The UDA defines the general area in which more intensive forms of development will occur. In addition, the property is located within the Southern Frederick Area Plan (SOFRED) of the 2035 Comprehensive Plan. The Plan envisions the subject properties to develop as an urban center (i.e. the “Sherando Center”). The Sherando Center is envisioned to be “an intensive, walkable urban area that is well integrated with the surrounding community. The MDP, as proposed, generally meets the 2035 Comprehensive Plan vision for this area of the County. The MDP depicts a mix of commercial and residential uses with pedestrian and vehicle connectivity throughout the development. Site Access and Transportation: The transportation sections of the 2035 Comprehensive Plan and the SOFRED Area Plan identify several transportation improvements within and in the vicinity of the Fairfax Downs project including: an improved minor arterial roadway (Route 277/Fairfax Pike), an improved major collector roadway (South Warrior Drive), a new minor collector roadway (Brandy Lane), and a hiker/biker trail. 34 MDP #05-20, Fairfax Downs November 10, 2020 Page 5 The applicant has proposed with this MDP: • A 20-foot (FT) right-of-way (ROW) dedication for Route 277/Fairfax Pike improvements along Land Bay B and Land Bay C (commercial development); • A variable width (60-80 FT) ROW dedication along the eastern property boundary for future South Warrior Drive (extended); • A dedicated 50-FT ingress/egress easement for future Brandy Lane; • Internal private streets for circulation and inter-parcel connectivity among commercial land bays; and • Sidewalks and trails for pedestrian accommodation and circulation including a 10-FT hiker/biker trail along the east side of existing South Warrior Drive for connectivity to Sherando High School. Access to the site is provided directly from Fairfax Pike (Route 277) via Shrewsbury Way and South Warrior Drive via Berkley Street through internal private streets (as shown on Sheet 4 of the MDP). The Applicant has also coordinated with Frederick County Public Schools (FCPS) to coordinate the to-be-created intersection of South Warrior Drive and Berkley Street does not create conflict with ingress/egress to the Sherando High School campus. As indicated in FCPS comments, this coordinated effort will be on-going through future site plan and subdivision design phase. The proposed transportation improvements generally conform to the 2035 Comprehensive Plan future transportation elements for this area of the County. Future Site Plans and Subdivision Design Plans will be in conformance with the MDP ensuring the appropriate transportation improvements are in place to support future development. Zoning Ordinance: The site is in general conformance with the applicable Zoning and Subdivision Ordinance standards for the M2 (General Industrial), B2 (General Business), and RP (Residential Performance) Zoning Districts. The MDP also addresses the required setbacks (i.e. building restriction lines) and buffers and screening required by the Code. Site Plans and Subdivision Design Plans for individual uses within the development will need to be submitted and reviewed by Frederick County prior to the establishment of the particular uses. STAFF CONCLUSIONS FOR THE 11/18/20 PLANNING COMMISSION MEETING: The Master Development Plan for Fairfax Downs depicts appropriate land uses and appears to be consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission and Board of Supervisors review of the MDP, staff will proceed with the severing and application process for the TDR rights from the sending property to the receiving property and proceed with approval of the MDP. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to move forward with the TDR transfer and approve the MDP. 35 WOODSIDEESTATESSubdivision SEMPLES COMMERCIALSubdivision ¬«277 ¬«277 86 A 79 86 A 79 86 A 80 86 A 8086 A 78 86 A 81 86 A 82 111TWIGG CT113TWIGG CT 749DOUBLECHURCH RD 795DOUBLECHURCH RD 374BRANDY LN 390BRANDY LN 381BRANDY LN 451SHERANDO LN 731DOUBLECHURCH RD 367BRANDY LN101TRUNK DR 185S WARRIOR DR 337BRANDY LN 104PLUM CT 106PLUM CT 111PLUM CT 101DRIFTWOOD DR 307BRANDY LN 127BRANDY LN100DRIFTWOOD DR 561DOUBLECHURCH RD578DOUBLECHURCH RD 548DOUBLECHURCH RD 547DOUBLECHURCH RD 487DOUBLECHURCH RD 694FAIRFAXPIKE 320FAIRFAXPIKE 672FAIRFAXPIKE 637FAIRFAXPIKE 695FAIRFAXPIKE 410FAIRFAXPIKE 585FAIRFAXPIKE 597FAIRFAXPIKE 591FAIRFAXPIKE 625FAIRFAXPIKE 201CENTRE DR 382FAIRFAX PIKE 551FAIRFAX PIKE 561FAIRFAXPIKE 447FAIRFAX PIKE457FAIRFAX PIKE 469FAIRFAXPIKE 105HAMILTON CT 129LEXINGTON CT 131LEXINGTON CT 161WARRIOR DR 160WARRIOR DR 441FAIRFAXPIKE387FAIRFAX PIKE 240ELIZABETH DR 425FAIRFAXPIKE 429FAIRFAXPIKE 90NOTTAWAY DR 115GEORGETOWNE CT 211HAMILTON CT201HAMILTON CT 301HAMILTON CT 142LEXINGTON CT 114NOTTOWAY DR 315HAMILTON CT 141LEXINGTON CT 160LEXINGTON CT 181WARRIOR DR 175WARRIOR DR 109NOTTOWAY DR 100NOTTOWAY DR 116NOTTOWAY DR 131GEORGETOWNE CT 413HAMILTON CT401HAMILTON CT 161LEXINGTON CT 170LEXINGTON CT 113NOTTOWAY DR 123NOTTOWAY DR 130NOTTOWAY DR 509BUCKINGHAM DR 515BUCKINGHAM DR 219GEORGETOWNE CT217GEORGETOWNE CT 515HAMILTON CT 601HAMILTON CT 175LEXINGTON CT 107ROSIE CT WARRIOR DRNOTTOWAY DRGEORGETOWNE CTLEXINGTON CTHAMILTON CTS WARRIOR DRFAIRFAX PIKE DOUBLE CHURCH RDBRANDY LN Application Parcels Sewer and Water Service A rea B2 (General Business District) M1 (Light Industrial District) M2 (Industr ial General Distr ict) RP (Residential Per form ance District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: October 22, 2020 Stephens City BRANDY LN SPLASH AVE I AN CT HAMILTON CTVDOT LNE WI N G S L N S WARRIOR DRNIGHTBIRD WAY MEADOWLARK LN GROVE CTBRANCH CT BARKWOOD DRNOTTO WAY DR¬«277 0 500 1,000250 Feet M D P # 0 5 - 2 0 : F a i r f a x