The URL can be used to link to this page

PC 04-21-21 Meeting Agenda1.Call to Order 2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 3.Committee Reports 4.Citizen Comments 5.Public Hearings 5.A.South Frederick Agricultural & Forestal District Addition - (Mr. Cheran) This is a request to add one parcel totaling 27.26+/- acres the South Frederick Agricultural and Forestal District. This District is located is generally located along Cedar Creek Grade (Route 622), Middle Road (Route 628), Marlboro Road (Route 631) and Hites Road (Route 625) in the Back Creek Magisterial District. This request for the addition 27.26+/-acres would increase the District from 6,894.42+/- acres to 6,921.68+/- acres. 6.Information/Discussion Items 6.A.Master Development Plan #03-21 for Senseny Village - (Mr. Klein) 6.B.Ordinance Amendment - Opaque Fencing Requirement - (Mr. Klein) 7.Other 8.Adjourn AGENDA PLANNING COMMISSION WEDNESDAY, APRIL 21, 2021 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC04-21-21SouthFrederickAgDistrictAddition.pdf PC04-21-21MDP03-21.pdf PC04-21-21OAOpaqueFenceRequirements.pdf 1 Planning Commission Agenda Item Detail Meeting Date: April 21, 2021 Agenda Section: Public Hearings Title: South Frederick Agricultural & Forestal District Addition - (Mr. Cheran) Attachments: PC04-21-21SouthFrederickAgDistrictAddition.pdf 2 2020-2025 AGRICULTURAL & FORESTAL DISTRICT SOUTH FREDERICK DISTRICT ADDITION Staff Report for the Planning Commission Prepared: April 1, 2021 Staff Contact: Mark R. Cheran, Zoning Administrator This report is prepared by the Frederick County Planning Staff to provide information to the Agricultural District Advisory Committee, Planning Commission, and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to other interested in this matter. Reviewed Action Agricultural District Advisory Committee: 03/31/21 Recommended Approval Planning Commission: 04/21/21 Pending Board of Supervisors: 05/12/21 Pending PROPOSAL: This is a request from Walter Nelson and Barbara Snapp Nelson to add one parcel, totaling 27.26+/- acres, to the South Frederick Agricultural and Forestal District. This property is identified by Property Identification Number (PIN): 61-A-46A. LOCATION AND SIZE: This District is generally located along Cedar Creek Grade (Route 622), Middle Road (Route 628), Marlboro Road (Route 631) and Hites Road (Route 625). The parcel requested to be added is located north west of Cedar Creek Grade, on West Oaks Lane. This request for the addition of 27.26+/- acres would increase the South Frederick Agricultural and Forestal District from 6,894.42+/- acres to 6,921.68+/- acres. MAGISTERIAL DISTRICT: Back Creek EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 04/21/21 PLANNING COMMISSION MEETING: The South Frederick Agricultural and Forestal District was established in 1980. The most recent renewal of this district occurred on September 9, 2020 for a period of five years. Currently the district contains 6,894.42+/- acres; this request for the addition of 27.26+/- acres would increase the South Frederick Agricultural and Forestal District to 6,921.68+/- acres. Section 15.2-4310 of the Code of Virginia, 1950, as amended, provides property owners with the ability to request additions to an existing Agricultural and Forestal District through the process designated by the local governing body. This request meets the intent of the Code of Virginia and has been evaluated in conjunction with the 2035 Comprehensive Plan. This addition provides an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2025. The Agricultural District Advisory Committee (ADAC) unanimously recommended approval of the 27.26+/-acre addition to the 2020-2025 South Frederick Agricultural and Forestal District at their meeting on March 31, 2021. Following a public hearing, a recommendation from the Planning Commission to forward to the Board of Supervisors would be appropriate. 3 South Frederick Agricultural Addition April 1, 2021 Page 2 REVIEW EVALUATIONS: AGRICULTURAL & FORESTAL SIGNIFICANCE: The agricultural operations in the District are 90 percent orchard and crop harvesting, and 10 percent open space/woodlands. The land within the District is predominantly rural in nature. LAND USE: All parcels within the District contain agricultural or residential land uses. COMPREHENSIVE PLAN: The 2035 Comprehensive Plan of Frederick County provides guidance when considering land use actions. The District is outside the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) and is not part of any land use plan or study by the County. The current land use should remain in its present land use with orchards, agricultural, and residential. The intent of the Rural Areas is to maintain agriculture as a significant portion of the County’s economy and to maintain the rural character of areas outside of the Urban Development Area. The Comprehensive Plan can accomplish this by promoting the inclusion of additional land in Agricultural and Forestal Districts. The Comprehensive Plan Supports the renewal of the District for it provides an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2025. LAKES/PONDS/STREAMS: The District lies primarily within the Opequon Creek and Stephens Run drainage area. The District will further assist with managing the quality of the County’s water resources. TOPOGRAPHY: The District generally varies from rolling hills to ridges to the north, west, south and east. This District lies within Opequon Creek watershed and water is available from ponds, wells and springs. PRIME AGRICULTURE SOIL: The largest amount of prime agricultural soils located within the District is Frederick-Poplimento. 4 61 A 46ACANTER CTP E R R Y R D FURROW FIELD CTCEDAR CREEK GRW OAKS LN Ad dition Pa rce ls 2020-2025 South Frederick AdditionAgricultural & Forestal District I 0 0.1 0.20.05 Miles Note:Frederick County Dept of Planning & Development107 N Kent St. Suite 202, Winchester, VA 22601540 - 665 - 5651Map Created: March 8, 2021 PIN Owner Acres61 A 46A NELSON, BARBARA SNAPP & WALTER R 72.74 5 £¤11 £¤11 £¤11 §¨¦81 §¨¦81 Winchester ¬«277 ¬«37 ¬«37 CORA LN MILHONLN LACOSTACTETHAN CTE W ELL D R MAINSTFAIRFAX ST K A TIELN CHEIFTONPLINEZLNWARBLERDRALLOYLN CONNSEAST DR MIDDLE RDASHFORDDR COCKLELNMASSIESTNATHANDR SKYJES LN JEBDR NIGHTBIRDWAYNOLAN CTNEWELL DRWARDAVEDARTERJODRC WCIRLAMASTER LN OGD E N L N OLDMIDDLE RDDOUBLECHURCH RDS T O N E B R O O KRDMERRIMANS LNSTICKLEYDRAYLOR RDD U T C H A P P L E D R G R A S S Y LN LIBERTY LNGREENFIELDAVESHADYELM RDPOTOMAK TRL DROVERLN SALEM CHURCH RDCEDARCREEK GRW HITERDMARLBORORD TOWNRUN LNBELLEVIEW LNCHAPELLN MCDONALDRDC E D A R C R E E K G R CHIMNEY CIRCONNERLN SAINT ANDREWS CT GRIMRDW IS E M ILL LNPITCOCK LNSTUARTDR FAMILYDRMANORDRMILLERRD M ID D L ERDDUSTY LNP AS S AGERDBROOKNEIL DRRIDINGSMILL RDHITES RDWARDENSVILLE GRAPPLE VALLEY RD CHAPELRDCROSSINGPATHS LNMARLBORORD ROBINSON DR FISHEL RD FROMANSRD MIDDLERDVAUCLUSE RDSINGHASS RDMI N E B A N K R D WHISSENSRIDGE RDKLINESMILL RD MOUNT WILLIAMS LN JONES RDCARTERSLN CLARK RD T U C K A H O E L NBACK MOUNTAIN RDCEDAR CREEK GRCEDAR CREEK GRSERENITY LN SPRINGDALE RDVINTAGE LNLAUREL GROVE RDPANGLETOWN TRLGOUGH RDLAUREL GROVE RD PERRY RDMIDDLE RDWOODCHUCK LNWARDENSVILLE GRBARLEY LN SHENANDOAHCOUNTYVIRGINIA 2020-2025 South FrederickAgricultural & Forestal District District Acreage: 6,921.68 Ac.I 0 0.85 1.70.4 25 MilesNote:Frederick County Dept of Planning & Development107 N Kent St. Suite 202, Winchester, VA 22601540 - 665 - 5651Map Created: March 8, 2021 61 A 4 6A27.26 Acr e Addition 6 7 Planning Commission Agenda Item Detail Meeting Date: April 21, 2021 Agenda Section: Information/Discussion Items Title: Master Development Plan #03-21 for Senseny Village - (Mr. Klein) Attachments: PC04-21-21MDP03-21.pdf 8 MASTER DEVELOPMENT PLAN #03-21 Senseny Village Staff Report for the Planning Commission Prepared: April 5, 2021 Staff Contact: M. Tyler Klein, AICP, Senior Planner This report is prepared by the Frederick County Planning and Development 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: 04/21/21 Pending Board of Supervisors: 05/12/21 Pending PROPOSAL: To develop 107 single-family detached (SFD) cluster units and 126 single-family attached (SFA – townhome) units on 73.79-acres +/- (or approximately 3 dwelling units/acre). LOCATION: The subject properties are located south of Senseny Road (Route 657) at the terminus (current) of Rossum Lane (Route 736) and generally west of Glenridge Drive (Route 865). MAGISTERIAL DISTRICT: Red Bud PROPERTY IDENTIFICATION NUMBERS (PIN): 65-A-49B & 65-A-55 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) Use: Residential South: RA (Rural Areas) Use: Vacant/Agricultural East: RP & RA Use: Residential/Vacant/Agricultural West: RP & RA Use: Residential/Vacant/Agricultural STAFF CONCLUSIONS FOR THE 04/21/21 PLANNING COMMISSION MEETING: The Master Development Plan for Senseny Village is in conformance with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers approved for Senseny Village (Rezoning #13-06). 