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HomeMy WebLinkAbout03-95 Regency Lakes Estates (Revised) - Stonewall - Backfile (2)RECEIPT N2 024487 AMOUNT DUE AMOUNT PAID s BALANCE DUE PAID BY CASH , ukz CHECK V ✓ r OTHER 1 t� �► dD FREDERICK COUNTY DEPT. OF PLANNING AND DEVELOPMENT P. 0. BOX 601, 9 NORTH LOUDON ST. \ WINCHESTER, VIRGINIA 22601 DATE fA FROM ADDRESS THE SUM OF 1I�. Y._����/� ,y6Y''nL�A F�^�����✓�r � DOLLARS $ FOR JZ oI (Y I By z DAY -TIMERS RE -ORDER No. 3221 — P,, n USA U. Gtdv-erf► se : �t,�crd 41 z-7 V. * STAFF MASTER DEVELOPMENT PLAN CHECKLIST * This application is not complete if the following are not included: UBMISSION PACKAGE 1. Comments sheets from the following agencies along with any marked copies of the plan; 2_0 VDOT City of Winchester Sanitation Authority Health Department Inspections Dept. ` )2U Parks & Recreation y 2D Fire Marshal Ufl% hp l ``') ?-4 County Engineer 4 One copy of the master development plan application y Z U 25 copies of the plan on a single sheet One reproducible copy of the plan (if required) -1 ?-Q A 35mm. slide of the plan TRACKING Date Ld,�Q Application received 41 Z'3 Fee Paid (amount $) „� .. Preliminary MDP heard by Planning Commission - Action taken ApprcNcob 5 !�- ?a6kd [� Preliminary MDP heard by Board of Supervisors - Action taken roued . IF V 7 )C l setter to applicant regarding action and revisions. Final MDP submitted with review agency, P/C and BOS comments addressed. J�fyinal MDP signed by County Administrator and Planning Director. (send two copies to applicant) �Z Info added to annual report diskette. i COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/ 678-0682 July 10, 1995 \ Oakwood Land Development Company P.O. Box 77013 Greensboro, NC 27417-7013 RE: REVISED MASTER DEVELOPMENT PLAN #003-95 OF REGENCY LAKES ESTATES To whom it may concern: This letter is to notify you that the revised Master Development Plan for the above referenced project was administratively approved by Frederick County on July 7, 1995. This revised Master Development Plan was approved for 575 mobile home units on 168.2 acres to be developed within 6 phases. This property is located in the Stonewall Magisterial District and is identified as property number 55-A-27. Enclosed for your records are two copies of the final Master Development Plan with the appropriate signatures. Please contact me if I may answer any questions regarding this letter. Sincerely, Evan A. Wyatt Planner II EAW/dc cc: Steve Guyrisin, G.W. Clifford Associates 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 PC REVIEW: 05/03/95 BOS REVIEW: 05/10/95 BOS REVIEW: 05/24/95 MASTER DEVELOPMENT PLAN #003-95 REVISED REGENCY LAKES ESTATE LOCATION: The property is located on the north side of Berryville Pike (Route 7 East), on Regency Lakes Drive. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 55-A-27 (Oakwood Land Development Company - owner) PROPERTY ZONING & PRESENT USE: ADJOINING PROPERTY ZONING & USE: Zoned MH1 (Mobile Home Community) Land Use: Mobile Home Park & Vacant North: RP (Residential Performance) - Vacant (Caleb Heights) South: B2 (Business General) - Commercial and Vacant RA (Rural Areas) - Residential East: RP (Residential Performance) - Residential and Nursing Home RA (Rural Areas) - Residential B2 (Business General) - Commercial and Day Care B3 (Industrial Transition) - Vacant West: RP (Residential Performance) - Vacant (Caleb Heights) B2 (Business General) - Vacant PROPOSED USE: Single wide and double wide mobile homes REVIEW EVALUATIONS: Virginia Dept. of Transportation: No overall objections to the revised master development plan. Prior to making any final comments on future phases of the project we will require a complete set of site plans, drainage calculations, and traffic flow data for review. As proposed it appears sections of the Regency Lakes Drive right-of-way will pass through portions of both lakes. Is the water elevation in the lakes to be lowered and/or portions filled to accommodate the roadway? Page 2 Regency Lakes Estates Master Development Plan #003-95 Sanitation Authority: No Comment. County Engineer: The master development plan for the Regency Lakes Estates is approved by the Engineering Department. A detailed review of section D will be made at the time of resubdivision submittal. Fire Marshal: The final site plan needs to insure that fire hydrants are located no more than 400 feet apart. It is preferred that the location of these hydrants be at the corner of intersecting streets and not at the end of cul-de-sacs. The Department of Emergency Services approves the overall concept of the revised master development plan, and reserves the right to provide final approval of the Regency Lakes Estates development based on the detailed site plan drawings for all remaining sections. Parks & Recreation Dept: No comment. Revised master development plan has no impact on required recreational amenities. Planning & Zoning: Project History - Frederick County determined that a master development plan would be desirable for Regency Lakes Estates due to the different housing types that would be permitted under the RP and MH1 zoning classifications, as well as the overall scale of the project. The original master development plan for this project was approved by the Planning Department on July 8, 1986. This master development plan called for the development of 72 single family detached lots on 52 acres that was zoned RP, and 598 mobile home units on 151 acres. This created an overall gross density of 1.38 units per acre in the RP section, and 3.96 units per acre in the MH1 section. Notable improvements required under the original master development plan included the creation of a loop road around the lakes, the construction of a dam to support this road, the provision of a 60 foot right-of-way that would connect the loop road to the Winchester mall property located to the south, the establishment of a substantial recreational area, and the provision of buffers along the northern, southern, and western property lines. To date, Regency Lakes Drive has been constructed to serve all developed sections, the dam is in place, and all recreational amenities have been provided including a club house, a swimming pool, tennis courts, and ballfields. Page 3 Regency Lakes Estates Master Development Plan #003-95 Proposed Revisions - The proposed master development plan has been revised to realign and relocate proposed roadways, and to redesign one of the buffers that was required on the original plan. The proposed revisions are as follows: 1) Overall Gross Density - The revised master development plan proposes to provide a total of 575 mobile home units on 168 acres. This creates an overall gross density of 3.41 units per acre. This density is less than the original permitted density of 3.96 units per acre. This is due in part to an increase in the "lot" area needed for double wide units. 2) Regency Lakes Drive Realignment - The loop road is proposed to be realigned to bring it closer to the lake. This new alignment will require approval by VDOT and will enable all roads in the single family section to be accepted into the state secondary road system for maintenance once the new alignment has been developed to a minimum standard suitable to VDOT. 3) Relocated Collector Roads - The approved 60 foot right-of-way connection with the Development Company of America property (Winchester Mall site) has been relocated to provide for a 40 foot right-of-way along the western property boundary of Regency Lakes Estates. This 40 foot right-of-way dedication would allow for the construction of half of a major collector road in conformance with the Frederick County Comprehensive Plan's Eastern Road Plan. This relocated right-of-way will provide a connection between the Development Company of America property and the Caleb Heights property. It is the intent of the Regency Lakes Estates developer to provide the 40 foot right -of -Way, but not to construct that portion of the major collector road. The developer is willing to construct a connection from Regency Lakes Estates to this major collector road in the future if the road is constructed. A minor collector road has been proposed that will provide a connection between Regency Lakes Drive and the Caleb Heights property to the north. Proffers from the Caleb Heights Rezoning Application indicate that the Caleb Heights developer will construct the portion of the minor collector road on the Regency Lakes Estates property. These roads will be needed if the Caleb Heights property is developed; however, they may not be desirable if the property becomes a battlefield park. The Board of Supervisors should determine what statements need to be included on the plan that will accommodate the future road improvements. Page 4 Regency Lakes Estates Master Development Plan #003-95 4) Buffers - The buffer along the southern property line reflects the buffer shown on the original plan. The buffer along the western property line has been modified to accommodate the proposed major collector road. This buffer should reflect the requirements for a road efficiency buffer. Details of how this will be accomplished need to be provided on the final master development plan. The original plan called for a 35 foot buffer along the northern property line. The Planning Commission felt that this buffer distance was appropriate, provided that a full screen was developed within the 35 foot buffer area. The full screen would contain a six foot high earth berm that is completely landscaped. STAFF RECOMMENDATIONS: Approval, provided that the applicant address all comments and concerns of the Board of Supervisors, the Planning Commission, and all review agencies. PLANNING COMMISSION COMMENTS FROM 5/3/95 MEETING: Planning Commission comments included the need to assure that the final master plan included statements regarding the development of the collector roads, a description of the road efficiency buffer along the major collector road, a statement that provided the amount of property that would be dedicated for the major collector road, and the inclusion of a 35 foot buffer with full screening along the northern property