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HomeMy WebLinkAbout02-03 Regents Crescent - Stonewall - Backfile (2)iS v3 � ar � ��,L 14 Ad a MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: ✓ VDOT Fire Marshal Sanitation Authority Inspections Dept. Health Department County Engineer City of Winchester GIS (Mapping) Parks & Recreation j/ Winchester Regional Airport One copy of the master development plan application. Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings. Submission Fee TRACKING Date Application received Fee Paid amount: $ } *t,a '44 l e Preliminary MDP heard by Planning Commission -Action taken: /l e Preliminary MDP heard by Board of Superviso s - Action taken: ,_2�' Q Letter to applicant regarding Board action and revisions (if required). o� Final MDP submitted with review agency, PC and BOS comments addressed. Final MDP signed by County Administrator and Planning Director (send two Q copies to applicant). -! Administratively approved; letter sent to applicant. NOTES: ��z- LlS ?D IlF ie� � t r 1 DATE: File opened. Reference Manual updated/number assigned. _ D-base updated. List of adjoiners given to staff member for verification. One black & white location map requested from Mapping & Graphics. Four sets of labels requested from Data Processing. 't14 ` �4 File given to Renee' to update Application Action Summary. A-90,—� CLOSE OUT FILE: gIS 0 Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works and Jane Anderson in Real Estate receive a copy of the administrative approval letter. Jane wants a copy of the final action letter even if the application was denied or withdrawn.) 3 File stamped "approved"/"denied" or "withdrawn." 0 Reference Manual updated. D-base updated. B� • •d 41 File given to Renee' for final update to Application Action Summary. File in file drawer. U \CaroRCommon\Tr=kmg sheets\TRACKI NG. MDP Rev 01/21/03 CASH RECEIPT Received From . r: Address, rrn For — MIT OF a " ACCOUNT AMT PAID v +, BALANCE I, I �')� ; Date i CASH - CHECK MONEYOR EDITCARD❑ DER❑ By CR 1 Dollars $ _ COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 16, 2004 Mr. Wade Clements Sovereign Homes, Inc. �.D n,.,. a.c-4 Round Hill, Virginia 20142 Re: Regents Crescent, Preliminary Master Development Plan #02-03 Property Identification Number 53-A-53 Dear Mr. Clements: I am in receipt of your letters, revised agency comments, and the revised preliminary MDP for Regents Crescent, received by staff on June 3, 2004, and dated May 27, 2004. The development plan is a modification from the preliminary MDP presented during the Planning Commission Meeting on May 19, 2004. Some of the modifications were discussed during the Planning Commission Meeting, others are new changes. Changes have been made to the road layout, recreational units, land development narrative and plan, and access to adjoining parcels. The plan also requests an additional Planning Commission Waiver for the required residential separation buffer. Staff has reviewed the revised preliminary MDP and the revised agency comments. The modifications presented in the revision raise additional comments, which are noted below. 1) B2 District Building Lot. It is apparent with the currently proposed preliminary MDP that the development plan is to subdivide the 132 District portion of the parcel in the future. This would result in one parcel zoned RP/B2 containing 70 residential units and another parcel zoned 132/RP that would be used for commercial use. This subdivision necessitates additional information on the plan to ensure that the ordinance requirements are met and clear. Please label the proposed open space areas for the RP District Lot. The entire area shown west of Trafalgar Square must be part of the RP District Lot, in order to comply with open space requirements. Please label this area as such. 2) Common Shared Zoning Buffer. Please provide typical details of the proposed zoning district buffer. As shown on the MDP this buffer shall be a common shared buffer and screening easement between the two proposed lots. Please label this buffer as such and note that all requirements of Section 165-37 D.(9) of the Frederick County Zoning Ordinance shall be met. 3) Driveway. Please show the extent and typical details of the proposed driveway for the 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Re: Review Comments for MDP #02-03 June 16, 2004 adjoining parcels to the west. It may also be appropriate to extend the access easement to abut each adjoining property which will use the driveway. 4) B2 Building Lot Setback. Please show the required 35' front setback from Trafalger Square for the proposed 132 District lot. The required 50' setback from Route 522 is currently shown on the plan. 5) Phase 1 and Trafalgar Square Construction. Please label Phase 1 and provide a statement to the effect that Trafalgar Square, the proposed public road, shall be constructed and completed in Please 1, 6) Typo. Please correct the spelling of the words "equipment" under the narrative for recreational units on page 1. 7) Parks & Recreation Comments. The number of recreational units has been reduced from 3 to 2 since the Planning Commission. Meeting. Please be aware that the Department of Parks and Recreation has not approved the proposed trail for the required recreational units. Rather, the revised comments from Parks and Recreation only stipulate that this shall be determined during the site plan process. Approval of recreational units is determined by both Parks. and Recreation and the Zoning Administrator. It may be appropriate to provide some type of recreational unit other than just a trail to obtain approval. 8) Notation on Page 2 - Separation and Buffer. Please consult with staff to determine if the notation on page 2, located in the lower left hand corner, is relevant with the revision. 9) Notation on Page 3 - Access. Please reword the notation on page 3 which restricts access to the proposed building lot to indicate that no individual lot access to Route 522 N shall be permitted. 10) GIS Department and Road Flames. Please note that the proposed road layout may require additional road names, approved by the GIS Department, for the two roads between the proposed Chelsea Lane (private road). 11) Sidewalk and Trail Connection. Please provide a connection between the proposed walking trail and the sidewalk required for Trafalgar Square. 12) North Arrow. A north arrow is not present on page 2 of the revised plan. Please add a north arrow. 13) New Waiver Request. A landscape concept plan appears to be warranted to demonstrate how the intent of the required residential separation buffer will be met with the requested waiver. In general, the intent is to adequately transition and buffer townhouses from single family detached cluster dwellings types. Please provide additional supportive information Page 3 Re: Review Comments for MDP #02-03 June 16, 2004 to j 1 isti l y why the Planning Commission should or shouldn't approve this waiver request. After you have adequately addressed each of the above comments, please provide me with a copy of the preliminary master development plan for review. Staff will promptly schedule the plan for review with the Planning Commission once these issues are addressed. Please feel free to contact me if you have any questions. Sincerely, Jeremy F. Camp, Planner 11 JFC/ cc: David Frank, Bowman Consulting COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Mr. Wade Ciernents sovereign Homes, Inc. Box H: aVVt'+Y"+ &-':�le'4V'ii 1N 3b Vb/�e3/VN RETURN TO SENDER NO FORWARD ORDER ON FILE UNABLE TO FORWARD RETURN TO SENDER 71w > . 30 1 11 4� 1 C Q IN S U L T I III G 124 East Cork Street F E B 9 2Q�E Winchester, Virginia 22601 Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsultiniz.com To: Dpartment of Planning and Development 107 N. Kent St Winchester, Va 22601 Attn: Frederick County LE-OER OF TRANSMITTAL Date: 2/9/2006 Project (dame: Regents Crescent Project No: 1955-01-003 Re: Via: We are forwarding: QUANTITY DESCRIPTION i Review Application 2 Copy of revised Master Development Plan COMMENTS Dear Sir, We are submitting this revised Master Development Plan for your review. Should you have and questions or require additional information, please do not hesitate to contact me at this office. Thank you, �, Urgency: Regular Transmitted by: '"^-Ivo IV vONSULTaI�VV vP.OUP, `TD. Clay Frook Recipient Copy Confirmation of Receipt Required: No Received by: (Signature) -J (Print Name) (Date) 21912006 www.bowmanconsulting.com To: Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 Attn - Jerem LETTER OF TRANSMITTAL Date: August 3, 2004 Project Name: Regents Crescent Project No: 1955-01-001 Re- Master Development Plan Via: Hand Delivery We are forwarding: CQUIANTITY DESCRIPTION Revised Master Development Plan per Commission Waiver Approvals COMMENTS Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. Confirmation of Receipt Required - Received by: (Signature) (Print Name) (Date) COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING July 28, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #02-03 OF REGENTS CRESCENT On behalf of the.Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, August 11, 2004 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #02-03 for Regents Crescent, submitted by Bowman. Consulting, for residential and commercial uses. The property is located on North Frederick Pike (Route 522 N), approximately 450 feet south of Oakside Lane, in the Sunnyside neighborhood, and is identified with Property Identification Number 53-A-53, in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street.in Winchester, Virginia. Information regarding this application will also be available via the: Planning Department's Web Page at www.co.frederick.va.us. Sincerely, / Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 is to certify that e attached correspondence P �mailed d Development, following This d from the Department of g 53A - 2- A• 7- County, Virginia: MCDANIEL, EVELYN J. & LORING 113 REDWOOD LN 22603 4230 53 - A- - 53- WINCHESTER, VA SOVEREIGN HOMES, INC PO BOX 4397 22604 4397 53A - 2- A- 6- WINCHESTER, VA CAMPBELL, BENJAMIN E. l ^ PPu 111 REDWOOD LN WINCHESTER, VA. 22603.4230 Bowman Consulting j 124 East Cork 53A , A• 5 k St ' TETROSHANNYN NI Winchester, VA 22601 109 REDWOOD LN WINCHESTER, VA 22603.4230 53 • A- - 7- LUTTRELL, MARLENE R 51 - A• - 63-A VIESTMINSTER•CANTERBURY 204 MARGARET LN WINCHESTER, VA 22603.4261 1 300 WESTMINSTER CANTERBURY OR 53 - A- - 8• WINCHESTER, VA 22603.4216 LUTTRELL, MILDRED CARMEN TRUSTEE 53 - A• - 61- CIO DONALD W LUTTRELL HIETT, RUSSELL 0 & ANN B 104 OVERVIEW CT 930 AUTUMN VIEW LN STEPHENS CITY 22655.2906 WINCHESTER, VA 22603.4200 53 -A- - 11 BARR, JAMES H 163 MARGARET LN WINCHESTER, VA 22603.4263 53 A 12 Jew y F. Camp, Planner II FOGLE, CHATTIE M Frederick Co. Planning Dept. 176 MARGARET LN WINCHESTER, VA 22603.4260 OF VIRGIN COUNTY OF FREDERICK a Notary Public in and for the State and County I, planner II for !the De artm nt of Planning and aforesaid, do ereby certify that J emy F. Camp,� ,has signed to the foregoing, dated Development, whose name is sign State and County aforesaid. personally appeared before me and acknowledged tj same in my Given under my hand this day of g: My commission expires on /a I 53 - A- - 54- FINCHAM, BEATRICE E 931 AUTUMN VIEW LN WINCHESTER, VA 22603.4200 53 - A- - 55- UNGER, LINDEN B. & COLLEEN F. 755 OLD BETHEL CHURCH RD WINCHESTER, VA. 22603.3649 53A - A- - 65- YOST, DAVID ALLEN & A NICOLE 1222 N FREDERICK PIKE # B WINCHESTER, VA 22603.4815 53A - A- - 8- LINTZ, RITA L 1241 N FREDERICK PIKE WINCHESTER, VA 22603.4213 53A - A- - 87- HEISEY, RICHARD L & NANCY S 141 POORHOUSE RD WINCHESTER, VA 22602.2205 53A - A- - 88- DOUBLE S ASSOCIATES, LC 1616 WHITTIER AVE WINCHESTER, VA 22601.2831 53A - A- - 64- YOST, DAVID A & APRIL N 1226 N FREDERICK PIKE WINCHESTER, VA 22603.8670 53A - A- - 63- COOK, HOWARD L. & NANCY L. 1231 N FREDERICK PIKE WINCHESTER, VA 22603.4213 53A - A- - 61- MORROW, TIMOTHY R. & TERRY L. 1246 N FREDERICK PIKE WINCHESTER, VA. 22603.8671 53A - A- - 12- WETZEL, JEFFREY D & CATHERINE M 1251 N FREDERICK PIKE WINCHESTER, VA. 22603.4213 53A - A- - 62- MCKEE, MARLIN JEAN ET ALS 192 ASHLAND DR WINCHESTER, VA. 22603.3286 53A - A- - 63- COOK, HOWARD L. & NANCY L. 1231 N FREDERICK PIKE WINCHESTER, VA 22603.4213 53A - A- - 86- CROSEN, GARY P. 1214 N FREDERICK PIKE WINCHESTER, VA 22603.8655 t. Frederck County, Virginia Master Develo Adjoining Property Owners MASTER DEVELOPMENT PLAN TO: Barbara - Data Processing FROM: Bev - Planning Dept. Please print '2 sets of labels by: G �50 THANKS111 Plan Application Package ---- Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. NAME Name ---r u ADDRESS / PROPERTY NUMBER Address Page 18 3 7 A . 