D o w n sPINs: 8 6 - A - 7 8 , 8 6 - A - 7 9 , 8 6 - A - 8 0 , 8 6 - A - 8 1 , 8 6 - A - 8 293 L o t S u b d i v is i o n a n d C o m m e rc ia lZoning M a p MD P #05-20 §¨¦81 MDP #05-20MDP #05-20 MD P #05-20 MD P #05-20 MDP #05-20 MD P #05-20 36 WOODSIDEESTATESSubdivision SEMPLES COMMERCIALSubdivision ¬«277 ¬«277 86 A 79 86 A 79 86 A 80 86 A 8086 A 78 86 A 81 86 A 82 111TWIGG CT113TWIGG CT 749DOUBLECHURCH RD 795DOUBLECHURCH RD 374BRANDY LN 390BRANDY LN 381BRANDY LN 451SHERANDO LN 731DOUBLECHURCH RD 367BRANDY LN101TRUNK DR 185S WARRIOR DR 337BRANDY LN 104PLUM CT 106PLUM CT 111PLUM CT 101DRIFTWOOD DR 307BRANDY LN 127BRANDY LN100DRIFTWOOD DR 561DOUBLECHURCH RD578DOUBLECHURCH RD 548DOUBLECHURCH RD 547DOUBLECHURCH RD 487DOUBLECHURCH RD 694FAIRFAXPIKE 320FAIRFAXPIKE 672FAIRFAXPIKE 637FAIRFAXPIKE 695FAIRFAXPIKE 410FAIRFAXPIKE 585FAIRFAXPIKE 597FAIRFAXPIKE 591FAIRFAXPIKE 625FAIRFAXPIKE 201CENTRE DR 382FAIRFAX PIKE 551FAIRFAX PIKE 561FAIRFAXPIKE 447FAIRFAX PIKE457FAIRFAX PIKE 469FAIRFAXPIKE 105HAMILTON CT 129LEXINGTON CT 131LEXINGTON CT 161WARRIOR DR 160WARRIOR DR 441FAIRFAXPIKE387FAIRFAX PIKE 240ELIZABETH DR 425FAIRFAXPIKE 429FAIRFAXPIKE 90NOTTAWAY DR 115GEORGETOWNE CT 211HAMILTON CT201HAMILTON CT 301HAMILTON CT 142LEXINGTON CT 114NOTTOWAY DR 315HAMILTON CT 141LEXINGTON CT 160LEXINGTON CT 181WARRIOR DR 175WARRIOR DR 109NOTTOWAY DR 100NOTTOWAY DR 116NOTTOWAY DR 131GEORGETOWNE CT 413HAMILTON CT401HAMILTON CT 161LEXINGTON CT 170LEXINGTON CT 113NOTTOWAY DR 123NOTTOWAY DR 130NOTTOWAY DR 509BUCKINGHAM DR 515BUCKINGHAM DR 219GEORGETOWNE CT217GEORGETOWNE CT 515HAMILTON CT 601HAMILTON CT 175LEXINGTON CT 107ROSIE CT WARRIOR DRNOTTOWAY DRGEORGETOWNE CTLEXINGTON CTHAMILTON CTS WARRIOR DRFAIRFAX PIKE DOUBLE CHURCH RDBRANDY LN Application Parcels Sewer and Water Service A rea µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: October 22, 2020 Stephens City BRANDY LN SPLASH AVE I AN CT HAMILTON CTVDOT LNE WI N G S L N S WARRIOR DRNIGHTBIRD WAY MEADOWLARK LN GROVE CTBRANCH CT BARKWOOD DRNOTTO WAY DR¬«277 0 500 1,000250 Feet M D P # 0 5 - 2 0 : F a i r f a x D o w n sPINs: 8 6 - A - 7 8 , 8 6 - A - 7 9 , 8 6 - A - 8 0 , 8 6 - A - 8 1 , 8 6 - A - 8 293 L o t S u b d i v is i o n a n d C o m m e rc ia lLocation M a p MD P #05-20 §¨¦81 MDP #05-20MDP #05-20 MD P #05-20 MD P #05-20 MDP #05-20 MD P #05-20 37 38 39 40 41 42 1COVER SHEETN/AGas: Shenandoah Gas Co.P.O. Box 2400Winchester, VA 22604(540) 869-1111Phone: VerizonP.O. Box 17398Baltimore, MD 21297(301) 954-6282Water/Sewer: Frederick WaterP.O. Box 1877Winchester, VA. 22604(540) 868-1061UTILITY NOTICE REQUIREDContractors shall notify all public utility operators who maintain underground utility linesin the area of proposed excavating or blasting at least two (2) working days, but not morethan ten (10) working days, prior to commencement of excavation or demolition. Namesand telephone numbers of the operators of underground utility lines appear below. Thesenumbers shall also be used to serve in an emergency condition.CALL "MISS UTILITY"VIRGINIA UTILITY PROTECTION SERVICE (VUPS) AT 811 OR 1-800-552-7001, 48 HOURSPRIOR TO THE START OF WORK. EXCAVATORS MUST NOTIFY ALL PUBLIC UTILITYOPERATORS WHO MAINTAIN UNDERGROUND UTILITY LINES IN THE AREA OFPROPOSED EXCAVATING OR BLASTING AND HAVE THOSE FACILITIES LOCATED BYTHE UTILITY COMPANIES PRIOR TO COMMENCING EXCAVATION. THE EXCAVATOR ISRESPONSIBLE FOR COMPLIANCE WITH ALL COUNTY REQUIREMENTS, VIRGINIA CODEAND REGULATIONS.VICINITY MAPSCALE: 1" = 1000'OWNERGLOBAL HEADQUARTERS, LLCPO BOX 480STEPHENS CITY, VA 22655540-869-1800DEVELOPERGLOBAL HEADQUARTERS, LLCPO BOX 480STEPHENS CITY, VA 22655540-869-1800Power: Rappahannock Electric Coop137 Kelly CourtFront Royal, VA 226301-800-552-3904FAIRFAX DOWNSOPEQUON MAGISTERIAL DISTRICTFREDERICK COUNTY, VA11/20/2019EAW/JMM19-1554429GPlan RevisionsDateCommentSheet List TableSheetNumberSheet TitleRevisionNoRevisionDate1Cover Sheet 3 9/18/20202General Notes and Legend29/18/20203Boundary, Adjoining Property andEnvironmental Features3 9/18/20204Land Use Plan 59/18/20205Typical Sections & Details3 9/18/2020151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:LIST OF SERVICES: CIVIL ENGINEERING I GIS I LAND SURVEYING I ENVIRONMENTAL I ANALYTICAL LABORATORY I QUALITY CONTROL TESTING & INSPECTIONS PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVFAIRFAX DOWNSMASTER DEVELOPMENT PLANOPEQUON MAGISTERIAL DISTRICTFREDERICK COUNTY, VAAPPROVED BY THE COUNTY ADMINISTRATORAPPROVALSDATEAPPROVED BY THE DIRECTOR OF PLANNING AND DEVELOPMENTDATE43 USECLASS* TRIP RATETRIP GENERATION DATADWELLING UNITSVPD* TAKEN FROM ITE TRIP GENERATION 9TH EDITIONN/A2GENERAL NOTES AND LEGENDFAIRFAX DOWNSOPEQUON MAGISTERIAL DISTRICTFREDERICK COUNTY, VA11/20/2019EAW/JMM4429G19-155151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMASTER DEVELOPMENT PLANRev. No. Date29/18/2020GENERAL NOTES VDOT GENERAL NOTES1. Greenway Engineering, Inc. (GE) issued this plan set based on project criteria dictated by the client andmunicipal codes. This plan set is not considered complete or appropriate for construction until ALL necessaryagencies have given approval AND this plan set is signed and sealed by a licensed professional. Any work,planning, scheduling, material purchases and/or construction prior to approvals and licensed/professionalsealing will be performed at the risk of the personnel authorizing work. GE shall be held harmless from andcosts, time delay and/or material changes incurred on work started before this plan set receives approvals andseals.2. Methods and materials used in the construction of the improvements herein shall conform to current CountyConstruction Standards and Specifications and/or current VDOT Standards and Specifications.3. The Engineer shall not have control over or charge of and