line. PLANNING COMMISSION ACTION ON 513195: Unanimous approval, provided that the applicant address all comments and concerns of the Board of Supervisors, the Planning Commission, and all review agencies. BOARD OF SUPERVISORS ACTION ON 05,110,195: Tabled, as requested by the applicant. APPLICATION MASTER DEVELOPMENT PLAN Frederick County Virginia Date: March 27, 1995 Application # D 03 q-5 OWNERS NAME: Oakwood Land Development Company PO Box 77013 Greensboro, NC 27417-7013 (Please list the name of all owners or parties in interest) AGENT: Gilbert W. Clifford & Associates, Inc. Address: 200 N. Cameron St, Winchester, Va 22601 Phone Number: (703) 667-2139 DESIGNER/DESIGN COMPANY: same Contact Name: Stephen M. Gvurisin PRELIMINARY MASTER DEVELOPMENT PLAN CHECKLIST The following checklist is intended to assist the applicant in insuring that all required information is provided and to insure that all information is available to allow review by the County. This form must be completed by the applicant and submitted with the master development plan. All required items must be provided on the master development plan. Backaround Information: 1. Development's name: Regency Lakes Estates 2. Location of property: North of Rt. 7 East at Regencv Drive 3. Total area of property: 76.8 Acres ± 4. Property ID # (14 Digit): 86-A-20 5. Property zoning and present use: MH-1 6. Adjoining property zoning and present use: B-2 and RP Vacant residential and vacant commercial and residential 7. Proposed Uses: Manfactured homes - single family Magisterial District: Stonewall 9. Is man original or amended Master Development Plan? Original Ln LIJ ;= W W a Q Voo � Cq Amended 0 • General Information: 1. Have the following items been included? North arrow Yes_X_ No Scale Yes_X_ No Legend Yes No_X_ Boundary Survey Yes No_X_ Total Area Yes_X_ No Topography Yes No_X_ Project Title Yes_X_ No Preparation and Revision Date Yes _X_ No Applicant Name Yes_X_ No 2. Number of phases proposed? 2 - Sections E and F 3. Are the proposed phases shown on the Master Development Plan? Yes_X_ No 4. Are the uses of adjoining properties clearly designated? Yes_X_ No 5. Is an inset map provided showing the location of the project and all public roads within 2,000 feet. Yes_X_ No 6. Are all land uses clearly shown? Yes_X_ No 7. Are environmental features clearly shown? Yes No X * 8. Describe the following environmental features:* Total Area % Disturbed Area in Open Space Floodplains 0 0 0 Lakes and ponds _ 0 _ 0 0 Natural retention areas 0 0 0 Steep slopes (15% or more) 0 0 0 Woodlands 0 0 0 4 u W AS 0 • 4. Are recreational facilities required? Yes No_X_* 5. What types of recreational facilities are proposed? NONE REQUIRED - AS BUILT * 6. Are separation buffers required? Yes No_X 7. Are road efficiency buffers required? Yes No_X 8. Are landscaping or landscaped screens required? Yes No_X 9. Are required buffers, screens, and landscaping described by the plan with profiles or examples? Yes No_X * All permitted uses, dimensional requirements, common areas, streets, off-street parking, and sewer and water facilities re- main as approved or as built. 9. Are the following shown on the master development plan?* Street layout Yes_X_ No Entrances Yes_X_ No Parking areas Yes No X Utilities (mains) Yes No_X_ 10. Has a conceptual stormwater management plan been provided? Yes No X * 11. Have all historical structures been identified? Ye s_X_No Residential Uses If the Master Development Plan includes any land zoned RP, (Residential Performance) or any residential uses, the following items should be completed. 1. What numbers and types of housing are proposed? Manfactured Homes - Single family homes 2. Is a schedule provided describing each of the following in each phase: Open space acreage Yes_X_ No Acreage in each housing type Yes _X_ No Acreage in streets and right of ways Yes No_X_ Total acreage Yes _X_ No Number of dwellings of each type Yes_X_ No 3. What percentage of the total site is to be placed in common open space? 26% gilbert w. cli f f ord & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 9 Fax: 703-665-0493 Regency Lakes Estates Adjoining Property Owners Top of Virginia Development P.O. Box 3276 Winchester, Virginia 22604 Elizabeth Bles Hughes, trustee Route 3, Box 94 Leesburg, Virginia 22075 Development Co. of America P.O. Box 520 Westminister, MD 21158 Frances E. Hulver 143 Regency Lakes Drive Winchester, Virginia 22603 S-D 8700 Ashwood Drive Capitol Heights, MD 20745 James R. Wilkins, Jr. 7 S. Loudoun Street Winchester, Virginia 22601 County School Board of Frederick 5 N. Kent Street Winchester, Virginia 22601 Dennis T. & Mildred B. Cole 255 Riverdale Circle Stephenson, Virginia 22656 Reggency Lakes Estates Adpining Property Owners Page 2 Regency Lake Associates 514 Regency Lakes Drive Winchester, Virginia 22603 Catherine V. Swartz P.O. Box 3002 Winchester, Virginia 22604 Kimberly G. Henry Route 3, Box 5870 Berryville, Virginia 22611 Williams J. Meadows Route 1, Box 170 Chantilly, Virginia 22021 Five A Limited Partnership c/o Earl W Route 1, Box 107-L Purceville, Virginia 22132 Chriss & Panagiota Poulos 1621 Handley Avenue Winchester, Virginia 22601 Joseph C. Smith Route 1, Box 1985 Berryville, Virginia 22611 Roger L., Sr. & Shirley J. Fishel 1501 Jordan Spring Road Stephenson, Virginia 22656 Steven A. Dehaven 211 Denny Lane Winchester, Virginia 22603 0 COUNTY of FREDERICK - - - - -- Department of Planning and Development 703/665-5651 FAX TRANSMITTAL PAGE FAX 703/678-0682 DATE: July 5, 1995 TRANSMITTAL TIME: PLEASE DELIVER PAGE(S) PdAIEDIATELY To.; -- NAME: COMPANY: CITY, STATE: FAX NUMBER: RE: Steve Gvurisin G.W. Clifford & Associates Winchester, VA Regency Lakes Estates Master Development Plan TOTAL NUMBER OF PAGES INCLUDING THIS COVER PAGE: -I- MESSAGE: Steve: I have researched the BOS minutes and talked with John Riley. The language that you developed during our last meeting will be appropriate. The final master plan should read as follows: 60' right-of-way or reserve strip for new minor collector road shall be reserved for future dedication to Frederick FROM: County should development activities occur on the Caleb TITLE: Please submit 6 copies of the final plan for approval.' Thanks! FREDERICK COUNTY PLANNING DEPARTMENT Evan PHONE: (703) 665-5651 FAX NUMBER: (703) 678-0682 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 r, ADJOINING N�ML OWNER INFORMATION Tax- Uae I Top of Virginia Development 54 -((A) 88/90 Vacant F.iizabeth Bles Hughes, trustee De�elopmen: Co. of America 54 ((A))-99B 54-((A))--99F/G Vacant Vacant/Comm. Frances E. Hulver 54-((A)'-101 Residential Residential -; 54- ((A))-102 James R, Wilkins, Jr. 54- ((A))--105 Residential County School Board of Frederick 55- ((A))- 22 Vacant/Public Dennis t. & Mildred B. Cole 55-((A))-26 Residential Pegrncy i-ake Associates 55--((A))--28 Residential Catherine V. Swart Kimberly G. Henry b 55- ((A))-29 55- ((A))-31A Residential Commercial ,,� 1nol' r-o-� f � S hilliams J. Meadows 55- ((A))- 31B Commercial C U 1l�ec.�r i-ive V Limited Partnership Chriss & Panaquoito Fc-.jlos 55B-((A.)) 1 558--((A))-2 Residential Residential o✓\ -{o v r5B-((A))-6 Joseph C. Smith 5 Residential Roger I Sr. & Shirley Fishel 55B--((A�)-- i Residential Resic'entia! ff d��f- ` C. r Sre•;en A Dehaven 558-((A))--83 ShOU' o�- 1 I right ---of --way for new minor t.o!'ector roac, to be dedicated to I / r.(:<lerick County, upon agreement between the ownerTof C;aIF:h HeIchts ---- -- -- -------- -_ -- - _. / an e o rrners v e enc a eS VicinityMap r tate�� should developrrient actpity Sc;:71 1" - 2,):)i)' \�� acctrr or) thf, Cctlet; r�eights Propert �. 3 B. (1). The Applicant proffers that it shall design and construct a two lane road from the southern edge of its property to a satisfactory connection to existing Regency Lakes Drive, generally at the location designated as "Interparcel Connector" on the Generalized Development Plan, for ultimate inclusion in the State System of Secondary Highways. It shall construct such road only provided that dedicated right-of-way for such extension has been made available by others. In the event that either the Frederick County Board of Supervisors, or the Virginia Department of Transportation, determines to exercise its powers of eminent domain to acquire right-of-way sufficient to the purposes hereof, however, the Applicant agrees to advance or reimburse to either agency the costs of the exercise of such power, including reasonable attorneys' fees and engineering costs, and the cost of the condemnation itself, in order to obtain the right-of-way necessary to construct the roadway agreed to under this proffer. (2). The Applicant further agrees that the said Interparcel Connector shall be the first section of the road network providing primary access to the subject property to be constructed, provided that the right-of-way necessary for the construction thereof shall have been made available in accordance with the terms of this proffer not later than January 1, 1991. 0 0 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 MEMORANDUM TO: Frederick County Planning Commission FROM: Evan A. Wyatt, Planner II RE: Revised Regency Lakes Estates Master Development Plan DATE: April 21, 1995 Representatives of Gilbert W. Clifford & Associates met with the Planning Commission on April 19, 1995 to informally discuss revisions to the above referenced master development plan. The purpose of that discussion was to determine if there were specific concerns with the overall concept of the proposed revision. The Planning Commission did not voice any concerns, and agreed that the revised transportation network plan was superior to the original plan. Staff has provided the Planning Commission with a detailed report that describes the project history and the proposed improvements. Required master development plan information that is not discussed in the staff report or included on the proposed plan will be addressed during the preparation of the final plan. Staff will work with the applicant to insure that reasonable steps may be taken to continue construction while the final plans are being finalized. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 • COUNTY of FREDERICK I Department of Planning and Development 703/665-5651 FAX 703/678-0682 May 26, 1995 Gilbert W. Clifford & Associates Attn: Steven M. Gyurisin 200 North Cameron Street Winchester, Virginia 22601 RE: Modifications To Regency Lakes Estates Revised Master Development Plan Dear Steve: I have had an opportunity to review the revisions to the final master development plan. These revisions resulted from my May 10, 1995 review of this project. The majority of this information has been incorporated; however, there are some minor revisions that are necessary for the final version of this master development plan: 1) Please provide the appropriate signature on the professional registered engineer's certificate. 2) Please ensure that all items on the legend are legible. My copy does not indicate the shading symbol utilized to depict the common open space. 3) Please revise the description of the 35 foot buffer along the northern property line to read "35 Foot Buffer Separation Area With Full Screening". 4) Please revise the statements regarding the 40 foot right-of-way and 60 foorright-of-way for this project. The Board of Supervisors approved the master plan with the understanding that these rights -of -way would be dedicated. Thesestatements need to be worded to ensure that these areas will be dedicated if development activities occur on the Caleb Heights property. That will ensure that the right-of-way will be in place if needed, and will not commit Oakwood Development Company to dedicating the land if the Caleb Heights property is secured for preservation. 5) Comment number 13 of my May 10, 1995 review stated, "Please provide a statement that indicates that the property owner will begin construction of, the portion of the major and minor collector roads on their property when determined to be warranted by Frederick .County." This statement is not applicable to this project based on the final recommendation for approved made by the Board of Supervisors. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 • Page -2- Gyurisin Letter May 26, 1995 Please provide our department with six copies of the final master development plan that reflect these comments, as well as all comments of the Planning Commission and Board of Supervisors. Once I have received this information, I will recommend final approval of this plan. Please contact me if I may answer any questions regarding this letter. Sincerely, 4l Evan A. Wyatt Planner II EAW enclosure COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/ 678-0682 May 10, 1995 Gilbert W. Clifford & Associates Attn: Steven M. Gyurisin 200 North Cameron Street Winchester, Virginia 22601 RE: Preliminary Review of Regency Lakes Estates Revised Master Development Plan Dear Steve: I have had an opportunity to review the above referenced plan. The following information needs to be incorporated on the final version of this master development plan: 1) Please provide a professional registered engineer's certificate with the appropriate signature. Please provide a legend that describes all symbols that are depicted on the final plan. Please provide an approval signature and date block for the County Administrator and the Director of Planning. /4) Please provide the boundary survey information for the 203 acre tract. V/5) Please provide the topographic information for this tract. v/6) Please provide the name and address for the property owners. 7) Please provide the owner, zoning, and use for the properties that are adjacent to "Section V8) A". Please provide the acreage for the housing types and roads within each phase and for the total development. V 9) Please provide the distance and setback line for the required perimeter boundary setbacks. 10) Please provide the acreage of the environmental features (lakes), and the amount that is to be placed in common open space. A1) Please use shading or hatching to indicate the approximate boundaries of the property that REWW4�2 is to be utilized as common open space. Please provide a statement that indicates the appropriate amount of land that will be Net.@5�5 dedicated along the western property boundary for the development of the proposed Foe, 40' t 1P0'A6*ajor collector. FJ 13) Please provide a statement that indicates that the property owner will begin construction of the portion of the major and minor collector roads on their property when determined /4) to be warranted by Frederick County. Please enlarge the text that describes the proposed road efficiency buffer along the future major collector road. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 • 0 Page -2- Gyurisin Letter May 10, 1995 TV 040VO /FUu.. Sc��� Please enlarge the text that describes the buffer areas around the perimeter of this project. Staff will ask the Board of Supervisors to allow a 35 foot buffer area along the northern property boundary that provides all elements of a full screen. The Planning Commission recommended approval of a similar request during their meeting of May 3, 1995. If this distance is approved, please include this buffer on the final plan. /6) Please provide cross sections and statements that indicate how the road efficiency buffer and the zoning district buffer areas will be developed. V47) Please provide information that describes the right-of-way width for Regency Lakes V8) Drive throughout this project. Please provide a statement that describes the private roads throughout this project, their proposed width, and their maintenance. V9) Please provide the approximate location of all utilities and their easements that are located throughout this project. (i.e. sewer and water mains, electric, gas) t20) Please provide a statement that indicates how storm water management will be controlled on this site. V211) Please remove the fourth statement under master plan notation which describes uses, dimensional requirements, etc. Any new section that is developed will have to comply with the dimensional and design requirements associated with the existing ordinances at that time. Please provide our department with six copies of the final master development plan that reflect these comments, as well as all comments of the Planning Commission and Board of Supervisors. Once I have received this information, I will recommend final approval of this plan. Please contact me if I may answer any questions regarding this letter. Sincerely, L, a-. Evan A. Wyatt Planner II EAW enclosure COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 May 10, 1995 Gilbert W. Clifford & Associates Attn: Steven M. Gyurisin 200 North Cameron Street Winchester, Virginia 22601 RE: Preliminary Review of Regency Lakes Estates Revised Master Development Plan Dear Steve: I have had an opportunity to review the above referenced plan. The following information needs to be incorporated on the final version of this master development plan: 1) Please provide a professional registered engineer's certificate with the appropriate signature. 2) Please provide a legend that describes all symbols that are depicted on the final plan. 3) Please provide an approval signature and date block for the County Administrator and the Director of Planning. 4) Please provide the boundary survey information for the 203 acre tract. 5) Please provide the topographic information for this tract. 6) Please provide the name and address for the property owners. 7) Please provide the owner, zoning, and use for the properties that are adjacent to "Section A1l. 8) Please provide the acreage for the housing types and roads within each phase and for the total development. 9) Please provide the distance and setback line for the required perimeter boundary setbacks. 10) Please provide the acreage of the environmental features (lakes), and the amount that is to be placed in common open space. 11) Please use shading or hatching to indicate the approximate boundaries of the property that is to be utilized as common open space. 12) Please provide a statement that indicates the appropriate amount of land that will be dedicated along the western property boundary for the development . of the proposed major collector. 13) Please provide a statement that indicates that the property owner will begin construction of the portion of the major and minor collector roads on their property when determined to be warranted by Frederick County. 14) Please enlarge the text ,that describes the proposed road efficiency buffer along the future major collector road. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 Page -2- Gyurisin Letter May 10, 1995 15) Please enlarge the text that describes the buffer areas around the perimeter of this project. Staff will ask the Board of Supervisors to allow a 35 foot buffer area along the northern property boundary that provides all elements of a full screen. The Planning Commission recommended approval of a similar request during their meeting of May 3, 1995. If this distance is approved, please include this buffer on the final plan. 16) Please provide cross sections and statements that indicate how the road efficiency buffer and the zoning district buffer areas will be developed. 17) Please provide information that describes the right-of-way width for Regency Lakes Drive throughout this project. 18) Please provide a statement that describes the private roads throughout this project, their proposed width, and their maintenance. 