5 �- 4: % JAN 13 2003 Frederick County, Virginia Master Development Plan Application Name C, Addressli,t. Get L/ c j Property # J3--4 6, 3 A -3 -7 Y X ZI CL,:14 Z 3 /V- I-,, -S. c k- 7 w �J, S.S VC 1'6-' lets. Z4 - Z— A A Li, 'Ael A I ler Aa Al ' c A - k, Z 6 0 -3,4 C,A. Vz 26-o S "t, Page 19 jAN 1 3 2003 Master nPvpinnment Plan Application r__a _:..ti ('county. Virginia rIcI f 5'3�- A -Q-` 534 -A-(,I' 53A --A - Ll 55A -^-Gz� 53A - /a - S"' ' 5-JA -A-�� 5fo1 — -7 1-3A--A [� - 53�4 z -A , 7 534 _ A . �s 6 3A 5 jA-.4-a � 53 - A 6 � 5-3A T/ 53-A-5� 53 -,A - 5-51PA f: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING lay 5, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #02-03 OF REGENTS CRESCENT On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held can Wednesday, May 19, 2004 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street; Winchester, Virginia. This meeting is to consider Master Development Plan #02-03 for Regents Crescent, submitted by Bowman Consulting, for residential and commercial uses. The property is located on Frederick Pike (Route 522 N), approximately 450 feet south of Oakside Lane, in the Sunnyside neighborhood, and is identified with Property Identification Number 53-A-53, in the Stonewall Magisterial District. Acopy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester:, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 mai to the g on is to certify that the attached correspondence was landDev opment,Frederick This from the Department of County, Virginia:53A 2 A 5 TETRO, SHANNYN M 109 REDWOOD LN 53 • A- - 7- WINCHESTER, VA 22603.4230 LUTTRELL, MARLENE R 204 MARGARET LN 53 - A- - 63-A WINCHESTER, VA 22603.4261 WESTMINSTER CANTERBURY 53 - A• . 8• 300 WESTMINSTER CANTERBURY OR LUTTRELL, MILDRED CARMEN TRUSTEE WINCHESTER, VA 22603.4216 CIO DONALD W LUTTRELL 104 OVERVIEW CT 53 - A• - 61- STEPHENS CITY 22655.2906 HIETT, RUSSELL 0 & ANN B 930 AUTUMN VIEW LN 53 • A- . 11• WINCHESTER, VA 22603.4200 BARR, JAMES H 163 MARGARET LN 53 . A- - 54- WINCHESTER, VA 22603.4263 i FINCHAM, BEATRICE E 53 - A- . 12- 931 AUTUMN VIEW LN FOGLE, CHATTIE M j WINCHESTER, VA 22603.4200 176 MARGARET LN 53 -A- 55- WINCHESTER, VA 22603.4260 UNGER, LINDEN B. & COLLEEN F. 755 OLD BETHEL CHURCH RD 53A - 2- A- 7• i WINCHESTER, VA. 22603.3649 MCDANIEL, EVELYN J. & LORING 113 REDWOOD LN WINCHESTER, VA 22603.4230 53A - 2• A- 6• —_ i CYO CAMPBELL, BENJAMIN E. Jere Camp, planner II • Frederick Co. Planning Dept• 111 REDWOOD LN WINCHESTER, VA. 22603.4230 STATE OF VIRGINIA - - - COUNT OF FREDERICK a Notary Public in and for the State and County I, 7 planner II for the Dep ent of planning and aforesaid, do ereby certify that J emy F. Camp, — 0 , has Development, whose name is signed to the foregoing, dated St e d County aforesaid: appeared before me and acknowledged the sam personally e in my Given under my hand this day of D O My commission expires ot 5 _1 FW IL44VV4�1" WZ. 53A - A- - 8- LINTZ, RITA L 1241 N FREDERICK PIKE WINCHESTER, VA 22603.4213 53A - A- - 65- YOST, DAVID ALLEN & A NICOLE 1222 N FREDERICK PIKE # B WINCHESTER, VA 22603.4815 53A - A. - 87. HEISEY, RICHARD L & NANCY S 141 POORHOUSE RD WINCHESTER,VA 22602.2205 53A - A. - 88. DOUBLE S ASSOCIATES, LC 1616 WHITTIER AVE WINCHESTER, VA 22601.2831 53A - A- - 64- YOST, DAVID A 1226 N FREDERICK PIKE WINCHESTER, VA 22603.8670 53A - A- - 63- COOK, HOWARD L. & NANCY L. 1231 N FREDERICK PIKE WINCHESTER, VA 22603.4213 53A-A.-61. MORROW, TIMOTHY R. & TERRY L. 1246 N FREDERICK PIKE WINCHESTER, VA. 22603.8671 53 - A- - 53- SOVEREIGN HOMES, INC PO BOX 4397 d �� WINCHESTER, VA 22604.4397 53A - A. - 12. WETZEL, JEFFREY D & CATHERINE M 1251 N FREDERICK PIKE WINCHESTER, VA. 22603.4213 53A - A- - 7- PEACEMAKER, WAYNE J. 1243 N FREDERICK PIKE WINCHESTER, VA. 22603.4213 53A - 2- A- 7- MCDANIEL, EVELYN J. & LORING 113 REDWOOD LN WINCHESTER, VA 22603.4230 53A - A- - 61 - MORROW, TIMOTHY R. & TERRY L. 1246 N FREDERICK PIKE WiNr.HESTER. VA. 22603.8671 53A - A- - 62- MCKEE, MARLIN JEAN ET ALS 192 ASHLAND DR WINCHESTER, VA. 22603.3286 53A - A- - 86- CROSEN, GARY P. 1214 N FREDERICK PIKE WINCHESTER, VA 22603.8655 Alf 4f* I `N N S DEPT. OF GEOGRAPHIC It`IFORMATION SYSTEMS FREDERICK COUNTY, VIRGMA E ;j GIS, MAPPING, GRAPHIC WORD REQUEST DATE RECEIVED: REQUESTED REQUESTING AGENT Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: FAX: DATE: DESCRIPTION OF REQUEST: (Write additional information on back of request) 1 u2ttti-� z o 3 T N 53A_53 J Nt vNLootoo� E51gtes DIGITAL: PAPER: FAX: E-MAIL: SIZES: COLOR: BLACK/WHITE: NUMBER OF COPIES: STAFF MEMBER: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# N I Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) nj r RP RP \ T aim 47 Wetzel MAA 522 Ap Q Wetz A a� 53 A C Lintz 53A A 8 Unger RP Peacemaker B2 53 A 53A A 7 62 RP '� 31 Sovereign Homes — 53 Ager-5 53 A 53 RP / RP Westminster - Canterbury 53 A 63A RP rcr \ Westminster -Canterbury 53 A 63A RP Fincham 53 A 54 i RP Heitt 63 A 61 Winch te r+Virginia C 17 �MDP#02-03 Regents Crescent PIN: /53-A-53 N W+E s 0 200 Feet OEM COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING July 7, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #02-03 OF REGENTS CRESCENT".. � On behalf of the Frederick County Planning Commission, you are lierebynotiiiecl of apublic naecting b-ing held on Wednesday, July 21, 2004 at 7:00 p.m. in the Board Room of the Frederick. County Administration Building at 107 North Kent Street, Winchester, Virginia: This meeting is to consider Master Development Plan 902-03 for Regents Crescent, submitted by Bowman Consulting, for residential and commercial uses. The property is located on North Frederick Pike (Route .522 N), approximately 450 feet south of Oakside Lane, in the Sunnyside neighborhood, and is identified with Property Identification Number 53•-A-53, in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Dep,-utnent of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.fr.•ederick.va.us. Sincerely, eremy F. Camp Plarmer II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 to the %CountyW,irgi4m*- y that the attached correspondence o fP gland Dev opment, following d n k This D from the Department 53A 2- A- 5- TETRO, SHANNYN M 53- A- - 7- LUTTRELL, MARLENE R 1 204 MARGARET LN WINCHESTER, VA 22603.4261 i 53 - A- - 8- LUTTRELL, MILDRED CARMEN TRUSTEE CIO DONALD W LUTTRELL ; 104 OVERVIEW CT STEPHENS CITY 22655.2906 53 -A- - 11- BARR, JAMES H i 163 MARGARET LN WINCHESTER, VA 22603.4263 53 - A- - 12- FOGLE, CHATTIE M 176 MARGARET LN WINCHESTER,VA 22603.4260 53A - 2- A- 7- MCDANIEL, EVELYN J. & LORING j 113 REDWOOD LN WINCHESTER, VA 22603.4230 -- 53A - 2- A- 6- CAMPBELL, BENJAMIN E. 111 REDWOOD LN WINCHESTER, VA. 22603.4230 109 REDWOOD LN WINCHESTER, VA 22603.4230 53 - A- - 63-A WESTMINSTER-CANTERBURY 300 WESTMINSTER CANTERBURY DR WINCHESTER, VA 22603.4216 53-A- - 61- HIETT, RUSSELL 0 & ANN B 930 AUTUMN VIEW LN WINCHESTER, VA 22603.4200 53 - A. - 54- FINCHAM, BEATRICE E 931 AUTUMN VIEW LN WINCHESTER, VA 22603.4200 53 - A- - 55- UNGER, LINDEN B. & COLLEEN F. 755 OLD BETHEL CHURCH RD WINCHESTER, VA. 22603.3649 OAP � J emy F. amp, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA CO Y OF FREDERICK y a Notary Public in and for the State and County 1' that Jere y F. Camp, Planner II for th epartment of Planning and aforesaid, do he y certify dated � ,has Development, whose name is signed to the foregoing, ate d County oresaid. personally appeared before me and acknowledged the same in my der m hand this _It day of Given under y 0 My commission expires on B C1 53A - A- - 8- LINTZ, RITA L 1241 N FREDERICK PIKE WINCHESTER,VA 22603.4213 53A - A- - 65- YOST, DAVID ALLEN & A NICOLE 1222 N FREDERICK PIKE # B WINCHESTER, VA 22603.4815 53A - A- - 87- HEISEY, RICHARD L & NANCY S 141 POORHOUSE RD WINCHESTER, VA 22602.2205 53A - A- - 88- DOUBLE S ASSOCIATES, LC 1616 WHITTIER AVE WINCHESTER, VA 22601.2831 53A - A- - 64- YOST, DAVID A 1226 N FREDERICK PIKE WINCHESTER, VA 22603.8670 53A - A- - 63- COOK, HOWARD L. & NANCY L. 1231 N FREDERICK PIKE WINCHESTER, VA 22603-4213 53A - A- - 61 - MORROW, TIMOTHY R. & TERRY L. 1246 N FREDERICK PIKE WINCHESTER, VA. 22603-8671 53 - A- - 53- SOVEREIGN HOMES, INC PO BOX 4397 WINCHESTER, VA 22604.4397 53A - A- - 12- WETZEL, JEFFREY D & CATHERINE M 1251 N FREDERICK PIKE WINCHESTER, VA. 22603.4213 53A - A- - 7- PEACEMAKER, WAYNE J. 1243 N FREDERICK PIKE WINCHESTER, VA. 22603.4213 53A - 2- A- 7- MCDANIEL, EVELYN J. & LORING 113 REDWOOD LN WINCHESTER, VA 22603.4230 53A - A- - 61- MORROW, TIMOTHY R. & TERRY L. 1246 N FREDERICK PIKE WINCHESTER, VA. 22603.8671 53A - A- - 62- MCKEE, MARLIN JEAN ET ALS --^ 192 ASHLAND DR WINCHESTER, VA. 22603.3286 53A - A- - 86- CROSEN, GARY P. 1214 N FREDERICK PIKE WINCHESTER, VA Bowman Consulting 124 East Cork ST. Winchester, VA 22601 22603.8655 A hk FAX: 540/665-6395 March 20, 2006 Mr. Clayton Frook Bowman Consulting Group 124 East Cork Street Winchester, VA 22601 RE: Review Comments for Revised Regents Crescent Master Development Plan Property Identification Numbers (PINS) 53-A-53 & 55 Dear Mr. Frook: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above. Preliminary Review Comments: 1. Zoning Buffer. Extend the 100' buffer unto parcel 55-A-55. 2. Sidewalks. Add a sidewalk to the west side of Autumn View Lane, and extend street improvements of Autumn View Lane to the southern property line. Also, use the same shading for the proposed sidewalks on Trafalgar Square and Autumn Lane as is shown along Chelsea Lane. 3. Road Alignment. Realign Trafalgar Square further to the north so that it does not leave behind a small RP triangle. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 L 0 • Mr. Clay Frook Re: Regents Crescent Revised MDP March 20, 2006 Page 2 Please ensure that all comments are addressed when revising the MDP. Once all comments have been addressed and review agency comments received, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. The review fee for this application will be $3,314 (2,000 base + $1,314 @ $100 per acre). Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I.S, Frederick County Sanitation Authority, and the Virginia Department of Transportation. I have attached a marked copy of the plans to assist with the revisions. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Bernard S. Suchicital Planner I Attachment B S S/bad ran W iuco?l COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 February 10, 2006 Mr. Clayton Frook Bowman Consulting Group 124 East Cork Street Winchester, VA 22601 RE: Request for Historic Resources Advisory Board (HRAB) Comments Regents Crescent Revised Master Development Plan; PIN# 55-A-201 Dear Mr. Frook: Upon review of the proposed Master Development Plan, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It was noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley identifies this property as being located within the study areas of the Second Battle of Winchester; however, due to the development in this area, it has been deemed to have lost its integrity. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, a4u C Candice E. Perkins Planner II CEP/dlw 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 • 0 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 2nd Floor, North Building Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Address: Phone Number: %zZ- 23'13 Name of development and/or description of the request: Location of property: �� i �re.�s� tLv /7r'p ,57 ZL Department of Planning and Development's Comments: Page 22 14 Fla co COUNTY of FREDERI K Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 March 15, 2004 Mr. Wade Clements Sovereign Homes, Inc. P.O. Box 494 Round Hill, Virginia 20142 Re: Regents Crescent, Preliminary Master Development Plan #02-03 Property Identification Number 53-A-53 Dear Mr. Clements: I am in receipt of your letter dated March 10, 2004, which requests an entrance spacing waiver from the Frederick County Planning Commission. This request will be scheduled for consideration by the Planning Commission during their review of the Preliminary Master Development Plan. Review with the Planning Commission will be scheduled after each of the following comments are adequately addressed: 1) Proposed Use. Please specify the specific type ofproposed housing. Single family attached and single family detached are not specific types of houses. The types of housing specified in the RP District section of the zoning ordinance are as follows: 1) single family detached rural traditional, 2) single family detached traditional, 3) single family detached urban, 4) single family detached cluster, 5) single family detached zero lot line, 5) single family small lot, 6) Duplex, 7) Multiplex, 8) Atrium house, 9) Weak -link townhouse, 10) Townhouse, and 11) Garden Apartment. Please select the type or types of housing proposed with this preliminary master development plan. [This comment was the #1 comment in Staff's review letter dated December 1, 2003.] 2) Recreational Unit Type. Please specify the type(s) of proposed recreational unit(s). It is appropriate to specify the general type(s) of recreational unit(s) proposed during the master development process. [This was the #8 comment in Staffs review letter dated December 1, 2003, and the #2 comment in Staffs review letter of New London Estates, dated February 13, 2003.] 