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043-95 Regency Lakes Sec. E - Stonewall - Backfile (2)
SITE PLAN CHECKLIST The checklist below indicates all the information that needs to be submitted as part of the site plan application. All required information must be submitted prior to the final approval of any site plan. The Department of Planning and Development will review the application to ensure that it is complete. If any portion is not included or complete, the site plan application will not be accepted and retumed to the applicant(s). Site Plan Package 1. One set of approved comment sheets are required from the following review agencies prior to final site plan approval. It is recommended that applicants contact the Department of Planning and Development to determine which review agencies are relevant to their site plan application. 5•36g6 Virginia Department of Transportation (VDOT) 6.19-96, Fredenck County Sanitation Authority 8 Z'0•�6 Department of Planning and Development Inspections Department $ Iq (O Frederick County Engineer (Public Works) 7'16-1� Frederick County Fire Marshal I 1 .9 `tS Department of Parks and Recreation 3.-F"16 2. One copy of the Site Plan application 3. Five Copies of the Final Site Plan for approval 4. One reproducible copy of the Site Plan (if required) 5. A 35mm slide of the Site Plan (if required) County Health Department City of Winchester Town of Stephens City Town of Middletown Airport Authority Soil & Water Conservation District Pa-reM*1C- Eu1SO4 s . GA I. x I I bl a -I �q, =D z-;/- qi� RECEIPT N2 024732 AMOUNT DUE Glee& 1.sTP .3 D 7e� $'�0 PAID BY CAST! CHE( wiml OTHER FREDERICK COUNTY DLPT. OF PLANNING AND DEVELOPMENT P-0-. BOX 601; 9 NORM LOUDON ST. WINCHESTER, VIRGINIA 22601 ly RECEIVED FROM 0f4m#)Q ADDRESS �acwl► `s�o�S�o�a THE S M f C) gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Surveyors — Land Planners — Water Quality Memorandum To: Mr. Rich Loundsberry, Charter Communities Mr. Mike Ramey, Regency Lake Estates From: Stephen Gyurisin Re: Regency Lakes Estates, Section E Date: August 24, 1998 Assurances required by Frederick County for Regency Lakes Estates, Section "B" is as follows: 1. Install "stop" signs at all road intersections (7 signs) 2. Install street name signs 3. Install street lights at all road intersections with Regency Lakes Drive 4. Install landscaping (landscape buffer) along north property line 5. Complete overlay paving on Regency Lakes Drive, Section F 6. Place 1 inch of asphalt 5-5 modified for Regency Lakes Drive from Route 7 to Thud Battle Drive to Lake Wisdom Drive. Install two (2) entrances Attached for your reference is the Rappawan estimate for item number 6. $ 1,000.00 $ 500.00 $ 1,500.00 $ 7,500.00 $35,800.00 $31,700.00 Total $78,000.00 Attached is the "Irrevocable Letter of Credit Bank Agreement" that Frederick County uses. I would suggest you or your bank use this format. Mr. Eric Lawrence of the Frederick County Planning Department is the local government contact. He is the subdivision administrator. His phone number is 540-665-5651. P. O. Box 781, 150-C Olde Greenwich Drive, Fredericksburg, Virginia 22404 (540) 898-2115 Fax (540) 662-1331 e-mail 01 200 North Cameron Street, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwclitT@mnsinc.com Member American Consulting Engineers Council gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Surveyors — Land Planners --- Water Quality Memorandum To: Mr. Rich Loundsberry, Charter Communities Mr. Mike Ramey, Regency Lake Estates From: Stephen Gyurisin Re: Regency Lakes Estates, Section E Date: August 24, 1998 Assurances required by Frederick County for Regency Lakes Estates, Section "E" is as follows: 1. Install "stop" signs at all road intersections (7 signs) 2. Install street name signs 3. Install street lights at all road intersections with Regency Lakes Drive 4. Install landscaping (landscape buffer) along north property line 5. Complete overlay paving on Regency Lakes Drive, Section F 6. Place 1 inch of asphalt 5-5 modified for Regency Lakes Drive from Route 7 to Thud Battle Drive to Lake Wisdom Drive. Install two (2) entrances Attached for your reference is the Rappawan estimate for item number 6. $ 1,000.00 $ 500.00 $ 1,500.00 $ 7,500.00 $35,800.00 $31,700.00 Total $78,000.00 Attached is the "Inevocable Letter of Credit Bank Agreement" that Frederick County uses. I would suggest you or your bank use this format. Mr. Eric Lawrence of the Frederick County Planning Department is the local government contact. He is the subdivision administrator. His phone number is 540-665-5651. P. 0. Box 781, 150-C 01de Greenwich Drive, Fredericksburg, Virginia 22404 (540) 898-2115 Fax (540) 662-1331 e-mail 200 North Camcron Street, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 c-mail gwcliff@innsinc.coni Hember American Consulting Engineers Council COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION DAVID R. GEHR EDINBURG RESIDENCY COMMISSIONER 14031 OLD VALLEY PIKE P.O. BOX 278 EDINBURG, VA 22824-0278 July 15,1998 Mr. Junior Vaught C/O Rappawan, Inc. P. O. Box 346 Front Royal, VA 22630 Dear Mr. Vaught: JERRY A. COPP RESIDENT ENGINEER TELE(540)984.5600 FAX (540)984.5607 Ref: Regency Lakes Subdivision Section "E" Route 7 Frederick County On July 10,1998 we met to perform a final inspection of the right-of-way improvements at the referenced development. At this inspection it was noted, STOP signs had not been installed. Once these signs are in place please call to schedule a reinspection. Should you have any questions, do not hesitate to call. SAM/ rf xc: Mr. Dave Heironimus Mr. Denny Lee Mr. Mile -Hammer r. Eric Lawrence Sincerely, Steven A. Melnikof Transportation Engineer WE KEEP VIRGINIA MOVING i To: Fax # From Subject: FAX TRANSMISSION FREDERICK COUNTY DEPARTMENT Or PLANNING AND DEVELOPMENT 107 N. KENT STREET WINCHESTER, VIRGINIA 2260I 540.665.5651 FAX: 540.678.0682 Steve Date: July 28, 1998 665-0493 Pages: 6, including this cover sheet. Eric R. Lawrence Regency Lakes, Section E COMMENTS: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 July 28, 1998 Stephen Gyurisin G.W. Clifford & Associates 200 N. Cameron Street Winchester, Virginia 22601 RE: Regency Lakes, Section E Site Plan #043-95 Dear Steve: In response to your request this morning, below is a summary of the necessary improvements to be completed prior to zoning approval for building permits and Certificate of Occupancic for units in Section E. As you are aware, a number of these items may be bonded to expedite the issuance of building permits. These items have been previously mentioned in letters dated July 13, 1998 from this department, and July 23, 1993 from the Virginia Department of Transportation. Both of these letters are enclosed. Innprovennents to be completed or bonded as appropriate. 1. Install "Stop" signs at all road intersections; seven signs in all. 2. Install street signs at all intersections. 3. Install street lights at intersections with Regency Lakes Drive. 4. Install the zoning district buffer (landscape buffer) along the northern property line. 5. Complete Section F overlay of Regency Lakes Drive 6. Provide bonding to guarantee the punchlist innprovennents identified by VDOT for Regency Lakes Drive from Route 7 through the Regency Lakes developmcnt; Third Battle Drive is included. These roads should have previously been bonded, completed, and dedicated to the County for eventual acceptance into the state's road system. The cost to complete these improvements is estimated to be $70,000.00. This may be broken-down as followed: Street Lights (3) : $ 1,000.00 Signs : $ 500.00 Landscaping : $ 7,500.00 Regency Lakes Drive: $ 25,000.00 Section F overlay: $ 36,000.00 Please contact me with any questions concerning this letter. Zoning Administrator Enclosure cc: Steve Melnikoff, Virginia Department of Transportation John Trenary, Building Official U:\ERIC\COiMNfON\SITEPLAN\REGENCYE.2 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FR DERICK Department of Planning and Development 5401665-5651 FAX: 540/678-0682 July 13, 1998 Stephen Gyurisin G.W. Clifford & Associates 200 N. Cameron Street Winchester, Virginia 22601 RE: Regency Lakes, Section E Site Plan 9043-95 Dear Steve: Thank you for meeting with me on site this morning. I believe this meeting was beneficial to all representatives in attendance: Steve Melnikoff, Virginia Department of Transportation; Mike Ramey, Regency Lakes; Junior Vaught, contractor; yourself and Mike Hammer, G.W. Clifford & Associates, and myself: As we discussed, a number of issues will need to be addressed prior to receiving zoning approval for the issuance of building permits. These issues are as follows: I. Install "Stop" signs at all road intersections; seven signs in all. 2. Install street signs at all intersections. 3. Install street lights at intersections with Regency Lakes Drive. 