shall not be responsible for construction means,methods, techniques, sequences or procedures nor for safety precautions and programs in connection withwork shown on these plans. The Engineer is not responsible for the contractor's schedules or failure to carryout the work. The Engineer is not responsible for acts of omissions of the contractor, subcontractor, or theiragents or employees, or any other person performing portions of the work.4. The Contractor, Owner or Developer shall be responsible for securing any third party inspection/testing serviceto insure construction compliance with these plans and specifications. It is Greenway Engineering'srecommendation that a third party inspection/testing service be employed to ensure that project is completedand materials installed meet the details and specifications in these plans.5. The location of existing utilities shown in these plans are taken from existing records. It shall be thecontractors responsibility to verify the exact horizontal and vertical location of all existing utilities as neededprior to construction. The contractor shall be responsible for the digging of all test holes that may be required,whether recommended or not by these plans, to determine the exact location and elevation of existing utilities.If any conflicts arising from this existing utility verification or if during the course of construction, any object ofan unusual nature is encountered, the contractor shall cease work in that area and immediately notifyGreenway Engineering at (540) 662-4185 and/or the proper authority. Greenway Engineering or any engineerassociated with these plans shall not be responsible or liable for any construction cost that may be associatedwith the installation or reinstallation any utility or other improvements if not notified of any discrepanciesbetween actual field conditions and the approved plan.6. The approval of these plans in no way relieve the developer, the contractor, or their agents of any legalresponsibility which may be required by the code of Virginia or any other ordinance enacted by the County nordoes it guarantee the issuance of any required permit by the County, VDOT or any other Agency.7. An approved set of plans and all applicable permits must be available at the construction site at all timesduring construction. A representative of the developer must be available at all times.8. Prior to the initiation of any land disturbing activities the Developer, the Contractor or the Responsible LandDisturber shall obtain a Land Disturbance Permit from the County Engineer's office. The Contractor, Developeror his agent shall be responsible for obtaining a Virginia Stormwater Management Program (VSMP) Permit andshall be responsible for the registration of the construction site as required by law. They shall also beresponsible for obtaining and maintaining on site a Stormwater Pollution Prevention Plan (SWPPP). Theapproval of these plans in no way relieves the developer or his agent of the responsibilities contained in theVirginia Erosion and Sediment Control Handbook.9. The Developer or his agent shall be responsible for obtaining any required permits from the VirginiaDepartment of Environmental Quality (DEQ) or the United States Army Corp of Engineers for any plan wetlanddisturbance as shown on these plans. They shall also be responsible the identification and delineation of anywetlands that may be present on the construction site.10. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior toentering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take whatevermeasures are necessary to insure that public streets are maintained in a clean, mud and dust free condition atall times.11. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation(VDOT) and Frederick County prior to any construction activities within existing State right-of-way.12. The developer will be responsible for any damage to the existing streets and utilities which occurs as a resultof his construction project within or contiguous to the existing right-of-way.13. Warning signs, markers, barricades or flagmen should be in accordance with the State and Federal Manual onUniform Traffic Control Devices (MUTCD).14. The exact location of all guard rails and paved ditches will be determined by VDOT personnel. "A jointinspection will be held with the Developer, County Representatives, and Representatives of the VirginiaDepartment of Transportation (VDOT) to determine if and where guard rail and/or paved ditches will be needed.The developer will be responsible for providing guardrail and paved ditches as determined by this jointinspection." Refer to Virginia Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications.15. All unsuitable material shall be removed from the construction limits of the site plan before placingembankment.16. All pavement sections shown on these approved plans are based on a minimum CBR value of 6 and are forpreliminary design only. Final pavement design shall be based upon actual field tested CBR values. TheContractor or Developer shall be responsible for field tests per VDOT standards to obtain actual CBR valuesfor final design. Final pavement designs will be approved by VDOT and/or the Owner/Developer, which everapplicable, prior to installation.17. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall beminimum 6" diameter and conform to VDOT standard SB-1.18. When grading is proposed within easements of utilities, letters of permission from all involved companies mustbe provided to the County Public Works Department prior to issuance of grading and/or site developmentpermits.19. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitarysewer lines. Information should also be obtained from the appropriate authority concerning permits, cutsheets, and connections to existing lines.20. The Developer and/or Contractor shall be responsible to supply all utility companies with copies of theapproved plans and advise them that all grading shall conform to the approved plans, and further that theutility companies shall be responsible for horning these plans and the finished grades in the installation oftheir utility lines.21. All utilities to be located underground.22. Contractors shall notify operators who maintain underground utility lines in the area of proposed excavating orblasting at least two (2) working days, but not more than ten (10) working days, prior to commencement ofexcavation or demolition.23. 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.24. All parking lot/street light and dry utility design shall be performed and provided separately by others. All dryutility and or lighting information shown hereon is as specified by others and is included for informationalpurposes only, as directed by the Owner, Developer and/or public agency requirements. Greenway Engineeringhas not performed the lighting and/or dry utility design and does not warrant and is not responsible for thedegree and/or adequacy of illumination on this project or the adequacy of the dry utility to service the site.25. All sanitary sewers, water mains and appurtenances shall be constructed in accordance with the currentstandards and specifications of Frederick Water.26. All stormwater piping and structures shown on these plans are only accurate to the inlet or manhole locationsas shown hereon. Detail design of stormwater structures were not provided to Greenway Engineering. Actualpipe alignments will be based upon developed structural shop drawings as provided by the manufacturer.Contractor shall make adjustments to pipe alignments base on provided shop drawings. Greenway Engineeringwill not be held responsible or liable for any discrepancies or changes caused by the structural design.Contractor may submit shop drawings to Greenway Engineering for review and approval at contractor'sexpense. Shop drawings will be reviewed for compliance with design plans. The Owner or Developer will beresponsible for any redesign as a result of structural shop drawing design.27. Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standardproctor AASHTO-T99, ASTM-D698, or VTM-1 as applicable. Density shall be certified by a registeredprofessional engineer and results submitted to Frederick County prior to pavement construction. If ageotechnical report has been prepared, it should supersede the requirements in this note.28. Refer to Geotechnical Engineer for methods, materials and details for construction of all earthwork activities.29. Any retaining wall 2 ft. or greater in height shall require the issuance of a separate building permit.30. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than onelitter receptacle shall be provided at the construction site.31. These plans identify the location of all known gravesites. Gravesites shown on this plan will be protected inaccordance with state law. In the event gravesites are discovered during construction, the owner and engineermust be notified immediately.32. Individual sign permits will be required from the Zoning Office for all free standing and/or facade signs prior toerecting the sign and may require a separate building permit..FIRE MARSHAL'S NOTEFire lane markings and signage:Any "No Parking" signs and yellow painted curb locations will be installedby field inspection at the direction of the Fire Marshal's Office.FREDERICK WATER CONSTRUCTION NOTESFREDERICK WATER PROJECT INFORMATIONWATER AND SANITARY SEWER USAGEWATER DEMAND 46,020 GPDSANITARY SEWER DISCHARGE 46,020 GPDCalculation of demand/dischargeWATER DEMAND*Residential: 235 gpd per connection*Commercial: 75 gpd per 1,000 sf*Industrial: 25 gpd @ 10 persons per acreSEWER DISCHARGESewer discharge equals water demandLEGENDPROPOSED SAN. LAT. CLEANOUTPROPOSED CENTERLINEEXISTING SPOT ELEVATIONSTORM DRAIN STRUCTURE IDENTIFIERSANITARY MANHOLE IDENTIFIERPROPOSED SPOT ELEVATIONEXISTING CURB AND GUTTERPROPOSED EDGE OF PAVEMENTEXISTING EDGE OF PAVEMENTPROPOSED STORM SEWER WITH INLETEXISTING STORM SEWER WITH INLETPROPOSED TELEPHONE LINEEXISTING TELEPHONE LINETRANSITION TO REVERSE CURBPROPOSED CURB AND GUTTERPROPOSED ELECTRIC SERVICEEXISTING ELECTRIC SERVICEPROPOSED SANITARY SEWER WITH MANHOLEEXISTING SANITARY SEWER WITH MANHOLEPROPOSED GAS LINEEXISTING GAS LINEFENCELINEFLOW LINE PROPOSED WATERLINE W/ TEEPROPERTY LINEEXISTING TELEPHONE PEDESTALEXISTING WATERLINE W/ TEEEXISTING UTILITY POLE/GUIDE WIRESIGNSPROPOSED REDUCEREXISTING FIRE HYDRANT/VALVE/METER12INDICATES THE NUMBER OF TYP. PARKING SPACESPARKING INDICATORHANDICAP PARKINGPROPOSED BUILDING ENTRANCEVEHICLES PER DAY COUNT735.4126100PROPOSED FIRE HYDRANT/VALVE/METERLIGHT POLEEXISTING TREE LINEEXISTING EASEMENTPROPOSED EASEMENT EXISTING CENTERLINEEXISTING INDEX CONTOUREXISTING INTERMEDIATE CONTOURPROPOSED CONTOUR330400330PROJECT INFORMATIONSURVEY AND TOPOGRAPHIC INFORMATION2. Horizontal and vertical control surveys wereDated:3. Topographic mapping performed by:1. Boundary survey was performed by:performed by:DateDated:GREENWAY ENGINEERING 01/17/201902/26/2019GREENWAY ENGINEERINGGREENWAY ENGINEERING02/26/2019SINGLE FAMILY DETACHEDITE CODE 2109.5293885 PARCEL INFORMATION:PROPERTY ID ACREAGE ZONING STREET ADDRESS86-A-78 5.15 RA DISTRICT 556 FAIRFAX PIKE86-A-79 45.71 RA DISTRICT 221 BRANDY LANE86-A-80 20.48 B2 DISTRICT 606 FAIRFAX PIKE86-A-81 10.09 B2 DISTRICT 500 FAIRFAX PIKE86-A-82 2.13M2 DISTRICT 436 FAIRFAX PIKETOTAL 83.56PROJECT NOTES:1. THE FAIRFAX DOWNS MASTER DEVELOPMENT PLAN INCLUDES THE SUBJECTPROPERTIES PROPOSED FOR SUBDIVISION AND DEVELOPMENT FOR SINGLE FAMILYDETACHED URBAN