3) Access. The revised proposed private road layout appears to place proposed lot areas further than 500' from a public road. If it is your intent to request a lot access waiver, as specified in Section 144-24 (2)(b), then please provide a written request. The Planning Commission can only approve an exception to this requirement when enhanced circulation is provided with a driveway loop and when 800 feet or less from a public street. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Re: Regents Crescent Mr. Wade Clements March 15, 2004 4) Revised Agency Comments. The preliminary master development plan has changed significantly since the submission to the review agencies. Specifically, the number of proposed units has increased from 65 units to 79 units. In addition, the road layout has changed. Please provide revised agency review comments which reflect the revised preliminary master development plan. After you have adequately addressed each of the above comments, please provide me with a copy of the preliminary master development plan for review. Staff requires 44 copies of the revised master development plan for the Planning Commission Meeting. Please feel free to contact me if you have any questions. Sincerely, ca'v"/ Jeremy F. Camp - Planner II cc: David Frank, Bowman Consulting JFC/bad M FILE copy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 September 8, 2004 Mr. David Frank Bowman Consulting 124 East Cork St. Winchester, VA 22601 Re: Administrative Approval of Final Master Development Plan #02-03 Regents Crescent Property Identification Number: 53-A-53 (Zoning: RP & B2) Dear Mr. Frank: Frederick County administratively approved the above -referenced final master development plan on September 8, 2004. The master development plan is approved for the development of 28 single- family detached cluster and 42 townhouses on a net site area of 11.58 acres. This project has been approved based upon the creation of no individual residential lots. All requirements of the Frederick County Zoning and Subdivision Ordinances have been satisfied in the approved final master development plan, including approval by all relevant review agencies. I am providing you with five (5) signed copies of the approved final master development plan. Please make sure these plans are distributed accordingly. S' rely, r t Eri Lawrence, AICP Planning Director Attachments ERL/bad cc: -Wade Clements, 16 Richards Avenue, Winchester, VA 22601 —.Lynda J. Tyler, Stonewall District Supervisor ,Jo'hn Light, Stonewall District Planning Commissioner mane Anderson, Real Estate -Toe Wilder, Public Works em: .Charles S. DeHaven, Jr., Stonewall Planning Commissioner 107 North Kent Street - Winchester, Virginia 22601-5000 • - COU a Fopk%?YICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 August 13, 2004 Mr. David Frank Bowman Consulting 124 East Cork St. Winchester, VA 22601 RE: MASTER DEVELOPMENT PLAN #02-03 REGENTS CRESCENT Property Identification Number (PIN): 53-A-53 Dear David: The Frederick County Board of Supervisors granted staff administrative approval authority for the above -referenced Preliminary Master Development Plan on August 12, 2004. Your firm will need to submit a Final Master Development Plan for this project which addresses all review agency comments, as well as all comments of the Planning Commission and Board of Supervisors. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions, please do not hesitate to call me. Sincerely, 5V7 Jeremy F. Camp Planner II JFC\bad cc made Clements, 16 Richards Avenue, Winchester, VA 22601 qda J. Tyler, Stonewall District Supervisor 0M H.Light, Stonewall District Planning Commissioner e Anderson, Real Estate em: Charles S. DeHaven Jr., Stonewall District Planning Commissioner 107 North Kent Street • Winchester, Virginia 22601-5000 Y/I March 12, 2008 Mr. Joshua T. Reynolds Urban, Ltd. 210 Front Royal Pike Winchester, Virginia 22602 RE: Site Plan Comments — Regents Crescent Frederick County, Virginia Dear Mr. Reynolds: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 Upon review of the site plan received December 10, 2007, we offer the following comments: I . In the E & S narrative, please include Adjacent Areas — Provide a description of neighboring areas such as streams, lakes, residential areas, roads, etc., which might be affected by the land disturbance. Describe how construction will affect adjoining landowners, in particular access to the houses on the east of the site. 2. In the E & S narrative, please include Off -site areas — Describe any off -site land disturbing activities that will occur. Where does the fill material come from? 3. In the E & S narrative, please include Critical Areas — Provide a description of areas on the site which have potentially serious erosion and sedimentation on the site. 4. Label areas with potentially serious erosion problems. 5. On Sheet 5, we recommend showing a hatched parking space at the end of the dead end parking area to the south of the site; otherwise someone may have to back up the length of the parking lot if all spaces are full. 6. On Sheet 6, some proposed contours are missing from the Trafalgar Square road area. Please show top of wall and bottom of wall spot shots. 107 North Kent Street • Winchester, Virginia 22601-5000 • ` Regents Cresent • March 12, 2008 Page 2 7. On Sheet 9, Adequate Outfall Summary - Please reference the VAESCH instead of a facilities standard manual. 8. On Sheet 11, only Phase 2 E&S controls are shown. Due to the scale of grading, in particular the fill work required to achieve final grade, a two -phased E&S plan will be required. Phase 1 should show the perimeter controls as they will be installed before construction begins. For this site, an additional E&S Phase 1 B plan will likely be necessary to provide adequate E&S protection during the fill process. 9. On Sheet 12, please correct the following notes accordingly: The Project Description indicates that this will be an industrial project. The Existing Site Conditions note indicates that the site is currently heavily wooded. 10. Please note that any offsite borrow or storage/fill areas that are larger than 10,000 square feet must either be included as part of the project land disturbance package or have its own land disturbance permit. Once these comments have been addressed, submit one (1) copy of the plan for further review. Sincerely, Joe C. Wilder Deputy Director JCW/mlr cc: Planning and Development file ;f COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 March 1, 2006 Mr. Jon K. Erickson Bowman Consulting Group 124 East Cork Street Winchester, Virginia 22601 RE: Regents Crescent Master Development Plan (MDP) Frederick County, Virginia Dear Mr. Erickson: We have completed our review of the proposed MDP for the Regents Crescent subdivision and offerr the following comments: Refer to Sheet 1 of 3: a. Under the land development narrative, change 70 units to 64 units to correspond to the number shown in the zoning tabulation. b. The summary of environmental features indicates that there were no wetlands greater than one (1) acre within the proposed development. However, the current Corps of Engineers' (COE) regulations require that all wetland areas be identified regardless of size. Indicate if a wetlands study has been performed or will be performed to meet this requirement. A copy of the MDP and any associated wetlands study shall be submitted to the COE for their review and comment. 2. Refer to Sheet 2 of 3: a. Storm drainage will be a big concern for this site. First, diverting or channeling upstream storm flows through the site will be a challenge to prevent backup of water on the Westminster Canterbury property. Secondly, flows from the designated storinwater pond need to be diverted to an adequate channel without impacting adjacent property owners. To achieve an adequate channel, it may be necessary to improve the drainage culverts between Autumn View Lane and the entrance to the Autumn Winds Apartments. The latter entrance has been adequately designed to accommodate the upstream storm flows. Final approval of any subdivision plans or site plans will be contingent on resolving these issues. 107 North ]Kent Street • Winchester, Virginia 22601-5000 Regents Crescent MDP Comments Page 2 March 1, 2006 b. It appears that the Autumn View Lane and Trafalgar Square will be private roads with the maintenance vested with the property owners. We suggest that the Virginia Department of Transportation be consulted to determine if there is a development scheme available which will allow them to take over the long-term maintenance of these small sections of roadway. Based on the existing site conditions and numerous rock outcrops, it is apparent that extensive blasting will be required to achieve deep cuts. It should also be noted that the underlying geology is karst limestone and very susceptible to sinkhole development. A geotechnical investigation may be warranted for this site to avoid future problems. d. The proposed improvements to Autumn View Lane appear to encroach on properties owned by Unger and Strowbridge. Indicate if agreements have been negotiated with these property owners to achieve these improvements. Refer to Sheet 3 of 3: a. Based on our site inspections, it appears that there are at least two (2) wells on the site plus a possible drainfield. These items should be located on this sheet with provisions for proper abandonment in accordance with the Virginia State Health Department's requirements. b. Demolition permits will be required for the existing dwelling structure. An asbestos inspection may also be required prior to demolition depending on the age of the structure. I can be reached at 722-8214 if you have any questions regarding the above comments. Sincerely, tHarveyJr., P.E. Director of Public Works HES/rls cc: Planning and Development C:\Program Files\WordPerfect office I I\Rhonda\TEMP('OAINIENTS\RECENTSCRESCENTAIDPCONI.wpd 0 0 MASTER DEVELOPMENT PLAN #02-03 REGENTS CRESCENT Staff Report for the Board of Supervisors Meeting Prepared: August 3, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 05/19/04 Tabled 07/2 VO4 Recommended Approval and approved three waiver requests Board of Supervisors: 08/11/04 Pending LOCATION:. This property is located on North Frederick Pike (Route 522 N), approximately 450 feet south of Oakside Lane, in the Sunnyside neighborhood. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 53-A-53 PROPERTY ZONING & PRE SENT USE: Zoned: RP (Residential Performance) District Use: Vacant B2 (Business General) District ADJOINING PROPERTY ZONING & PRESENT USE: North Zoned: RP (Residential Performance) District Use: Residential B2 (Business General) District Use: Residential South Zoned: RP (Residential Performance) District Use: Residential East Zoned: RP (Residential Performance) District Use: Residential B2 (Business General) District Use: Vacant West Zoned: RP (Residential Performance) District Use: Residential PROPOSED USE: Residential (28 Single-family detached cluster & 42 townhouses) and Commercial Uses MDP #02-03, Regents Crescent Page 2 August 3, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The preliminary master plan for this property appears to have little measurable impact on Route 522, the VDOT facility which would provide access to the property. All previous comments have been addressed. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the ITE Trip Generation manual, Seventh Edition, for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Fire Marshal: Water supplies shall meet the requirements of Frederick County Code Section 90-4. Fire hydrants shall be within three feet of the curb. Connecting of water supplies to the Westminster Canterbury site would greatly enhance fire flows. Plan approval recommended. Sanitation Authority: Approved Building Official: No comment required at this time. Shall comment at time of subdivision submittal. Parks & Recreation: The revised Master Development Plan summary dated May 24, 2004 states that adequate recreational units and open space will be provided. Detailed information regarding the planned recreational units and the usable open space provided will be needed during the site plan review stage of this project. Winchester Regional Airport: The referenced revised master plan has been reviewed and it appears that the proposed site plan will not have an impact on operations of the Winchester Regional Airport. No special requirements are requested on behalf of the Winchester Regional Airport Authority. Health Department: Public water and sewer must be provided. Department of Public Works: We offer no comments at this time. A comprehensive review of stormwater management and downstream drainage issues shall be reviewed at the time of subdivision plan submission. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. Before a master, development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to MDP #02-03, Regents Crescent Page 3 August 3, 2004 promote. orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The site of the proposed development consists of one parcel of land approximately 11 1/2 acres in size. The property is located on North Frederick Pike (Route 522 N), approximately 450 feet south of Oakside Lane, in the Sunnyside neighborhood. Zoning is split on the parcel. There are precisely 2.81 acres zoned B2 in the front and 8.77 acres zoned RP in the rear. A portion of the Westminister Canterbury property is located directly behind the subject parcel. C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the zoning for the subject parcel as B-2 (Business General) District and R-3 (Residential Limited) District. No zoning changes have been made to the portion of the property zoned B-2 District. The portion of the property zoned R-3 District was changed to RP (Residential General) District on September 28, 1983 when the R1, R2, R3, and R6 zoning districts were reclassified. D) Site Suitability Land Use Compatibility: The proposed development is located in the Sunnyside neighborhood of Frederick County. A mixture of residential and commercial uses exist in the vicinity of the subject parcel. Westminister Canterbury is located to the rear of the subject parcel and single-family detached residential dwellings exist along the northwest property line, along the east property line, and across North Frederick Pike (Route 522 N). Commercial properties also exist across North Frederick Pike (Route 522 N). The adjoining parcel to the east is split zoned, as is the subject property, with the B2 (Business General) District zoning designation located along Route 522 N and the RP (Residential Performance) District located in the rear. Historic Resources: The Frederick County Rural Landmarks Survey does not identify any potentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site does not contain any core battlefield resources. Environment: No environmental features are located on the property. The property is mostly wooded at this time. 0 • MDP #02-03, Regents Crescent Page 4 August 3, 2004 The General Soil Map of the Soil Survey of Frederick County, Vir ig•nia indicates that the soils comprising the subject parcels fall under the Frederick- Swimley soil association. These soil types are common west of Interstate 81, primarily in areas with limestone geological formations. It is noted that these soil types present some limitations to site development due to rock outcrops, slope and low strength. Transportation: Access to the site will come from Frederick Pike (Route 522 N) and a new proposed local road, referred to on the plan as Trafalgar Square. The applicant is also proposing a network of private roads to access the proposed residential units in the portion of the property zoned RP District. The portion of Frederick Pike (Route 522N) which adjoins the subject property is classified as a minor arterial road. With a speed limit of 45 mph on Frederick Pike (Route 522 N), Section 165-29 (4) of the Frederick County Zoning Ordinance requires an entrance spacing of 200 feet. This is measured from the tangents to the curb return. The Planning Commission has approved an entrance spacing waiver to allow the proposed entrance for the proposed public road referred to on the plan as Trafalgar Square. Trafalgar Square will be approximately 90 feet from the private entrance to the northwest. The private entrance to the northwest will remain open. The master development plan provides an access easement and driveway from the cul-de-sac of Trafalgar Square to allow the existing residents to access it if they desire to. On July 21, 2004 the Planning Commission approved a waiver to allow individual lot areas to be greater than 500 feet from a state road. The Subdivision Ordinance gives the Planning Commission the ability to allow lots to be located as much as 800 feet from a state road in cases where enhanced circulation is provided with a driveway loop. Comprehensive Policy Plan: The proposed 11.58-acre parcel is zoned both RP (Residential Performance) and B2 (Business General) and is within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). There is no small area land use plan for the Sunnyside neighborhood. The development proposal for commercial land uses along North Frederick Pike (Route 522 N) with residential land uses in the rear is generally in conformance with the layout of existing land uses in the area. Density: The Frederick County Zoning Ordinance stipulates a maximum density of 8.0 residential units per acre for the proposed townhouse and single family detached cluster development. For the 8.77 acres zoned RP (Residential Performance) District, a maximum of 70 residential units is allowed MDP #02-03, Regents Crescent Page 5 August 3, 2004 Recreational Facilities, Landscaping, Buffers, and Open Space: A Zoning District Buffer is required between the proposed residential uses and the proposed commercial uses, as well as between the proposed commercial uses and the existing residential uses to the northwest. The Planning Commission approved a waiver of the required internal residential screen between the proposed single-family detached cluster dwellings and townhouses. The waiver was approved with the condition that the applicants will plant a landscaping schematic as illustrated during the meeting instead of the required row of evergreens. This shall be in addition to other landscaping required by the Zoning Ordinance. PLANNING COMMISSION SUMMARY & ACTION OF THE 05/19/04 MEETING: The staff informed the Commission that just yesterday the applicant's representatives had submitted a modified plan which would impact the private road network, the storm water improvements, and the utility line locations. Staff suggested that the applicant request a tabling of consideration of the master development plan (MDP) in order to allow time for the applicant to prepare a completed application package with revised review agency comments. However, the applicant desired to make a presentation to the Commission. A discrepancy in the location of the B2 District line between what was shown on the boundary line survey plat provided by the applicant and what was depicted on the County's zoning map was pointed out. The Zoning and Subdivision Administrator confirmed for the Commission that the zoning district boundary shown on the engineered plat was correct. Two residents, who owned property along the existing access easement to the north, came forward to express concerns. One of the residents had concerns that the 20-foot right-of-way might not be recognized across the entire 150-foot frontage of his lot. The other resident said he was not interested in the state road connection offered by the applicant because there was nothing to deter residents at the new development from driving over onto his private drive. This resident was also concerned that the right-hand turn access off of Route 522 didn't have sufficient length to handle the speed of approaching vehicles, nor was it long enough to accommodate the amount of traffic it would have to absorb. Both of the residents were disappointed with the buffer between their homes and the new development. Next, there was a discussion about whether the revised plan could be sent forward to the Board. No reviewing agencies had seen the revised plan; the applicant believed the changes were not significant enough to affect any of the review comments. Although the changes seemed to be minor, members of the Planning Commission preferred to see a Fire & Rescue review because of the different road layout proposed. It was also pointed out by the Planning Commission that if the connection was 60 - 80 feet with only a 24-foot pavement. section, they would prefer to have Fire and Rescue's reassurance that the emergency vehicle access was indeed satisfactory in the case of a multi -alarm situation. Other Commissioners agreed and, in addition, had concerns about forwarding an incomplete application package to the Board of Supervisors. By unanimous vote, the Planning Commission agreed to table the master development plan until such time as the applicant could submit a complete revised application package to the staff with revised review agency comments. (Commissioner Rosenberry was absent from the meeting) MDP #02-03, Regents Crescent Page 6 August 3, 2004 PLANNING COMMISSION SUMMARY & ACTION OF THE 07/21/04 MEETING: The applicant's representatives said that a third waiver request, a residential screen waiver, had been added; the applicant was attempting to create a street scape that would allow residents to interact with their neighbors. The proposed landscaping utilized various evergreens and ornamentals, rather than the traditional row of white pines. An illustration was provided to the Commission. The applicant's representatives had met with adjoining residents on the northwest side of their property to discuss the proposed driveway connection to Regent Crescent's cul-de-sac and the residents did not favor the proposed connection. Three of the adjoining property owners on the northwest side came forward to voice their concerns about the proposed driveway connection; they said they did not see the need for the additional access, nor did they want it. Despite their concerns about how the safety of their private drive might possibly be compromised if the entrance spacing waiver was granted, their desire to have their privacy protected was paramount. In addition, they opposed the use of their property for access to the new development and they were concerned about possible damage to their wells and septic systems due to blasting. Two adjoining property owners on the southeast side of the property came forward with a concern about surface water runoff impacting their property. One noted that the property under consideration was becoming overgrown and believed the proposed development would improve the appearance of the property. The Chairman explained to the adjoining residents that the access proposed was not a county requirement, but merely an attempt by VDOT to supply the three residences with a safer and modern ingress/egress. The applicant's representative stated that they would comply with the County's and VDOT's wishes for the driveway, but emphasized that it was not being installed for the applicant's benefit or for additional access to their proposed development. Commission members asked for VDOT's position on allowing the applicant's entrance to be located 90 feet from the adjoining property owners' existing private drive. Because the private drive was for single- family residential use, VDOT's representative believed it would be satisfactory because of the low trip volume; if it had been -a commercial access, then VDOT would have concerns. Commission members suggested that the speed limit be lowered in that area from 45 to 35 mph. Entrance Spacing Waiver - Recommended Approval By a majority vote, the Planning Commission recommended approval of an entrance spacing waiver to allow a spacing of approximately 90 feet from the proposed entrance (Trafalgar Square) to the entrance to the northwest. YES TO APPROVE): Watt, Unger, Light, DeHaven, Thomas, Ours, Fisher, Kriz, Triplett, Rosenberry NO: Straub, Gochenour MDP #02-03, Regents Crescent Page 7 August 3, 2004 Lot Access Waiver - Recommended Approval The Planning Commission unanimously recommended approval of a lot access waiver to allow lot areas to be up to 800 feet from a state road. Internal Residential Screen Waiver - Recommended Approval By a majority vote, the Planning Commission recommended approval of an internal residential screen waiver which will eliminate the requirement for an internal residential screen between the two proposed housing types, in lieu of a landscaping plan designated as Landscape Option B on the applicant's schematic. YES (TO APPROVE): Watt, Unger, Light, DeHaven, Thomas, Ours, Fisher, Kriz, Triplett, Straub, Rosenberry. NO: Gochenour MDP #02-03 of Regents Crescent - Recommended Approval By a majority vote, the Planning Commission recommended approval of the MDP for residential and commercial uses with the waivers granted as stated. YES (TO APPROVE): Watt, Unger, Light, DeHaven, Thomas, Ours, Fisher, Kriz, Triplett, Rosenberry NO: Straub, Gochenour (Please Note: Commissioner Morris was absent from the meeting.) 