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, staff is prepared to move forward and approve the MDP. 9 MDP #03-21, Senseny Village April 5, 2021 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The revised Maser Development Plan dated February 21, 2021 for the subject property appears to have a measurable impact on Routes 657 and 865 (Glenn Ridge Drive), the VDOT facilities which would provide access to the property. The revised MDP is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off-site roadway improvements and drainage. Prior to construction on the State’s right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Please see attached email dated March 9, 2021. Frederick County Fire Marshal: Approved Please see attached letter dated November 12, 2020. Frederick County Inspections: No comments at this time. Comments will be made at site plan submittal. Please see attached letter dated November 18, 2020. Frederick County Public Works: A comprehensive review shall be performed at time of subdivision plan submission. Please see attached letter dated December 2, 2020. Frederick Water: The February 12, 2021 version is approved with no comments. Please see attached letter dated March 16, 2021. Frederick County Park & Recreation: Plan appears to meet Parks and Recreation requirements. Please see attached letter November 20, 2020. Frederick County Public Schools: Frederick County Public Schools has reviewed the Senseny Village Master Development Plan submitted to us on November 4, 2020. We offer the following comments. 1. It is noted that some streets will be private. As our buses don’t travel down private lanes, students who live on these streets will need to walk to a public street to meet the bus at a location to be designated by our Transportation Department. 10 MDP #03-21, Senseny Village April 5, 2021 Page 3 2. Bus turnarounds will be needed at every phase of development and where Lehigh Drive terminates in private streets. Please see attached letter dated November 18, 2020. Winchester Regional Airport; No comments. Please see attached letter dated November 13, 2020. Planning & Zoning: A) Master Development Plan Requirement A Master Development Plan is required prior to the development of this property. Before an MDP can be approved, it must be reviewed by all relevant review agencies and presented to the Planning Commission, Board of Supervisors for information. Approval may only be granted if the MDP conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of a 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 properties subject to the MDP were part of Rezoning (REZ) application #13-06, approved on November 8, 2006 with proffers. The approved proffer statement allows up to 285 dwelling units (excluding garden apartment units which are prohibited). The MDP conforms generally with the approved proffer statement and Generalized Development Plan (GDP) approved with the rezoning. 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. The Area Plans contained in Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use Compatibility: The parcels comprising this MDP, Senseny Village, 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 residential development will occur. In addition, the Senseny Village property is located within the Senseny/Eastern Frederick Urban Area Plan and planned for residential uses. The 11 MDP #03-21, Senseny Village April 5, 2021 Page 4 current RP (Residential Performance) District zoning or the properties confirms with the 2035 Comprehensive Plan. Site Access and Transportation: Access to the site, as shown on Sheet 5 of the MDP, will be provided from Senseny Road (Route 657) via Rossum Lane (Route 736) and from Royce Drive (future public road) from Glenridge Drive (Route 865) through the Glenmont Village subdivision. The MDP notes improvements to Senseny Road at Rossum Lane intersection and a traffic calming element (the designer proposes a traffic calming “choker,” ultimately to be approved by VDOT at time of subdivision design plan) where Rossum Lane enters the Senseny Village development and along Royce Drive where the proposed new public road approaches the Glenmont Village community. Internal public and private streets with sidewalks provide circulation throughout the project. The southeast corner of the project (PIN #65-A-49B) is proffered as “Future Route 37 Bypass right-of-way dedication.” The approved proffer statement (REZ #13-06) dedicates right-of-way in conformance with the October 1992 Frederick County Route 37 Functional Alignment – Alternative C. Future Route 37 alignment, as presently proposed by VDOT (2016), is also depicted for reference. Should this future alignment come to fruition, it may have a significant impact on the proposed townhome units in this section of Senseny Village. Zoning Ordinance: The site is in conformance with the applicable Zoning Ordinance standards for the RP (Residential Performance) Zoning District. The MDP also addresses the required buffers/screening, landscaping elements, recreation unit amenities, open space, and pedestrian accommodations required by Code. A Subdivision Design Plan (SDP) will need to be submitted to, reviewed by, and approved by Frederick County prior to construction. STAFF CONCLUSIONS FOR THE 04/21/21 PLANNING COMMISSION MEETING: The Master Development Plan for Senseny Village is in conformance with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers approved for Senseny Village (Rezoning #13-06). 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, staff is prepared to move forward and approve the MDP. 12 SENSENYVILLAGESubdivision APPLERIDGESubdivision 65 A 49B 65 A 55 311WOODRISE LN 291WOOD RISE LN 275WOODRISE LN 243WOOD RISE LN 243WOODRISE LN 212WOODRISE LN 325WOODRISE LN 286WOOD RISE LN 286WOODRISE LN 250WOODRISE LN 250WOODRISE LN 325BROAD AVE 310BROAD AVE 246GLENRIDGE DR 249GLENRIDGE DR 320BROAD AVE 299BROAD AVE 305BROAD AVE 247GLENRIDGE DR 290BROADAVE 300BROAD AVE 291BROAD AVE 240GLENRIDGE DR 243GLENRIDGE DR 241GLENRIDGE DR 166TICKHILL LN103UMPIRE LN 263BROADAVE273BROAD AVE 234GLENRIDGE DR 236GLENRIDGE DR 235GLENRIDGE DR 102UMPIRE LN 257BROADAVE 253BROAD AVE 225BROADAVE 230GLENRIDGE DR 233GLENRIDGE DR 241BROADAVE243BROAD AVE 229GLENRIDGE DR 230BROADAVE 235BROAD AVE 233BROADAVE 224GLENRIDGE DR226GLENRIDGE DR 225GLENRIDGE DR 113ASHLEY DR 210BROAD AVE 213BROAD AVE 256MASON ST 266MASON ST 274MASON ST 220GLENRIDGE DR 223GLENRIDGE DR 103ASHLEYCIR 109ASHLEY DR111ASHLEY DR 200BROADAVE 236MASON ST 261MASON ST 269MASON ST 114TWINBROOKCIR 218GLENRIDGE DR 217GLENRIDGE DR219GLENRIDGE DR 106ASHLEY DR 105ASHLEY DR 192MASON ST 183BROAD AVE 170ROSSUM LN 106OAKMONT CIR 110OAKMONT CIR 112OAKMONTCIR 130EDGEWOOD DR 110TWINBROOKCIR 111TWINBROOKCIR 214GLENRIDGE DR 215GLENRIDGE DR 105ASHLEY CIR 108ASHLEYCIR 108ASHLEY DR 103ASHLEY DR 178BROAD AVE 162ROSSUM LN 169ROSSUM