RESIDENTIAL LOTS (PROPERTY ID 86-A-78 AND 86-A-79); AS WELL ASALL CONTIGUOUS LAND UNDER COMMON OWNERSHIP (PROPERTY ID 86-A-80,86-A-81AND 86-A-82). INFORMATION SPECIFIC TO THE FUTURE DEVELOPMENT OF THE B2DISTRICT AND M2 DISTRICT PROPERTIES WILL BE PROVIDED ON INDIVIDUAL SITE PLANSFOR REVIEW AND APPROVAL BY FREDERICK COUNTY AND THEIR APPLICABLE REVIEWAGENCIES.2. THE FIVE PARCELS WITHIN THE MASTER DEVELOPMENT PLAN ARE NOT SUBJECT TOPROFFERS.3. NO PREVIOUS DEVELOPMENT PLAN HAS BEEN APPROVED FOR THE FIVE PARCELSIDENTIFIED ABOVE.4. THERE ARE NO HISTORIC STRUCTURES LOCATED ON THE FIVE PARCELS IDENTIFIEDABOVE.5. NO PHASING PLAN IS PROPOSED FOR THE DEVELOPMENT OF THE SINGLE FAMILYDETACHED URBAN RESIDENTIAL LOTS.6. NO RECREATIONAL FACILITIES ARE REQUIRED FOR THE SINGLE FAMILY DETACHEDURBAN RESIDENTIAL LOTS.7. TRIP GENERATION DATA FOR LAND BAYS A, B AND C WILL BE SUBMITTED TO AGENCIESAT THE TIME OF SITE PLAN SUBMITTAL.V1. All work on this project shall conform to the current editions of and latest revisions to the Virginia Department ofTransportation (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and Sediment ControlRegulations, and any other applicable state, federal or local regulations. In case of a discrepancy or conflict betweenthe 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 Safety & Health (VOSH) Rules and Regulations. V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall be in accordancewith the current edition of VDOT’s Work Area Protection Manual. A transportation management plan needs to besubmitted for approval and land use permit issued prior to any execution of work within the VDOT right of way. 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 thedeveloper 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 asdeemed necessary by VDOT. Any additional expense incurred as a result of any field revision shall be theresponsibility of the developer. V6. If required by the local VDOT Land Development Office, a pre-construction conference shall be arranged and held bythe engineer and/or developer with the attendance of the contractor (s), various County agencies, utility companiesand VDOT prior to initiation of work. V7. The contractor shall notify the local VDOT Land Development Office when work is to begin or cease for anyundetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required orrequested inspection. V8. The contractor shall notify the Traffic Operations Center at (540) 332-9500 for any traffic control plan that impacts aVDOT maintained Interstate or Primary roadway to provide notification of the installation and removal of the work zone. V9. The contractor shall be responsible for maintaining a VDOT permitted temporary construction entrance(s) inaccordance with Section 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to otherproperties affected by this project shall be maintained through construction. V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end ofconstruction. V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inchescover and when possible shall be installed under roadway drainage facilities at conflict points.V12. Any unusual subsurface conditions (e.g., unsuitable soils, springs, sinkholes, voids, caves, etc.) encountered during thecourse of construction shall be immediately brought to the attention of the engineer and VDOT. Work shall cease inthat vicinity until an adequate design can be determined by the engineer and approved by VDOT.V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior toplacement of fill. A VDOT representative shall be present to insure the soil sample(s) obtained for CBR’s isrepresentative of the location. When soil samples are submitted to private laboratories for testing, the samples shall beclearly identified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed inaccordance 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 accordancewith the lift thicknesses, density and moisture requirements as specified in the current VDOT Road and BridgeSpecifications. 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 byVDOT.V16. A post installation visual/video camera inspection shall be conducted by the Contractor on all pipes identified on theplans as storm sewer pipe and a select number of pipe culverts. For pipe culverts, a minimum of one pipe installationfor each size of each material type will be inspected or ten percent of the total amount for each size and material typesummarized. All pipe installations on the plans not identified as storm sewer pipe shall be considered as culvert pipefor inspection purposes. Additional testing may be required as directed by the Area Land Use Engineer or theirrepresentative.V17. The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VDOT minimumdesign standards and is the responsibility of the developer.V18. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be installed by thedeveloper in accordance with the Manual On Uniform Traffic Control Devices.V19. The developer shall provide the VDOT Land Development Office with a list of all material sources prior to the start ofconstruction. Copies of all invoices for materials utilized within any dedicated street right-of-way must be provided tothe local VDOT Land Development Office prior to acceptance of the work. Unit and total prices may be obscured.V20. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. Density willbe determined using the density control strip in accordance with Section 304 of the VDOT Road and BridgeSpecifications and VTM-10. A certified compaction technician shall perform these tests. Certified copies of test reportsshall be submitted to VDOT daily, unless specified otherwise. In addition to checking stone depths, a VDOTrepresentative shall be notified and given the opportunity to be present during the construction and testing of thedensity control strip.V21. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and BridgeSpecifications. Density shall be determined using the density control strip as specified in Section 315 and VTM-76. Acertified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOTdaily, unless specifie otherwise. A VDOT representative shall be notified and given the opportunity to be present duringthe construction and testing of the control strip.V22. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be exploredbelow the bottom of the excavation to determine the type and condition of the foundation. The contractor shall reportfindings of foundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designsshall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, or otherwise unsuitable foundation isencountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer andapproved by VDOT.V23. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance withVDOT’s installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostlycomplete.V24. Approval of these plans shall expire five (5) years from the date of the approval letter.V25. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT.V26. The foundations for all box culverts shall be investigated by means of exploratory borings advanced below proposedfoundation elevation to determine the type and condition of the foundation. The contractor shall submit copies ofborehole logs and report findings of foundation exploration to the engineer and VDOT for approval prior to constructingbox. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Contrary to the Standard, whererock is encountered and cast-in-place box is proposed, the thickness of bedding shall be six (6) inches. Where soft,yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundationstabilization shall be determined by the engineer and approved by VDOT.1. Frederick Water’s Water and Sewer Standards and Specifications are available at www.frederickwater.com2. The contractor shall adhere to Frederick Water standards and specifications in effect at the time ofconstruction.3. The contractor shall coordinate with and arrange for inspection by Frederick Water.4. The contractor shall connect a new sewer line to an existing manhole by core drilling the manhole.5. A new water (or forced sewer) main shall be connected to an existing main by a wet tap. Frederick Water shall furnish all needed material and make the tap. a. An Application for Wet Tap shall be submitted and the initial fee paid before the tap is made.6. Exact locations of water and sewer services on new lines are to be coordinated with Frederick Water’sinspector.7. Frederick Water’s maintenance division shall furnish and install all water meters through 2 inch in size. It is the 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 yoke bar.b. The frame and cover shall be set to final grade.c. The distance between the top of the cover and the yoke bar shall be between 20 and 23 inches.d. All components of the meter box assembly shall be in proper working order.8. For services that connect to existing lines: a. Frederick Water shall furnish and install: i. all ⅝”x¾”, ¾”, 1”, 1½” and 2” water servicesii. all sewer services. b. The owner/developer shall:i. coordinate (or have the contractor coordinate) the location of the service lateral with FrederickWater’s engineering assistant.ii. submit an Application for Service and pay the required fees.9. All water service lines must have a backflow prevention assembly (double check valve or RPZ, as required).The assembly must meet ASSE standard number 1015 or 1013.10. All fire lines must have a backflow prevention assembly (detector double check valve or RPZ, as required).The assembly shall meet ASSE standard number 1048 or 1047. Any privately owned fire line, interior or exterior,shall also have a fire service HP Protectus III meter. This assembly shall be installed immediately before thebackflow prevention unit. Radio read remotes are required.11. Frederick Water shall review the mechanical plan(s) for design and material approval of a building’s: a. domestic water meter and its backflow prevention device, and/or its b. Fire service line’s water meter and backflow prevention device.12. DEQ must also approve sewer pump stations. Frederick Water requires a copy of DEQ’s Certificate to Operate and a copy of the station’s DEQ approved O&M manual. These documents must be received before substantial completion is issued and water meters released.January 2019Transfer of Development Rights (TDR) NarrativeFairfax Downs contains 93 single family urban lots that are established through the transferof development rights (TDR) program. The following instrument numbers provide for thenumber of TDRs needed to establish the 93 residential lots:PARCEL ID #AVAILABLE CREDITSPURCHASED CREDITSINSTRUMENT #73-A-29 12 TDRs 1 TDR #19000987692-A-70B 3 TDRs 3 TDRs #19000987760-A-69 20 TDRs 20 TDRs #19000987892-A-70A 14 TDRs 14 TDRs #19000987960-A-69B 6 TDRs 6 TDRs #19000988060-A-69B 5 TDRs 5 TDRs #19000988161-A-13A 22 TDRs 22 TDRs #1900098826-A-63 8 TDRs 5 TDRs #1900098837-A-2 17 TDRs 17 TDRs #190009884 Total: 93 TDR density rights transferredWETLANDS:ALL WETLANDS SHOWN HAVE A JURISDICTIONAL DETERMINATION FROM THE UNITED STATESARMY CORPS OF ENGINEERS. REFERENCE J.D. # NAO-2012-02237, DATED 2017.TDR NOTETransferred TDRs listed above were received by the following Parcels:Parcel One: TM 86-A-78 (5.1542 acres)Parcel Two: TM 86-A-79 (45.7073 acres)Frederick County Code 165-302.03 Table 3 - Density Right Conversion Rate states for a singlefamily housing development 1 TDR density right = 1 dwelling unit.93 TDR density rights purchased and transferred = 93 dwelling unit