9 • MDP #02-03, Regents Crescent Page 8 August 3, 2004 STAFF CONCLUSIONS FOR THE 08/11/04 BOARD OF SUPERVISORS MEETING: The subject parcel is 11.58 acres in size, consisting of 2.81 acres in the B2 (Business General) District and 8.77 acres in the RP (Residential Performance) District. The proposed preliminary MDP calls for the development of the subject parcel into two future parcels. Parcel 1 would consist of 9.48 acres for the development of up to 70 residential dwelling units. Twenty eight single-family detached cluster dwellings are proposed around the perimeter of this parcel and 42 townhouses are proposed in the center. Parcel 2 would consist of 1.41 acres for future commercial use. Access for all proposed uses would be provided via a new state road and an internal private road system. The current MDP proposes an access easement and driveway from the proposed public road, Trafalgar Square, with the existing private road located along the northwest property line. All of the issues identified by the Board of Supervisors should be appropriately addressed by the applicant prior to action by the Board. The applicant is seeking authorization of the preliminary master development plan by the Board of Supervisors. The Board's authorization will grant staff with administrative approval authority for the final master development plan. x �3 A 53 �4A Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received I-i3- b 3 Application # Complete. Date of acceptance. Incomplete. Date of return. /- /S-O 3 1. Project Title : 2. Owner's Name: 3. Applicant Address: Phone Number: 4. Design Company: Address: Phone Number: Contact Name: 16 A2,'c / a r s ems ee-,vT S (Please list the names of all dwners or parties in interest) Page i l 0,0 • 0 Frederick County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: C—Irr, 5 Z2' &erMX �✓�6 ` /�0� OQ KG l r L/S.N 1±- 6. Total Acreage: 7. Property Information: a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: OMr elt-o Al— e) Adjoining Property Information: Property Identification Numbers Property Uses North I pv�AJ South 1 4t, East West PEN f) Magisterial District: 5TOX1 8. Is this an original or amended Master Development Plan? Original k Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. ,-� Signature: Date: Page 12 RECEIVED JAN 13 2003 FREDERICK PLANNING & DE • Frederick County, Virginia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is an requested roe y property abutting the re q property rty on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. NAME Name C4r.-neo) -777"./areC/ ./u7%P// 74 rti-, e s If. 'C;4�-r. /PROPERTY Address , 44 qC �- Property N 3' vet. 2 S'3—,q—, Z zGsa3 S 3 -- ,4 — // / 7 tr " a, rJ4 -(e f / it 4-J n / A. //3 , %7Pclwnc7 0 ,,,� . L, in r 4 s3A--�- 1,2 RECEIVED JAN 1 3 2003 Page 18 FREDERICKCOUNW PLANNING & DEVELOPMENT Frederick County, Virginia Master Development Plan Application Package Name A, - S t c; l C r {rift%� : c J Address - < . 1. Property N ✓ . %� �/ -S A J3�i_S�/ 5-3 4 --` S- S— lye R4 G furje 7;7, 't /, - Lu. z s3,4-4 /011 ✓, /4'. %C'�i. /? iC e' IL ,t 7fD 4fEt rG/ ,�, /►lr3r�Cc�a .•�. �c t /� -�- /� � �E''�l .�. , ! � /-,n o ,` %7C ti G �' iz hula . !n rl t_A. iiECEME , / /Jr Page 19 JAN 1 3 2003 FREDERICK COUNTY PLANNING & DEVELOPMENT Coun , Vir inia Master Develo ment Plan A lication racua c Frederick Page 19 JAN 13 2003 =HErEH;CK COUNTY rLANNING & DEVELOPMENT i r March 10, 2004 Mr. Jeremy F. Camp Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Preliminary Master Development Plan Review Comments — Regents Crescent (Formerly New London Estates) BCG Project # 1955-01-001 Dear Mr. Camp: We have received your comments dated December 1, 2003 and are formally requesting a waiver from the Frederick County Planning Commission on Section 165-29.A.4 (Motor Vehicle Access) per Section 165-29.13 (Alternative Methods) of the Frederick County Zoning Ordinance. We have addressed all other comments and request that we be placed on the next available Planning Commission agenda. The subject property, property identification number 53-A-53, is located approximately 3,000 feet from the City of Winchester and Frederick County boundary along route 522 North Frederick Pike. This property is well within the Urban Development Area (UDA) and is proposing a mixed single-family detached, townhouse, and retail/office land use. The subject property currently has two existing access points to route 522 North Frederick Pike and the property owner is requesting to upgrade one of the existing entrances found on the subject property. Section 165-29.A.4 of the Frederick County Zoning Ordinance requires that "new driveways" maintain a minimum driveway spacing of 200 feet on primary and arterial highways with a posted speed limit of 35 mph. The property has 286.06 linear feet of total frontage on route 522. A total of approximately 385 linear feet exists from the northern most edge of route 522 frontage for the subject property to the existing Autumn View Lane entrance onto route 522. Within this distance the subject property has two existing driveways, of which one is recorded in the land records of Frederick County as a shared access easement. A more detailed physical description of the existing conditions will assist in clarifying the justification for the requested variance. One of the current driveways for the subject property is located approximately 240 feet north of the existing Autumn View Lane entrance to route 522. This same driveway is located 145 feet to the south of the second on -site shared access driveway located at the northern most edge of the subject property's frontage to route 522. This second driveway is the shared access driveway that is recorded in the land records of Frederick County. Three additional off -site driveways are located on route 522 within 160 feet north of the existing shared access driveway located Mr. Jeremy F. Camp • • February 23, 2004 Page 2 of 2 on the subject property. The existing shared driveway entrance to route 522 has a spacing of approximately 80 linear feet from the next driveway entrance. The request for a variance to the required driveway spacing separation is justified through the construction of a safer means of ingress and egress for one of the two existing entrances of the subject property and the properties currently accessing route 522 via the existing shared access easement. The planning and design efforts for the development of this project have incorporated the safety concerns of the Virginia Department of Highways Edinburg residency, property owner, and the property owner's civil engineer, land planner and architect. We are submitting the desired solution for a well -planned access to the subject property, while considering the zoning separation buffers and the safe and current intersection access design and construction standards required by VDOT. The Frederick County Zoning Ordinance addresses driveway spacing exceptions and alternative methods. It is the request of this landowner that the Planning Commission approve the proposed alternative method of access for the subject property. This Master Development Plan has received approval from VDOT and will provide a safer alternative for access to route 522 for the adjacent properties that currently use the shared access easement. The proposed alternative preserves the intent of the zoning buffer requirement between the B-2 zoning and the RP zoning along route 522; it provides access and easement rights for the adjacent property owners to use the proposed VDOT roadway being constructed for the subject property; it provides 295 linear feet of separation from the centerline intersection of Autumn View Lane and the proposed Trafalgar Way; it provides 200 linear feet of separation from the centerline of Trafalgar Square and the first driveway beyond the on -property shared access easement. The waiver request is therefore justified through the efforts of sound planning and engineering design in conjunction to VDOT requirements and requests to achieve upgraded access to a parcel of land currently possessing two points of access to route 522. The ordinance (Section 165-29.A.7.b.I and 2) allows for driveway spacing exceptions when shared access is addressed. This Master Development Plan proposes shared access to continue for the existing easement as well as for access to a properly planned Trafalgar Square. Per section 165-29.B.1 of the Frederick County Zoning Ordinance, the landowner requests that approval to this waiver request is granted as depicted in the proposed Master Development Plan also before the Planning Commission for approval. I would like to thank the commission for its time and consideration, and should you have any further questions please feel free to contact me or my consultant. Sincerely, Wade Clements Property Owner BOWMAN CONSULTING GROUP David L. Frank, CLA i, Project Manager MAR 1 1 2004 March 10, 2004 Jeremy Camp Planner II County of Frederick 107 North Kent Street Winchester, Virginia 22601 Re: Tax Map 53 (A) Parcel 53 Waiver of maximum cul-de-sac length Dear Mr. Camp: This is a formal request for a waiver of the maximum cul-de-sac length for Tax map 53 (A) Parcel 53 be granted by the Frederick County Planning Commission. Specifically, this request is to allow this property to construct a series of well -designed internal loop travel aisles not to exceed an allowable 800 linear feet from the proposed State right-of-way cul-de-sac. Section 144-24.0 (2)(b) of the Frederick County Subdivision Ordinance specifies that "The Planning Commission may allow lots to be located as much as 800 feet from a state maintained road in cases where enhanced circulation is provided with a driveway loop." The Master Development Plan demonstrates an internal loop street network that services the single-family detached units on the perimeter and the single-family attached units at the residential core. This project is being modeled after the Crescent in London, England and respects the dual zoning established by Frederick County. The property is currently governed by two zoning districts, and comprises of approximately 11 acres. This property fronts southbound Route 522, approximately 450 feet south from Oak Side Lane. The property abuts RP zoning to the north, west and rear of the south. The B-2 zoning is continued to the south fronting along Route 522, North Frederick Pike. The RP portion to the rear of this parcel is adjacent to the residential duplex land use area of the Westminster -Canterbury project. I appreciate your time in reviewing this matter and request placement on the April 21, 2004 Planning Commission agenda along with the current Master Development Plan application. Should you have any questions or concerns on this matter please do not hesitate to contact me. Since ly, 9C� Wade Clements Owner/Developer R CE r APR 0 2 2004 FREDFMCK c•'Ju:' d,p Y tLAPdhitvG&? Ei+E'L ifEfJT 1 0 9 �A Bowman CC H g M d 4 0 M G June 2, 2004 Mr. Jeremy F. Camp Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Preliminary Master Development Plan Review Comments — Regents Crescent (Formerly New London Estates) BCG Project# 1955-01-001 Dear Mr. Camp: The subject property, property identification number 53-A-53, is located approximately 3,000 feet from the City of Winchester and Frederick County boundary along route 522 North Frederick Pike. This property is within the Urban Development Area (UDA) and is proposing a mixed single-family detached, townhouse, and retail/office land use. We have received new agency approvals for the Regents Crescent master development plan pursuant the direction of the Planning Commission at the May 19, 2004 public hearing. The master development plan has been revised to reflect the site plan rendering displayed by the architect at that hearing. Please accept this letter as a formal request for a modification of the standards outlined in section 165-37.C(3) of the Frederick County Zoning Ordinance. The ordinance stipulates that a strip 10 feet wide containing a double row of evergreen plantings is required between the single-family detached cluster housing type and the single-family attached townhouse housing type. The plan revisions that have led to the re -orientation of the residential component of the project have raised concerns regarding this internal residential separation buffer requirement. It is the request of this development to redistribute the quantity of plantings that this ordinance requires throughout the development and to have those plantings be any combination of either canopy/shade trees, ornamental trees or evergreen trees. The urban style and design of this development will not be enhanced by the double row of evergreen plantings, however, redistributing the same number of various plantings throughout the development will. The ordinance (Section 165-37.C.