19) Please provide the approximate location of all utilities and their easements that are located throughout this project. (i.e. sewer and water mains, electric, gas) 20) Please provide a statement that indicates how storm water management will be controlled on this site. 21) Please remove the fourth statement under master plan notation which describes uses, dimensional requirements, etc. Any new section that is developed will have to comply with the dimensional and design requirements associated with the existing ordinances at that time. Please provide our department with six copies of the final master development plan that reflect these comments, as well as all comments of the Planning Commission and Board of Supervisors. Once I have received this information, I will recommend final approval of this plan. Please contact me if I may answer any questions regarding this letter. Sincerely, Evan A. Wyatt Planner II EAW enclosure i COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/ 678-0682 March 29, 1995 Mr. Steven M. Gyurisin Gilbert W. Clifford & Associates 200 North Cameron Street Winchester, Virginia 22601 RE: Revised Master Development Plan for Regency Lakes Mobile Home Park Dear Steve: As you know, Frederick County has required a revised master development plan for the above referenced project. This requirement is based on the fact that the site development plans for Sections D, E, and F are not proposed to be in conformance with the approved master development plan. In particular, the Regency Lakes Drive loop road is proposed to be relocated to an area around the..lake to shorten its. distance, . a 60. foot right-of-way is proposed to be eliminated in Section D, an 80 foot right-of-way is proposed along the northern property line, and a landscaped buffer area is proposed to be relocated to provide for a road efficiency buffer. Frederick County is prepared to work with your firm to expedite the required public meetings by the Planning Commission and Board of Supervisors. In order to illustrate this point, Frederick County is willing to place this revised plan on the April 19, 1995 Planning Commission agenda, although the cut-off date for master development plans was March 27, 1995. In order to have the revised master development plan placed on this agenda, Frederick County will need the complete application form, the required review fee, all required review agency comments, the appropriate number of copies of this plan, and a presentation slide submitted to the Planning Department by Friday, April 7, 1995. Frederick County will then place the revised master development plan on the subsequent agenda for consideration by the Board of Supervisors. If the revised master development plan is approved by the Board, then all future sections of Regency Lakes Mobile Home Park may be developed as proposed at this time. However, in the event that this revised plan is not approved, the current master development plan is vested for the remainder of this project. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 Page -2- Gyurisin Letter March 29, 1995 I hope this information is of assistance. Please contact me if I may answer any questions regarding this letter. Sincerely, &� I - 1,A- Evan A. Wyatt Planner II EAW cc: Robert W. Watkins, Planning Director Randy Asplund, Regency Lakes Property Manager gilbert w. clifford & associates, inc. INCORPORATED 1972 Engineers Land Planners Surveyors Water Quality Analyses Corporate Office: 150C Olde Greenwich Drive • P. O. Box 781 Fredericksburg, VA 22401 • (703) 898-2115 Winchester Office: 200 North Cameron Street • Winchester, VA 22601 • (703) 667-2139 February 22, 1995 Mr. Evan Wyatt, Planner II �C�Q��J-•���`' Frederick County Planning and Zoning Dept. G Q 107 N. Kent Street Winchester, Virginia 22601 RE: Regency Lakes Estates Section D Site Development Plan Dear Evan, Based upon our review of the zoning requirements for the above referenced project, yesterday, February 21, 1995 in your office, the following comments are noted: 1. In accord with the approved Master Plan buffer distances will not be applied according to current standards. Instead, the distances shown on the 1986 approved Master Plan will be applied, 75' on the south boundary and 35' on the west boundary. 2. Screening (landscaping) should follow the type and design allowed in Section C; however, prior to final design the areas to be screened will be field checked and verified for current natural features. 3. Existing conditions such as woodlands, slope, etc. that provide a natural screen shall be shown on the plan. 4. Typical lot layout showing typical unit size, including decks, stoops, yards and driveways shall be shown on the plan. 5. Your department would like the "Loop Road" known as Regency Lakes Drive shown as part of Section D site plan so that this road is completed as part of Section D, not future planned sections. BOARD OF DIRECTORS OC Thomas J. O'Toole, P. E. Charles E. Maddox, Jr. P. E. Earl R. Sutherland, P. E. P. Duane Brown, C. L. S. William L. Wright, Laboratory Director Mr. Evan Wyatt Regency Lakes Section D Site Development Plan Feb. 22,1995 6. Your questions of revisions to the master plan for various changes that have taken place will be resolved with Mr. Bob Watkins. As we discussed, only minor changes have occurred. These minor changes include: - revision of the section areas; - revision of minor internal roads; - reduction of units; - definition of screening; - notation of proposed off -site and planned future roads designated for area wide development occurring surrounding the Regency Lakes Project. These were the same issues that were discussed with Sections B and C site plan approvals and a master plan revision was not required. This project has been discussed at both staff level and at TRC level with no mention of a master plan revision. Revisions to Section D incorporate road alignments based upon a road improvement plan that was not in place during the original master development plan approval. We expect site plan approval of Section D without master plan revisions, and, have no problems updating the master development plan during subsequent sections. Revising the master development plan at this point would unnecessarily delay completion of the loop road. We plan to submit final site plans for review within a week with revisions based upon the comments and concerns addressed at the TRC meeting. We have been in close contact with Shenandoah Gas Company and plan a utility meeting once plans are finalized. Sincerely, Steph n . Gyurisin Gilb At . Clifford & Associates, Inc. cc: Mr. Jim Casterline REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Virginia Department of Transportation ATTN: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 (703) 984-4133 The local office of the Transportation Department is located at 1550 Commerce Street, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Gilbert.W. Clifford & Assoc., Inc. 200 N. Cameron St. Winchester, Va 22601 Attn: Stephen M. Gyurisin (703)667-2139 Name of development and/or description of the request: REGENCY LAKES Location: Route 7 EAST at Regency Lakes Drive. Transportation Department Comments: No overall objections to the revised master development plan. Prior to making any final comments on future phases of the project we will requ:i.re a complete set of site plans, drainage calculations, and traffic flow data for review. As proposed it appears sections of the Regency Lakes Drive right-of-way will pass t oug portions ot bothlakes. Is the water elevation in the lakes to be lowered and/or portions filled to accommodate the roadway. VDOT Signature G,17 . L and Date: (NOTICE TO VDOT - E RETURN THIS FORM TO THE AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attache THREE copies of your plans and/or applica.ion form. s RECEIVED EDINBURG FZCSIDENCY W0- -4 1995 8 0 JAC ❑ UDC, D KOW C ❑ K5}I D Kx L� R!.F •� c, ? U) ot 3 - -30 `�� FCSA LJET�.= .� L REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Sanitation Authority ATTN: Engineer Director 199 Front Royal Pike P.O. Box 618 Winchester, Virginia 22601 (703) 665-5690 The Frederick County Sanitation Authority is located on U.S. 522 South, one tenth of a mile from the U.S. 50 intersection, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Gilbert W Clifford & Assoc Inc 200 N. Cameron St. Winchester Va 22601 Attn: Stephen M. Gyurisin (703)667-2139 Name of development and/or description of the request: REGENCY LAKES Location: Route 7 EAST at Regency Lakes Drive. Sanitation Authority Comments: 1157, R,6ylz-w- /Yo c0 Sanit. Signature & Date: (NOTICE TO SANITATION EASE RETURN THIS FORM TO AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach TWO copies of your plans and/or application form. ­2 - � e- 1 0 i REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Engineering Department ATTN: Director of Engineering P.O. Box 601 Winchester, Virginia 22601 (703) 665-5643 The Frederick County Engineering Department is located at 9 North Loudoun St., 2nd Floor of the Hammon Building in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Gilbert.W. Clifford & Assoc., Inc. 200 N. Cameron St. Winchester, Va 22601 Attn: Stephen M. Gyurisin (703)667-2139 Name of development and/or description of the request: REGENCY LAKES Location: Route 7 EAST at Regency Lakes Drive. Engineer's Comments: Ul- L �; C ".X�uh � 015 t,o-^ ,-, U b V,.►1A-�a . Engineer's Signature & Date: 7,\ 41 (NOTICE TO ENGINEER - PLEASE R RN S FORM TO A NT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach ONE copies of your plans and/or application form. 3 - ?0 - `7,�; REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Parks & Recreation Department ATTN: Director of Parks P.O. sox -681— ,7 y v Winchester, Virginia (703) 665-5678 The Frederick County Parks & Recreation Department is located on the second floor of the Frederick County Administration Building, 9 Court Square, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Gilbert.W. Clifford & Assoc., Inc. 200 N. Cameron St. Winchester, Va 22601 Attn: Stephen M. Gyurisin (703)667-2139 Name of development and/or description of the request: REGENCY LAKES Location: Route 7 EAST at Regency Lakes Drive. Parks & Recreation Department Comments: No comment. Revised master development plan has no impact on required recreational amenities. Parks/jSignature and Date: 4/18/95 (NOT,IrE TO PARKS - PLEASE RETURN THIS FORM TO THE AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. 