LN 163ROSSUM LN 109OAKMONTCIR 107TWINBROOKCIR 207GLENRIDGE DR 209GLENRIDGE DR 104ASHLEYCIR 100ASHLEYCIR 2713SENSENY RD 173MASON ST171MASON ST 166BROADAVE 162BROAD AVE 155BROAD AVE163BROAD AVE 146ROSSUM LN 154ROSSUM LN 143ROSSUM LN 112EDGEWOOD DR 120EDGEWOOD DR 125EDGEWOOD DR 103TWINBROOK CIR 2677SENSENY RD 2691SENSENY RD 161ANDERSON ST 146BROAD AVE 147BROAD AVE 2464SENSENY RD138ROSSUM LN 127ROSSUM LN 113EDGEWOOD DR 119EDGEWOOD DR 100TWINBROOKCIR 104DELL CT 106DELL CT 108DELL CT 2659SENSENY RD 147ANDERSON ST 133BROAD AVE 101EDGEWOOD DR 103EDGEWOOD DR 102DELL CT 222CANYON RD125ANDERSON ST 130BROAD AVE 2426SENSENY RD 2444SENSENY RD 103MORNINGGLORY DR 103SENSENYGLEN DR 106SENSENYGLEN DR 107DELL CT 210CANYON RD 216CANYON RD 218CANYON RD ASH LEYCIRANDERSON STSENSENYGLEN DRDELLCT TWINBROOK CIRASHLEYDRROSSUMLNOAKMONTCIR MASON ST BROAD AVEEDGEWOOD DR SENSENY RD WOOD RISE LN GLENRIDGE DR Application Parcels Sewer and Water Service A rea Future Rt 37 Bypass RP (Residential Per form ance District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: March 30, 2021GLENRIDGE DRWOOD RISE LN SUNSHINE DR BROAD AVECANYON RDEDGEWOOD DR TICK HILL LNSENSENY RD 0 575 1,150287.5 Feet M D P # 0 3 - 2 1 : S e n s e n y V i l l a g ePINs: 6 5 - A - 4 9 B , 6 5 - A - 5 5107 S i n g l e -F a m il y D e t a c h e d U n i t s a n d 1 2 6 T o w n h o u s e U n i tsZoning M a p MDP #03-21 MD P #03-21 13 SENSENYVILLAGESubdivision APPLERIDGESubdivision 65 A 49B 65 A 55 311WOODRISE LN 291WOOD RISE LN 275WOODRISE LN 243WOOD RISE LN 243WOODRISE LN 212WOODRISE LN 325WOODRISE LN 286WOOD RISE LN 286WOODRISE LN 250WOODRISE LN 250WOODRISE LN 325BROAD AVE 310BROAD AVE 246GLENRIDGE DR 249GLENRIDGE DR 320BROAD AVE 299BROAD AVE 305BROAD AVE 247GLENRIDGE DR 290BROADAVE 300BROAD AVE 291BROAD AVE 240GLENRIDGE DR 243GLENRIDGE DR 241GLENRIDGE DR 166TICKHILL LN103UMPIRE LN 263BROADAVE273BROAD AVE 234GLENRIDGE DR 236GLENRIDGE DR 235GLENRIDGE DR 102UMPIRE LN 257BROADAVE 253BROAD AVE 225BROADAVE 230GLENRIDGE DR 233GLENRIDGE DR 241BROADAVE243BROAD AVE 229GLENRIDGE DR 230BROADAVE 235BROAD AVE 233BROADAVE 224GLENRIDGE DR226GLENRIDGE DR 225GLENRIDGE DR 113ASHLEY DR 210BROAD AVE 213BROAD AVE 256MASON ST 266MASON ST 274MASON ST 220GLENRIDGE DR 223GLENRIDGE DR 103ASHLEYCIR 109ASHLEY DR111ASHLEY DR 200BROADAVE 236MASON ST 261MASON ST 269MASON ST 114TWINBROOKCIR 218GLENRIDGE DR 217GLENRIDGE DR219GLENRIDGE DR 106ASHLEY DR 105ASHLEY DR 192MASON ST 183BROAD AVE 170ROSSUM LN 106OAKMONT CIR 110OAKMONT CIR 112OAKMONTCIR 130EDGEWOOD DR 110TWINBROOKCIR 111TWINBROOKCIR 214GLENRIDGE DR 215GLENRIDGE DR 105ASHLEY CIR 108ASHLEYCIR 108ASHLEY DR 103ASHLEY DR 178BROAD AVE 162ROSSUM LN 169ROSSUM LN 163ROSSUM LN 109OAKMONTCIR 107TWINBROOKCIR 207GLENRIDGE DR 209GLENRIDGE DR 104ASHLEYCIR 100ASHLEYCIR 2713SENSENY RD 173MASON ST171MASON ST 166BROADAVE 162BROAD AVE 155BROAD AVE163BROAD AVE 146ROSSUM LN 154ROSSUM LN 143ROSSUM LN 112EDGEWOOD DR 120EDGEWOOD DR 125EDGEWOOD DR 103TWINBROOK CIR 2677SENSENY RD 2691SENSENY RD 161ANDERSON ST 146BROAD AVE 147BROAD AVE 2464SENSENY RD138ROSSUM LN 127ROSSUM LN 113EDGEWOOD DR 119EDGEWOOD DR 100TWINBROOKCIR 104DELL CT 106DELL CT 108DELL CT 2659SENSENY RD 147ANDERSON ST 133BROAD AVE 101EDGEWOOD DR 103EDGEWOOD DR 102DELL CT 222CANYON RD125ANDERSON ST 130BROAD AVE 2426SENSENY RD 2444SENSENY RD 103MORNINGGLORY DR 103SENSENYGLEN DR 106SENSENYGLEN DR 107DELL CT 210CANYON RD 216CANYON RD 218CANYON RD ASH LEYCIRANDERSON STSENSENYGLEN DRDELLCT TWINBROOK CIRASHLEYDRROSSUMLNOAKMONTCIR MASON ST BROAD AVEEDGEWOOD DR SENSENY RD WOOD RISE LN GLENRIDGE DR Application 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: March 30, 2021GLENRIDGE DRWOOD RISE LN SUNSHINE DR BROAD AVECANYON RDEDGEWOOD DR TICK HILL LNSENSENY RD 0 575 1,150287.5 Feet M D P # 0 3 - 2 1 : S e n s e n y V i l l a g ePINs: 6 5 - A - 4 9 B , 6 5 - A - 5 5107 S i n g l e -F a m il y D e t a c h e d U n i t s a n d 1 2 6 T o w n h o u s e U n i tsLocation M a p MDP #03-21 MD P #03-21 14 15 16 17 18 19 20 01COVER 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'OWNERU.S. HOME CORPORATION14280 PARK MEADOW DR.CHANTILLY, VA 20151703-449-6546DEVELOPERLENNAR14280 PARK MEADOW DRIVECHANTILLY, VA 20151703-449-6546Power: Rappahannock Electric Coop137 Kelly CourtFront Royal, VA 226301-800-552-3904SENSENY VILLAGERED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VAJULY 31, 2020RK/KS06-18083924LPlan RevisionsDateComment11/4/2020 Addressed VDOT Comments11/24/2020Addressed FC Planning Comments02/12/2021 Addressed FW and VDOT Comments151 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, WVSENSENY VILLAGEMASTER DEVELOPMENT PLANRED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VAAPPROVED BY THE COUNTY ADMINISTRATORAPPROVALSDATETHESE PLANS ARE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANYDEVIATION OR CHANGE IN THESE PLANS SHALL BE APPROVED BY THE ZONING ADMINISTRATORPRIOR TO CONSTRUCTION.Sheet List TableSheet Number Sheet TitleRev. No Rev. DateCover SheetGeneral NotesOverview & Adjoining Property OwnersOverall Site Boundary Survey & Environmental FeaturesOverall Land Use Plan RP - Phase I & IIProffer StatementProffer Public Improvements ExhibitDetailsMASTER DEVELOPMENT PLANRev. No. DateAPPROVED BY THE DIRECTOR OF PLANNING AND DEVELOPMENTDATE2. Aerial, horizontal, and vertical control surveys wereDated:3. Aerial topographic mapping performed by:1. Boundary survey was performed by:performed by:(Year)Dated:GREENWAY ENGINEERING 01-05-05 / Updated 06-18-20202005GREENWAY ENGINEERINGVIRGINIA MAPPING INC.2005SURVEY AND TOPOGRAPHIC INFORMATIONis with the free consent and in accordance with the desires of the undersignedowners, properties and trustees if any.OWNERS CERTIFICATEDATEThe foregoing Subdivision of the land of MARK ANGELUSUS HOME CORPORATION21 USECODE* TRIP RATETRIP GENERATION DATAFIRE MARSHAL'S NOTEDWELLING UNITSGENERAL NOTES VDOT GENERAL NOTESPROJECT INFORMATIONVPD* TAKEN FROM ITE TRIP GENERATION 9TH EDITIONLEGEND02GENERAL NOTESSENSENY VILLAGERED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VAJULY 31, 2020RK/KS3924L06-1808Fire 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 PROJECT INFORMATIONWATER AND SANITARY SEWER USAGEPHASE 1: WATER DEMAND 39,690 GPD SANITARY SEWER DISCHARGE 39,690 GPDPHASE 2: WATER DEMAND 23,220 GPD SANITARY SEWER DISCHARGE 23,220 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 demand151 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, WVSP NUMBER: #XX-XXMASTER DEVELOPMENT PLANRev. No. DatePROPOSED 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 CONTOUR330400*SENSENY VILLAGE, REZONING #04-05 APPROVED SEPTEMBER 15, 2005*SENSENY VILLAGE, REZONING #13-06 REVISED 2006*SENSENY VILLAGE, ZONING CERTIFICATION FOR SENSENY VILLAGE GDP 12-03-2019REQUIRED LANDSCAPING NOTE:LANDSCAPING REQUIREMENTS SHALL BE PROVIDED IN CONFORMANCE WITH EITHER OR ACOMBINATION OF THE FOLLOWING OPTIONS:STREET TREE LANDSCAPING AND/OR ORNAMENTAL LANDSCAPING WHICH SHALL COMPLY WITH THEREQUIREMENTS OF SECTION 165-203.01 OF THE FREDERICK COUNTY ZONING ORDINANCE.NOTE: ROADS WITH VDOT PUBLIC RIGHT OF WAY TO BE BUILD FOR ACCEPTANCE INTO VDOTSECONDARY SYSTEMS OF HIGHWAYSPARCEL IDENTTIFICATION:TM 65-((A))-49B & TM 65-((A))-55PROJECT NAME:SENSENY VILLAGEOVERALL TOTAL PROJECT AREA:73.79 ACCURRENT ZONING:RPCURRENT USE:VACANT (UNIMPROVED)PROPOSED USE:SINGLE-FAMILY DETACHED CLUSTER & TOWNHOMESOPEN SPACE TABULATIONREQUIRED OPEN SPACE 30%22.137 ACENVIRONMENTAL FEATURES ALLOWEDWITHIN REQUIRED OPEN SPACE (50% MAX.)11.0685 ACOPEN SPACE WITHIN STEEPSLOPES1.45 ACPROPOSED MINIMUM OPEN SPACE22.137 ACOVERALL PROJECT GROSS DENSITYTOTAL PROJECT AREA UNIT TOTAL OVERALL PROJECT OVERALL DEVELOPMENT UNIT TOTALS(ACRES) GROSS DENSITY PER ACRE 107 Single Family Detached Cluster73.79 233 3.158126 Single Family Attached (Townhouses)MIN. REQUIREMENT FOR RP (SF DETACHED CLUSTER DWELLING):FRONT:25 FEETSIDE:8FEETREAR:20 FEETLOT WIDTH @ R/W:30 FEETLOT WIDTH @ SETBACK:60 FEETMINIMUM LOT AREA:8,000SF.MIN. REQUIREMENT FOR RP (SF