(3)) allows for the Planning Commission to grant a waiver in the cases of natural features, topography or other features. The other features being proposed are the architectural design and compatibility of the unit types and overall development concept. This Master Development Plan proposes the use of other planting materials to be planted in the place of the required double row of evergreens and some of those plantings redistributed to enhance the architectural design and compatibility of the detached and attached areas of the development. Bowman Consulting Group, Ltd. 124 East Cork Street o Winchester,VA 22601 Phone: 540.722.2343 o Fax: 540.722.5080 o www.bowmanconsulting.com Mr. Jeremy F. Camp 0 June 2, 2004 Page 2 of 2 The landowner requests that approval to this variance request is granted along with the proposed Master Development Plan also before the Planning Commission for approval. It is also requested that this request be placed on the next available Planning Commission agenda along with the revised Master Development Plan. I would like to thank the commission for its time and consideration, and should you have any further questions please feel free to contact my consultant or me. Sincerely, Wade Clements Property Owner BOWMAN CONSULTING GROUP David L. Frank, CLA Project Manager F-11 ET JUN 0 • SITE PLAN 22 41MAW f2w"lly 40 �65 m ,C w C.r_r-_ 1 -.11A, ti Q" • _ FRONT BRL FAAi T MAZ-KD f7� ftgf of IMPPae )PZAX*0 -IWI Scy�.rr,4riG V4,pyc "S /o >Wtc ptc1p vovs �65 / to vw7 1000 4NP /ZrsyevBS r4c 4 7nrA` ir- /sS p4"r^*4s , Bowman Consulting Group, Ltd. Winchester Office 124 East Cork Street% Winchester, Virginia 22601 Phone: (540) 722-2343 Fax: (540) 722.5080 Bowm n www.bowmanconsult�ng.com C O N S U L T I G ©c�r&bV�sulmp crow. ud. 22 40 SITE PLAN N �iiNln� �� 1 Cj�ti�cN�tj CjWCstL� I'A'AIL O O ' S�L+Ga.e FiaHitsc� GETAC,Nr D INN44 Q. 0401tC5 Pu4/ *43 Bowman C O N S U L T I N G C LETTER OF TRANSMITTAL To: Frederick County Planning Date: July 1, 2004 Project Name: Regents Crescent Project Number: 1955-01-001 Re: Revised MDP Attn: Jeremy Camp WE ARE FORWARDING THE FOLLOWING ITEMS: ❑ ORIGINALS ❑ REPRODUCIBLES ❑ SPECIFICATIONS ® PRINTS ❑ SHOP DRAWINGS ❑ COPY OF LETTER LTA ET ❑ DISKETTE ❑ OTHER UANTITY DESCRIPTION 45 Copies of Revised Master Development Plan 1 Copy of JPEG File of Architects Rendering from 5/19/04 Planning Commission Bowman Consulting Group, Ltd. expressly reserves its common law copyright and other property rights in plans transmitted herewith. Plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission of Bowman Consulting Group, Ltd. Comments: Transmitted by: Rec'd By: BOWMAN CONSULTING GROUP, LTD. David Frank, CLA (Printed Name) (Signature) 124 Cork Street, Winchester, VA 22601 (540) 722-2343 - Fax: (540) 7221-5080 • www.bowmanconsulting.com (Date) . -Ift IM7 ZONING BOUN AR EX. EP----", PROPOSED 20' (-ACCESS EASEME 0& T \ 1w C L EX GRAVEL D/W isDATE: MARCH. 2003 ��Bowman LAYOUT PLAN NEW LONDON ESTATES GR&Pfll( ADJACENT PARCEL ACCESS STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA • Bowman '-IECElk C O N S U L T I N G JUN 2 3 2004 124 East Cork Street Winchester, Virginia 22601 FREDERICKCOLWTY g NNINd 8 DEVELdFktENT vW Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsulting.com To: Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 Attn • LETTER OF TRANSMITTAL Date: June 23, 2004 Project Name: Regents Crescent Project No: 1955-01-001 Re: MDP Revisions Via: Hand Delivery We are forwarding: QUANTITY DESCRIPTION 2 Revised Master Development Plan 1 Comment Response Letter 1 Copy of Patrick Davenport's Zoning Boundary Determination from May 31, 2002 COMMENTS Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. �David L. Frank, ASLA Confirmation of Receipt Required: Received by: (Signature) (Print Name) (Date) Bowman 0 C O N S U L T I N G June 23, 2004 Mr. Jeremy F. Camp Planner II County of Frederick Department of Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Regents Crescent Preliminary Master Development Plan #02-03 BCG Project # 1955-01-001 Dear Mr. Camp; JUN 2 3 2004 FREDERICK COi"-Y PLANNING & DEVELOPMENT We have received your comments dated June 16, 2004 and we offer the following in response. "B2 District Building Lot. It is apparent with the currently proposed preliminary MDP that the development plan is to subdivide the B2 District portion of the parcel in the future. This would result in one parcel zoned RP/B2 containing 70 residential units and another parcel zoned B2/RP that would be used for commercial use. This subdivision necessitates additional information on the plan to ensure that the ordinance requirements are met and clear. Please label the proposed open space areas for the RP District Lot. The entire area shown west of Trafalgar Square must be part of the RP District Lot, in order to comply with open space requirements. Please label this area as such. Response: Per our discussions, we have added open space area labels and area requirements to Sheets 1 and 2 of the plans. 2. "Common Shared Zoning Buffer. Please provide details of the proposed zoning district buffer. As shown on the MDP this buffer shall be a common shared buffer X and screening easement between the two proposed lots. Please label this buffer as such and note that all requirements of Section 165-37 D. (9) of the Frederick County Zoning Ordinance shall be met. " Response: We have revised the notation for the buffer as requested. Bowman Consulting Group, Ltd. 124 East Cork Street . Winchester,VA 22601 Phone: 540.722.2343 . Fax: 540.722.5080 . www.bowmanconsulting.com Mr. Jeremy Camp June 23, 2004 Page 2 of 3 3. "Driveway. Please show the extent and typical details of the proposed driveway for the adjoining parcels to the west. It may also be appropriate to extend the access easement to abut each adjoining property which will use the driveway. " Response: The easement width remains at 20' consistent with the existing easement being extended to Trafalgar Square. We have added Note #2 to Sheet 2 of the Master Development Plan. 4. "B2 Building Lot Setback. Please show the required 35' front setback from Trafalgar Square for the proposed B2 District lot. The required 50' setback from Route 522 is currently shown on the plan. " Response: We have shown the building setbacks on Sheet 2 of the plans. 5. "Phase I and Trafalgar Square Construction. Please label Phase I and provide a statement to the effect that Trafalgar Square, the proposed B2 District lot. The required 50' setback from Route 522 is currently shown on the plan. " Response: We have added Note #1 to Sheet 2 of the plans. 6. "Typo. Please correct the spelling of the words "equipment" under the narrative for recreational units on page 1. " Response: We have corrected the spelling error. 7. "Parks & Recreation Comments. The number of recreational units has been reduced from 3 to 2 since the Planning Commission Meeting. Please be aware that the Department of Parks and Recreation has not approved the proposed trail for the required recreational units. Rather, the revised comments from Parks and Recreation only stipulate that this shall be determined during the site plan process. Approval of recreational units is determined by both Parks and Recreation and Zoning Administrator. It may be appropriate to provide some type of recreational unit other than just a trail to obtain approval. " Response: No comment necessary per our discussion on June 18, 2004. 8. "Notation on Page 2 — Separation and Buffer. Please consult with staff to determine if the notation on page 2, located in the lower left hand corner, is relevant with the revision. " Response: The notation was removed. E Mr. Jeremy Camp June 23, 2004 Page 3 of 3 0 9. "Notation on Page 3 —Access. Please reword the notation on page 3 which restricts access to the proposed building lot to indicate that no individual lot access to Route 522 N shall be permitted. " Response: We have reworded the notation to restrict access to Route 522 only. 10. "GIS Department and Road Names. Please note that the proposed road layout may require additional road names, approved by the GIS Department, for the two roads between the proposed Chelsea Lane (private road.) " Response: Additional road names, previously reserved, have been added to the plans. 11. "Sidewalk and Trail Connection. Please provide a connection between the proposed walking trail and the sidewalk required for Trafalgar Square. " Response: We have shown the sidewalk and trail connections. 12. "North Arrow. A north arrow is not present on page 2 of the revised plan. Please add a north arrow. " Response: We have added the north arrow to Sheet #2 of the plans. 13. "New Waiver Request. A landscape concept plan appears to be warranted to demonstrate how the intent of the required residential separation buffer will be met with the requested waiver. In general, the intent is to adequately transition and buffer townhouses from single-family detached cluster dwellings types. Please provide additional supportive information to justify why the Planning Commission should or shouldn't approve this waiver request. " Response: Per our discussions on June 18, 2004, we have revised the notations on Sheets 1 and 2 to more accurately reflect the intent of the waiver. Should you have any further questions, please feel free to contact me at the office. Sincerely, BOWMAN CONSULTING GROUP David Frank, CLA Project Manager 05131/02 ESRI ArcExplorer 2.0 Is • zoyll�j &Mndar/ &4,�I-nmxAfi Clements Milc; 0 0.025 0.05 0.075 - /--/ roads (NAME) • House (ADDRESS) parcels ® floodplain = ag2001 Hydrography (LAYER) W 1 W 1 T W2 zonecomp (ZONE) B1 B2 B3 EM HE M1 M2 MH1 R5 RA RP Friday, May 31 2002 ESRI ArcExpiorer 2.0 • • t 522 PROPERTY N 7 NA-3r%-,- pr'-Vecovhsor zonecomp parcels v IL Pt rc- (A 1 t-VA If,73 !A) r,5 wort# i Co tv-10" -ice J-3 ,�A.) 5 ( -,� TA 5-3 CA) 5 �' (� GKtr(tA L .?iECf- f.. Cf-iNLA4w gb F,.&r �orNo Friday, May 31 2002 /I FROM : D M MECH < NO. : 5407224TO2 Feb. 04 2©02 11 .27AM P2 ELM • FENCE CDR. i� N BS'tJ'05,. Nr• L FOURA - - aJ 931 z r it h ti ENCE 7 1 P LINE TABLE I i LINE BEARING DISTANCE L1 S 74'50'35 E 132. L2 N I'V46 00 E 150.00 L3 N 1 s' 1 8'54 E 100.00 L4 N la•44 46 E 11a.00 L5 S 75.1 a 01 E 14 y4 L6 L7 N 14'51 17 E S 74'32 so E 109.14 2Ba.06 GEND RF= REBAR FOUND RS= REBAR TO BE SET E= UTILITY LINE ► PIN: 53—A-53 11.579 ACRES i - RF LU o � .D ► N/F OLD FRAME I z me 71.6. q 1 STORY VFRwRS L1 RE510ENCE [ k STUCCO AFL o RF I NO /POSTED ASPHALT I V "I 5 1 D/w ►Q C- 1 w I1 I N � � -1 RF ss' • a s' l' tF N,'` UNGER ► BULILOIINN !`:'�- !,►:I� 1 TWS IS TO CSTPY THAT ON NAY 30• 2001 ( EASEMENT I MADE AN ACCURATE SURVE► OF THE PREMISES !� SHOWN HrREON. AND THAT THERE ARE No EASE- MENTS OR ENMOACFMOITS VI WE ON THE •1.1 li. w GROUND OTHER THAN THOSE SHOW HEREOW1.x1. �,n1.1t TAIf ASSESSMCNT MAP NO. 53-A-S3 1DEED CLWAWNT 0ATRUMENr w CHAW OF TITLE DOOM 324 PAGE 160p _ VDh MON. — E RS — L7 — RF E ±120' TO INTX AUTUMN MEW LN. -�. • BOUNDARY SURVEY ON U.S. ROUTE 522 THE PROPERTY OF 160' R/W KATHERINE P. WEBER MARGARET P. KRIAL �,,✓. �OQ $E^ DEED BOOK 324 PACE 186 STONEWALL DISTRICT FREAERICK COUNTY, VIRGINIA THIS PLAT HAS KEN PREPARED WDMT TIE KWnT OF A TTU 8"T AND DOES NOT NECESSARILY ALL. Y PWATE A0*Af§RANCr3 ON THE PROPERTY GATE: MAY 311. 2001 SCALE: t• = 160r PREPARED FOR: KATHERINE P. WEBER ! MARGARET P. KRIAL W.O. / 01176 .` Olp FLOOD NOTE - ZONE: C COMMUNITY NO: 510063 PANEL: 0105 B DATE: 7-17-70DOVE �Q ENGINEERS 1; PLANNERS EDWARD W. DOVE & A55ICKWES suRvvEYVRs cE1- No. 54-t7- A),964 3078 SHAWNEDRIVE �& /. ��V P.O. BOX 2033 WINCHESTER, VIRGINIA 22601 3UR (540)667-1103 C� 0 pz m 1 Bowm6an C O N 5 U L T 1 N G 7� LETTER OF TRANSMITTAL To: Jeremy Camp Date: 6-3-04 Frederick County Planning and Development Project Name: Regents Crescent 1107 North Kent Street Project Number: 1955-01-001 Winchester, VA 22601 Re: 5 Attn: WE ARE FORWARDING THE FOLLOWING ITEMS: ❑ ORIGINALS ❑ PRINTS VIA: ❑ REPRODUCIBLES ❑ SHOP DRAWINGS ❑ SPECIFICATIONS ❑ COPY OF LETTER ❑ DISKETTE ❑ OTHER UANTITY DESCRIPTION 2 Revised Master Development Plans 1 New agency comment approvals 1 New interior residential separation buffer waiver request 1 Cover letter Bowman Consulting Group, Ltd. expressly reserves its common law copyright and other property rights in plans transmitted herewith. Plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission of Bowman Consulting Group, Ltd. Comments: Transmitted by: BOWMAN CONSULTING GROUP, LTD. Rec' d By: D (4 A,t_. (LA akL2 (Signature) (Printed Name) JUN 1 2004 124 Cork Street Winchester VA 22601 FREDERICI(COUnTry ' PLANNING & DEVELOPMENT (540) 722-2343 • Fax: (540) 7221-5080 - www.bowmanconsulting.com 6- 2-04; 9_02AM; Bowman Consulting ;540 984 5607 # tl 2 } DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 June 1, 2004 Mr. David Frank C/o Bowman Consultants 124 E. Cork Street Winchester, VA 22601 Ref: Regents Crescent Frederick County Dear Mr: Frank: JERKY A.COPP RESWENT ENGINEER TEL (M) 984-SWO FAX (W)984.5607 The preliminary master plan for this property appears to have little measurable impact on Route 522, the VDOT facility which would provide access to the property. All previous comments have been addressed. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off - site roadway improvements and drainage. Prior to construction on the State's right -of way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Thank you for allowing us the opportunity to comment. Sincerely-, l� Lloyd A. Ingram Transportation Engineer LAT/rf Enclosure — Comment Sheet VirginiaDOT.org WE KEEP VIRGINIA MOVING 0 0 JUN R 2004, �FZ L-R .11 ' �� JINN • Frederick County Fire and Rescue Department nA Office of the Fire Marshal Plan Review and Comments Control number Date received Date reviewed Date Revised MDP04-0014 5/25/2004 5/25/2004 Project Name Applicant Regents Cresent Bowman Consulting Address City State Zip Applicant Phone 124 E. Cork Street Winchester VA 22601 540-722-2343 Type Application Tax ID Number Fire District Rescue District Master Development 53-A-53 15 15 Current Zoning Election District B Recommendations Stonewall Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System Yes Yes Yes Other recommendation Requirements Emergency Vehicle Access Hydrant Location Fire Lane Required Adequate Not Identified Yes Siamese Location Roadway/Aisleway Width Special Hazards Not Identified Adequate No Emergency Vehicle Access Comments _ _ _ _ derc' r n C�i _. Access Comments Fire hydrants shall be within 3 feet of the curb. Additional Comments Connecting of water supplies to the Westminster Canterbury site would greatly enhance fire flows. Plan Approval Recommended Reviewed By Signatturo Yes Timothy L. Welsh Title _ ` x l RE CC IVc7 JUN 3 2007 FAZE ,Co, COUNTY PLANNING 'IDEVcLJPMENT • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Fire Marshal E VED 2 5 2004 Mail to: Hand deliver to: Frederick County Fire Marshal 1 st Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-6350 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: Address: Phone Number: Name of Location of property: and/or description of the request: Fire Marshal's Comments: SZZ Frederick County Fire Marshal use only Date received 5 Review Number: 1 2 3 4 5 (please circle one) Date reviewed j—AS—(3�f Date approved S 2,5-<Y-f Revision required Signature and Date Page 26 — *'o • • 4ECEIVED JUN 3 2004 =ttEDERICKCOUNTY Pl r hlNh'4G a DEVELOPMENT • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Address: Phone Number: / VV - GJ-7 Name of development and/or description of the request: Location of property: S7ZL Frederick County Sanitation Authority's Comments: Frederick County Sanitation Authority use only Date received Review Number: Date reviewed Dat ove Signature and Date 1 2 3 4 5 (please circle one) Revisions required Page 22 JUN 9 2004 FREDERICK COUk�4 y PLANN ;,E%IELC)pA4E NT .-- j Ll • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4th Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: Address: Phone Number: "7L! Z 3y 'a, Name of development and/or description of the request: �FC F'tS rh X�,�fT— — Location of property: _,E<L•� r 5 1 — /�%C�rlf ELF' c y ��- - Frederick County Inspections Department's Comments: N6 (• L,/�►...�11= M 6 /)PjFb 24& TZ,61 if lsd 4zl irwl :vr ,117-- 7/-M/,r7 af- Frederick County Inspections Department use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date pproved (, Ox- Revision required Signature and Date14Ade • • V D JUN 3 2004 FHLDERai DEyE��PN{ENT 111NNNvG Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 2nd Floor Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: 5ev Address: i 2V Phone Number: �72-Z -2347 C. Name of development and/or description of the request: ` F--& VA TS CV-T-- Location of property: Department of Parks and Recreation's Comments: The revised Master Development Plan summary dated May 24, 2004 states that adequate recreational units and open `rN space will be provided. Detailed information regarding the planned recreational units and the usable open space provided will be needed during the site plan review stage of this project. Department of Parks and Recreation use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed T Date approved Revision required Signature and Date C..w' .1`���1 Page 28 JUN 3 200Y �:REDERICK COUMTY „WNIfNG ,� DEVELOPMENT WINOESTER REGIONAL AIFORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662.2422 September 16, 2002 Bowman Consulting 124 East Cork Street Winchester, Virginia 22601 Re: Master Plan Development Plan Comments New London Estates — Stonewall Magisterial District Dear Sir or Madam: The above referenced Master Plan has been reviewed athd it appears that proposed site plan will not impact operations on the Winchester Regional Airport. No special requirements are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Won Serena R. Manuel Executive Director 0 0 JUN .1 200-ri C'-w VEi -WiMENT Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4th Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: ,OYE/-y4/,1 ES lka_ i4,15arS Address: C�D ��av,•�*4 t#INSd Phone Number: T 2L - Z y 4, Name of development and/or description of the request: `ZV-SeAj 1�CC C.�^3 — D _ Sr�xcNT•4L ��11T p�Yrc l.oPt��n1T' �cr� CO -, 1 r A. Location of property: 2L t� Cr or 4 Department of Public Works Comments: .,e Department of Public Works use only Date received lat5/ 0 Lf Review Number: 1 2 3 4 5 (please circle one) Date reviewed SIZ0 /0 t' Date approved (Gr A9Y Revision required '.' Signature and Date C�• �—�°- Page 24 Bowman � CoMgUL4oHc� June 2, 2004 Mr. Jeremy F. Camp Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Preliminary Master Development Plan Review Comments — Regents Crescent (Formerly New London Estates) BCG Project# 1955-01-001 Dear Mr. Camp: We are resubmitting the Regents Crescent Master Development Plan based on.the requested revisions by the Frederick County Planning Commission at the May 19, 2004 public hearing. We have requested agency comments and have received approvals for the revised master development plan from Frederick County Public Works, Frederick County Parks and Recreation, Frederick County Inspections, Frederick County Fire Marshal, Frederick County Sanitation Authority and the Virginia Department of Transportation. As expected, no agency has had any comment or objections to the proposed master development plan as revised. To assist your review of the MDP revisions we note the following plan changes: 1. The road network has been revised to reflect the architect's site planning vision presented to the Planning Commission at the May 19 public hearing. 2. The sanitary sewer and waterline distribution have been modified to reflect the revisions to the road network. 3. The access easement being provided to the adjacent property owners has been shifted to the cul-de-sac to meet the desires of Mr. Wayne Peacemaker. 4. The recreational units proposed for this project has been changed from 3 units to 2 units based on the maximum number of total achievable townhouse units being 42. (1 recreational unit per 30 residential units) 5. Potential trail locations have been added to the plans to address the recreational unit requirements necessary for site plan approval. 6. The proposed maximum unit density has been revised to 70 based on the available RP zoned portion of the parcel. 7. We are requesting an additional waiver of the Planning Commission in reference to the Internal Residential Separation Buffer. (Attached) We ask that the master development plan be placed on the next Planning Commission agenda for their decisions on the proposed plans and three waivers. We have received no comment on the MDP revisions from the review agencies and respectfully request that this project be afforded the opportunity to avoid any additional delays. Should you or Bowman Consulting Group, Ltd. 124 East Cork Street o Winchester,VA 22601 Phone: 540.722.2343 o Fax: 540.722.5080 o www.bowmanconsulting.com Mr. Jeremy F. Camp June 2, 2004 Page 2 of 2 your staff have any questions or comments on the latest plan revisions please do not hesitate to contact Mr. Clements. If you are having difficulties reaching Mr. Clements, please do not hesitate to contact me and I will contact Mr. Clements to alert him of any concerns that staff may have regarding his application. Thank you for your time and consideration, and please contact us when this master development plan has been placed onto the Planning Commission agenda. Sincerely, i David L. Frank, CLA Project Manager Encl. Cc: Wade Clements, Sovereign Homes David Robbins, Architecture Collaborative Ty Lawson, Lawson and Silek 1 JUN 2001. • June 16, 2004 Mr. Wade Clements Sovereign Homes, Inc. P.O.'Box 494 Round Hill, Virginia 20142 • a ra09 COUN f I K Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 Re: Regents Crescent, Preliminary Master Development Plan #02-03 Property Identification Number 53-A-53 Dear Mr. Clements: I am in receipt of your letters, revised agency comments, and the revised preliminary MDP for Regents Crescent, received by staff on June 3, 2004, and dated May 27, 2004. The development plan is a modification from the preliminary MDP presented during the Planning Commission Meeting on May 19, 2004. Some of the modifications were discussed during the Planning Commission Meeting, others are new changes. Changes have been made to the road layout, recreational units, land development narrative and plan, and access to adjoining parcels. The plan also requests an additional Planning Commission Waiver for the required residential separation buffer. Staff has reviewed the revised preliminary MDP and the revised agency comments. The modifications presented in the revision raise additional comments, which are noted below. 1) B2 District Building Lot. It is apparent with the currently proposed preliminary MDP that the development plan is to subdivide the-132_District portion of the parcel in the future. This would result in one parcel zoned RP/132 containing 70 residential units and another parcel zoned 132/RP that would be used for commercial use. This subdivision necessitates additional information on the plan to ensure that the ordinance requirements are met and clear. Please label the proposed open space areas for the RP District Lot. The entire area shown west of Trafalgar Square must be part of the RP District Lot, in order to comply with open space requirements. Please label this area as such. 2) Common Shared Zoning Buffer. Please provide typical details of the proposed zoning district buffer. As shown on the MDP this buffer shall be a common shared buffer and screening easement between the two proposed lots. Please label this buffer as such and note that all requirements of Section 165-37 D.(9) of the Frederick County Zoning Ordinance shall be met. 3) Driveway. Please show the extent and typical details of the proposed driveway for the 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Re: Review Comments for MDP #02-03 June 16, 2004. adjoining parcels to the west. It may also be appropriate to extend the access easement to abut each adjoining property which will use the driveway. 4) B2 Building Lot Setback. Please show the required 3 5' front setback from Trafalger Square for the proposed 132 District lot. The required 50' setback from Route 522 is currently shown on the plan. 5) Phase 1 and Trafalgar Square Construction. Please label Phase 1 and provide a statement to the effect that Trafalgar Square, the proposed public road, shall be constructed and completed. in Phase 1, 6) Typo. Please correct the spelling of the words "equipment" under the narrative for recreational units on page 1. 7) Parks & Recreation Comments. The number of recreational units has been reduced from 3 to 2 since the Planning Commission. Meeting. Please be aware that the Department of Parks and Recreation has not approved the proposed trail for the required recreational units. Rather, the revised comments from Parks and Recreation only stipulate that this shall be determined during the site plan process. Approval of recreational units is determined by both Parks. and Recreation and the Zoning Administrator. It may be appropriate to provide some type of recreational unit other than just a trail to obtain approval. 8) Notation on Page 2 - Separation and Buffer. Please consult with staff to determine if the notation on page 2, located in the lower left hand corner, is relevant with the revision. 9) Notation on Page 3 - Access. Please reword the notation on page 3 which restricts access to the proposed building lot to indicate that no individual lot access to Route 522 N shall be permitted. 10) GIS Department and Road Names. Please note that the proposed road layout may require additional road names, approved by the GIS Department, for the two roads between the proposed Chelsea Lane (private road). 11) Sidewalk and Trail Connection. Please provide a connection between the proposed walking trail and the sidewalk required for Trafalgar Square. 12) North Arrow. A north arrow is not present on page 2 of the revised plan. Please add a north arrow. 13) New Waiver Request. A landscape concept plan appears to be warranted to demonstrate how the intent of the required residential separation buffer will be met with the requested waiver. In general, the intent is to adequately transition and buffer townhouses from single family detached cluster dwellings types. Please provide additional supportive information Page 3 Re: Review Comments for MDP #02-03 June 16, 2004 to justify why the Planning Commission should or shouldn't approve this waiver request. After you have adequately addressed each of the above comments, please provide me with a copy of the preliminary master development plan for review. Staff will promptly schedule the plan for review with the Planning Commission once these issues are addressed. Please feel free to contact me if you have any questions. Sincerely, Jeremy F. Camp, Planner II JFC/ cc: David Frank, Bowman Consulting COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION, COMPANY:: FAX #: , .