6 gilbert w. clifford & associates, inc. 200 N.Cameron Street Winchester, Virginia 22601 703-667-2139 Fax: 703-665-0493 TO: Winchester. Virginia 22604 1 LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 4/-�4 poIc?5- ATTENTION Mr. Evan Wyatt RE: RPoPnry T.akPs RstatP.q WE ARE SENDING YOU I ^ I ATTACHED n UNDER SEPARATE THE FOLLOWING ITEMS HAND DELIVERED CHANGE ORDER SAMPLES SPECIFICATIONS SHOP DRAWINGS FX ] PRINTS XI PLANS Fx I OTHER ElCOPY OF LETTER ❑ PLATS COPIES DATE DESCRIPTION 1 3/30/95 Check #515482 in the Amount of $4080.00 1 3 27 95 1 Application -Master Development Plan w/Review AQencv's Comment ter t X❑ ARE TRANSMITTED APPROVED/SUBMITTED FOR APPROVAL APPROVED/AS NOTED X❑ FOR YOUR USE RETURN/CORRECTIONS ❑ AS REQUESTED FOR REVIEW or COMMENT ❑ FOR BIDS DUE ____________19_ REMARKS RESUBMITFOR APPROVAL SUBMITFOR DISTRIBUTION RETURNED_ CORRECTED PRINTS ❑ LOAN PRINT/RETURN El RETURN/WITH SIGNATURES ll i7 (7ZOtilM_ C(;Q , oo W l t_c_ -2> p— __T2)TA-T_ aF I - ANPPUC _-1,rJ COPY TO; SIGNED COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 May 16, 1995 TO THE APPLICANTS) AND /OR ADJOINING PROPERTY OWNERS) The Application of: REGENCY LAKES EST.REVISED MASTER DEVELOPMENT PLAN Master Development Plan Application #003-95: The applicants are proposing to revise the current master development plan to realign roads within the development, and to provide future roadway connections to the Caleb Heights property located to the north. The remaining 106.9 acres are proposed to be developed to provide single and double wide mobile homes. This development is located on the north side of Berryville Pike (Route 7 East) along Regency Lakes Drive in the Stonewall Magisterial District. This property is identified as PIN 86-A-20. This master development plan application will be considered by the Frederick County Board of Supervisors at their meeting of May 24, 1995. The meeting will be in the Board of Supervisors meeting room in the Old Frederick County Courthouse, Winchester, Virginia, at 7:15 p.m. All interested parties are invited to attend. Please contact our department between 8:00 am and 5:00 pm Monday through Friday if you have any questions regarding this application. Sincerely, Evan A. Wyatt Planner II EAW/dc 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 This is to certify th the attached i corre-spondence was sled to the following on MAY 16, 1995 0 oW from the Department lanning and Development, Frederick County, Virginia: FIVE A LIMITED PARTNERSHIP C/O EARL W.'CLINE ROUTE 1, BOX 107-L PURCELLVILLE, VIRGINIA 22132 'TOP OF VIRGINIA DEVELOPMENT P.O. BOX 3276 (WINCHESTER, VIRGINIA 22604 �EL•IZABETH BLES HUGHES, TRUSTEE :ROUTE 3, BOX 94 LEESBURG, VIRGINIA 22075 ;DEVELOPMENT CO. OF AMERICA P.O. BOX 520 WESTMINSTER, MD 21158 `,FRANCES E. HULVER �143 REGENCY LAKES DRIVE ;WINCHESTER; VIRGNNIA 22603 S-D 18700 ASHWOOD DRIVE ;CAPITOL HEIGHTS, MD 20745 i.JAMES R. WILKINS, JR. �7 S. LOUDOUN STREET WINCHESTER, VIPIGNIA 22601 I. '.CO SCHOOL BOARD OF FREDERICK- 1415 AMHERST STREET (WINCHESTER, VIRGINIA 22601 STATE OF VIRGINIA COUNTY OF FREDERICK l DENNIS T. & MILDRED B. COLE �255 RIVERDALE CIRCLE ;STEPHENSON, VIRGINIA 22656 REGENCY LAKES ASSOCIATES 514 REGENCY LAKES'DRIVE WINCHESTER, VIRGINIA 22603 ' ATHERINE V. SWARTZ P.O. BOX 3002 WINCHESTER, VIRGINIA.22604 �KIMBERLY G. HENRY' ROUTE 3, BOX 5870 BERRYVILLE, VIRGINIA 22611 WILLIAM J. MEADOWS ,ROUTE 1, BOX 170 �CHANTILLY, VIRGINIA 22021 CHIRS & PANAQUIOTA POULOUS 1621 HANDLEY AVENUE WINCHESTER, VIRGINIA 22601 I j "JOSEPH C. SMITH � I ROUTE 1; BOX 1985 BERRYVILLE, VIRIGNIA 22611 W l� i Evan A. yatt, Plann4 II -- J Frederick Co. Planning ept. I, RE.NEE ' S _ ARLOTTA , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Planner II, for the Department of Planning and Development, whose name is signed to the foregoing, dated MAY 16, 1995 has personally appeared before me and acknowledged the same in my State and County foresaid. Given under my hand this My commission expires on 16 day of AUGUST 31, 1995 MAY 1995 (ROGER L. SR. & SHIRELY J F'ISHEL a !1501 JORDAN SPRINGS ROAD STEPHENSON, VIRGINIA 22656 'STEVE A. DEHAVEN '211 DENNY LANE �WINCHESTER, VIRIGNIA 22603 i COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 May 16, 1995 TO THE APPLICANT(S) AND /OR ADJOINING PROPERTY OWNER(S) The Application of: REGENCY LAKES EST.REVISED MASTER DEVELOPMENT PLAN Master Development Plan Application #003-95: The applicants are proposing to revise the current master development plan to realign roads within the development, and to provide future roadway connections to the Caleb Heights property located to the north. The remaining 106.9 acres are proposed to be developed to provide single and double wide mobile homes. This development is located on the north side of Berryville Pike (Route 7 East) along Regency Lakes Drive in -the Stonewall Magisterial District. This property is identified as PIN 86-A-20. This master development plan application will be considered by the Frederick County Board of Supervisors at their meeting of May 24, 1995. The meeting will be in the Board of Supervisors meeting room in the Old Frederick County Courthouse, Winchester, Virginia, at 7:15 p.m. All interested parties are invited to attend. Please contact our department between 8:00 am and 5:00 pm Monday through Friday if you have any questions regarding this application. Sincerely, 0- Evan A. Wyatt 107 North Kent Street Winchester, VA 22601 P.O. Box 601 Winchester, VA 22604 CONOERICK 107 NORTH KENT STREET PO BOX 601 WINCHESTER, VA 22604 pE t Ug1'f SENnER OVFp LEFT C�tWA•RDING NC ADDRESS DENNIS T. r uAjcJ. �IPTED NORDER EXPiRE''655 RIVER ,� Ci-Alrvl.D KNG'WN STEP L� N C S UCt j' 7 -' REFUSED 0 JUCN NUMBER U.S.ROSiAGc MAY 16'95 0.7 r w�: o M. rER 1 VAS 67i�C1+' /Jl MILDRED B. COLE • COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 April 26, 1995 TO THE APPLICANTS) AND /OR ADJOINING PROPERTY OWNER(S) The Application of: REGENCY LAKES EST.REVISED MASTER DEVELOPMENT PLAN Master Development Plan Application #003-95: The applicants are proposing to revise the current master development plan to realign roads within the development, and to provide future roadway connections to the Caleb Heights property located to the north. The remaining 106.9 acres are proposed to be developed to provide single and double wide mobile homes. This development is located on the north side of Berryville Pike (Route 7 East) along Regency Lakes Drive in the Stonewall Magisterial District. This property is identified as PIN 86-A-20. This master development plan application will be considered by the Frederick County Board of Supervisors at their meeting of May 10, 1995. The meeting will be in the Board of Supervisors meeting room in the Old Frederick County Courthouse, Winchester, Virginia, at 7:15 p.m. All interested parties are invited to attend. Please contact our department between 8:00 am and 5:00 pm Monday through Friday if you have any questions regarding this application. Sincerely, Evan A. Wyatt Planner II EAW/dc 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 r' Sr This is to certify thatomthe' attached correspondence was led to • the following on APRIL 26, 1995 from the Department o lanning and Development, Frederick County, Virginia: 'FIVE A LIMITED PARTNERSHIP IC/O EARL W. CLINE (ROUTE 1, BOX 107-L PURCELLVILLE, VIRGINIA 22132 'TOP OF VIRGINIA DEVELOPMENT IP.O. BOX 3276 IWINCHESTER, VIRGINIA 22604 �{ELIZABETH BLES HUGHES, TRUSTEE (ROUTE 3, BOX 94 1LEESBURG, VIRGINIA 22075 I`DEVELOPMENT CO. OF AMERICA P.O. BOX 520 11 WESTMINSTER, MD. 21158 (IFRANCES E. HULVER 143 REGENCY LAKES DRIVE IWINCHESTERI, VIRGINIA 22603 I S-D 18700 ASHWOOD DRIVE (CAPITOL HEIGHTS, MD. 20745 JAMES R. WILKINS, JR. (7 S. LOUDOUN STREET WINCHESTER, VIRGINIA 22601. �!CO SCHOOL BOARD OF FREDERICK 15 N KENT STREET WINCHESTER, VIRGINIA 22601 STATE OF VIRGINIA COUNTY OF FREDERICK I, RENEE' S. ARLOTTA IDENNIS T. & MILDRED B. COLE 255 RIVERDALE CIRCLE ISTEPHENSON, VIRIGNIA 22656 I (REGENCY LAKES ASSOCIATES I514 REGENCY LAKES DRIVE IWINCHESTER, VIRGINIA 22603 'CATHERINE V. SWARTZ P.O. BOX 3002 ,WINCHESTER, VIRGINIA 22604 iKIMBERLY G. HENRY ROUTE 3, BOX 5870 j IBERRYVILLE,,VIRGINIA 22611 !WILLIAM J.MEADOWS 'ROUTE 1, BOX 170 ICHANTILLY, VIRGINIA 22021 `iCHIRS & PANAQUIOTA POULOUS �1621 HANDLEY AVENUE WINCHESTER, VIRGINIA 22601 JOSEPH C.-SMITH ROUTE 1, BOX 1985 BERRYVILLE, VIRGINIA 22611 ,t l i II Lam a - 11dj— Evan A. ` yatt, Pla ner II Frederick Co. Planning Dept. a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Planner II, for the Department of Planning and Development, whose name is signed to the foregoing, dated APRIL 26, 1995 has personally appeared before me and acknowledged the same in my State and.County foresaid. Given under my hand this 26 day of APRIL 1995 My commission expires on AUGUST t ; 1995 NOTARY PUBLIC n 7 e e(-enc,,j O 3=� S • (ROGER L. SR., & SHIRLEY J. FISHEL ';1501 JORDAN SPRINGS ROAD j iSTEPHENSON, VIRGINIA 22656 i fSTEVE A. DEHAVEN ;2ll DENNY LANE WINCHESTER, VIRGINIA 22603 A 9 0 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/ 678-0682 April 26, 1995 TO THE APPLICANT(S) AND /OR ADJOINING PROPERTY OWNER(S) The Application of: REGENCY LAKES EST.REVISED MASTER DEVELOPMENT PLAN Master Development Plan Application #003-95: The applicants are proposing to revise the current master development plan to realign roads within the development, and to provide future roadway connections to the Caleb Heights property located to the north. The remaining 106.9 acres are proposed to be developed to provide single and double wide mobile homnes. This development is located on the north side of Berryville Pike (Route 7 East) along Regency Lakes Drive in the Stonewall Magisterial District. This property is identified as PIN 86-A-20. This master development plan application will be considered by the Frederick County Board of Supervisors at their meeting of May 10, 1995. The meeting will be in the Board of Supervisors meeting room in the Old Frederick County Courthouse, Winchester, Virginia, at 7:15 p.m. All interested parties are invited to attend. Please contact our department between 8:00 am and 5:00 pm Monday through Friday if you have any questions regarding this application. Sincerely, Evan A. Wyatt Planner II EAW/dc '& ' AJiAyI995 ECEIVED ,. DEPT, OF PwyNiND AID DEV111""T J 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 I 0 COUNTY of FREDERICK 107 NORTH KENT STREET P.O. BOX 601 WINCHESTER, VA 22601 APR: F! CO SCHOOL BOARD OF FREDERICK WINCHESTER, VIRGINIA 22601 NIXIE 31114 1 05/01/95 RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD i COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/ 678-0682 April 20, 1995 TO THE APPLICANTS) AND /OR ADJOINING PROPERTY OWNER(S) The Application of: REGENCY LAKES