4. Install the zoning district buffer (landscape buffer) along the northern property line. 5. Provide bonding to guarantee the improvemcrits for Regency Lakes Drive and Third Battle Drive. These roads should have previously been bonded, completed, and dedicated to the County for eventual acceptance into the state's road system The street lights, landscaping, and roads may be bonded The stop and street signs will need to be installed prior to the issuance of building permits. By way of this letter, I am requesting a copy of any road punch lists and costs estimates from the Virginia Departnnent of Transportation. These estimates will be utilized to determine an appropriate bond to bring Regency Lakes Drive and Third Battle Drive to state standards. Please contact me with any questions concerning this letter. Sincerely, Z-0 Eric R Lawrence Zoning Administrator cc: Steve Melnikoff, Virginia Department of Transportation Junior Vaught, Rappawan Excavating Mike Ramey, Regency Lakes UAMC\COMMOW=LAN\REGENCYE. WPD 107 North Kent Street - Winchester, Virginia 22601-5000 ,INBURG RESIDENCY 07.20.1998 11149 P.02 CC) Mil -VI ( N11VEALTH of VIRcGINIA RAY D. PETHTEL COMMISSIONER Mr. W. Wayne Miller Fred. Co. Zoning Administrator P. O. Box 601 Winchester, VA 22604 Dear Wayne: DEPARTMENT OF TRANSPORTATION P. O. BOX 278 ' EDIN8URG.22824 WILLIAM H. BUSHM.4 :851DENT ENIjINEER July 23, 1993 FA,X (703) 984.9761 Ref: Regency Lakes & Regency Heights Subds, Route 7 Frederick County I As requested we have made an inspection of the referenced projects to determine their eligibility for addition into the Secondary Road System. As you know from our recent meeting several outstanding items need to be completed and/or repaired. I would like to point out however several of the items we have listed below were brought to the attention of the original developer in a punchlist letter from us in August, 1988. For your use I am providing you with a copy of the letter and marking the followintj g items with an asterisk which were on his original punchlist. Regency Lakes_ Drive (From Route 7-to Regency .Lakes Dri,.-e Easr) Pave or prime and seal the entrance roadway at Station 9+75 (right side). - Regency Lakes_ Drive (East) M p L-rr * I '--p LUTU 13a I Z)6v(Fz) Install entrance to tennis courts to VDOT standard with 20' radii, prime and seal or pave roadway and establish vegetation (Station 83+10,±). The erosion on the embankment slope adjacent to Culvert G-G needs to be repaired and vegetation established. The riprap placed adjacent to the edge of pavement on the east side of the intersection of Regency Lakes Drive East and Lake Wisdom Drive and the logs/pales adjacent to the' edge of pavement on the west side of Regency Lakes Drive East at the top of the dam will need to be removed. Lake Wisdom Drive The asphalt collars around the water valve boxes in the ditch line in front of Lot No. 2 will need to be replaced due to settlement, • Severe crac.l-ing has occurred in the cul-de-sac pavement. This area should be investigated to determin4 the cause of the oavement failure prior to the roadway beinv overlaid. 1N1D(ev171.-'s uarrM,, ,M L-571K+*TZ; a.%vcan:.rt-•r.a• a.-:z -uc ) - CT, ,DINBURG RESIDENCY 07.20.1998 11:50 P.03 mA.LptF--�' Mr. W. Wayne Miller Ref: Regency Lakes & Regency Heights Subds. July 23, 1993 Page #2 + The pavement settlement and cracking at approximate Stations 1+50, 2+00 and in front of Lot No. 2 will need to be repaired. Lake Sever Drive * Vegetation needs to be established adjacent to Culvert D-D. • The pavement appears to be cracking along the edge of the roadway neat the end of the cul-de-sac. This will need to be repaired. .�• Lots No. 48, 51 and 52 need private entrance culverts. The pavement settlement in front of Lot No. 39 needs to be repaired. Chelan Place The shoulder area between Lots No. 59 and 60 needs to be restored in accordance with the approved typical section. �* Private entrance culverts to Lots No. 57 and 58 should be disconnected and the side ditch restored and re -vegetated. Geneva Place The side ditch in front of Lot No. 70 has been paved and a flower box constructed in the back slope. This will need to be removed or the owner will need to obtain a permit from us prior to addition. The side ditches at Lots No. 66, 67, 70 and 71 need to be dressed up and vegetation established. Additional asphalt needs to be placed around the water valve boxes at the intersection with Lake Sever Drive. G �e-'��'Pond Wav The basketball goal needs to be removed from the right of way. d • Side ditches around the entire cul-de-sac needs to be reworked to obtain positive drainage and adequate cover obtained over the private entrance culverts. General p1C • Several bare areas need to be reseeded and mulched or hydro -seeded. per• Several asphalt skirts around sanitary sewer manholes have settled and need repaired. + 07.20.1998 11:50 _DINSURG RESIDENCY P.04 .-� Mr, W. Wayne Miller Ref: Regency Lakes & Regency Heights Subds. July 23, 1993 Page #3 ncy As you know, another means d t n to the abovee temsobe the i P ue f �mpleaon oto the gthe loop Heights oad development. Therefore, in ad around the lake will need to be addressed. We have forwarded the agreement you provided for the dam crossing onto our Central Office to determine is validity. I will let you know when we have received their comments. In the meantime should you have any questions concerning the above, please let me or Mr. Steve Melnik -off (703-722-3460) know. Sincerely, William H. Bushman Trans. Resident Engineer ff 9�� 4 . : By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior RB CI rf Enclosure xc: Mr. Steve Melnikoff ;&. John Riley Mr. Ed Strawsnyder • •�• m •p •K �fi Y COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAY: 540/ 678-0682 July 13, 1998 Stephen Gyurisin G.W. Clifford & Associates 200 N. Cameron Street Winchester, Virginia 22601 RE: Regency Lakes, Section E Site Plan 9043-95 Dear Steve: Thank you for meeting with me on site this morning. I believe this meeting was beneficial to all representatives in attendance: Steve Melnikoff, Virginia Department of Transportation; Mike Ramey, Regency Lakes; Junior Vaught, contractor; yourself and Mike Hammer, G.W. Clifford & Associates, and myself. As we discussed, a number of issues will need to be addressed prior to receiving zoning approval for the issuance of building permits. These issues are as follows: 1. Install "Stop" signs at all road intersections; seven signs in all. 2. Install street signs at all intersections. 3. Install street lights at intersections with Regency Lakes Drive. 4. Install the zoning district buffer (landscape buffer) along the northern property line. 5. Provide bonding to guarantee the improvements for Regency Lakes Drive and Third Battle Drive. These roads should have previously been bonded, completed, and dedicated to the County for eventual acceptance into the state's road system The street lights, landscaping, and roads may be bonded. The stop and street signs will need to be installed prior to the issuance of building permits. By way of this letter, I am requesting a copy of any road punch lists and costs estimates from the Virginia Department of Transportation These estimates will be utilized to determine an appropriate bond to bring Regency Lakes Drive and Third Battle Drive to state standards. Please contact me with any questions concerning this letter. Sincerely, Eric R. Lawrence Zoning Administrator cc: Steve Melnikoff, Virginia Department of Transportation Junior Vaught, Rappawan Excavating Mike Ramey, Regency Lakes U:\ERIC\CONINION\SnEPLAN\REGENCYE.NVPD 107 North Kent Street - Winchester, Virginia 22601-5000 Beth Hall From: Eric Lawrence Sent: Thursday, July 16, 1998 4:49 PM To: Beth Hall; Carol Cameron; Christopher Thomas; Evan Wyatt; Karen Cain; Kris Tierney; Mark Lemasters; Michael Ruddy; Renee' Arlotta Subject: While Eric's away... I'll be out of the office from Fri (7/17) thru Wed (7/22). 1 leave the following cherished items to my pals: To Mike: I leave the responsibility of reviewing and approving building permits. Don't approve any permits for Regency Lakes, Section E until they provide us with a bond in the amount of $70,000.00. To Beth: The DRRS agenda to mail. (OTAN and Creating Woodlands) To Carol: A memo for the PC agenda regarding Woodlands disucssion ('creating woodlands' in particular) To Evan: a six-pack of the best mortage beer available to celebrate his and my passage of the AICP. You may all bow to us both from now on. And to the rest of the office: Nothing. As I will be on a boat, telephoning me will not be possible; unless you choose to drive to the boat slip and meet me. I leave the slip at 8:00, return around 5:00. After 5:00 1 may be found at the beer garden; that'll be me next to the keg. Good luck! i s F4 came .1 dant Lau) i-� J �Jas s o rme-A i T you rjecd ed- +1 see in his absences or n o' desk o' I�C�Ck rYW 5 If ;+s vtoi" uO e,, T n fo fizie- Yez� Afi Ow. 77 Z 3fi5640 July 14, 1998 9:30 AM In a telephone discussion with Stephen Gyurisin, confirmed the amount of the necessary bond to be $70,000.00. This amount will cover: 1. Regency Lakes Drive from Route 7 to the Regency Heights subdivision ($25,000.00). 2. Section F overlay ($36,000.00). 3. Street lights (3) in Section E ($1,000.00) 4. Landscape buffer and screening requirements for Section E ($7,500.00) 5. Street and stop signs for Section E ($500.00) COMMONRAVEAL,TH of V,IR1Q1NIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 1,1031 OLD VALLEY PIKE CO 44SSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 October 17,1997 Mr. Mike Hammer C/O G. W. Clifford & Associates, Inc 200 North Cameron Street Winchester, VA 22601 Dear Mike-. JERRY A. COPP RESIDENT ENGINEER TELE (5-3) 433.5600 FAX (540) 934.5607 Ref: Regency Lakes Estates, Section "E" Sanitary Sever & Water Main Placement Frederick County We have reviewed the proposed revisions dated 10/10/97 (sanitary sewer) and 10/ 13/ 97 (water main) for the referenced project. It appears our concerns at both activity areas have been satisfactorily addressed and we approve both by this letter. Please advise the owner/developer accordingly. If you have any questions, please call. r.