available.COMMERCIAL LAND BAYSITE CODE TBDTBDTBD TBD**** TO BE DETERMINED AT SITE PLAN SUBMISSION (SEE NOTE 7)ROAD AND ACCESS PHASING TO BE COMPLETED BASED ON DEVELOPMENT FIRST TO OCCUR. BELOW ARE THE SCHEDULEDITEMS FOR THE DEVELOPMENT OF EACH LAND BAY. EACH ITEM IS TO BE PROVIDED FOR THE LAND BAY, IF NOT ALREADYPROVIDED WITH A PREVIOUS PROJECT.RESIDENTIAL LAND BAY1. SHREWSBURY WAY FROM POINT "D" TO "G" WITH SIDEWALK ON BOTH SIDES2. BERKELEY STREET FROM POINT "D" TO "F" WITH SIDEWALK ON BOTH SIDES3. BERKELEY STREET INTERSECTION "F" WITH S WARRIOR. COORDINATE WITH PUBLIC SCHOOLSLAND BAY A - B2 COMMERCIAL1. FRONTAGE 5' SIDEWALK ALONG ROAD FRONTAGE OF SUBMITTED SITE PLAN (FAIRFAX PIKE AND/OR S WARRIOR DR.)LAND BAY B - B2 COMMERCIAL1. BERKELEY STREET FROM POINT "D" TO "C" WITH SIDEWALK ON DEVELOPED SIDE2. INTER PARCEL CONNECTION WITH LAND BAY C WITH ACCESS EASEMENT3. FRONTAGE 5' SIDEWALK ALONG ROAD FRONTAGE OF SUBMITTED SITE PLAN (FAIRFAX PIKE)LAND BAY C - M2 INDUSTRIAL1. INTER PARCEL CONNECTION WITH LAND BAY C2. FRONTAGE 5' SIDEWALK ALONG ROAD FRONTAGE OF SUBMITTED SITE PLAN (FAIRFAX PIKE)DEVELOPMENT PHASING44 L1L2L3L4L5L6L9L10C2C3C4C5C6C7C8C9VUTPONMLKJIHGFEDCABT.M. 86-A-80T.M. 86-A-81GLOBAL HEADQUARTERS, LLCZONE: B210.09 AC.USE: OFFICEFAIRFAX PIKE - ROUTE 277(IMPROVED ARTERIAL)SOUT H W A R RI O R D RI V E (MAJ O R C O L L E C T O R ) DOU B L E C H U R C H R O A D - R O U T E 6 4 1 WOODSIDEESTATESDRIFTWOOD DRIVET.M. 86-A-80GLOBAL HEADQUARTERS, LLCZONE: B220.48 AC.USE: VACANTT.M. 86-A-79GLOBAL HEADQUARTERS, LLCZONE: RA45.7 AC.USE: VACANTT.M. 86-A-78GLOBAL HEADQUARTERS, LLCZONE: RA5.15 AC.USE: VACANT/T.M. 86-A-77E. R. NEFFEXCAVATING, INC.ZONE: RAUSE: VACANTT.M. 86-A-82GLOBAL HEADQUARTERS,LLCZONE: M22.15 AC.USE: GARAGET.M. 86-A-82AWOLVERINE PROPERTYCOMPANY TRUSTEEZONE: B2USE: COMMERCIALT.M. 86-A-73SANDRA H. CONNERZONE: RAUSE: VACANTT.M. 86-A-79AMARIE McCLELLANZONE: RAUSE: RESIDENTIALT.M. 86-A-72TRUSTEES OF FAITHBAPTIST CHURCHZONE: RAUSE: CHURCHBRANDY LANET.M. 86-A-70KENNETH E. WYMERD.B. 658 PG. 405ZONE: RAUSE: VACANT/AGRICULTURALT.M. 86-A-117FREDERICK COUNTYSCHOOL BOARDZONE: RAUSE: HIGH SCHOOLT.M. 86-A-117AGREGORY A. &BRADLEY A.BUTCHERZONE: RAUSE: VACANTT.M. 86-A-103LESTER V. WHITACRETRUSTEEZONE: RAUSE: RESIDENTIALT.M. 86-A-75E. R. NEFFEXCAVATING, INC.ZONE: RAUSE: CONTRACTORYARDT.M. 86-A-74E. R. NEFFEXCAVATING, INC.ZONE: RAUSE: RESIDENTIALT.M. 86-A-72BKENNETH E. WYMERZONE: RAUSE: RESIDENTIALT.M. 86E-1-66BJENI COMPANYZONE: RPUSE: OPEN SPACET.M. 86-A-20BVALLEY BIBLECHURCH INC.ZONE: RAUSE: CHURCHN 27°09'48" E933.37'N 58°20'13" W409.99'N 31°09'40" E269.00'N 70°58'02" W306.20'S 78°50'02" E1049.70'S 78°49'28" E1024.52'S 24°58'35" W146.37'S 06° 1 1'4 4" E 148.5 1'S 26°35'48" W1265.53'N 58°06'50" W843.99'N 57°30'23" W345.43'N 55°30'57" W248.40'N 56°56'02" W158.37'S 00° 5 5' 5 1 " E 4 1 1. 2 1' N 03° 1 9' 3 2" W 2 9 7. 7 3' N 03° 4 9' 5 4" W 312. 9 0'S 63°02'01" E283.87'S 78°49'29" E200.00'S 25°08'32" W638.74'DOUBLE CHURCH ROAD - ROUTE 641NOTTOWAY DRIVEGEORGETOWNE COURTHAMILITON COURTLEXINGTON C O U R T WARRIOR D R I V E - R O U T E 1 1 4 1 FAIRFAX PIKE - ROUTE 277(IMPROVED ARTERIAL)EXISTINGWETLAND(TO REMAIN)EXISTING WETLAND(TO BE REMOVED)EXISTING POND(TO BE REMOVED)EXISTINGFREDERICK WATERPUMP STATIONEXISTING 50' INGRESS/ EGRESSESM'T DB 751 PG 1764 TO BEDEDICATED AS PUBLIC ROW WITHSUBDIVISIONEXISTING 60' ROWDB 751 PG 1764 TOBE DEDICATEDWITH SUBDIVISIONEXISTING 20' ROWFOR PARCEL TM86-A-78 DB 332 PG 340N 75°16'04" W308.80'S 78°52'51" E255.99'N 02°47'23" E209.69'L7L8C1QRSEXISTING 25' PERMANENTMAINTENANCE ESM'TINST#1500007461TEMPORARYINGRESS/EGRESS ESM'TINST#1500007461EXISTING WETLAND(TO BE REMOVED)T.M. 86-A-104DEDICATE THIS PORTIONOF TM 86-A-80 TOFREDERICK CO BOARD OFSUPERVISORS (APPROX.1.48 AC)PORTION OF TM 86-A-79 TO BEDEDICATED AS PUBLIC ROW WITHSUBDIVISION (APPROX. 1.47 AC)151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMASTER DEVELOPMENT PLAN 1" = 150'3BOUNDARY, ADJOINING PROPERTY AND ENVIRONMENTAL FEATURESRev. No. Date39/18/2020FAIRFAX DOWNSOPEQUON MAGISTERIAL DISTRICTFREDERICK COUNTY, VA11/20/2019EAW/JMM19-1554429GSYMBOLS LEGENDDENOTES WETLAND AREASDENOTES EXISTING PONDNOTE:ARMY CORPS OF ENGINEERS AND VDEQ PERMITS ARE REQUIRED FOR WETLANDS,STREAMS AND/OR POND DISTURBANCES.45 SINGLE-FAMILYURBAN LOTSSINGLE-FAMILYURBAN LOTSSINGLE-FAMILY URBAN LOTSSINGLE-FAMILY URBAN LOTSSINGLE-FAMILY URBAN LOTSSINGLE-FAMILYURBAN LOTSSINGLE-FAMILY URBAN LOTSSWMAREAOPEN SPACEOPENSPACEOPEN SPACEFAIRFAX PIKE ROUTE 277(IMPROVED ARTERIAL)SOUTH WARRIOR DRIVE(IMPROVED MAJOR COLLECTOR)NOTTOWAY DRIVEGEORGETOWNE COURTHAMILITON COURTLEXINGTON COURTSHRE W S B U R Y W A Y NONSUCH COURTBODIAM COURTWARWICK AVECOLCHESTER COURTBERKELEY STREETLANCASTER COURTPENDRAGON DRIVE PENDRAGON DRIVE EX. 50' INGRESS/ EGRESS ESM'T DB 751 PG 1764 TO BE DEDICATEDAS PART OF FAIRFAX DOWNS RESIDENTIAL FINAL PLATTINGFUTURE SOUTH WARRIOR DRIVE EXTENSION(FUTURE MAJOR COLLECTOR ROAD)60' ROW DEDICATION ANDROAD CONSTRUCTION TO BEPROVIDED PER PHASING PLANSHEET 2PROP. VARIABLEWIDTH ROWDEDICATIONPROP. VARIABLE WIDTHROW DEDICATION50' COMMON SHARED BUFFER(SEE DETAIL SHEET 5)LAND BAY A(B2 - COMMERCIAL)LAND BAY B(B2 - COMMERCIAL)LAND BAY C(M2 - INDUSTRIAL)B2 - COMMERCIAL FUTURE ROADCONNECTIVITYPER SSARREQUIREMENTSSINGLE-FAMILYURBAN LOTS50' COMMON SHARED BUFFER(SEE DETAIL SHEET 5)FUTURE 60' ROW DEDICATION TO BEPROVIDED AT THE TIME OFRESIDENTIAL OR COMMERCIALDEVELOPMENT SITE PLANSMAJOR COLLECTOR ROADEFFICIENCY BUFFER80' FULL DISTANCE BUFFER(SEE SHEET 5 FOR DETAIL)OPEN SPACEMAJOR COLLECTOR ROADEFFICIENCY BUFFER80' FULL DISTANCE BUFFER(SEE SHEET 5 FOR DETAIL)OPEN SPACEROUTE 277 OFFF-SITE IMPROVEMENTS AREA(SEE DETAIL ON SHEET 5)ABDEDICATE THIS PORTIONOF TM 86-A-80 TOFREDERICK CO BOARD OFSUPERVISORS (APPROX.1.48 AC)EX. FREDERICKWATER-SHERANDO SEWER PUMPSTATION. SEE