EST.REVISED MASTER DEVELOPMENT PLAN Master Development Plan Application #003-95: The applicants are proposing to revise the current master development plan to realign roads within the development, and to provide future roadway connections to the -Caleb Heights property located to the north. The remaining 106.9 acres are proposed to be developed to provide single and double wide mobile homes. This development is located on the north side of Berryville Pike (Route 7 East) along Regency Lakes Drive in. the Stonewall Magisterial District. This property is identified as PIN 86-A-20. This master development plan application will be considered by the Frederick County Planning Commission at their meeting of May 3, 1995. The meeting will be in the Board of Supervisors meeting room in the Old Frederick County Courthouse, Winchester, Virginia, at 7:00 p.m. All interested parties are invited to attend. Please contact our department between 8:00 am and 5:00 pm Monday through Friday if you have any questions regarding this application. Sincerely, Evan A. Wyatt Planner II EAW/dc 107 North Kent Street Winchester, VA 22601 P.O. Box 601 Winchester, VA 22604 1 P'ti� COUNTY of FREDERICK * 107 NORTH KENT STREET✓;,•:'s3;F:l4a vt '++`�' P.O. BOX 601 � l � WINCHESTER, VA 22601�{it'> CO. SCHOOL BOARD OF FREDERICK --S, N . KENT STREET WINCHESTER, VIRGINIA 22601 1G7 IV, �-4 5 APR20'95 0.3 v714014 1 -.. ■i i COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 April 20, 1995 TO THE APPLICANTS) AND /OR ADJOINING PROPERTY OWNER(S) The Application of: REGENCY LAKES EST.REVISED MASTER DEVELOPMENT PLAN Master Development Plan Application #003-9.5: The applicants are proposing to revise the current master development plan to realign roads within the development, and to provide future roadway connections to the Caleb Heights property located to the north. The remaining 106.9 acres are proposed to be developed to -provide single and double wide mobile homes. This development is located on the north side of Berryville Pike (Route 7 East) along Regency Lakes Drive in the Stonewall Magisterial District. This property is identified as PIN 86-A-20. This master development plan application will be considered by the Frederick County Planning Commission at their meeting of May 3, 1995. The meeting will be in the Board of Supervisors meeting room in the Old Frederick County Courthouse, Winchester, Virginia, at 7:00 p.m. All interested parties are invited to attend. Please contact our department between 8:00 am and 5:00 pm Monday through Friday if you have any questions regarding this application. Sincerely, Evan A. Wyatt Planner II EAW/dc 107 North Kent Street Winchester, VA 22601 P.O. Box 601 Winchester, VA 22604 This is to certify the attached correspondence was �jled to the following on APRIL 20, 1995 from the Department o . fanning and Development, Frederick County, _Virginia: DENNIS T. & MILDRED B. COLE FIVE A LIMITED PARTNERSHIP 255 RIVERDALE CIRCLE STEPHENSON, VIRGINIA 22656 C/O EARL W. CLINE - - -- --,1 ROUTE 1, BOX 107-L REGENCY LAKES ASSOCIATES PTTRnFT,T,VTLLE. VA.22132 -"- 514 REGENCY LAKES DRIVE jTOP OF VIRGINIA DEVELOPMENT WINCHESTER, VIRGINIA 22603 i P.O. BOX 3276 WINCHESTER, VIRGINIA 22604 CATHERINE V. SWARTZ 1 P.O. BOX 3002 ELIZABETH BLES HUGHES, TRUSTEE ROUTE 35 BOX 94 LEESBURG, VIRGINIA 22075 DEVELOPMENT CO. OF AMERICA P.O.. BOX 520 WESTMINSETER, MD 21158 l� FRANCES E. HULVER 143 REGENCY LAKES DRIVE WINCHESTER, VIRGINIA 22603 S-D 8700 ASHWOOD DRIVE CAPITOL HEIGHTS, MD 20745 JAMES R. WILKINS, JR. 7 S. LOUDOUN STREET WINCHESTER, VIRGINIA 22601 CO SCHOOL BOARD OF FREDERICK 5 N. KENT STREET WINCHESTER, VIRGINIA 22601 STATE OF VIRGINIA COUNTY OF FREDERICK f WINCHESTER, VIRGINIA 22604 KIMBERLY G. HENRY I ROUTE 3, BOX 5870 BERRYVILLE, VIRGINIA 22611 j i WILLIAM J. MEADOWS ROUTE 1, BOX '170 CHANTILLY, VIRGINIA 22021 CHIRS & PANAQUIOTA POULOUS 1621 HANDLEY AVENUE WINCHESTER, VIRGINIA 22601 i _ _ JOSEPH C. SMITH j ROUTE 1, BOX 1985 f BERRYVILLE, VIRGINIA 22611 Evan A. Wyatt, Planner II Frederick Co., Planning Dept. I, RENEE' S ARLOTTA , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Planner II, for the Department of Planning and Development, whose name is signed to the foregoing, dated APRIL 20, 1995 has personally appeared before me and acknowledged the same in my State and County foresaid. Given under my hand this 20 day of APRIL 1995 My commission expires on AUGUST 31, 1995 NOTARY PUBLIC 0 T�e- cr'-r) c'.f f Y� 0 f' - ROGER L. SR, & SHIRLEY J. FISHEL 1501 JORDAN SPRINGS ROAD STEPHENSON, VIRGINIA 22656 i STEVEN A. DEHAVEN i211 DENNY LANE WINCHESTER, VIRGINIA 22603 14 May 9, 1990 PROFFERS CALEB HEIGHTS REZONING APPLICATION 1. Preliminary matters. Pursuant to Section 15.1-491.1 et sect. of the Virginia Code Annotated, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application Number 012-89 for the rezoning of 211 acres from the A-2 Zoning District to the RP Zoning District, ("the subject property"), development of the subject property shall be done in conformity with the Frederick County Zoning and Subdivision Ordinances, and in substantial conformity with the terms conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicant, and such be approved by the County in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be' deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the Applicant, or its legal successors and assigns. 2. Generalized Development Plan. The development of the subject property, and the submission of any Master Development Plans therefor, shall be in substantial conformity with the Generalized Development N Plan which is attached hereto and incorporated herein by reference. 3. Phasing of Development. In order that the County may be able reasonably to anticipate the pace of development on the subject property, a phasing plan shall be submitted during the Master Development Plan process, in accordance with the Frederick County Zoning Ordinance. Phasing as shown on the said Master Plan shall be accomplished such that not more than fifteen per cent (15%) of the total permitted dwelling units, in any combination of single- or multi -family units, may be constructed in any one year; provided, however, that this figure shall be cumulative, and any number of such --units not constructed in any given year, may be constructed in later years, plus in any year an additional five per cent (5%) of such units in years after December 31, 1991. 4. Transportation. A. The Applicant shall design and construct all roads on the subject property consistently with the County's adopted thoroughfare plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers. M B. (1). The Applicant proffers that it shall design and construct a two lane road from the southern edge of its property to a satisfactory connection to existing Regency Lakes Drive, generally at the location designated as "Interparcel Connector" on the Generalized Development Plan, for ultimate inclusion in the State System of Secondary Highways. It shall construct such road only provided that dedicated right-of-way for such extension has been made available by others. In the event that either the Frederick County Board of Supervisors, or the Virginia Department of Transportation, determines to exercise its powers of eminent domain to acquire right-of-way sufficient to the purposes hereof, however, the Applicant agrees to advance or reimburse to either agency the costs of the exercise of such power, including reasonable attorneys' fees and engineering costs, and the cost of the condemnation itself, in order to obtain the right-of-way necessary to construct the roadway agreed to under this proffer. (2). The Applicant further agrees that the said Interparcel Connector shall be the first section of the road network providing primary access to the subject property to be constructed, provided that the right-of-way necessary for the construction thereof shall have been made available in accordance with the terms of this proffer not later than January 1, 1991. 4 C. (1). In order to assist in the provision of an ultimate four lane undivided collector road from State Route 661 south to Route 7, as generally shown on the County's adopted thoroughfare plan, and in the area designated as "Major Collector 80' Right -of -Way" on the Generalized Development Plan, the Applicant shall dedicate the right- of-way necessary for two lanes of an ultimate four lane Major Collector Road between indicators B and C as shown on the said Plan. At such time as the Virginia Department of Transportation approves final design for any portion of such Collector Road, the Applicant shall contribute the reasonably estimated costs of construction of one lane of such Major Collector. The Applicant shall access such Major Collector by its Local Collector Road in the location generally shown on said Plan. (2). The Applicant shall further dedicate all of the necessary right-of-way for the aforesaid four lane undivided collector road between indicators C and D as shown on the Generalized Development Plan, where the right-of-way for such proposed collector runs entirely through the subject property. The Applicant agrees that it shall construct two lanes of the ultimate four lane right-of-way between those two points, to VDOT standards. (3). The phasing of dedication and construction of the roadway located between indicators C and D on the Generalized Development Plan shall be accomplished as part 5 of the consideration of a Master Development Plan for the subject property. (4). The Applicant shall construct a Local Collector Road in the location identified on the Generalized Development Plan, to provide temporary access to the property and to the Major Collector Roadway from State Route 661. It shall insure that all roads internal to the subject property will be designed to serve compatibly with the Major Collector Roadway. (5). The Applicant shall not be responsible for the construction of any other portion of the Major Collector, than is set out herein. (6). In order to avoid proliferation of entrances on State Route 661, when the aforesaid Major Collector. Road has been constructed to State Route 661 and has been accepted into the State System of -Secondary Highways, the Applicant agrees that it shall initiate the necessary legal steps, in conjunction with the County and VDOT, to close any through traffic from the Local Collector directly onto State Route 661, and to redirect such traffic from within the property onto the Major Collector Road at a. suitable access point. Nothing contained herein shall prohibit the Applicant from providing suitable and customary access from State Route 661 to the ten acre remainder parcel located adjacent to State Route 661, and shown on the Generalized Development Plan, provided that that access (except for emergency traffic) is 6 not permitted to the Local Collector once it has been closed to through traffic. 