- Sincerely, /? ajw� - - S4 Barry J. S eit r Trans. Roadway Engineer For: Robert B. Childress Transportation Engineer BJS/rf xc: Mr. R. B. Childress Mr. S. A. Melnikoff (w/ two copies of each activity) Mr. Kris Tierney Mr. John Whitacre WE KEEP VIRGIINIA MOVING (COMMONWEALTH of VIRQf NIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824.0278 October 7,1997 Mr. Mike Hammer C/O G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Mike: JERRY A. COPP RESIDENT ENGINEER TELE (540)984-5600 FAX (540)984.5607 Ref: Regency Lakes Estates, Section "E" Water Main Q Culvert #7 Frederick County We have received the revised plans dated September 30,1997 for the referenced project. We approve the proposed relocation of the 8" watermain at its crossing with Structure #7, a double line of 48" R.C.P. Please be governed by the following as shown in red on the plan sheets: 1. An 18" minimum cover should be maintained. 2. The 8" watermain should be encased in steel and backfilled with limestone dust. The steel encasement should be extended 10' on each side of the twin 48" R.C.P a total of 28'. Should you have any questions, please do not hesitate to call. Sincerely, Baarrr�J. weitzer Trans. Roadway Engineer For: Robert B. Childress Transportation Engineer OCT 1997 RECE ED pDEPT. OF PLANNIN9. AND. P RELOPMEK BJS/ rf Enclosures xc: Mr. R. B. Childress, Mr. S. A. MKEEP VOIRU�INMr MOVING Tierney, Mr. John Whitacre COMMONWEALTH of VIRGINI DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824.0278 May 30, 1996 Mr. Stephen M. Gyurisin C/O G. W. Clifford & Associates, Inc. 200 Ncrth Cameron Street Winchester, VA 22601 Dear Steve: x C o- � ¢ �LIAM H, BUSMMAN, P.E. RESIDENT ENGINEER 7E 40) 984.5600 FAX (540) 984-5607 Ref: Regency Lakes Estates, Section "E" Route 7 Frederick County This is to acknowledge receipt of your revised plans dated May 16, 1996 for the referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. I offer the following comments: • A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT shall be conducted prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. WE KEEP VIRGINIA MOVING Mr. Steve Gyurisin Ref: Regency Lakes Estates, Section "E" May 30, 1996 Page 2 • If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall be between the edge of pavement and the front of mailbox. • Any entrances constructed from Regency Lakes Drive shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with attachments. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with CR. Type 21-A Stone. This will greatly reduce the possibility of any pavement settlement. Should you need additional information, do not hesitate to call. Sincerely, William H. Bushman Trans. Resident Engineer By: Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RB C/rf Attachments xc: Mr. T. L. Jackson Mr. S. A. Melnikoff (w/ 3 sets of plans) Mr. D. E. Lee Frederick County Planning Dept. Ms. Kim Nickerson (Chairperson, Winchester -Frederick County Utility Group) Request For Site Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Atten: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 (540) 984-5600 Hand deliver to: Local VDOT Office 1550 Commerce Street Winchester, VA (540) 722-3460 Please fill out the information as accurately as possible in order to assist the VDOT with their review. Please attach four copies of your site plan with this sheet. Applicant's name: Gilbert W Clifford & Assoc., Inc. c/o Stephen M. Gyurisin Address: 200 N. Cameron Street Winchester, Virginia 22601 Phone number: 667-2139 Name of development and/or description of the request: Regency Lakes Estates, Section "E" Location of development: Route 7 East Virginia Department of Transportation's Comments: See attached letter dated 05/30/96 from W. H. Bushman to G. W. Clifford & Associates. 4/10/96 r i/ August 27, 1996 Jim Casterline Oakcrest Land Development Corp. 2225 S. Holden Road Greensboro, NC 27417 RE: Regency Lakes, Section E - Site Plan Approval Site Plan #043-95 Dear Jim: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 This is to inform you that the Frederick County Planning Department administratively approN -evised site plan #043-95 on August 21, 1996. This revised site plan involves the constr• n of 95 mobile home units on a 28-acre portion of the Regency Lakes development. The a: -d site plan also involves the construction of Regency Lakes Drive (completing the loop r rough the Regency Lakes development), a 50-foot perimeter buffer and landscaped screei. 1 the northern property boundary (consisting of a six foot high berm and 85 deciduous and 17f -green trees), and private streets within the Regency Lakes development. Steve Gyurisin of G.W. Clifford has been given an approved site plan; he may produce copies of the approved plan as necessary.. Please provide your contractor and site manager with an approved copy, and maintain a copy for your records. Please have the contractor contact this office to schedule an on -site inspection once all improvements are complete. Please contact me if I may answer any questions regarding this letter. Sincerely, tc JR.LawreZhce_���� Planner I cc: Charles W. Orndoff Sr., Stonewall District Supervisor Steve Gyurisin, G.W. Clifford & Assoc, Inc. T. Roy Jennings, Frederick County Real Estate 107 North Kent Street • Winchester, Virginia 22601-5000 SITE PLAN APPLICATION Department of Planning and Development Use only. Date application received ? Application # "] Complete. Date of acceptance Incomplete, Date of return. 1. Project Title: 2. Location of Property V (street address) 3. Property Owner. Address: Telephone: 4. Applicant/Agent Address�y /v Telephone: 5. Designer: Address: Telephone: Contact- 6 w 6. Is this an original or revised site plan? 7a. Total acreage of parcel to be developed: 7b. Total acreage of parcel. Original P Revised 8. Property Information: a) Property Identification Number: b) Current Zoning: c) Present Use: d) Proposed Use: G�2' — c51-7-M 6 e) Adjoining Property Use(s) f) Adjoining Property Identification Number(s) g) Magisterial Districts) I have read the material included in this package and understand what is required by the Frederick County Planning Department. I also understand that all required material will be complete prior to the submission of my site plan. Signature: Date: 7 COMMONWEALTH of VIRGINIA DAVID R. GEHR COMMISSIONER Mr. C. E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE P.O. BOX 278 EDINBURG,22824.0278 November 8,1995 WILLIAM H. BUSHMAN, P. E. RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 9B4.5607 Ref: Regency Lakes Estates Section E Route 7 Frederick County Dear Chuck: We are returning your site plans for the referenced project. After beginning our review we found not enough basic information was provided or contradictory information was found which prevented us from completing our review. An example of what I am speaking of is as follows: • Street names contradict each other from plan sheet to plan sheet. • No typical section or pavement design is provided for Regency Lakes Drive. • Several culverts under Regency Lakes Drive are not number nor have profiles been provided. Additional items may be found on the plans marked in red. In light of our current staff levels and the time necessary for a review of this nature, we would appreciate you providing at least the basic information necessary to complete our review. Failure to do so only delays the site play r Gvlew/approval process. In an attempt to shorten our review time we provided your office with a subdivision plan checklist recently. I am enclosing a copy of our September 1st letter and another checklist for your reference. This plan and any future plans will need to be submitted in accordance with the instructions in the September 1st letter. Failure to do so will result in the return of the plan. Your usual cooperation in this matter will be appreciated RBC/rf Enclosures Sincerely If have any pleasIve me._a ca I. you questions, %w7 Ay;cY./ G� Q:' Robert B. Childress Permits/Subd. Spec. Supervisor xc: Mr. S. A. Melnikoff, Mr. R. W. Watkins, Mr. Jim Casterline TRANSPORTATION FOR THE 21 ST CENTURY DAVID R. GEHR COMMISSIONER COMMONWEALTH I of VIRGINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE P.O. BOX 278 EDINBURG, 22824-0278 February 14, 1996 Mr. Steve Gyurisin C/O G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Steve: WILLIAM H. BUSHMAN, P. E. RESIDENT ENGINEER TEL(540)984.5600 FAX (540)964.5607 Ref: Regency Lakes Estates Section "E" Frederick County As requested we have reviewed the referenced project's site plans dated December 1, 1995. Our comments may be found on the enclosed plans marked in red and as follows: 1. Contours, contour labels, lake limits and lake elevations should be more clearly shown on Plan Sheets 13 and 14. The water level elevation of the upper lake shown on these plans is 660.10. However, the same elevations shown on the previously approved Section "E" plans indicate the elevation to be 659.10. 2. The drainage area summary on Sheet 13 is wrong. It appears the elevation and area columns have been transposed. 3. Culvert 10 shown on Sheet 14 should also be shown on Sheet 5 in relation to the lake and emergency spillway. Labeled contours should also be clear. 