ATTACHED TOWNHOUSE DWELLING)FRONT: FROM RIGHT OF WAYWith garage: 25, W/o garage: 15FEETFRONT: FROM OFF-STREET PARKING LOT15 FEETSIDE: FROM PERIMETER BOUNDARY10 FEETREAR: FROM PERIMETER BOUNDARY20FEETLOT AREA:1,500SF.PROJECT NOTESNOTE: PUBLIC WATER & SEWER SERVICE IS BEING PROVIDED AND IS AVAILABLE FROM FREDERICK WATER.PROFFERED ALLOWANCE285210230SINGLE FAMILY DETACHEDTOWNHOUSES1071269.525.811,018.64732.061750.701. Greenway Engineering, Inc. (GE) issued this plan set based on project criteria dictated by the client and municipal codes. This plan set isnot considered complete or appropriate for construction until ALL necessary agencies have given approval AND this plan set is signedand sealed by a licensed professional. Any work, planning, scheduling, material purchases and/or construction prior to approvals andlicensed/professional sealing will be performed at the risk of the personnel authorizing work. GE shall be held harmless from and costs,time delay and/or material changes incurred on work started before this plan set receives approvals and seals.2. Methods and materials used in the construction of the improvements herein shall conform to current County Construction Standards andSpecifications 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 with work shown on these plans. The Engineer is notresponsible for the contractor's schedules or failure to carry out the work. The Engineer is not responsible for acts of omissions of thecontractor, subcontractor, or their agents 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 service to insure constructioncompliance with these plans and specifications. It is Greenway Engineering's recommendation that a third party inspection/testingservice be employed to ensure that project is completed and 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 the contractors responsibility to verify theexact horizontal and vertical location of all existing utilities as needed prior to construction. The contractor shall be responsible for thedigging of all test holes that may be required, whether recommended or not by these plans, to determine the exact location and elevationof existing utilities. If any conflicts arising from this existing utility verification or if during the course of construction, any object of anunusual nature is encountered, the contractor shall cease work in that area and immediately notify Greenway Engineering at (540)662-4185 and/or the proper authority. Greenway Engineering or any engineer associated with these plans shall not be responsible orliable for any construction cost that may be associated with the installation or reinstallation any utility or other improvements if notnotified of any discrepancies between 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 legal responsibility which may berequired by the code of Virginia or any other ordinance enacted by the County nor does it guarantee the issuance of any required permitby 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 times during construction. Arepresentative 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 Land Disturber shall obtain a LandDisturbance Permit from the County Engineer's office. The Contractor, Developer or his agent shall be responsible for obtaining a VirginiaStormwater Management Program (VSMP) Permit and shall be responsible for the registration of the construction site as required by law.They shall also be responsible for obtaining and maintaining on site a Stormwater Pollution Prevention Plan (SWPPP). The approval ofthese plans in no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment ControlHandbook.9. The Developer or his agent shall be responsible for obtaining any required permits from the Virginia Department of Environmental Quality(DEQ) or the United States Army Corp of Engineers for any plan wetland disturbance as shown on these plans. They shall also beresponsible the identification and delineation of any wetlands 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 to entering public streets, and it isthe contractors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that public streets aremaintained in a clean, mud and dust free condition at all times.11. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick Countyprior 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 result of his construction projectwithin 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 on Uniform Traffic ControlDevices (MUTCD).14. The exact location of all guard rails and paved ditches will be determined by VDOT personnel. "A joint inspection will be held with theDeveloper, County Representatives, and Representatives of the Virginia Department of Transportation (VDOT) to determine if andwhere guard rail and/or paved ditches will be needed. The developer will be responsible for providing guardrail and paved ditches asdetermined by this joint inspection." 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 placing embankment.16. All pavement sections shown on these approved plans are based on a minimum CBR value of 6 and are for preliminary design only. Finalpavement design shall be based upon actual field tested CBR values. The Contractor or Developer shall be responsible for field testsper VDOT standards to obtain actual CBR values for final design. Final pavement designs will be approved by VDOT and/or theOwner/Developer, which ever applicable, prior to installation.17. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall be minimum 6" diameter andconform to VDOT standard SB-1.18. When grading is proposed within easements of utilities, letters of permission from all involved companies must be provided to the CountyPublic Works Department prior to issuance of grading and/or site development permits.19. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary sewer lines. Information shouldalso be obtained from the appropriate authority concerning permits, cut sheets, and connections to existing lines.20. The Developer and/or Contractor shall be responsible to supply all utility companies with copies of the approved plans and advise themthat all grading shall conform to the approved plans, and further that the utility companies shall be responsible for horning these plansand the finished grades in the installation of their 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 or blasting at least two (2)working days, but not more than ten (10) working days, prior to commencement of excavation 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 bedone prior to construction.24. All parking lot/street light and dry utility design shall be performed and provided separately by others. All dry utility and or lightinginformation shown hereon is as specified by others and is included for informational purposes only, as directed by the Owner, Developerand/or public agency requirements. Greenway Engineering has not performed the lighting and/or dry utility design and does not warrantand is not responsible for the degree 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 current standards and specifications ofthe Frederick County Sanitation Authority.26. All stormwater piping and structures shown on these plans are only accurate to the inlet or manhole locations as shown hereon. Detaildesign of stormwater structures were not provided to Greenway Engineering. Actual pipe alignments will be based upon developedstructural shop drawings as provided by the manufacturer. Contractor shall make adjustments to pipe alignments base on provided shopdrawings. Greenway Engineering will 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's expense. Shop drawings will bereviewed for compliance with design plans. The Owner or Developer will be responsible for any redesign as a result of structural shopdrawing design.27. Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standard proctor AASHTO-T99,ASTM-D698, or VTM-1 as applicable. Density shall be certified by a registered professional engineer and results submitted to FrederickCounty prior to pavement construction. If a geotechnical 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 one litter receptacle shall beprovided at the construction site.31. These plans identify the location of all known gravesites. Gravesites shown on this plan will be protected in accordance with state law. Inthe event gravesites are discovered during construction, the owner and engineer must be notified immediately.32. Individual sign permits will be required from the Zoning Office for all free standing and/or facade signs prior to erecting the sign and mayrequire a separate building permit..V1. All work on this project shall conform to the current editions of and latest revisions to the Virginia Department of Transportation(VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and Sediment Control Regulations, and any otherapplicable state, federal or local regulations. In case of a discrepancy or conflict between the Standards or Specifications andRegulations, 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 accordance with thecurrent edition of VDOT’s Work Area Protection Manual. A transportation management plan needs to be submitted for approvaland 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, junctionboxes, controllers, etc., owned by VDOT or private / public utility companies. It is the sole responsibility of the developer tolocate and identify utility facilities or items that may be in conflict with the proposed construction activity. VDOT approval ofthese plans does not indemnify the developer from this responsibility.V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemednecessary by VDOT. Any additional expense incurred as a result of any field revision shall be the responsibility of the developer.V6. If required by the local VDOT Land Development Office, a pre-construction conference shall be arranged and held by theengineer and/or developer with the attendance of the contractor (s), various County agencies, utility companies and VDOT priorto initiation of work.V7. The contractor shall notify the local VDOT Land Development Office when work is to begin or cease for any undeterminedlength of time. VDOT requires and shall receive 48 hours advance notice prior to any required or requested inspection.V8. The contractor shall notify the Traffic Operations Center at (540) 332-9500 for any traffic control plan that impacts a VDOTmaintained 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) in accordance withSection 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by thisproject shall be maintained through construction.V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction.V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inches coverand 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 in that vicinityuntil 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 is representative ofthe location. When soil samples are submitted to private laboratories for testing, the samples shall be clearly identified andlabeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicableVDOT standards and procedures.V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in accordance withthe lift thicknesses, density and moisture requirements as specified in the current VDOT Road and Bridge Specifications.Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise.V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as specified by VDOT.V16. A post installation visual/video camera inspection shall be conducted by the Contractor on all pipes identified on the plans asstorm sewer pipe and a select number of pipe culverts. For pipe culverts, a minimum of one pipe installation for each size ofeach material type will be inspected or ten percent of the total amount for each size and material type summarized. All pipeinstallations on the plans not identified as storm sewer pipe shall be considered as culvert pipe for inspection purposes.Additional testing may be required as directed by the Area Land Use Engineer or their representative.V17. The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VDOT minimum designstandards 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 to the localVDOT 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 will bedetermined using the density control strip in accordance with Section 304 of the VDOT Road and Bridge Specifications andVTM-10. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOTdaily, unless specified otherwise. In addition to checking stone depths, a VDOT representative shall be notified and given theopportunity to be present during the construction and testing of the density control strip.V21. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications.Density shall be determined using the density control strip as specified in Section 315 and VTM-76. A certified compactiontechnician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specifie otherwise.A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of thecontrol strip.V22. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be explored belowthe bottom of the excavation to determine the type and condition of the foundation. The contractor shall report findings offoundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOTRoad and Bridge Standard PB-1. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation designand/or need for foundation stabilization shall be determined by the engineer and approved by VDOT.V23. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT’sinstallation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete.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 of borehole logsand report findings of foundation exploration to the engineer and VDOT for approval prior to constructing box. Foundationdesigns shall comply with VDOT Road and Bridge Standard PB-1. Contrary to the Standard, where rock is encountered andcast-in-place box is proposed, the thickness of bedding shall be six (6) inches. Where soft, yielding, or otherwise unsuitablefoundation is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineerand approved by VDOT.Per Frederick County Zoning Code 165-402.09Per Frederick County Zoning Code 165-402.09OVERALL PROJECT TABULATIONDevelopmentPROPOSED TOTAL LOTSPRIVATEOPEN PUBLIC R/W DENSITYStandard USE (#) AREA. (AC.) AREA(AC.) RD. R/W (AC.) SPACE (AC.) AREA (AC.) DU/AC.PHASE IRPSF-Detached/Townhouses 58.01 29.038 0.688 21.163 7.1207 2.534PHASE IIRP TownhousesLOTS NOT BUILT WITHIN A CERTAIN PHASE THAT YEAR WILL BE CARRIED OVER TO THE NEXT PHASE THE FOLLOWING YEARLOTS PROPOSED147ACCUMULATE TOTALFREDERICK WATER CONSTRUCTION NOTES1. 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 of construction.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’s inspector.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 Frederick Water’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 the backflow 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 2019N/A8623315.785.4503.15873.792.4154.44433.4823.1030.00009.02230.185 7.1207RECREATIONAL UNIT TABULATION:1 RECREATIONAL UNIT PER 30 TOWNHOUSE UNITS (PER FREDERICK COUNTY ZONING ORDINANCE 165-402.08)PHASE 1: 4030 = 1.33 REQUIRED 2 RECREATIONAL UNITS PROVIDEDPHASE 2: 8630 = 2.87 REQUIRED 3 RECREATIONAL UNITS PROVIDEDRECREATIONAL FACILITY FOR FOR PHASES I AND II SHALL BE EQUIVALENT TO OR EXCEED THE VALUE OF 4RECREATIONAL UNITS. THE LOCATION AND TYPE OF THE RECREATION FACILITIES SHALL BE APPROVED BYFREDERICK COUNTY DEPARTMENT OF PARKS & RECREATION.22 NNMMLLKKJJIIHHGGFFEEADDCCOOBCDEFGHIJKLMNOPQRSTUVWXYZAABB65-A-190WILMER R. &DONNA N. DAVISDB 757/923ZONED: RAUSE: AGRI65-A-186BRONALD F. &MELANIE J.WERDEBAUGHINSTR# 000006836ZONED: RAUSE: SFAM65-A-186JGLORIA C.CORBINDB 818/1831ZONED: RAUSE: SFAM65-A-72EFGINVESTMENTS,LLCDB 955/724ZONED: RAUSE: AGRIAREACOMMONAREACOMMONAREATHREETWOFOURAREACOMMONCOMMONAREASEVENSIXAREACOMMONFIVECOMMON AREACOMMONTRAFFIC CHOKERTRAFFIC CHOKERPHASE IPHASE IIPHASE IIPHASE IPHASE IPHASEPHASE IIITRAFFIC CHOKERGLENR I D G E D R R t . 