5. Environmental considerations. A. Existing live trees with a trunk diameter greater than six inches shall be preserved to the maximum extent possible, through restrictive covenants of record, consistently with the physical location of dwellings, and except as may be necessary to construct roads, or sewers, water lines or other utilities or required infrastructure. B. The Applicant agrees that it shall employ all reasonable Best Management Practices in connection with the development of the subject property. C. Despite its belief that construction on the subject property will have no detrimental effect on Redbud Run, the Applicant agrees that prior to initiation of any construction on the subject property, it shall obtain baseline data as to the existing water quality in the Run from a person, company, or agency, approved by the Director of Planning and Development for Frederick County, and shall thereafter monitor the water quality in the Run semi-annually, and report the findings of such monitoring to the County. In the event that the Director of Planning determines that development of the subject property has directly caused degradation in the water quality of the Run, below the baseline data acquired hereunder, the Applicant shall 7 immediately mitigate such degradation in accordance with engineer•"ing reports identifying the resolution thereof, and shall continue to do so for so long as the applicant is engaged in any development activity on the subj ect property. D. The Applicant shall further comply with the lawful requirements of the Frederick County Zoning Ordinance pertaining to the protection of the environment. 6. Maximum permitted density. The overall density of the development of the subject property .shall not exceed three and three tenths (3.3) dwelling units per gross acre; 'and provided further that maximum density shall not exceed two and two tenths (2.2) dwelling units per gross acre in the area of the subject property identified on the Generalized Development Plan as Area A, and eight units per gross acre on the area of the subject''property identified thereon as Area B. Only single family dwellings shall be constructed in Area A, and only townhouses shall be constructed in Area B. 7. Monetary Contribution to Offset Impact of Development on Schools. The Applicant shall pay to the County's General Fund the sum of $2,200, for each lot or parcel which is approved for development with a single family dwellings, and $1,200, for 8 each lot or parcel which is approved for development with townhouses. Payment of such sums shall be made at the time of recordation of a final subdivision plat for any portion of the subject property, either in cash, or in the form of a non -interest bearing note, for the per -lot sums owing, payable to Frederick County, Virginia, and made payable in twelve months from the date of recordation of said final subdivision plat. The obligor shall have the right to prepay prior such note to the due date thereof. Such payment shall be made for the sole and express purpose of implementing the provisions of the currently adopted Frederick County Capital Improvements Plan with respect to school construction costs in the general vicinity of the subject property. In the event that the -money proffered hereunder is not used for the purpose for which proffered within ten years - from the date this rezoning is approved, it shall be refunded on demand to the Applicant, or such other entity or person as may have made any payment provided for herein, with interest accrued at the rate of 8% per annum from the date the first such payment is made. 8. Historic Preservation. A. The Applicant shall dedicate to the appropriate public or private agency or authority, in fee simple absolute, those areas identified on the Generalized Development Plan as Historic Preservation Areas, provided WJ that it shall retain the necessary rights -of -way., dedications, easements, and permissions required to construct, roads, sewers, water lines and other necessary infrastructure within those preservation areas, as they may be required for the development of the subject property and approved in a Master Development Plan. B. All infrastructure other than roads shall be located underground, and any land area disturbed during construction shall be restored to its original condition -after construction is finally completed. The Applicant shall provide suitable buffering and landscaping along any road which may be constructed, compatible with the historic preservation purposes,, of this. prof fer,;and approved by the Director. of Planning and Development as being in accord herewith and with the standards, established in the Frederick County Zoning Ordinance. C. Historic signage of a kind similar,to that used by the Commonwealth of Virginia to mark historic places shall be placed in locations satisfactory to the Frederick County Historic Resources Advisory Board. D. Notwithstanding any other provision of these proffers, the Applicant agrees that it will not commence construction of any kind on the subject property prior to January 1, 1991. Nothing contained herein shall preclude the applicant from preparing and submitting plans for development 10 of the subject property prior to such date, nor shall it preclude review thereof by appropriate public agencies. E. The Applicant further agrees that at any time prior to January 1, 1991, it will enter into good faith negotiations for the purchase of the subject property with any ready, willing, and able party or parties whose bona fide purpose is to acquire the subject property for the creation of a park, open to the general public, to commemorate the Battle of Third Winchester. The subject property shall be offered at fair market value, as that value is determined by a qualified MAI certified real estate appraiser acceptable to both the Applicant and Frederick. County. No such offer shall be accepted unless settlement is provided to occur within ninety days.. following receipt of a bona fide offer as provided herein, or such other time as the Applicant may agree to. F. The applicant agrees that it shall so phase the development of the subject property that the portion thereof located between what are known as the Huntsberry and Nash 44 properties, and which is generally identified on the Generalized Development Plan, shall be the last portion of the subject property to be developed. If, prior to the submission of subdivision plats for approval for that section of the subject property, any ready, willing, and able party or parties whose bona fide purpose is to acquire the subject 11 property for the creation of a park, open to the general:-, public,: ;to commemorate the Battle of Third Winchester, indicates that it desires to enter into good faith negotiations for the purchase of that portion of the subject property, it shall be offered to such party at fair market value, as that value is determined by a qualified MAI certified real estate appraiser acceptable to both the Applicant and to Frederick County. No.such offer shall be accepted unless settlement is provided to occur within ninety days following receipt of a bona fide offer as provided herein, - or such other time as the Applicant may agree to. G.-'The Applicant agrees that it shall dedicate to the public, or otherwise reserve and make available for public use, an' eight foot (8') _pathway along the frontage, road. bordering the Huntsberry property, 'in 'order to connect potential future park areas by an appropriate walking trail, as shown on the Generalized Development Plan. 9. Contributions to Fire and Rescue Services: A. The applicant agrees that it shall donate the sum of $100.00 for fire and rescue service purposes, for each dwelling unit constructed on site, such donation to be made at the time of recordation of a final subdivision plat for any portion of the subject property, either by cash or check. B. All of the aforesaid contribution shall be made to 12 the Clearbrook Fire Hall, Stonewall District; provided, that in the event a fire and or rescue station is hereafter constructed which assumes the responsibility of providing service to the subject property, and further contributions are yet remaining to be made in accordance with this proffer, asuch contributions shall be made to that station. C. The Applicant further agrees that no later than August 1, 1990, it will provide the additional sum of $10,000 in cash to the Clearbrook Fire Hall, to be used for downpayment on a currently required rescue squad vehicle. The Applicant further agrees that it shall contribute the further sum of $5,000 in cash on each of August 1st of 1991, and 1992,-.for application to the purchase of the said rescue vehicle:- 10. Limitation on submission of subdivision plats. The Applicant agrees that it shall not submit for approval any subdivision plat for the Subject Property, nor shall the County be obligated to review or approve any such plat, until such time as the Director of Planning certifies that there is access to the Property from Route 7 then existing or to be available within a reasonable period of time. gilbert w. clifford & associates, inc. 200 N.Cameron Street Winchester, Virginia 22601 703-667-2139 Fax: 703-665-0493 TO WE ARE SENDING YOU X] ATTACHED ElHAND DELIVERED CHANGE ORDER SHOP DRAWINGS X❑ PRINTS ElCOPY OF LETTER ❑ PLATS LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 7/6/95 ATTENTION Mr. Evan Wyatt RE: RPQPIICv T.akPC FStatPC UNDER SEPARATE F7 THE FOLLOWING ITEMS SAMPLES