4. The Regency Lakes Drive cross culverts will need to be changed to Type R.C.P. and Standca d ES-1 flared end sections added to all pipe ends. 5. Culverts 7 thru 10 appear to be counter sunk and several appear to have inverts below the lake elevation. Culverts should be raised and slopes flattened as much as possible. The outlet ends of the culverts should be protected with guardrail. Shoulders and fill slopes should be widened to accommodate guardrail and so that the edge of the lake is at least 5' off the right-of-way. Where guardrail is necessary the shoulder width will need to be increased to I I'. It appears from these plans at least two locations will require the installation of guardrail: at approximate Stations 58+50 to 62+00 and at Stations 38+00. Culvert computations on Sheet 12 should include consideration of tail water affects of the lake. 6. Based on the contours shown and the limits of the lake, it appears undercut may be required at approximately Station 60+00. 7. Standard CD underdrains will be required at approximate Stations 37+80.72, 44+54.75, and 50+55.25. 8. Other miscellaneous items as marked will need to be addressed. TRANSPORTATION FOR THE 21 ST CENTURY • Mr. Steve Gyurisin Ref: Regency Lakes Estates, Section "E" Page 2 February 14, 1996 Please revise and resubmit four copies for final approval. Should any changes be deemed necessary, please design them to meet or exceed the above recommendations. If you have any questions, please let me know. Sincerely, Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC/rf Enclosure xc: Mr. T. L. Jackson Mr. S. A. Melnikoff ,Mr. R. W. Watkins DN3 �F-nw ®®OL COMMONWEALTH ®f VIRQINIA '9 DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE WILLIAM H. BUSHMAN, P.E. COMMISSIONER P.O. BOX 278 RESIDENT ENGINEER EDINBURG. VA 22824.0278 TELE (540) 984-5600 FAX (540) 984.5607 May 13, 1996 Mr. Steve Gyurisin Ref: Regency Lakes Estates C/O G. W. Clifford & Associates, Inc. Section "E" 200 North Cameron Street Frederick County Winchester, VA 22601 Dear Steve: We have reviewed your revised site plan dated April 4, 1996 for the referenced project. It appears most of our earlier review comments have been satisfactorily addressed. However, although you have added a note to Plan Sheet No. 14 concerning the placement of guardrail, the typical section will need to be revised to reflect an I I' shoulder in these fills areas. Please submit four copies of Plan Sheet No. 14 which reflect the above comment and then we will be able to approve the site plans. If you have any questions, please let me know. Sincerely, 6 /3. t"" Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RBC/rf xc: Mr. T. L. Jackson Mr. S. A. M_elnikoff Frederick. County Planning TRANSPORTATION FOR THE 21 ST CENTURY COMMONWEALTH of VIRQ1 DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 May 30, 1996 Mr. Stephen M. Gyurisin C/O G. W. Clifford & Associates; Inc. 200 North Cameron Street Winchester, VA 22601 Dear Steve: • ''N 'Oh H. BUSHMAN, P.E. RESIDENT ENGINEER TELE(540)984.5600 FAX (540) 984-5607 Ref: Regency Lakes Estates, Section "E" Route 7 Frederick County This is to acknowledge receipt of your revised plans dated May 16, 1996 for the referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. I offer the following comments: • A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT shall be conducted prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are wan-arited, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. WE KEEP VIRGINIA MOVING • • Mr. Steve Gyurisin Ref: Regency Lakes Estates, Section "E" May 30, 1996 Page 2 • If mailboxes are to be placed along the roadway fi•onting lots, a minimum of 4' shall be between the edge of pavement and the front of mailbox. • Any entrances constructed from Regency Lakes Drive shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with attachments. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type 21-A Stone. This will greatly reduce the possibility of any pavement settlement. Should you need additional information, do not hesitate to call. Sincerely, William H. Bushman Trans. Resident Engineer By: Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor RB C/rf Attachments xc: Mr. T. L. Jackson Mrt. S. A. Melnikoff (w/ 3 sets of plans) Mr. D. E. Lee Frederick County Planning Dept. Ms. Kim Nickerson (Chairperson, Winchester -Frederick County Utility Group) • • Request For Site Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Atten: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 (540) 984-5600 Hand deliver to: Local VDOT Office 1550 Commerce Street Winchester, VA (540) 722-3460 Please fill out the information as accurately as possible in order to assist the VDOT with their review. Please attach four copies of your site plan with this sheet. Applicant's name: Gilbert W, Clifford & Assoc., Inc. c/o Stephen M. Gyurisin Address: 200 P1. Cameron Street Phone number: 667-2139 Name of development and/or description of the request: Resencv Lakes Estates, Section "E" Location of development: Route 7 East Virginia Department of Transportation's Comments: See attached letter dated 05/30/96 from W. I1. Bushman to G. W. Clifford & Associates. 4/10/96 Revised 08/01/94 • INFORMATION NEEDED PRIOR TO ACCEPTANCE OF SUBDIVISION STREETS INTO STATE SECONDARY SYSTEM Subdivision streets may be considered eligible for acceptance into the State Secondary System when: • Built according to plans approved by the Department of Transportation, properly maintained since completion and • Rendering a public service [serving three (3) occupied dwellings or three (3) businesses per street]. THE FOLLOWING WILL BE REQUIRED TO BE FURNISHED TO THE COUNTY PLANNING DEPARTI TENT AT LEAST THIRTY (30) DAYS PRIOR TO ADOPTION OF THE RESOLUTION BY THE BOARD OF SUPERVISORS REQUESTING THE ADDITION: 1. Three (3) copies of as -built construction plans showing: • Roadway Geoirletrics • Drainage & Drainage Easements 2. Three (3) copies of the final plat with date & place of recordation, deed book number and page number. 3. Signed permits covering all utilities, publicly or privately owned, to occupy or cross the right-of-way and quitclaiming any prior rights. 4. Bond to guarantee workmanship and performance of material for one year from date of acceptance. (See reverse side for schedule.) 5. Maintenance Fee - check payable to the "Virginia Department of Transportation". This fee is based on the length of the streets involved from the date of acceptance to the end of the fiscal year (June 30"). No maintenance fee is required if the addition is effective July I". (See reverse side for schedule.) ADDITIONS WILL BE MADE EFFECTIVE ONLY ON THE FIRST OF THE INIONTH. ALL DATA IS TO BE IN THE EDINBURG RESIDENCY OFFICE OF THE DEPARTMENT OF TRANSPORTATION BY TIIE is"' OF THE PRECEDING 11ONTH. (30 DAYS) I MINIMUM 6' TO 12' 6 1 ACUTE ANGLE INTERSECTION tR0a0. 1! ".4 —MINIMUM 6' TO IZ. -,ROAD MINOR CROSSROAD 12' MINIMUM!` - 6 TO If DIVISIONAL ISLAND `5�-6' TO 12' , o�r, CHANNELIZED INTERSECTION � — fEROSSWALA SIOEWALK '4�MIN ImurA. MINIMUM URBAN INTERSECTION 50 WIDE THROAT INTERSECTION Fig", 2-2- TYP;cal lo<ot'orll For stop signs and yield sigos- 2A-10 • 0 ROADSIDE SIGN RURAL DISTRICT ROADSIDE SIGN RURAL DISTRICT _ vOT L' i Tw rn {•� I �` rail„ I♦rr0 3n OUL SPEED UMIT ROADSIDE SIGN 50 BUSINESS OR Z RESIDENCE DISTRICT JZ .+i WARNING SIGN WITH ADVISORY SPEED PLATE RURAL DISTRICT 25 YAM o_I — — — — J — 41 ROADSIDE ASSEMBLY �� RURAL DISTRICT ITfI 4_'nNHIIG SIGN 3 II to ON ISLA40 GC C IN THE LINE OF TRAFFIC z i I 1 • OVERHEADI MOUNTING 6, WIN I Figure 2-I. Height and lateral location of signs —typical irrstallafiorrs 2A-9 gilbert w. cliff ord & associal�s, inc. 200 N.Cameron Street Winchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 TO: Frederick Co. Sanitation A Winchester, Virzinia 22604 1 WE ARE SENDING YOU a ATTACHED HAND DELIVERED CHANGE ORDER SHOP DRAWINGS [X ] PRINTS COPY OF LETTER n PLATS 0 LETTER OF TRANSMI PRESENT DATE 6/13/% ATTENTION John Whitacre RE: Raaanr-v LnkPS F.state - ..FCgA �n f ► ri i u' DB NO.' nrn UNDER SEPARATE THE FOLLOWING ITEMS SAMPLES 1:1SPECIFICATIONS F1PLANS ❑ OTHER COPIES DATE DESCRIPTION 2 ea. Oct. '95 ' Construction Drawings, Sheets 3, 4, 5, 6, 7, 10 and 14, Revised 6/12/96 a ARE TRANSMITTED APPROVED/SUBMITTED m FOR APPROVAL APPROVED/AS NOTED FOR YOUR USE RETURN/CORRECTIONS AS REQUESTED FOR REVIEW or COMMENT El FOR BIDS DUE ------------ 1 9___ REMARKS 0 RESUBMITFOR APPROVAL SUBMIT___ FOR DISTRIBUTION RETURNED_ CORRECTED PRINTS El LOAN PRINT/RETURN RETURN/WITH SIGNATURES -4 s /vd Taro - 'I G ,r.> dd, SF_ Ts - caAv J 4671-C *4141*S SFl,i� D i°` fie$" TS S 6, 7� F /d t� W,FOS ,JUL /o Q6 COPY TO: SIGNED Tom Price REV. 2.0 jVE,Ep 4614 . 