NOTES FORDETAILS AND UPGRADINGREQUIREMENTS.BOLINGBROKE COURT50.00'60.00'FUTURE PUBLIC OR PRIVATE INTER-PARCELCONNECTION TO LAND BAY B TO BE PROVIDEDAT THE TIME OF SITE PLAN SUBMITTAL FORPROJECT ALONG COMMON PROPERTY LINE .20' ROW RESERVATION20' ROW RESERVATIONFUTURE 100' VDOT ROWFUTURE 5' SWFUTURE 10'HIKER/BIKER TRAILFUTURE 10'HIKER/BIKER TRAILFUTURE 5' SWFUTURE 5' SWFUTURE 5' SWFUTURE 10'HIKER/BIKER TRAILDEDICATE EX 50' I/E ESMT FORFUTURE BRANDY LANE (FUTUREMINOR COLLECTOR ROAD)EX BRANDY LANEFUTURE 10' ROWRESERVATION (BOTH SIDESOF 60' DEDICATED ROWFUTURE 10' ROWRESERVATION (BOTH SIDESOF 60' DEDICATED ROWCDEFINTERSECTION DESIGN (G) TO INCLUDE MARKEDSCHOOL CROSSINGS AT THE TIME OF ROADDESIGN TO BE REVIEWED AND ACCEPTED BY FCPUBLIC SCHOOLS PRIOR TO CONSTRUCTION (SEEINTERSECTION DESIGN NOTE #1 THIS SHEET).GFUTURE 5' SW5' SW - BOTHSIDES OF STREET5' SW - BOTHSIDES OF STREETFUTURE 5' SW - BOTH SIDESOF THE STREETROUTE 277 CENTERLINEFUTURE SOUTH WARRIORDRIVE EXTENSION - FUTURE80' ROWVA STATE PROJECT0277-034-103,RW-201CENTERLINE AS SHOWN ON SHEET8RW AND DATED 8-30-201850.00'50'4LAND USE PLANAS SHOWNFAIRFAX DOWNSOPEQUON MAGISTERIAL DISTRICTFREDERICK COUNTY, VA11/20/2019EAW/JMM4429G19-155151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMASTER DEVELOPMENT PLANRev. No. Date59/18/2020SYMBOLS LEGENDSWM AREASINGLE FAMILY URBAN LOT INFORMATION:TOTAL RESIDENTIAL PARCEL = 50.86 ACRESPROPOSED 93 LOTS = 1.82 UNITS/ACREMAXIMUM ALLOWED 6 UNITS/ACRE 50.86 x 6= 305 UNITSDENOTES ZONING DISTRICT ANDROAD EFFICIENCY BUFFER AREASOPEN SPACEFUTURE COMMERCIAL ROWDEDICATION AREASSHERANDO PUMP STATION NOTES:1. EXISTING PUMP STATION HAS THE CAPACITY OF 70.60 GPM AVERAGE DESIGNFLOW. SHERANDO HIGH SCHOOL HAS A DESIGN FLOW OF 49.33 GPMAVERAGE DESIGN FLOW. LEAVING A CAPACITY OF 21.27 GPM AVERAGEDESIGN FLOW AVAILABLE TO THE PARCELS IN THIS MDP.2. BASED ON THE CALCULATIONS SHOWN THIS SHEET, THE PARCELS IN THISMDP ARE ANTICIPATED TO GENERATE 32 GPM AVERAGE DESIGN FLOWWHICH SHOWS A DEFICIT OF APPROXIMATELY 10.7 GPM AVERAGE DESIGNFLOW.3. THE PROCESS OF PUMP STATION EXPANSION SHALL OCCUR WHEN THEFLOWS REACH A CAPACITY OF 85% THE PUMP STATION AVERAGE DESIGNFLOW (60.01 GPM). SO THE FACILITY MAY ACCEPT UP TO 10.68 GPM OFAVERAGE DESIGN FLOW CAPACITY BEFORE THE START OF EXPANSION. THISIS APPROXIMATELY 15,379 GPD OR 65 RESIDENTIAL UNITS IN THESUBDIVISION OR AN EQUIVALENT PORTION OF THE COMMERCIAL LANDBAYS.4. WHEN THE PUMP STATION IS EXPANDED, THE STATION WILL BE BROUGHT UPTO FREDERICK WATER'S CURRENT STANDARDS AT THE TIME OF EXPANSION.BERKELEY ST AND SOUTH WARRIOR DR INTERSECTION DESIGN1. ROAD PLAN FOR THIS INTERSECTION NEEDS TO INCLUDESCHOOL CROSSING DESIGNS. DESIGNS TO BE COMPLETED PERTHE MOST RECENT EDITION OF THE FHA-MANUAL OF UNIFORMTRAFFIC CONTROL DEVICES (MUTCD) - CHAPTER 7, TRAFFICCONTROLS FOR SCHOOL AREAS. DEVELOPER SUBMITTING THISINTERSECTION DESIGN MUST INCLUDE STUDENT CROSSINGSAND SUBMIT TO FREDERICK COUNTY PUBLIC SCHOOLS FORREVIEW AND ACCEPTANCE PRIOR TO THE START OFCONSTRUCTION ON THE INTERSECTION.46 1/4":1'Typical Residential Road Sections (Public Road/SSAR Design)Bituminous ConcreteLimits of SubbaseLIMITS OF BITUMINOUS SURFACE50' RW 3:1 SLOPESTANDARDSIDEWALK1/4":1'1'1/2":1'2'Subbase1/4":1'10'10'Std. CG-6Base CourseCL1'2'1/2":1'30'3:1 SLOPESIDEWALKSTANDARDGRASS BUFFER1/4":1'R/WMIN.4.5'5'MIN.MIN.5'4.5'MIN.R/W1/4":1'Berkeley Street (Public Road/VDOT GS-7 Road Section)Bituminous ConcreteLimits of SubbaseLIMITS OF BITUMINOUS SURFACE60' RW 3:1 SLOPESTANDARDSIDEWALK1/4":1'1'1/2":1'2'Subbase1/4":1'12'12'Std. CG-6Base CourseCL1'2'1/2":1'36'3:1 SLOPESIDEWALKSTANDARDGRASS BUFFER1/4":1'R/WMIN.5'5'MIN.R/W1/4":1'Entrance Road Sections: Shrewsbury Way (Public Road/VDOT GS-7 Road Section) Bituminous ConcreteLimits of SubbaseLIMITS OF BITUMINOUS SURFACE62' RW 3:1 SLOPESTANDARDSIDEWALK1/4":1'1'1/2":1'2'Subbase1/4":1'10'10'Std. CG-6Base CourseCL1'2'1/2":1'42'3:1 SLOPESIDEWALKSTANDARDGRASS BUFFER1/4":1'R/WMIN.4.5'5'MIN.MIN.5'4.5'MIN.No On Street Parking; Design Speed = 30 mph; NTSR/WNo On Street Parking; Design Speed = 30 mph; NTSFairfax Downs Typical Residential Public RoadsTo allow for - 800 VPD; Design Speed = 25 mph; NTS1/4":1'Bituminous ConcreteLimits of SubbaseLIMITS OF BITUMINOUS SURFACE56' RW 3:1 SLOPESTANDARDSIDEWALK1/4":1'1'1/2":1'2'Subbase1/4":1'10'10'Std. CG-6Base CourseCL1'2'1/2":1'36'3:1 SLOPESIDEWALKSTANDARDGRASS BUFFER1/4":1'R/WMIN.4.5'5'MIN.MIN.5'4.5'MIN.R/WFairfax Downs Entrance Residential Road Section Pendragon Drive (Public Road/SSAR Design)To allow for - 1000 VPD; Design Speed = 25 mph; NTS2'1/4":1'2'MIN.5'5'MIN.25' BRL10' BRL10' BRL 35' BRLCURB &GUTTER (TYP.)SIDEWALK(TYP.)D/W APRON(TYP.)LOT LINE(TYP.)RIGHT-OF-WAYPROPOSED TREES50'6' BOARD ON BOARD FENCEB2RA10'25'INACTIVEBUFFER25'ACTIVEBUFFER10'10'10'10'PROPOSED TREES80'SOUTH WARRIOR DRIVE EXTENDED10'40'INACTIVEBUFFER40'ACTIVEBUFFER10'10'10'10'10' FUTURE ROW RESERVATION11+00 ABROUTE 277 OFFF-SITE IMPROVEMENTS AREAFAIRFAX PIKE ROUTE 277SHREWSBURY WAY 50'20' ROW RESERVATIONFUTURE 10'HIKER/BIKER TRAILFUTURE 5' SWROUTE 277 CENTERLINE660'660'50.0'50.0'ROUTE 277 CENTERLINE50.0'50.0'LAND BAY A(B2 - COMMERCIAL)LAND BAY B(B2 - COMMERCIAL)EXISTING ROWPROPSOEDROWFUTURE 10'HIKER/BIKER TRAILFUTURE 5' SW5TYPICAL SECTIONS & DETAILSAS SHOWNFAIRFAX DOWNSOPEQUON MAGISTERIAL DISTRICTFREDERICK COUNTY, VA11/20/2019EAW/JMM4429G19-155151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMASTER DEVELOPMENT PLANRev. No. Date39/18/2020TYPICAL LOT DETAILNTS* NOTE:COMMON SHARED BUFFER AND SCREENING EASEMENTLEGAL DOCUMENT TO BE RECORDED IN CONJUNCTIONWITH FAIRFAX DOWNS RESIDENTIAL FINAL PLATTING.COMMON SHARED BUFFER AND SCREENING DETAILROAD EFFICIENCY BUFFER DETAILROUTE 277 - FAIRFAX PIKE OFF- SITE IMPROVEMENTS DETAIL47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67