8 6 5 TWINBROOK CIR. Rt. 867ROSSUM LN.SENSENY RD. Rt. 736Rt. 657TYE CT.PRIVATEPRIVATETHORNT ON DR. LEHI G H D R.LEHIGH DR.THORNTON DR.THORNTON DR.RIVANNA CT.PRIVATE STREETRIVANNA CT.PRIVATE STREETRIVANNA CT.PRIVATE STREETMEN A S H A CT. ROS S U M L N.ROYCE DR.LEHIGH DR.LEHIGH DR.LEHIGH D R .65-A-A9BRP ZONE49.7 +/- ACRES65-A-55RP ZONE24.09 +/- ACRESPPRTE. 37 R/W DEDICATION(2012 ALIGNMENT)PER PROFFER #C5RTE. 37 (2016 ALIGNMENT)PER GISIF DESIRED BY VDOTIF DESIRED BY VDOTIF DESIRED BY VDOTSTREETSTREETTYE CT.PRIVATE STREETRIVANNA CT.ONESEE ROW NARRATIVEADJACENT PROPERTY OWNERS INFORMATIONP.I.NOwnerDeed Book and Page orInstrument number Zone UseA65B-7-10Randy L. Ruble020016145RPResidenceB 65D-1-1Megan E. Baird150000046RP ResidenceC65D-2-4Jeffrey Feltner III200006768RPResidenceD65D-2-5123 Rentals LLC190007398RPResidenceE 65D-2-6 123 Rentals LLC190007398RP ResidenceF65D-2-7 Brad A. Braithwaite130005244RPResidenceG65D-2-8Mickey W. & Lisa A. Taylor170004164RPResidenceH 65D-2-9Jennings Investments LLC090000867RP ResidenceI65D-2-10AGlenmont Village Association614/802RPGreen SpaceK65D-3-4-53Jordan K. Wampler & Makayla A. PorterRPResidenceL65D-3-4-54RG McDonald Properties, LC000005484RPResidenceM 65D-3-4-59AGlenmont Village Association614/802RPGreen SpaceN65D-4-5-71Christopher W. Holthaus & Gabriela Martinez190003550RPResidenceO65D-5-6-76Richard & Dawn McKee RPResidenceP 65D-5-6-77 Aflatoon Kawsar170010200RP ResidenceQ65D-5-6-78 Dana R. & Theresa L. Stuit180007902RPResidenceR65D-5-6-79Michael & Ashley Stoupa110003846RPResidenceS 65D-5-6-80Tiffany Keith OliverRP ResidenceT65D-5-6-81Roger Jerry & Patricia J. Frase Trustee180010403RPResidenceU 65D-5-6-82Gwendolyn Splittstoesser160003130RPResidenceV 65D-5-6-83 Donald E Nesselrodt722/716RP ResidenceW65D-5-6-84Recordo T. & Crystal D. Ford060017049RPResidenceX 65D-5-6-85Kim V & Carolyn S Ross724/18RPResidenceY65D-5-6-86Sarah M Elliston & Patrick R Casey140010255RPResidenceZ65D-5-6-87Angela J. & Eric F. Fox130013263RPResidenceAA 65D-5-6-88 Daniel & Monica O'Hara030011096RPResidenceBB65D-5-6-89Gary Linden Adams & Juanita Spielman725/724RPResidenceCC65-A-50Maurice M. & Sherry L. Atkins582/756RPResidenceDD 65-A-54Randy L. & Mary F. Ruble030000577RPResidenceEE65-A-57Joshua A. Kaplan080003727RPResidenceFF65-A-56Basil Cline Estate105/636RPResidenceGG 65-A-60 Daniel P. & Jenifer Lafond040012117RP ResidenceHH65-A-62 Donald L. & Delores V. Roles878/1398RPResidenceII65-A-63Pat O. & Pamela H. Feltner080006063RPResidenceJJ 65-A-70Paul R. & Patricia E. Puffinburger404/335RP ResidenceKK65-A-66Vicky L. & Richard A. Feathers957/979RPResidenceLL65-A-65Donald R. Speakman120005105RPResidenceMM 65-A-71Cathy M. Malick, Et Al120009980RP ResidenceNN65-A-68A Lewis F. Franklin JR.682/791RPResidenceOO 65-B-6-38Maurice M. & Sherry L. Atkins582/756RPResidence65-A-72EFG Investments, LLC955/724RAUnimproved65-A-186BRonald F & Melanie J Werdebaugh000006836RAResidence65-A-186J Matthew Dane & Sarah Ann Wence150011940RAResidence65-A-190Wilmer R & Donna N Davis060024340RAUnimprovedTRAFFIC CALMING NARRATIVETHE DEVELOPER WILL CONSTRUCT ROSSUM LANE, LEHIGH DRIVE AND ROYCEDRIVE WITH TRAFFIC CHOKERS IN THE GENERAL LOCATION SHOWN ON THISPLAN IF APPROVED BY VDOT. THE FINAL LOCATION OF THE TRAFFIC CHOKERSWILL BE ON THE SUBDIVISION DESIGN PLANS FOR SENSENY VILLAGETREE SAVE CLEARING LIMITSTHE DEVELOPER WILL PROVIDE FOR THE PRESERVATION AND PROTECTION INACCORDANCE WITH SECTION 3.38 OF THE VIRGINIA EROSION AND SEDIMENTCONTROL HANDBOOK, 3RD EDITION. THE LIMITS OF THE CLEARING WILL BEDELINEATED IN ACCORDANCE WITH THE DIAGRAM SHOWN IN THIS PLAN ASPLATE 3-38.1 PRIOR TO DISTURBANCE ACTIVITIES WITHIN THE DEFINED AREAS.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, WVSP NUMBER: #XX-XXMASTER DEVELOPMENT PLAN03OVERVIEW & ADJOINING PROPERTY OWNERS1" = 200'SENSENY VILLAGERED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VAJULY 31, 2020RK/KS06-18083924L110005086050025674180001678J 65D-1-3-37AGlenmont Village Association583/137RPGreen SpaceRev. No. DatePP65A-7-7-8AFrederick County Sanitation Authority493/123UtilityRIGHT-OF-WAY (ROW) NARRATIVETHE DEVELOPER IS NEGOTIATING WITH THE OFFSITE LANDOWNER (65-A-50)FOR THE ACQUISITION OF ROW TO PROVIDE A CONCENTRIC ROW ASREQUESTED BY VDOT. IF THE ROW CAN NOT BE ACQUIRED THEN VDOT WILLBE NOTIFIED AND A NEW COURSE OF ACTION WILL BE DETERMINED.23 RIPARIAN BUFFERSRIPARIAN BUFFERSRTE. 37RESERVATION AREASTREAMSTREAMSTREAMEXISTING WETLAND "A"TO BE REMOVED (0.3 ACRES)EXISTING STEEPSLOPES TO REMAINEXISTING STEEPSLOPES TO REMAINEXISTING STEEPSLOPES TO BEDISTURBEDEXISTING STEEPSLOPES TO BEDISTURBEDEXISTING STEEPSLOPES TO REMAINEXISTING STEEPSLOPES TO REMAINEXISTINGSTEEPSLOPESTO BEDISTURBEDEXISTING STEEPSLOPES TO REMAINEXISTINGSTEEPSLOPESTO REMAINEXISTING STEEPSLOPES TO REMAINEXISTING STEEPSLOPES TO BEDISTURBEDEXISTINGSTEEPSLOPESTO REMAINEXISTING STEEPSLOPES TO REMAINRIPARIANBUFFERSSTREAMRIPARIAN BUFFERSTWINBROOK CIRCLE EDGEWOOD DRIVEROS S U M L A N ESENSENY ROADRTE 657GLENRI D G E D R I V E 2016 GIS ALIGNMENT AREAVDOT RTE. 372016 GISALIGNMENTAREA VDOTRTE. 37ROAD EFFICIENCY BUFFERSEE SHEET 5 ROAD EFFICIENCYBUFFER NOTE & SHEET 8 DETAILRTE. 37 R/W DEDICATIONPER PROFFER #C5STEEP SLOPESLEGENDWETLANDS & INTERMITTENT STREAMSDISTURBED STEEP SLOPESDISTURBEDWETLANDS & INTERMITTENT STREAMS04OVERALL SITE BOUNDARY SURVEY & ENVIRONMENTAL FEATURES1" = 200'SENSENY VILLAGERED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VAJULY 31, 2020RK/KS06-18083924L151 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, WVSP NUMBER: #XX-XXMASTER DEVELOPMENT PLANTOTAL OVERALL ENVIRONMENTAL FEATURES TABULATIONEXISTING ACREAGE TOTAL PROPOSED DISTURBED ACREAGE TOTAL PROPOSEDPHASE I PHASE II EXISTING DISTURBED PHASE I PHASE II DISTURBED REMARKSACREAGEPERMITTED ACREAGEFEATURESBY THE COUNTYFLOODPLAINS000SEE NOTES0 0 0.0WETLAND 0.30 0 0.30SEE NOTES0.30 0 0.30As Permitted By Army Corps of EngineersNATURAL STORM WATER00010%00 0DETENTION AREASTEEP SLOPE0.61 1.15 1.7625% or 0.44 AC0.1473 0.2902 0.4375Rev. No. DateSINKHOLE00000 0LAKES & PONDS00000 0NOTES:ARMY CORPS OF ENGINEERS, FEMA, AND VDEQ PERMITS ARE REQUIRED FOR WETLANDS, STREAMS, FLOODPLAINS, AND/OR POND DISTURBANCES.ANY DISTURBANCE TO EXISTING WETLANDS SHALL REQUIRE ALL NECESSARY PERMITS FROM THE ENVIRONMENTAL PROTECTION AGENCY, THECORP OF ENGINEERS, AND THE STATE WATER CONTROL BOARD.AREA IN0.060%0%0.01.4480.00.00.0OPEN SPACE (AC)Only Upon Issuance of Permit24 RIPARIAN BUFFERSSTREAMSTREAMSTREAMEXISTING WETLAND "A"TO BE REMOVED (0.3 ACRES)RIPARIANBUFFERSSTREAMRIPARIAN BUFFERSNNMMLLKKJJIIHHGGFFEEADDCCOOBCDEFGHIJKLMNOPQRSTVWXYZAABB65-A-190WILMER R. & DONNA N. DAVISINSTR# 060024340ZONED: RAUSE: AGRI65-A-186BRONALD F. & MELANIE J.WERDEBAUGHINSTR# 000006836ZONED: RAUSE: SINGLE FAMILY65-A-186JMATTHEW DANE & SARAH ANNWENCEINSTR# 150011940ZONED: RAUSE: SINGLE FAMILY65-A-72EFG INVESTMENTS, LLCDB 955/724ZONED: RAUSE: AGRIS S FM FM FM FM FM FMFMS SSSS S S SSFMFMFMFMS SSSFMWW W WWWWWWWWWWW W W WWWWWWWW W WSSSS50' BRL50' BRL50' BRL50' BRL50' BRL50' BRL50' BRLTOWN-TOWNHOUSESTOWNHOUSESSINGLE FAMILYSINGLESINGLE FAMILYSINGLE FAMILYPROPOSED SPANNED ARCHSINGLE FAMILYSINGLE FAMILYPHASE ITREE SAVECLEARING LIMITSTREE SAVECLEARINGLIMITSTREE SAVECLEARINGLIMITSTREE SAVECLEARING LIMITSTREE SAVECLEARING LIMITSTWINBROOK CIRCLE OAKMONT CIRCLEEDGEWOOD DRIVEROSS U M L A N ESENSENY ROADRTE 657GLENRIDGE DRIVE MASON STREETTRAFFICR/WR/WR/WR/WR/WR/W R/W PS50' NO DISTURB ESMT.PER PROFFER #B310' NO DISTURB ESMT.PER PROFFER #B310' NO DISTURB ESMT.PER PROFFER #B310' NODISTURB ESMT.PER PROFFER #B310' NODISTURB ESMT.PER PROFFER #B3CALMING AREAPER PROFFER #C4OPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACER/WTEMPORARYCUL-DE-SACINTERPARCEL CONNECTIONPER PROFFER #B1PROPERTY LINE FOR FUTURERIGHT OF WAY CONTINUED TO REC.REC.REC.PHASE IIREC.50'50'50'50'50'50' 50'50'LEHIGH DR.LEHIGHLEHIGH DR.ROYCE DR.THORNTON DR.THORNTON D R .LEHIGH DR.LEHIGH DR.MENASHA CT.RIVANNA CT.PRIVATE STREETPHASE IIPHASE I50' NODISTURBESMT. PERPROFFER#B3RTE. 37 R/WDEDICATION PERPROFFER #C52016 GISALIGNMENTAREA VDOTRTE. 