000'�lv Request For Site Plan Comments Department of Planning and Development Mail to: Hand deliver to: Department of Planning and Development 107 N. Kent Street Atten: County Planner Fourth Floor P.O. Box 601 Winchester, VA Winchester, VA 22604 (703) 665-5651 (703) 665 - 5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two copies of your site plan with this sheet. Applicant's name: Gilbert W. Clifford & Assoc mites, In(. _ Address: 200 N. Cameron Street Winchester, VA 22601 c/o Stephen Gyurisin Phone number: (540) 667-2139 Name of development and/or description of the request: Location of development: Route 7 East __ Planning and Development use only Date received JQ29s Date revision received Incomplete Incomplete Date reviewed Date reviewed Signature and Date Signature and Date (revision Date approved 10/26/95 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 November 17, 1995 Gilbert W. Clifford & Associates Attn: Mr. Stephen M. Gyurisin 200 North Cameron Street Winchester, VA 22601 RE: Regency Lakes Estates "Section E" Site Plan Dear Steve: As you know, the Technical Review Committee (TRC) recently discussed the preliminary site plan for the above referenced project. Several agencies expressed concerns with the proposed design layout during that meeting. The primary concerns regard the location of Cutshaws Court and the infrastructure improvements in relation to the Potomac Edison easement, as well as the location of the required buffer in relation to another easement also owned by Potomac Edison. I asked the various review agencies to advise me of their position regarding the location of the proposed improvements. Since that time, I have received comments from the Potomac Edison Company and from the Fire Marshal that object to the proposed design layout, as well as a verbal comment from the Shenandoah Gas Company expressing concern with the ability to provide these improvements without impacting their gas line. It appears that redesign will need to occur to address these comments; therefore, I will not provide you with comments until I have received a revised site plan. I believe that it would be prudent to bring this plan back to the TRC once you have had an opportunity to address these concerns. This will save you time in the redesign of this project. Please contact me if I may answer any questions regarding this letter. Sincerely, 6( L . Evan Wyatt Planner II cc: James Casterline, Oakwood Development Corporation Randy Asplund, Regency Lakes Project Manager Frederick County Review Agencies 107 North Kent Street 1 Winchester, VA 22601 , COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 February 6, 1996 Stephen M. Gyurisin Gilbert W. Clifford & Associates 200 North Cameron Street Winchester, Virginia 22601 RE: Preliminary Site Plan Review -- Regency Lakes Estates, Section E Dear Steve: I have had an opportunity to review the above referenced site plan. The following comments will need to be addressed in order for this office to proceed with administrative approval of this site plan. Please: 1) Include the location, height, and specification of all proposed outdoor lighting fixtures. 2) Provide the location of any proposed sidewalks. 3) Provide the height for the proposed structures. 4) Provide the speed limits for the proposed streets. Indicate the location for speed limit sign placement. Provide the location of all required "Stop" signs. 5) Align Cluseret Court and Conrad Court so that they intersect at the same location. Offsets at intersections should be avoided. 6) Modify Conrad Court to terminate in a cul-de-sac. The ordinance requires that dead-end streets terminate in cul-de-sacs with a minimum right-of-way of 40 feet. 7) Identify all symbols in an accompanying legend. In particular, the power line easement along the northern boundary contains an unidentified symbol. 8) Provide the location of all proposed and existing utilities. The submitted plan does not clearly indicate the location for any electric utilities. 9) Provide a landscape plan for the site. 10) Clarify the buffer proposed along the northern boundary (sheet 6 of 16). My preliminary findings indicate that it would be difficult to construct such a 6-foot berm within a 10-foot area. Also provide supporting information that such a berm could handle landscape screening, as required. 11) Provide a detail drawing of the buffer, berm, and full screen landscape planting to be implemented along the northern boundary. 107 North Kent Street • Winchester, Virginia 22601-5000 0 • Page 2 Regency Lakes Estates, Section E February 6, 1996 12) Modify the proposed berm so that it does not transverse the reserved area for a future right of way (extension of Third Battle Drive). The berm should be relocated to parallel Fiddler Avenue. 13) Clarify the numerous portions of the berm that appear to end. As presented, the contour lines are not complete. 14) Rename Gordons Lane. Check with Mark Lemasters in the Planning Department prior to submitting a new street name. Please revise your site plan to address these comments, and the comments provided to you by the review agencies. Also please be reminded that Potomac Edison and Shenandoah Gas are included as required review agencies. Letters of approval must be obtained from all required review agencies, and submitted to the Planning Department, prior to approval of the site plan. Once all comments have been addressed, please resubmit one copy of the revised site plan to this department for final review. If the revised site plan satisfies all agency comments, we will request five copies of the final site plan and recommend the site plan for approval. Should you have any questions, feel free to contact me. Sincerely, Eric R. Lawrence Planner I ERL/bah COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 July 9, 1996 Stephen M. Gyurisin Gilbert W. Clifford & Associates 200 North Cameron Street Winchester, Virginia 22601 RE: Preliminary Site Plan Review #2 -- Regency Lakes Estates, Section_F Dated October 1995, and revised June 12, 1996 Dear Steve: I have had an opportunity to review the above referenced site plan, submitted to this office June 21, 1996. The following comments continue to need to be addressed in order for this office to proceed with administrative approval of this site plan. 1) Sheet 2 of 16: The berm that is proposed to buffer the northern boundary of the property does not appear to be feasible. As proposed, the berm will achieve a height of 6 feet within a 10 foot distance. It is my understanding that a berm of this magnitude, slope considered, is not possible without the planting of vegetation that will assist with stabilizing and not require maintenance. 2) Sheet 8 of 16: Please remove the statement concerning setbacks for decks. "Decks may extend 3' into a required setback yard" does not accurately paraphrase the ordinance requirements. Please either complete the statement or remove it from the site plan. 3) Sheet 14 of 16: There are two stop signs on Regency Lakes Drive at its intersection with Third Battle Drive. Please remove the unnecessary sign. My records indicate that approval comments have not been received from the Fire Marshal and the County Engineer. Please address the above comments and those comments generated by the 107 North Kent Street - Winchester, Virginia 22601-5000 Page 2 Regency Lakes Estates, Section E July 9, 1996 Review #2 Fire Marshal and the County Engineer. Letters of approval from these departments should be forwarded to the Planning Department prior to final approval of the Regency Lakes Estates, Section E site plan. Should you have any questions, feel free to contact me. Sincerely, Eric R. Lawrence Planner I ERL/bah • Request For Site Plan Comments Frederick County Inspections Department Mail to: Frederick County Inspections Dept. Atten: Building Official P.O. Box 601 Winchester, VA 22604 (703) 665 - 5650 Hand deliver to: 107 N. Kent Street Fourth Floor Winchester, VA (703) 665-5650 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one copy of your site plan with this sheet. Applicant's name: Gilbert 14. Clifford & Associates, Inc. Address: 200 P1. Cameron Street Winchester, Va 22601 c/o Stephen Gvurisin Phone number: (540) 667-2139 Name of development and/or description of the request: Renenccy Lakes Estates, Section "E" Location of development: Route 7 East Inspections Department's Comments: Building shall comply with Virginia Uniform Statewide Building Code and Section 310, Use Group R (Residential) of the BOCA National Building Code/1993. 10/26/95 • 0 COUNTY of FREDERICK Public Works Department Harvey E. Strawsnyder, Jr., P.E. Director July 12, 1996 540/665-5643 Fax 540/678-0682 Mr. Charles E. Maddox, P.E. Gilbert W. Clifford and Associates, Inc. 200 North Cameron Street Winchester, Virginia 22601 RE: Regency Lake Estates, Section "E" Frederick County, Virginia Dear Steve: We have completed our review of the subject project and offer the following comments: 1. The proposed site development within Section "E" requires some filling within the lower lake. The impact of this filling on the available stormwater management capacity should be evaluated. Also, the erosion and sediment control measures within inundated areas receiving fill should also be addressed (i.e., culvert number five near station 60+00 Regency Lake Drive. 2. Consider eliminating lot 382 because of the close proximity to the emergency spillway and potential for flooding. If it is not eliminated, additional berm construction will be required to protect this lot during a 100 year storm event. 