SPECIFICATIONS X� PLANS OTHER COPIES DATE I DESCRIPTION 6 jFeb. '95 I Revised Master Development Plan, Revised 6/23/95 ARE TRANSMITTED F� APPROVED/SUBMITTED -1 FOR APPROVAL ❑ APPROVED/AS NOTED ❑ FOR YOUR USE El RETURN/CORRECTIONS AS REQUESTED ❑ FOR REVIEW or COMMENT ❑ FOR BIDS DUE ------------ 19___ REMARKS COPY TO: SIGNED RESUBMITFOR APPROVAL SUBMITFOR DISTRIBUTION RETURNED_ CORRECTED PRINTS ❑ LOAN PRINT/RETURN RETURN/WITH SIGNATURES G 2.0 JUL 1995 1RECEIVEp. DEPTH OF P[ANNIN� AND DEVELOPMENT § 165-125 FREDERICK COUNTY CODE § 165-125 Community District. The preliminary MDP shall contain a conceptual plan, showing the location and functional relationship between all proposed housing types and land uses, including the following information: /1) A land use plan, showing the location, arrangement and approximate boundaries of all proposed land uses. GThe approximate in common opens ace. in each use and ousing type and in roads, streets or rights -of -way for eac ase an t e tota eve opment. QThe location and approximate boundaries of proposed housing types conceptually shown in accord with residential performance dimensional requirements. IMD ICATW�POLI PIITvYz $putdDllcy 4) The proposed number of dwelling units o� each type in each phase and in the total development. ✓(5) The location and approximate boundaries of existing environmen- tal features, including floodplains, akes and ponds, wetlands, natural stormwater retention areas, steep slopes and woodlands. (6) The location of environmental protection land to be included in f common open space. (7) The approximate acreage of each type of environmental _ protection land, the amount and percentage of each type that is to be disturbed and the amount and percentage of each type to be placed in common open space. (8) The amount, approximate boundaries and Location of common open space, with the percentage of the total acreage of the site to be placed in common open space. MAY bT P4LJE 70 IMDICATf V(9) The location and general configuration�*o�ecreatlt/nalsfa} ilitie N�'�M with a general statement of the types of recreational facilities to be provided. ( 00) The location and extent of proposed buffers, with statements, profiles, =ssect;ion?soro examples clearly specifying the screening e pro 16652 § 165-125 ZONING § 165-125 11) The proposed location, arrangements and right-of-way widths of roads and streets and the location of proposed access to surrounding properties. ✓(12) The location and arrangement of street entrances, driveways and parking areas. 13) The approximate location of sewer and water mains with statements concerning the connection with and availability of existing facilities. 14 A conceptual plan for stormwater management with the location of stormwater facilities designed to serve more than one (1) lot. N/A (15) Calculations describing all proposed bonus factors with the location of and specifications for bonus improvements, when proposed. (16) The location and treatment proposed for all historical structures and sites recognized as significant by the Frederick County Board of Supervisors or as identified on the Virginia Historical Landmarks Commission Survey for Frederick County. .P/A (17) A history of all land divisions that have occurred in relation to the tract since the adoption of this requirement. C Contents of a preliminary master development plan in the M 1 Light Industrial District, the M2 Industrial General District, the EM Extractive Manufacturing District, the HE Higher Education District, the B 1 Neighborhood Business District, the B2 Business General District or the B3 Industrial Transition District. The preliminary MDP shall contain a conceptual plan, showing the location and functional relationship between streets and land uses, including the following- (1) A conceptual plan, showing the location and arrangement of proposed uses. (2) The existing environmental features, including floodplains, lakes and ponds, wetlands, natural stormwater detention areas, steep slopes and woodlands, as defined. (3) The proposed location and arrangement of all streets and utility systems. 16653 § 165-125 ZONING ";kFLv 1'5r0 1 s 6W OY I .A ESTWIC3 MD P M Av 9 , 1995' Qevl etj § 165-125 v/ (1) The scale shall be one (1) inch equals one hundred (100) feet or larger (the ratio of feet to inches shall be no more than one hundred (100) feet to one (1) inch] or at a scale acceptable to the Director. The scale shall be sufficient so that all features are discernible. 1: ZOO rs A xxp *eLC mUE To SIZE o►' PA+tcE` ✓ (2) No sheet shall exceed forty-two (42) inches in size unless approved by the Director of Planning and Development. If the MDP is prepared on more than one (1) sheet, match lines shall clearly indicate where the sheets join. (3) All MDPs shall include a North arrow, a scale and ale en describing all symbols. IS Lcr eftb 14CEWSS/�R (4) A boundary survey of the entire property related to true meridian and certified by a certified Virginia surveyor, architect or engineer, with all dimensions in feet and decimals of feet, is required for all M D P"s. PRroN i oED o►J O4a L 104*4— MDP VATC0 M lbfo /5) The total area of the property shall be specified on the MDP. (6 The topography shall be shown at contour intervals acceptable to the Director.-Topac,WWJ p20Vl0ED ovi 1986 PLP.J 0 The title of the proposed project, the date, month ear the plan was prepared or revised; the name of th applicant(s), owner and contract owner(s); and the names of the individuals or firms preparing the plan shall be clearly specified. ✓(8) A schedule of phases, with the approximate location of phase boundaries and the order in which the phases are to be developed, shall be provided. GThe use of all adjoining properties shall be clearly designated on the MDP. ALONG S610 * A " NOWS IMO $CAD ,/(10) An inset map shall be provided showing the location of the project along with the location of all existing or approved public roads, streets or rights -of -way within two thousand (2,000) feet of the boundaries of the project. B. Contents of a preliminary master development plan in the Residential Performance District, the Residential Planned Community District, the Residential Recreational Community District and the Mobile Home 16651 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 May 10, 1995 Gilbert W. Clifford & Associates Attn: Steven M. Gyurisin 200 North Cameron Street Winchester, Virginia 22601 RE: Preliminary Review of Regency Lakes Estates Revised Master Development Plan Dear Steve: I have had an opportunity to review the above referenced plan. The following information needs to be incorporated on the final version of this master development plan: 1) Please provide a professional registered engineer's certificate with the appropriate signature. 2) Please provide a legend that describes all symbols that are depicted on the final plan. 3) Please provide an approval signature and date block for the County Administrator and the Director of Planning. 4) Please provide the boundary survey information for the 203 acre tract. 5) Please provide the topographic information for this tract. 6) Please provide the name and address for the property owners. 7) Please. provide the owner, zoning, and use for the properties that are adjacent to "Section All. 8) Please provide the acreage for the housing types and roads within each phase and for the total development. 9) Please provide the distance and setback line for the required perimeter boundary setbacks. 10) Please provide the acreage of the environmental features (lakes), and the amount that is. to be placed in common open space. 11) Please use shading or hatching to indicate the approximate boundaries of the property that is to be utilized as common open space. 12) Please provide a statement that indicates the appropriate amount of land that will be dedicated along the western property boundary for the development of the proposed major collector. 13) Please provide a statement that indicates that the property owner will begin construction of the portion of the major and minor collector roads on their property when determined to be warranted by Frederick County. 14) Please enlarge the text that describes the proposed road efficiency buffer along the future major collector road. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 Page -2- Gyurisin Letter May 10, 1995 15) Please enlarge the text that describes the buffer areas around the perimeter of this project. Staff will ask the Board of Supervisors to allow a 35 foot buffer area along the northern property boundary that provides all elements of a full screen. The Planning Commission recommended approval of a similar request during their meeting of May 3, 1995. If this distance is approved, please include this buffer on the final plan. 16) Please provide cross sections and statements that indicate how the road efficiency buffer and the zoning district buffer areas will be developed. 17) Please provide information that describes the right-of-way width for Regency Lakes Drive throughout this project. 18) Please provide a statement that describes the private roads throughout this project, their proposed width, and their maintenance. 19) Please provide the approximate location of all utilities and their easements that are located throughout this project. (i.e. sewer and water mains, electric, gas) 20) Please provide a statement that indicates how storm water management will be controlled on this site. 21) Please remove the fourth statement under master plan notation which describes uses, dimensional requirements, etc. Any new section that is developed will have to comply with the dimensional and design requirements associated with the existing ordinances at that time. Please provide our department with six copies of the final master development plan that reflect these comments, as well as all comments of the Planning Commission and Board of Supervisors. Once I have received this information, I will recommend final approval of this plan. Please contact me if I may answer any questions regarding this letter. Sincerely, Evan A. Wyatt Planner II EAW enclosure Q 13 z 7A r 9� G GA 9� 6 ~ 7,L f -4 90 286-32 90A 99 F \, 99 F D 99E \ 0 i