372016 GISALIGNMENTAREA VDOTRTE. 37PHASE LINEPHASE LINEPHASE IPHASETREE SAVECLEARING LIMITSSWMPHASE I20' ESMT. DEDICATEDTO PARKS & REC.FOR FUTURE TRAILPUMP STATIONIIFAMILYSINGLEFAMILYSINGLEFAMILYSINGLEFAMILYSINGLEFAMILYSINGLEFAMILYSINGLEFAMILYSINGLEFAMILYSINGLEFAMILYTOWN-HOUSESTOWN-HOUSESTOWN-HOUSESOPEN SPACEHOUSESSINGLEFAMILYPRIVATE STREETRIVANNA CT.TOWN-HOUSESPRIVATE STREETRIVANNA CT.ROSSUMLN.PRIVATESTREETTYE CT.PRIVATESTREETTYE CT.DR.POTENTIAL TRAFFICCALMING AREAPER PROFFER #C4PROPOSED SPANNED ARCHPOTENTIAL TRAFFICCALMING AREAPER PROFFER #C3BURNING KNOLLS IPUMPING STATIONTO BE ABANDONEDGRAVITY TO SENSENYVILLAGE PS8468466281801222423806628589122406090170528 5282583696 963624025836192ROAD EFFICIENCY BUFFERSEE ROAD EFFICIENCYBUFFER NOTE & SHEET 8 DETAILCONNECT PROPOSEDWATER SYSTEM TOEX. MASON STREET6" WATERLINECONNECT PROPOSEDWATER SYSTEM TOEX. GLENRIDGE DRIVE8" WATERLINEDEVELOPER SHALLMAKE EVERY EFFORTTO OBTAIN ADDITIONALROW FOR THE ROSSUMLANE EXTENSION.SEE NOTE 3.R/W50'W W W FMFMFMFMFMFMREC.UPHASE ICONNECTION.SEE NOTE 1.PHASE IIPHASE IROSS U M L A N E T.M. 65-A-16ANDERSON FARM, LLCINST. No. 050017870T.M. 6 5 - A - 3 5 C ROB E R T F . & LIND A M . A N D E R S O N DB. 5 4 0 P G . 7 4 8 T.M. 6 5 - A - 3 5 A PAT R I C I A L . S H A N E DB. 8 6 7 P G . 1 1 8 4 T.M. 6 5 B - 4 - A - 1 5 HER B E R T S . M I C H A E L T.M . 6 5 B - 4 - A - 1 4 ROB E R T R . & TAM M Y K . K E N N E D Y DB. 8 5 3 P G . 7 7 0 T.M. 6 5 B - 4 - A - 1 3 RO B E R T R . & TAM M Y K . K E N N E D Y DB. 9 0 9 P G . 6 3 8 T.M. 6 5 B - 4 - A - 1 2 VIR G I N I A M . M C G E E C/O V I R G I N I A P E T E R S DB. 3 6 6 P G . 3 1 6 T.M. 6 5 B - 4 - A - 1 1 WA N D A G . G I L M E R INS T . N o . 0 2 0 0 0 0 2 2 8 T.M. 6 5 B - 4 - A - 1 0 WA N D A G . G I L M E R INS T . N o . 0 2 0 0 0 0 2 2 8 T.M. 6 5 B - 4 - A - 9 ADA M T . & KIM B E R L Y K . J E N S E N INS T . N o . 0 3 0 0 2 8 4 5 5 T.M. 6 5 B - 4 - A - 8 CHR I S T I N A N . F R I Z Z E L L INS T . N o . 0 4 0 0 2 4 4 9 7 T.M. 6 5 B - 4 - A - 7 ROB E R T D . J R . & B E S S I E E. S E E DB. 4 4 5 P G . 8 8 T.M. 6 5 B - 4 - A - 6 TER E S A J . B O W E R S DB. 7 4 6 P G . 2 3 6 T.M. 6 5 B - 4 - A - 5 SC O T T A . & JUL I E M . H E R R M A N N INS T . N o . 0 2 0 0 0 6 9 3 4 T.M. 6 5 B - 4 - A - 4 MAL C O L M R . & MA R Y H . M C D O N A L D INS T . N o . 0 3 0 0 1 0 5 6 7 T.M. 6 5 B - 4 - A - 3 DAV I D L E E A D A M S T.M . 6 5 B - 4 - A - 2 RO L A N D F . & H E A T H E R L. H I L L DB. 9 4 8 P G . 1 0 5 7 T.M. 6 5 B - 4 - A - 1 RO B E R T S . J R . & M E L I S S A EM M O N S INS T . N o . 0 2 0 0 1 4 6 9 2 T.M. 6 5 B - 5 - 1 STE V E N & ROS S A N N A P E B L E R INST. N o . 0 3 0 0 2 7 5 6 0 T.M. 6 5 B - 5 - 2 KEN N E T H J . C A N T R E L L INST . N o . 0 5 0 0 0 0 9 0 3 T.M. 6 5 B - 5 - 3 MEL V I N H . & MAR Y E . K U M P DB. 3 9 3 P G . 2 3 3 T.M. 6 5 B - 5 - 4 CHA R L E S W . N I C K E L S O N DB. 4 8 5 P G . 3 5 5 T.M. 6 5 B - 5 - 5 ED W A R D L . & LEO N A S N Y D E R C/O R E B A R A N N E L L S T.M. 6 5 B - 5 - 6 ED W A R D L . & LEO N A S N Y D E R C/O R E B A R A N N E L L S T.M. 6 5 B - 5 - 7 ZAN E O . & E L A N O R E M . KER N S T.M. 6 5 B - 5 - 8 THE L M A M A S O N DB. 4 1 0 P G . 4 8 7 T.M. 6 5 B - 5 - 9 SHI R L E Y D . L A M B E R T DB. 6 4 7 P G . 1 4 7 T.M. 6 5 B - 5 - 1 0 SHI R L E Y D . L A M B E R T DB. 6 4 7 P G . 1 4 7 T.M. 65B-6-35DAVIS , BRYCE A.T.M. 65B-6-34HERNANDEZ, VICTOR SAMUELT.M. 65B-6-33VDS LLCT.M. 65B-6-32VDS LLCT.M. 65D-1-18LONAS, TIMOTHY W &CHRISTENT.M. 65D-1-19FB PROPERTY HOLDINGST.M. 65D-1-20JACKSON, QUEEN M.D.B. 600 PG. 100T.M. 65D-1-21WHITE, KEVIN S. &HARMAN, ERIKA L.6HARLESDITHT.M. 65D-1-3-22STROTHER, LEWIS W. SR.D.B 609 PG. 537W WFMFMFM FMFMFMFMFMFMFMPHASE ICONNECTION.SEE NOTE 1.PHASE IIPHASE ICHANNING DRIVESENSENY ROADRTE 657ROSSMANN BLVDRTE 1560RO S S U M L A N E PHASE IICONNECTION.SEE NOTE 2.FMFMFMDISTURBED STEEP SLOPESOPEN SPACELEGEND10' NO DISTURB PER PROFFER #B350' NO DISTURB PER PROFFER #B3STEEP SLOPESWETLANDS & INTERMITTENT STREAMSTREE SAVE CLEARING LIMITS151 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, WVSP NUMBER: #XX-XXMASTER DEVELOPMENT PLANOVERALL LAND USE PLAN RP - PHASE I & IISENSENY VILLAGERED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VARev. No. DateJULY 31, 2020RK/KS06-18083924L051" = 200'DISTURBEDWETLANDS & INTERMITTENT STREAMS TRAFFIC CALMING NARRATIVETHE DEVELOPER WILL CONSTRUCT ROSSUM LANE, LEHIGH DRIVE AND ROYCE DRIVE WITH TRAFFIC CHOKERS IN THEGENERAL LOCATION SHOWN ON THIS PLAN IF APPROVED BY VDOT. THE FINAL LOCATION OF THE TRAFFIC CHOKERSWILL BE ON THE SUBDIVISION DESIGN PLANS FOR SENSENY VILLAGE. SEE DETAIL SHEET 3.ROAD EFFICIENCY BUFFERTHE ROAD EFFICIENCY BUFFER WILL BE AN 80' REDUCED DISTANCE BUFFER. THE BUFFER WILL CONFORM TO THEREQUIREMENTS IN FREDERICK COUNTY CODE 165-203.02 B2.140 FEET OFPIPE & PLUG1-GVPH1PH2EX. 8" GRAVITYEX. SAN. MH1-GVWYEFMEX. FMNOTES1. PHASE 1: PROPOSED 6" FORCEMAIN WILL TIE TO EX SAN MANHOLE 'A'2. PHASE 2: PROPOSED 6" FORCEMAIN WILL BE EXTENDED TO TIE INTO CHANNING DRIVE'S EX 12" FORCEMAIN3. VDOT WILL REQUIRE DEVELOPER TO ACQUIRE ADDITIONAL ROW TO MEET 50' ROW WIDTH OR PROVIDE WRITTEN DIRECTIVE FROM THE CURRENT LANDOWNER THAT THE ROW IS NOT AVAILABLE FOR PURCHASE.25 151 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, WVSP NUMBER: #XX-XXMASTER DEVELOPMENT PLANPROFFER STATEMENTSENSENY VILLAGERED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VA06N/AJULY 31, 2020RK/KS06-18083924LRev. No. Date 26 151 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, WVSP NUMBER: #XX-XXMASTER DEVELOPMENT PLANTYPICAL SECTION 2.00%CLWEST R/WP L2.00%EAST R/WPROP. PAVEMENT 26' WIDTH2' 2'30'6'1'EX. R/W 37'P L1/4":1'1.5'4'0.5'VARIESEX. 8" WMTO REMAININ PLACEPROP. 12"DIP WM48" MIN.PROP. GAS LINEWITH UTILITIESROSSUM LANE IMPROVEMENTS12'PROP. 6" 16'DIP FMS/WSENSENY VILLAGEPROFFER PUBLIC IMPROVEMENTS EXHIBITRED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VARev. No.Date071" = 50'JULY 31, 2020RK/KS06-18083924L6.25'27 20' BRL8' BRL8' BRL 25' BRLCURB &GUTTER (TYP.)SIDEWALK(TYP.)D/W APRON(TYP.)LOT LINE(TYP.)RIGHT-OF-WAYCURB &GUTTER (TYP.)SIDEWALK(TYP.)D/W APRON(TYP.)LOT LINE(TYP.)10' BRL20' BRL25' BRL10' BRLRIGHT-OF-WAYPROPOSED TREES80'ROUTE 37 R/W DEDICATION40'INACTIVEBUFFER40'ACTIVEBUFFER10'10'10'10'10'151 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, WVSP NUMBER: #XX-XXMASTER DEVELOPMENT PLANDETAILSSENSENY VILLAGERED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VA08N/AJULY 31, 2020RK/KS06-18083924LRev. No. DateSource: Traffic Calming Guide for Neighborhood Streets (VDOT Manual)Rev: September 23, 2018UNDERDRAIN3:1 SLOPE (4)1'6"SR5'4'6"CG-6RPLIMITS OF SUBBASE1/4":1'POINT OFFINISHED GRADESUBBASESL4'5'6"1'6"3:1 SLOPE (4)AND CONSTRUCTION(All units are in feet unless otherwise noted.)LIMITS OF BITUMINOUS SURFACECONCRETEBITUMINOUSCENTERLINE OF RIGHT OF WAYTOWNHOUSE RESIDENTIAL SUBDIVISION (NO STREET PARKING)PRIVATE STREET WITH CURB AND GUTTER INTYPICAL SECTION FORCG-6STANDARD2'2'UNDER DRAIN3:1 SLOPE (6)M6"R/WSR5'4'6"SIDEWALKSTANDARDCG-6STANDARD1/4":1'RSSLPLPLCPLIMITS OF SUB-BASE1/4":1'POINT OFFINISHED GRADEMAX. GRADESUB-BASEMIN. C.L.LPSL4'5'R.O.W.SIDEWALK6"STANDARDM6"3:1 SLOPE (6)PROJECTED TRAFFICR/WMIN DESIGNAND CONSTRUCTIONMIN. SIGHT DISTANCE(All units are in feet unless otherwise noted.)LIMITS OF BITUMINOUS SURFACECONCRETEBITUMINOUSCENTERLINE OF RIGHT OF WAY13'13' 24'WITH CURB AND GUTTERRESIDENTIAL SUBDIVISION STREETS (SSAR)TYPICAL SECTION FOR PUBLIC280'155'9%200'2550'UP TO 2000WIDTHVOLUME (ADT)STOPSPEED (mph)RADIUSINTX.6"6"6"6"2'2'24'1'1'SIDEWALKSTANDARD1'1'SIDEWALKSTANDARD11.5'11.5' 27'280'155'9%200'2550'UP TO 2000STREET PARKINGNO PARKINGPARKING ON ONE SIDEM3.5'2'SINGLE FAMILYATTACHEDROAD EFFICIENCYCLUSTER LOTTOWNHOUSE LOTSBUFFER DETAIL28 29 30 31 32 33 34 35 36 37 38 Planning Commission Agenda Item Detail Meeting Date: April 21, 2021 Agenda Section: Information/Discussion Items Title: Ordinance Amendment - Opaque Fencing Requirement - (Mr. Klein) Attachments: PC04-21-21OAOpaqueFenceRequirements.pdf 39 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: M. Tyler Klein, AICP, Senior Planner SUBJECT: Discussion – Zoning Ordinance Text Amendment – Opaque Fencing DATE: March 26, 2021 Proposal This is proposed text amendment to Chapter 165 – Zoning Ordinance to modify the definition (§165- 101.02) for “opaque fence” to allow a chain link fence with plastic slats to satisfy the screening requirements for certain types of buffers and outdoor storage areas; chain link with slats would continue be prohibited for the opaque element of a road efficiency buffer. Background & (Current) Zoning Ordinance Standard: This request for a Zoning Ordinance text amendment was initiated by a business owner through their Board of Supervisors representative to allow chain link fence with slats to fulfill the opaque fence requirements for a full screen Category B Type zoning district buffer and screening for outdoor storage. The Zoning Ordinance definition (§165-101.02) for an opaque fence specifies: “a fence that is constructed to visually obscure structures, outdoor storage areas, and other uses. A chain link fence with slats shall not constitute an opaque fence.” The opaque fence requirement is also referenced in other sections of the Zoning Ordinance including: §165-201.10 Outdoor storage and processing. §165-203.02 Buffer and screening requirements. §165-204.11 Landfills, junkyards, trash disposal and inoperable vehicles (dumpster enclosures). §165-204.18 Storage facilities, self-service. In satisfying the requirements for an opaque fence in the above sections, a 6-foot (FT) tall board-on- board fence, hedge, wall, or a berm is typically required. However, a chain link fence with an opaque vinyl tarp attached to it has also been allowed to satisfy the “opaque fence” requirement for outdoor storage areas located in business and industrial districts. For outdoor storage areas in business and industrial districts, chain link is typically the preferred type of fence for security. For zoning district buffers and residential separation buffers, an opaque element is required to screen differing land-uses and housing types on adjoining properties. The elements fulfilling the requirements for a “full screen” buffer are landscape plantings, plus a 6-FT tall opaque wall, fence, hedge, or berm. The full screen components were expanded in 2019 through a text amendment approved by the Board 40 Discussion – Requirements for Opaque Fencing March 26, 2021 Page 2 of Supervisors, to allow an additional two (2) rows of evergreen trees that are six feet tall at time of planting in lieu of an opaque fence. Chain link with opaque vinyl tarping has not been allowed as a screening element for zoning district or residential separation buffers. DRRC Summary The Development Review and Regulations Committee (DRRC) discussed this item at their regular meetings on January 28, February 25, and March 25, 2021. The primary discussion by the Committee focused on maintenance of chain link fence with slats versus other fence materials (board-on-board), aesthetics, and what requirements should apply to slats (such material, opacity, color, and type). The DRRC generally supported the use of chain link fence with plastic slats for outdoor storage and buffers/screening where double-walled winged slats, with a minimum opacity (privacy factor) of 90%, and limiting the colors of the slats to green, black, brown or tan. The Committee in their support for the text amendment, felt that the intent of the opaque fence requirement, to “visually obscure structures, outdoor storage areas, and other uses,” was still being met with this change. Following DRRC discussion regarding visual impact on March 25, the DRRC also supported prohibiting chain link fencing with slats for the opaque element of road efficiency buffers (§165-203.02(E)) which are intended to provide protection for residential structures from any street classified as a collector road or higher while still providing an attractive view of the residential neighborhoods from major roadways. Two (2) members of the Committee objected to sending the item forward for further discussion by the Planning Commission. Conclusion and Requested Action: The attached document shows the existing ordinance with the proposed changes supported by the DRRC (with bold italic for text added). This item is presented for discussion. Comments and suggestions from the Planning Commission will be forwarded to the Board of Supervisors. MTK/pd Attachments: 1. Revised ordinance with additions shown in bold underlined italics. 2. Winged Slat Detail Exhibit 3. Request for Zoning Ordinance Text Amendment. 41 Proposed Changes – Opaque Fence Revised March 4, 2021, endorsed by DRRC March 25, 2021 ARTICLE I General Provisions; Amendments; and Conditional Use Permits Part 101 General Provisions §165-101.02 Definitions and word usage. OPAQUE FENCE A fence that is constructed to visually obscure structures, outdoor storage areas, and other uses. A chain link fence with slats shall not constitute an opaque fence. A chain-link fence with slats with a privacy factor of 90% or greater may be utilized to satisfy the opaque fence requirements, except for opaque fencing utilized for road efficiency buffers. Chain-link fencing with slats shall only use double-walled winged slats (or equivalent approved by the Zoning Administrator) in the following colors: dark green, brown, black, or tan. The use of wood slats or plastic slats without interlocking wings and double walls is prohibited. The use of opaque vinyl tarping over chain-link shall not constitute an opaque fence. ARTICLE II Supplementary Use Regulations; Parking; Buffers; and Regulations for Specific Uses Part 201 Supplementary Use Regulations §165-201.10 Outdoor storage and processing. The outdoor storage or processing of products, equipment or raw materials is allowed in the business and industrial districts or in association with business uses allowed in any other zoning district only if the outdoor storage is directly associated with the primary uses of the property. A. In such cases, the outdoor storage or processing shall be completely screened from the view of road and street right-of-way and from surrounding properties by a six-foot-tall opaque fence, wall, berm or evergreen screen. In no case shall chain-link fencing with slats be utilized for screening. Part 203 Buffers and Landscaping §165-203.02 Buffer and screening requirements. It is the intent of the regulations of this section to encourage proper design of a site in order to protect adjacent existing uses and to protect proposed uses within the site. Certain types of uses must be buffered from other types in order to ensure a desirable living environment. Additionally, appropriate distances must be maintained between commercial, industrial and residential uses and roads. E. Road efficiency buffers. The purpose of these requirements is to provide protection for residential structures from any street classified as a collector road or higher while still providing an attractive view of the residential neighborhoods from major roadways. It is not the intent of these 42 Proposed Changes – Opaque Fence Revised March 4, 2021, endorsed by DRRC March 25, 2021 regulations to provide uniform linear strips of completely opaque screening but to provide an attractive view of residential neighborhoods from major streets and ensure adequate buffering for the residential neighborhood from the street. 7. Any fencing utilized to for the full screen opaque element shall consist of a six-foot tall solid board-on-board, composite or vinyl fence. 43 Ordinance Amendment – Opaque Fence requirements March 11, 2021 Double-Walled “Winged” Type Slat - detail “Winged/Feathered” type slat – privacy detail Source: Slat Depot, February 2021 44 45