3. Compaction reports will be required for all controlled fills within building lots. The earthwork contractor should be made aware of this requirement. Please contact me if you have any questions regarding the above comments. HES : rls Sincerely, —kc �— 1��— HarvenE.wsnyder, Jr., P.E. Director of Public Works 107 North Kent Street Winchester, Virginia 22601 COUNTY of FREDERICK Public Works Department Harvey E. Strawsnyder, Jr., P.E. Director August 14, 1996 540/665-5643 Fax 540/678-0682 Mr. Charles E. Maddox, P.E. Gilbert W. Clifford and Associates, Inc. 200 North Cameron Street Winchester, Virginia 22601 RE: Regency Lake Estates, Section "E" Frederick County, Virginia Dear Chuck: Your revised site grading plan dated July 30, 1996, has adequately addressed our previous review comments. Therefore, we grant our approval for the subject subdivision plan. Please contact me if you have any questions regarding the above comments. HES : rls Sincerely, Harvey E. Strawsnyder, Jr., P.E. Director of Public Works 107 North Kent Street Winchester, Virginia 22601 Fvll;. / Thomas W. Owens Director November 14, 1995 G. W. Clifford and Associates 200 N. Cameron St. Winchester, Virginia 22601 Attn: Steve Gyurisin Dear Steve, COUNTY OF FREDERICK, VIRGINIA FIRE AND RESCUE DEPARTMENT 9 N. Loudoun Street, 2nd Floor Winchester, Virginia 22601 Douglas A. Kiracofe Fire Marshal I have reviewed the site plan submittal for Regency Lakes, Section E. The access and hydrant locations overall are good, but, I have serious concerns about "Cutshaws Court". As you are aware this entire street is located on the easement for overhead power lines. There is no possible way to locate apparatus in front of any home on this street, without sitting under these high tension lines. This contradicts very basic safety issues that all of our driver/operators are taught in all of our pump operator classes. Power lines in the vicinity of any structural fire present a tremendous hazard to firefighters as they can burn and fall or their supporting structures can fail when exposed to radiant heat from the burning building. Placing a hydrant under these lines, thus forcing the Fire Dept. to spot apparatus below the lines is just not acceptable. If the hydrant is located at the beginning of the street, the trucks must still be located under the lines to conduct firefighting operations. The proximity of buildings to these power lines and the loction of the street, on which we must operate, create a significant hazard to our firefighters during any potential fire ground operation on this street. Therefore, I am requesting the Planning Commission to deny this plan, as submitted. If you have any questions on this matter, please don't hesitate to contact me. Sincerely, Douglas A. Kiracofe Fire Marshal cc: Evan Wyatt, Planner Eddie Keeler, Chief Co.18 file DIRECTOR - (703) 665-5618 FIRE MARSHAL - (703) 665-6350 FAX - (703) 678-0682 t. � i 0 COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.l 114952942 Date Received 102695 Date Reviewed 111495 Applicant G.W. Clifford and Associates Address 200 N. Cameron St. Winchester, Virginia 22601 Project Name Regency Lakes Section E Phone No. 540-667-2139 Type of ApplicationSite Plan Current Zoning RP 1st Due Fire Co. 18 1st Due Rescue Co. 18 Election DistrictStonewall Tax I.D. No. RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System XX Automatic Fire Alarm SysternXX Other REQUIREMENTS Emergency Vehicle Access Adequate Inadequate XX Not Identified Fire Lanes Required Yes No XX Comments See attached comments on access Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes XX No Comments See attached Hydrant Locations Adequate XX Inadequate Not Identified Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes XX No Plan Approval Recommended? Yes No XX Signatul i • COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.1114952942 Date Received 102695 Date Reviewed 111495 Applicant G.W. Clifford and Associates Address 200 N. Cameron St. Winchester, Virginia 22601 Project Name Regency Lakes Section E Type of ApplicationSite Plan Ist Due Fire Co. 18 1st Due Rescue Co. 18 Tax I.D. No. RECOMMENDATIONS Phone No. 540-667-2139 Current Zoning RP Election District Stonewall Automatic Sprinkler System Residential Sprinkler System XX Automatic Fire Alarm SystemYX Other REQUIREMENTS Emergency Vehicle Access Adequate Inadequate XX Not Identified Fire Lanes Required Yes No XX Comments See attached comments on access Roadway/Aisleway Widths Adcquat:e XX Inade qu :te Not Identified Special Hazards Noted Yes XX No Comments See attached Hydrant Locations Adequate XX Inadequate Not Identified Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes XX No Plan Approval Recommended? Yes No XX fyA// 0 COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.0710960766 Date Received 11.1495 Date Reviewed 071096 Applicant G.W. Clifford and Associates Address 200 N. Cameron St. Winchester, Virginia 22601 Project Name Regency Lakes, Section E Type of ApplicationSite Plan Ist Due Fire Co. 18 Ist Due Rescue Co. 18 Tax I.D. No. RECOMMENDATIONS Phone No. 540-667-2139 Current Zoning RP Election DistrictShawnee Automatic Sprinkler System Residential Sprinkler SystemXX Automatic Fire Alarm SysteniKX Other REQUIREMENTS Emergency Vehicle Access Adequate XX Inadequate Not Identified Fire Lanes Required Yes No XX Comments Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes No XX Comments co Hydrant Locations Adequate XX Inadequate Not Identifie Siamese Location Adequate Inadequate Not Identified X°X-�,� 4g� Additional Comments Attached? Yes No XX `� bL�2Lti Plan Approval Recommended? Yes XX No -J Signat r --„ �. - % Title Request For Site Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County Dept. of Parks and Recreation 107 N. Kent Street Atten: Director of Parks and Recreation Second Floor P.O. Box 601 Winchester, VA Winchester, VA 22604 (703) 665-5678 (703) 665 - 5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one copy of your site plan with this sheet. Applicant's name Gilhert W. Clifford & Associates, Inc. j.,4=4rers: 2-0 N- Cametoj1 JcreeL Winchester- VA 22601 c/o Stephen Gyurisin Phone number: ( 940) 667-21 39 Name of development and/or description of the request: Regency Lakes Estates, Section "E" Location of development: Route 7 Fast Parks and Recreation Dept.'s Comments: Existing recreational amenities are more than adequate for the requirements of this development. 11/9/95 Parks and Recreation Dept. use only Date received Date revision received Date approved Incomplete Incomplete Date reviewed Date reviewed Signature and Date iS€gnature and Date (revision) FEB- 5-96 MON 10:43 SHENANDOAOS FAX NO. 170386970 P. 02 Shenandoah Gas Subsidiary of Washington Gas February 2, 1996 Mr. Stephen NI, Gyurisin Gilbert W. Clifford & Associates 200 North Cameron Street Winchester, Virginia 22601 Dear Steve,, P.O. Sax 2400 Winchester, VA 22604 (540) 869-1111 As you know Shenandoah Gas has some concerns regarding the design of street infrastructure and the sanitary and water utilities in Regency Lakes Estates "Section E" I have enclosed a copy of our original easement for your use. I trust that the test hole elevations recently provided to you will meet your needs. 1 am confident that a design can be engineered that will both meet our needs as well as accommodate the proposed use. To reiterate our needs they are as follows: 1) Finished road elevations must allow for a minimum cover of 36" to top of pipeline and a maximum cover of 60". Also, at no time during construction may the pipeline have cover less than 30 ". 2) All perpendicular crossings of other utilities must be made with a minimum of 12" of separation with a preferred separation of 18 ". 3) The plans should specify that Shenandoah Gas be noticed g$ working hours prior to any blasting activities within 50' of the centerline of the pipeline. No blasting will be allowed within 25' of the centerline of the pipeline. FEB- 5-96 MON 10:43 SHENANDOGAS FAX NO. 1703869 65 Mr. Stephen Gyurisin February 2, 1996 Page 2 4) The plans should specify that Shenandoah Gas should be notified 48 working hours prior to any work within the right- of-way (25' from centerline of gas). Shenandoah Gas will at its descretion provide standby inspection service during this work. 1 look forward to a redesign that meets the above criteria. Mr. Dave Reichert of Shenandoah Gas should be contacted regarding natural gas service to this section. Sincerely, Kimberly K. Holliday-Hickerson P, 03 Shenandoah P.O. Box 2400 Gas Winchester, VA 22604 Subsidiary of Washington Gas (703) 869-1111 i.-i2rch t 996 14r Sti-Theo N4 G urisin Giibert \\ Clifford ez Associates ') JG -, �or:M� � a,neron Street \.Vlnchc�ter_ �:'A'?601 1 a:a: :If. This letter is to info:-m you that Shenandoah Gas has revie-,ved the plans for Regency Lakes Es'ar.es "Sect -ion E" and has -.io objection to construction being performed tivitltin our easentent with the assumption that no offset of cur existing facilities be required due to road irip:ovcments car other utilities being installed Additionally, the following criteria must be met during all construction actives: t) Finished road elevations must allow for a minimum cover of 36' to top of pipeline and a maximum cover of 60". Also, at no time during construction may the pipeline have cove: less than 30". Z) .Ad, perpendicular crossings of other utilities, culverts and underground structures must be made with a minimum of 12" of separation with a preferred separation of 18". Any variances must be pre -approved and inspected by Shenandoah Gas at the time of installation. =) The plans need to specif}, that Shenandoah Gas be notified dS working hours prior to any IIDl-,Eting activities within 50' of t1le- centerline ri1 t,nr pipeline. No blasting N,vlll be within 25' of the centerline of the pipeline 1 j Thc plans need to specify tl,a.t Shenandoah Gas be notified 48 working hours prior to any X� of k within the right -of -•way (25' from centerline of gas). Shenandoah Gas will, at its discretion, provide standby inspection service during this work. If r ou have any questions or comments feel free to contact me. 5ncereiv, h:- Bklniber�-, Project Engineer 0 AThePbrEdisonPutai&Aower System P.O. Box 3200 Winchester, VA 22GO4 October 31, 1995 Gilbert W. Clifford & Associates, Inc. Stephen M. Gyurisin 200 N. Cameron St. Winchester, VA 22601 Dear Stephen Gyurisin: The power right-of-way that goes through section E of Regency Lakes will not need an encroachment agreement signed for this new section to be built, However the grading plans are being reviewed to see if the change in grades will still meet the National Electric Safety Code requirements. No structures or trees should be placed within the right-of-way. The second power right-of-way that goes along the northern most boundary line cannot have 6' earthberms or trees placed on this right-of-way. Xf you have any additional questions or concerns please contact me at (703) 722-5861. Sincerely, Richard A. Funk TOTAL P.02 • 0 The Potomac Edison Company Part of the Allegheny Power System P.O. Box 3200 Winchester, VA 22604 February 14, 1996 Gilbert W. Clifford & Associates, Inc. Stephen M. Gyurisin 200 N. Cameron St. Winchester, VA 22601 Dear Stephen Gyurisin: In response to questions regarding the 138KV power line that goes thur Regency Lakes Estates Section "E", Potomac Edison recommends that Cutshaws Ct be redesigned to go arounu :he structure or relocate the structure at the customers expense. Our guidelines will not permit any soil cutting within 10 feet of any structure. If you have any additional questions or concerns please contact me at (703) 722-5861. Sincerely, -gck,j of • X, Richard A. Funk • 0 J4The Potomac Edison Company Part of the Allegheny Power System P.O. Box 3200 Winchester, VA 22604 June 27, 1996 Gilbert W. Clifford Stephen M. Gyurisin 200 N. Cameron St. Winchester, VA 22601 & Associates, Inc. Dear Stephen Gyurisin: In response to questions regarding the 138KV power line that goes thur Regency Lakes Estates Section "E". The new plans indicate that the road was redesigned to go around the structure located on Cutshaws Ct. This redesign is acceptable to Potomac Edison. If you have any additional questions or concerns please contact me at (703) 722-5861. Sincerely, Q- Richard A. Funk 0 gilbert w. clifford & associates, inc. 200 N.Cameron Street Winchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 [Am WE ARE SENDING YOU FT] ATTACHED HAND DELIVERED CHANGE ORDER SHOP DRAWINGS a PRINTS ElCOPY OF LETTER PLATS LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 10/27/95 ATTENTION Mr. Evan Wyatt RE: RPoanry T.akaS F.Stata._ Sec Finn "F" UNDER SEPARATE THE FOLLOWING ITEMS 1-1 SAMPLES SPECIFICATIONS ❑ PLANS F] OTHER COPIES DATE DESCRIPTION 1 Site Plan Application 1 10 23 95 County Fees, Check #641979 in the Amount of $3,675.00 ARE TRANSMITTED APPROVED/SUBMITTED FOR APPROVAL APPROVED/AS NOTED FOR YOUR USE RETURN/CORRECTIONS AS REQUESTED FOR REVIEW or COMMENT FOR BIDS DUE ------------ 19___ REMARKS COPY TO: SIGNED Ste RESUBMIT___ FOR APPROVAL El SUBMIT___ FOR DISTRIBUTION RETURNED_ CORRECTED PRINTS El LOAN PRINT/RETURN RETURN/WITH SIGNATURES mI 9fj 'OEV. 2.0 �.'���� l .:tit $tli �'li'`\���`1\. � �� • • gilbert w. cli f ford & associates, inc. 200 North Caineron Street • Winchester, Virginia 22601 540-667-2139 • Fax: 540-665-0493 January 11, 1996 Mr. Evan Wyatt, Planner II Frederick County Planning Dept. 107 N. Kent Street Winchester, Virginia 22601 RE: Regency Lakes Estates, Section "E" Site Development Plan Dear Evan: To date, I have received review agency comments on the above referenced project from all agencies except yours, Public Works/Engineering and VDOT. Your letter of November 17, 1995 indicated that you will not review the plans submitted in October, 1995 until a redesign occurs that satisfies the Fire Marshal, Shenandoah Gas and Potomac Edison. Either Chuck or I have discussed the utility issues with each of the above reviewers. The comments from each are not considered major in nature and will only required a slight modification of the plan. Street layout and lot layout are not changing. With this, I would ask that you complete your planning review so that I may coordinate any comments your agency has with comments received from other review agencies. Your planning comments can then be incorporated in a completely revised set of plans rather than waiting for additional suggestions after planning utility review comments. I have included, for your review, a revised set of plans provided to VDOT in December, 1995. Please indicate your comments on these plans. Upon receipt of your comments as well as VDOT's, I will coordinate the TRC meeting with your office. Issues related to your question of utility concerns require that we relocate a fire hydrant for the Fire Marshal, shift a landscape berm slightly for Potomac Edison, and assure adequate cover for a Shenandoah Gas pipe. You review comments are critical at this juncture. Sincerely, gilbert w. Clifford & associates, inc. Stepheo M. Gyurisin SMG/ " s • gilbert w. clifford & associates, inc. 200 N.Cameron Street Winchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 TO 0 LETTER OF TRANSMITTAL [6/17/96 RE NT D TIE JOB NO. 5062 'EN ION Mr. yatt ROt7,.t� `l7 T :]leoc FctafPc C'Pf Finn T7" Winchester. Virginia 22601 1 WE ARE SENDING YOU X ATTACHED UNDER SEPARATE� THE FOLLOWING ITEMS HAND DELIVERED CHANGE ORDER SAMPLES SPECIFICATIONS SHOP DRAWINGS X❑ PRINTS XI PLANS ❑ OTHER COPY OF LETTER ❑ PLATS COPIES DATE DESCRIPTION 1 set I Oct. '95 Site Development Plan, Revised 6/12/96 (Sheets 1 - 16 of 16) ARE TRANSMITTED APPROVED SUBMITTED FOR APPROVAL APPROVED AS NOTED FOR YOUR USE RETURN CORRECTIONS ❑ AS REQUESTED ❑ FOR REVIEW or COMMENT FOR BIDS DUE REMARKS COPY TO: ❑ RESUBMIT FOR APPROVAL ❑ SUBMIT FOR DISTRIBUTION RETURNED CORRECTED PRINTS LOAN PRINT/RETURN RETURN/WITH SIGNATURES ' �567Op `JNIN��d io , 9661N�C -,` *IGN v to hen M. rlsi �v REV. 2.0 9 • r • gilbert w. clifford & associates, inc. 200 N.Cameron Street Winchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 0 LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 8/8/96 15062 TO: Frederick Co. Planning Dept. ATTENTION Mr. Erick Lawrence RE: RPvanry Takes Estates_ Ser' WE ARE SENDING YOU X� ATTACHED aHAND DELIVERED CHANGE ORDER SHOP DRAWINGS X❑ PRINTS ❑ COPY OF LETTER ❑ PLATS Ir 'n 1-1 UNDER SEPARATE THE FOLLOWING ITEMS SAMPLES SPECIFICATIONS X� PLANS OTHER COPIES DATE DESCRIPTION 1 set Site Development Plan, Sheets 1 - 16 ARE TRANSMITTED ❑ APPROVED/SUBMITTED RESUBMIT_— FOR APPROVAL ❑ FOR APPROVAL ❑ APPROVED/AS NOTED SUBMIT--_ FOR DISTRIBUTION X❑ FOR YOUR USE RETURN/CORRE IS 14 15I�L> RETURNED_ CORRECTED PRINTS ❑ AS REQUESTED 1�96 ❑' LOAN PRINT/RETURN FOR REVIEW or COMMENT CO �.ETURN/WITH SIGNATURES ElFOR BIDS DUE-----------_19 Ln REMARKS A 0® 0�'s COPY TO: SIGNED Stephen Gyurisin REV. 2.0 • • gilbert w. cli f f ord & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 540-667-2139 • Fax. 540-665-0493 August 13, 1996 Mr. Eric R. Lawrence, Planner I Frederick County Planning dept. 107 N. Kent Street Winchester, Virginia 22601-5000 RE: Regency Lakes Estates, Section "E" Dear Eric: In accord with your review letter dated July 9, 1996 we have revised the attached plans for your final approval. • Sheet 2 of 16 - Berm is redesigned and detailed on sheets 6 and 7 of 16. • Sheet 8 of 16 - Deck notation removed. • Sheet 14 of 16 - Stop Sign removal. Attached for your files are approval letters from the Frederick County Fire Marshal and Engineer as well as a letter from Potomac Edison. Your approval of the attached plans is appreciated. Sincerely, gilbert w. clifford & associates, inc. Step ei M. Gyurisin SMG:cls attachments gilbert w. clifford & associates, inc. 200 N.Can:eron Street Winchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 TO: Fre WE ARE SENDING YOU HAND DELIVERED SHOP DRAWINGS FTICOPY OF LETTER X ATTACHED CHANGE ORDER PRINTS ❑ PLATS • LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 8/15/96 5062 ATTENTION Mr. Eric Lawrence RE: IIT, 11 UNDER SEPARATE THE FOLLOWING ITEMS SAMPLES SPECIFICATIONS PLANS OTHER COPIES DATE DESCRIPTION 1 Oct. '95 Site Grading Plan, Sheet 6 of 16 1 Oct. '95 Erosion Control Plan, Sheet 12 of 16 1 5 30/96 VDOT Approval Letter FTI ARE TRANSMITTED F1APPROVED/SUBMITTED ❑ FOR APPROVAL F I APPROVED/AS NOTED FOR YOUR USE El RETURN/CORRECTIONS AS REQUESTED FOR REVIEW or COMMENT El FOR BIDS DUE ------------ 19___ REMARKS Eric, Revision to berm as per our discussion. COPY TO: SIGNED RESUBMIT___ FOR APPROVAL SUBMIT___ FOR DISTRIBUTION 11 RETURNED_ CORRECTED PRINTS El LOAN PRINT/RETURN El RETURN/WITH SIGNATURES 110 hen Gvurisi REV. 2.0 • gilbert w. clifford & associates, inc. 200 N.Cameron Street Winchester, Virginia 22601 540-667-2139 Pax: 540-665-0493 TO: WE ARE SENDING YOU X❑ ATTACHED HAND DELIVERED CHANGE ORDER SHOP DRAWINGS [X I PRINTS COPY OF LETTER PLATS • LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 8/21/96 5062 ATTENTION Mr. Eric Lawrence RE: Rpopnry T.akPS F.StataS. SPrtinn "F" UNDER SEPARATE THE FOLLOWING ITEMS SAMPLES SPECIFICATIONS X❑ PLANS 1-1 OTHER COPIES DATE DESCRIPTION 2 sets Site Development Plan (Sheets 1 - 16) 1 Cover Sheet, Original (Sheet 1 of 16) ARE TRANSMITTED APPROVED/SUBMITTED RESUBMIT___ FOR APPROVAL FOR APPROVAL APPROVED/AS NOTED SUBMIT___ FOR DISTRIBUTION FOR YOUR USE El RETURN/CORRECTIONS RETURNED_ CORRECTED PRINTS AS REQUESTED El LOAN PRINT/RETURN FOR REVIEW or COMMENT I -XI RETURN/WITH SIGNATURES El FOR BIDS DUE ------ _----- 19___ REMARKS Please sign the original cover sheet and return to our office. COPY TO: SIGNED Stephen M. Gyurisin REV. 2.0 Q.,otion Area LQmdecoGed Ber• Suffer i Buffer Separation Area W ands Not 'o Scale aped Screen REGENCY LAKES ESTATES FINAL MASTER DEVELOPMENT PLAN - JANUARY 221986 S£C�1CN AREA (ACRES) UNITS UNITS/ACRE AREA OPEN AC SPACr _Pf4pEE A 48 191 4.0 26.7 56X B 27 101 3.7 11.3 42% C 31 127 4.1 8.7 28x D AL -iD Aa 16.3 _U5 Subtotal 151 598 4.0 530 41% E ,Regency Heights) -U _72 1.4 17_7 J1.3 TOTAL 203 670 gEcxjlgED FRF nFR1CK COUNTY H1) MOBILE 3.8 90.7 HOME COMMUNITY 44.7% DISTRICT REGULATIONS nFA, OPMENT RECULREMENT SEC-M-NS A-D 'AS -BUILT" MAXIMUM UNITS PER ACRE 8 4,0 3.2 OPEN SPACE/COMMON AREA 15% 417. 41.7 SECTIONS A-D *AS-BU11 T" do E A F FUTURE SECTIONS OPEN DACE PHASE SEC';^N AREA (ACRES) SNUB UNITS/ACRE ACHES 5 ROADS A 26.5 50 1.9 18.9 71.4% 3 Ac B 13.2 55 4.1 4.7 35.2X 2 Ac C 21 6 78 3.6 7.3 33.7X 5 Ac D 30.1 110 3.6 7.2 23.9% 4 Ac E 26.3 90 3.4 8.4 24.3% 2 AC F 50.5 192 3.8 9.8 19.4% 4 Ac SUBTOTAL 188.2 575 3.4 44.5 26.4% 20 Ac REGENCY HEIGHTS 34.8 71 2.4 0.7 27.9X 4 Ac TOTAL 203.0 848 3.1 54.2 26.6% 24 Ac ,5�557 GRAPHIC SCALE IQ 200 0 ,00 zoo 400 eoo JUL 13g5� Q' ( IN FEET) N E0 n +� pt' 'Ww3 1 inch a 200 ftFu'070T �/23/95i Revised per County Staff Comments es SMG 20 9 Revised per County Stoff Comments ss SMG 17 95Re�osed per Courity Staff Comments TWP SMG dote I description by cIKd. REVISIONS Gk:.W1NG Nv, REGENCY LAKES ESTATES .Z24 ✓� '//� Febn,ary.1995 drown by. twP ,I SHEET �9A�'/� Revise d MaQf § 165-77 FREDERICK COUNTY CODE § 165-79 K. Stormwater management. The requirements of § 165-32 of this chapter shall apply to the total residential recreational community development. L. Landscaping. Landscaping shall be in conformance with an overall landscaping plan or unifying concept for the development. M. Phasing. If a Residential Recreational Community District is proposed to be developed in phases, over a period of time, common open space shall be provided with each phase in proportion to the fraction of the total area of the development in each phase. Recreational facilities shall be provided with each phase in proportion to the fraction of the total dwelling units in each phase. Essential street entrances to the planned residential community shall be provided with the initial phases of the development. N. Property owners' association..A single property owners' association shall be provided for all phases of a recreational community development according to the requirements of this chapter. C. Other regulations. The residential recreational community development shall conform with all regulations of this chapter and the Frederick County Code unless specifically exempted by this Article. ARTICLE IX MH1 Mobile Home Community District § 165-78. Intent. The MH 1 Mobile Home Community District is designed to provide for planned communities for mobile homes. This district is intended for the location of mobile homes on land under common ownership or for the creation of lots for mobile homes. Such planned developments are intended to be provided with appropriate roadways and amenities and suitable landscaping and transition areas to blend the mobile home community with surrounding land uses. § 165-79. Permitted uses. The following uses are allowed: A. Mobile homes. • • § 165-79 ZONING § 165-81 B. Mobile home parks. C. Mobile home subdivisions. D. Schools. E. Churches. F Public parks, playgrounds and recreational uses. G. Accessory uses. H. Public utilities, including poles, lines, distribution transformers, pipes and meters, water and sewer facilities and lines. I. Fire stations and companies and rescue squads. J. Home occupations. K. Totally enclosed storage facilities for use by the residents of the mobile home park or subdivision. L. Business signs to advertise the sale or rent of the premises, church signs, signs for nonprofit organizations and directional signs. Off -site signs shall not exceed eight (8) square feet. 'j § 165-80. Conditional uses. The following uses are permitted with a conditional use permit: A. Cottage occupations. § 165-81. Mobile home parks and subdivisions. Mobile homes may be located in planned developments on parcels of land under common ownership or as mobile home subdivisions. Such mobile home parks and subdivisions shall meet the following requirements. A. Dimensional requirements. (1) Density. The gross density of any mobile home park or subdivision shall not exceed eight (8) units per acre. (2) Spacing requirements. No mobile home shall be placed within twenty (20) feet of another. 16609 § 165-81 FREDERICK COUNTY CODE § 165-81 (3) Lot requirements. Minimum lots of four thousand (4,000) square f hall be established for each dwelling unit. The corners of such lots shall be clearly posted by permanent markers which shall be maintained. (4) Setbacks. All dwelling units shall be set back a minimum of twenty (20) feet from any_streel right-of-way. All dwelling units shall be set back at least tt21_1_QLfPPt from all common areas ,Q arking lots and sidewalks. All accessory uses shall be set back at least five (5) feet from any lot line or property boundary. (5) Perimeter. All structures shall be set back at least fifty (5O) feet_ from�ie perimeter boundary of the mobile home park. B Common areas. All mobile home parks and subdivisions shall have a common area of at least four thousand (4,000) square feet in area. In addition, at least fifteen percent (15%) of the total gross area of all mobile home parks or subdivisions shall be in common areas. There shall be at least fifty (50) square feet of common area for each dwelling unit. (1) Landscaping. All common areas shall be planted with appropriate landscaping, including trees, shrubs and grass lawns. This landscaping shall be properly maintained. (2) Recreation facilities. All mobile home parks and subdivisions shall contain at least one (1) recreational unit as described by § 165- 64 of this chapter This recreational unit shall be intended to meet the needs of thirty (30) dwelling units. One (1) recreational unit shall be provided for each thirty (30) dwelling units The design and amount of recreational facilities shall be approved by the Administrator and the Department of Parks and Recreation at the time of site plan review. (3) Homeowners' associations. In the case of mobile home subdivi- sions. common areas shall be dedicated to and maintained by homeowners' associations. The mobile home subdivisions and the homeowners' associations shall meet all requirements of this chapter. 16610 § 165-81 ZONING § 165-81 C. Streets. (1) All mobile home lots in a mobile home park shall have direct access to a dedicated public street which meets all requirements of the Virginia Department of Transportation (2) Private streets in existing mobile home parks. The Planning Commission may allow nevti sections of existing mobile home parks, which are currently served by a complete system of private streets, to be provided with access using private streets. In such cases, the private streets must meet the following requirements: (a) Street widths. The minimum right-of-way width for private streets in a mobile home park shall be thirty (30) feet Dead- end streets shall be provided with cu s- e-sac, with a minimum radius of forty (40) feet. A minimum pavement width of twenty (20) feet shall be provided. with a minimum shoulder width of six (6) feet. The minimum paved radius for a cul-de-sac shal e t irty ( ) feet. (b) Street construction. Private streets shall be adapted to the topography and shall have suitable alignment and gradient for traffic safety, satisfactory surface drainage and proper functioning of sanitary and storm sewer systems. A surface of bituminous prime -and -double -seal treatment shall be applied on a base of no less than six (6) inches of compacted gravel. The full width of the street shall be properly graded to provide suitable grades for pavements, adequate surface drainage and convenient access to the mobile home lots. (c) Intersections. Street intersections shall generally be at right angles. Offsets at intersections and intersections of more than two (2) streets at one (1) point shall be avoided. D. Off-street parking At least two (2) off-street parking spaces shall be provided for each dwelling unit. Mobile home parks and subdivisions may employ common parking lots to provide off-street parking. Such parking lots shall meet all requirements of this chapter. E. Sewer and water facilities. It must be certified by the Virginia Department of Health that each mobile home lot will be provided with an approved source of water supply and an approved means of sewage 16611 COMMI,oNWE-`�LTI-1 or A/IRQINL,"� DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 1,1031 OLD VALLEY PIKE CO :+, nSSiONIER P O BOX 278 EDINBURG. VA 2282,1-0278 Mr. P. Duane Brown, C.L.S. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Duane: May 7,1997 JERRY A. COPP tiLyiDu fErjGit,rm 111 L 6-101 98a 5&,0 1 AX 15J01 784 1,60/ Ref: Regency Lakes Estates, Section "E" Route 7 Frederick County This is to acknowledge receipt of a copy of your Plan Sheets 1, 3, 5, 7, 10, 11, 13 and 14 dated April 22, 1997 for the referenced project. We offer general approval as submitted and request an additional four sets to complete the sets we have on hand. Thank you for your cooperation. BJS/ rf xc: Mr. R. B. Childress Mr. S. A. Melnikoff Mr. Kris Tierney Sincerer Barry J. Sweitzer Trans. Roadway Engineer For: Robert B. Childress Trans. Permits & Subdivision Specialist Supervisor WE KEEP VIRGINIA MOVING COMMONWEALTH of V'IRGINIA DEPARTMENT OF TRANSPORTATION DAVID R. GENR EDIN©URG RESIDENCY AVID R. R MOM OLD VALLEY PIKE P.O. BOX 270 EDINBURG, VA 22024-0278 Mike Hammer G. W. Clifford and Associates 200 North Cameron Street Winchester, VA 22601 Dear Mike, December 7, 1999 Ref: Regency Lakes Section "E" Route 7 Frederick County JERRY A COPP RESIDE14T ENGINEER TELE (540) 904-5600 FAX (540) 904-5601 As per our phone conversation, I performed a final Inspection of the referenced development on December 3, 1999. As a result of this Inspection VDOT accepts the completed construction phase of this development to be within VDOT standards and specifications. Should you have any questions, please call. /ep pc: Mike Ruddy Sincerely, Dave A. Heironimus Highway Permits and Subdivision Specialist, Sr. 0 Q 1'n DEFT. OF PLh`5,1!� C,'('-VFI_G°�,�cnT WE KEEP VIRGINIA MOVING