�� Remarks: Date: Number of ages Including covers From the desk o£ TRANSMISSION VERIFICATION REPORT TIME 06/17/2004 16:16 NAME FRED CO PLANNING DEP FAX 5406656395 TEL 5406655651 SER.# BROC2J178677 DATE,TIME 06/17 16:15 FAX NO./NAME 97225080 DURATION 00:01:09 PAGE(S) 04 RESULT OK MODE STANDARD ECM COUNTY of FREDERICK Department of Planning and. Development 107 North Vent Street, Suite 202 • Winchester, Virginia 22601-5000 T'elepbone: 540/665-5651 FA.X:540/665-6395 FAX TRANSMISSION TO: COMPANY: Fax #: f 6 X b Date : 61,-71 Number o ages (including cover sheet so so gq COUNTY of CK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 March 15, 2004 Mr. Wade Clements 16 Richards Avenue Winchester, VA 22601 Re: Regents Crescent, Preliminary Master Development Plan #02-03 Property Identi� cation Number 53-A-53 Dear Mr. Clements: Staff has received your letter, dated April 14, 2004, in which you request to change the scheduled review date of the above -referenced preliminary master development plan from the May 5, 2004 to the May 19, 2004 Planning Commission Meeting. This letter is being provided to you to confirm that staff has rescheduled the meeting date for this item per your request. Sincerely, 7- C-4"� Jeremy F. Camp Planner II cc: David Frank, Bowman Consulting JFC/bad 107 North Kent Street - Winchester, Virginia 22601-5000 0 Bowman C O N S U L T I N G 124 East Cork Street Winchester, Virginia 22601 Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsulting.com To: Frederick County Dept. of Planning & Development 107 North Kent Street, 4th Floor Winchester, VA 22601 Attn:Jeremy Camp • LETTER OF TRANSMITTAL Date: April 14, 2004 Project Name: Regents Crescent Project No: 1955-01-001 Re: Planning Commission Hearing Date Request for Change Via: Hand Delivery We are forwarding: QUANTITY DESCRIPTION I Request Letter C f ECEN — T APR 14- 2004 PLANNNJGVPEVEI rP'tEt COMMENTS Urgency: Confirmation of Receipt Required: Transmitted by: BOWMAN CONSULTING GROUP, LTD. �David L. Frank, ASLA Received by: (Signature) (Print Name) (Date) 0 Bowman C O N S U L T I N G April 14, 2004 Mr. Jeremy F. Camp Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Preliminary Master Development Plan Planning Commission Hearing — Regents Crescent (Formerly New London Estates) BCG Project # 1955-01-001 Dear Mr. Camp: We have received notification from your office that the Regents Crescent Master Development Plan has been placed on the May 5, 2004 Planning Commission Agenda. Please accept this letter as a formal request to have my project moved back and placed as the first item on the May 19, 2004 Planning Commission Hearing agenda. I appreciate your assistance on this matter and request that you please send me notification confirming the move of my agenda item from May 5, 2004 to May 19, 2004. Thank you for your time, and please do not hesitate to contact Bowman Consulting or me if you have any questions or concerns. Sincerely, Wade Clements Property Owner BOWMAN CONSULTING GROUP lidL. Frank, CLA Project Manager RECEN APR 14 2004 FREMRCKCO 'P Y PLANNING VjL0 1ENT Bowman Consulting Group, Ltd. 124 East Cork Street . Winchester,VA 22601 Phone: 540.722.2343 . Fax: 540.722.5080 . www.bowmanconsulting.com Control number MDP02-0004RR Project Name New London Estates Address 124 East Cork Street Type Application Master Development Current Zoning Rp/B-2 Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 12/30/2002 City Winchester Tax ID Number 53-A-53 Date reviewed 12/31/2002 Applicant Bowman Consulting State Zip VA 22601 Fire District 15 Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Applicant Phone 540-722-2343 Rescue District 15 Election District Stonewall Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards Yes Emergency Vehicle Access Comments F re ic,r r.nu:r�in �s c,;i x; signoge arc; required at all fire hydrants and all normal and emergency access points to the struch.ue(s). These oreas can be identifier-, during the site plan process. Access Comments Additional Comments In areas developed with three (3) to five (5) dwelling units per structure, there shall be a hydrant within three hundred (300) feet of all units. In areas developed with six (6) or more dwelling units per structure, there shall be a least two (2) hydrants within three hundred (300) feet of all units. Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh Title�� COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 December 31, 2002 Mr. David Frank C/O Bowman Consulting 124 East Cork Street Winchester, VA 22601 Ref: New London Estates Route 522, Maple Drive Frederick County Dear Mr. Frank: ?0► 3 E C 1 E- JERRY A. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 We have reviewed the revised Master Development Plan for the referenced project. Our comments dated September 20, 2002 (copy attached) are applicable for the revised development plan. Should you have any questions or comments, please do not hesitate to call. S4H. Beberry, J .,P.E. Trans. Assistant Resident Engineer BHUrf Attachment VirginiaDOT.org WE KEEP VIRGINIA MOVING •� t Frederick County, Virginia Master Development ) n .'$plicahbn �e Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540)984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: Address: Phone Number: Name of development and/or description of the request: Location of property: c.- Hl1 IC4—E V , 1 `Ct C\ P " Virginia Department of Transportation's Comments: The preliminary master plan for this property appears to have a measurable impact on Rn„to 529rManlP Strp t, the VDQT facilities which wmi1d Provide a.cess to the vz!operty. Before making enty fina+ comments, this affice will re4aiLe & e set ot site plans, drainage calculations and traffic flow data from the Trip Generation Manual, Sixth Edition for review. VDOT reserves the right to comment RggpettfonM*deraDMWA,V11t1£W181ME6diW8 way dedications, traffic signalization, State 's N @5690tray, the developer will, need, to. apply"to ^.this office` for- issuance of appropria 7.jUer covertsaxd'we� Numbez��i sr,csrne,� Date reviewed - Date ap edL taY toQu>i� pro v , Tt'aris ortation EIn riieer 09/2/ Signature and Date.- ;0DOT Page 20 PERMITS A zi 1RnIVISIONS SEP 2 0 2002 O'SSAMI ❑JS ❑ 1 YY/�S I,y a RLF ❑ 41 5 1,.2 ,",1) Frederick County, Virginia Master Development Plan Application Package Reguest for Master Development Plan Comments BOWMAN CONSULTING Frederick County -Winchester Health Department JUL 1 0 2002 RECEIVED Mail to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street, Suite 201 Winchester, Virginia 22601 (540) 722 3480 Hand deliver to: 107 Norht Kent Street, Suite 201 Winchester, VA (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: j'. t-"\ xti\C. ►",�(-- Address: 1 �-{ i= c -A Phone Number: t_ Name of development and/or description of the request: , ; t ' Location of property: c'_ , : �- �c • t t -�, ICE Frederick County -Winchester Health Department's Comments: Q iZ LiX. l it .n tL;t -t . 4' 146 -- Page 27 i COMMONWEALTH ®f VIRQINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 December 31, 2002 Mr. David Frank C/O Bowman Consulting 124 East Cork Street Winchester, VA 22601 Ref: New London Estates Route 522, Maple Drive Frederick County Dear Mr. Frank: /'�r� � z 1 y h ^. JERRY A. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 We have reviewed the revised Master Development Plan for the referenced project. Our comments dated September 20, 2002 (copy attached) are applicable for the revised development plan. Should you have any questions or comments, please do not hesitate to call. Sincerely, Ben H. Lineberry, J> ., P.E. Trans. Assistant Resident Engineer BHL/rf Attachment RECEIVED JAN 13 2003 VirginiaDOT.org WE KEEP VIRGINIA MOVING FREDERICK Cow, r PLANNING & DEVELOPMENT Frederick Count 0 inia AP11. Master Development Pliin Appl>Ica(i6n Matt= e Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540)984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: I "flu rn A r-\ �� C) t `QC_-t LT- Address: Phone Number: ( `5 4 c) ) -) .;� -;t - ,;? `E 3 Name of development and/or description of the request: Location of property: Virginia Department of Transportation's Comments: The preliminary master plan for this property appears to have a measurable impact on Route 922, Maple Street, the VDOT facilities which would provide access to the e set o site plans, drainage calculations and traffic flow data from the Trip Generation Manual, Sixth Edition for review. VDOT reserves the right to comment RggopStforMaoff2pe AOVMeWlEhMEOMMil S way dedications, traffic signalization, State's oo IPSOPnl;Yay, the developer. will need.- to. apply to -this office for issuance o.f appropria r� o cover :sgid:- wq�r6w, Number "1 Z 3 4 5. (please cucle oue) Date reviewed Daie4pproved Revision required. 0Sigaat�ueandDate Trans ortation Engineer 09/20/OVDOT - - RECEIVED JAN 1 3 2003 FREDERICK COUNTY PLANNING & DEVELOPMENT Page 20 PERMITS R z' iR»IVISIONS SEP 2 0 2002 C3/SAIVI �BJS ❑ TWS (7 R LF ❑ • i Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comment Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: C"s uv <Y\6 n Address: 1 t �_ -C.� 5.. r . c- V- `te r Phone Number: Name of developm ent and/or description of the request: o ._ S r _1 . f t , ? ._ ,- . ^ .. Location of property: Virginia Department of Transportation's Comments: Utilities should not be located within the right-of-way. Transition taper from 30' roadway to 24' roadway should be desirable 100', minimum 751. Volumes indicate VDOT off site road improvements should be recognized. Route 522 right-of-way should be extended west, off site. Distances shou be shown to existing crossovers. See auachPd marked plane xc: Mr. Dave Heironimus,_Mr. Jeremy Camp Request for Master Development Plan Comments VDOT use only Date received E�I ZC G a Review Number: (.112 3 4 5 (please circle one) �. Date reviewed C C~t', Date approved Revision required Signature a09 / 19 / 0 2 Page 20 7� 11 RECEIVED SEP 2 3 2002 opT.CF i'tll***6,IDEVELOPME4T Control number MDP02-0004RR Project Name New London Estates Address 124 East Cork Street Type Application Master Development Current Zoning Rp/B-2 Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed 12/30/2002 12/31/2002 Applicant Bowman Consulting City State Zip Winchester VA 22601 Tax ID Number Fire District 53-A-53 15 Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Date Revised 12/27/2002 Applicant Phone 540-722-2343 Rescue District 15 Election District Stonewall Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards Yes Emergency Vehicle Access Comments r 1c.ir ,�; rn,.;kinajs and sigr-iye care required at all fire hydrants onn ail normal and emergency access points to the structure(s). These areas can be identifies during the site plan process. Access Comments RECEIVED JAN 13 2003 FREDERICK COUNTY PLANNING & DEVELOPMENT Additional Comments In areas developed with three (3) to five (5) dwelling units per structure, there shall be a hydrant within three hundred (300) feet of all units. In areas developed with six (6) or more dwelling units per structure, there shall be a least two (2) hydrants within three hundred (300) feet of all units. Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh Title i Frederick County, Vi Master 0 Plan A Re uest for Master Develo ment Plan Comments Frederick County Sanitation Authority ' Hand deliver to: 8fjWNf1AN C,ONSULTING Maw_ 315 Tasker Road Frederick County Sanitation Authority Stephens City, Virginia; Attn: Engineer (540) 868-1061 P.O. Box 1877 RERCENED Winchester, Virginia 22604 1 out the information as accurately as possible in order to assist the Frederick County please fill 2 copies of the MDp With the Sanitation Authority with their review. Please attach two () P sheet. Applicant's Name: f Address: Z l/j ►N C.A�- 22-' 2 (i Phone Number: Name of development and/or description of the request: _T 'S pe >c Z Location of property: Trf Frederick County Sanitation Authority's Comments 11r / 7� ! G Page 22 RECEIVED JAN 1 3 2003 FREDERICK COUNTY PLANNING & DEVELOPMENT • 0 Mr. David L. Frank, C.L.A. Bowman Consulting 124 East Cork Street Winchester, Virginia 22601 January 3, 2003 RE: Master Plan Comments - New London Estates Frederick County, Virginia Dear Mr. Frank: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 Upon review of the revised master plan dated December 27, 2002, we offer the following comments: 1) The change in residential density will impact the post -developed stormwater runoff. The original comment concerning an analysis for providing an adequate downstream channel still applies and must be achieved. Also, it will be necessary to obtain a downstream drainage easement from the adjacent property owners because a point source discharge will flow directly onto their properties. 2) A comprehensive review will be performed at the time of the subdivision plan submittal. We recommend approval of the subject master plan. Sincerely, /0' e, 6 -/, -, /4� �/' Joe C. Wilder Civil Engineer JCW/rls cc: Patrick Davenport, Frederick County Zoning Administrator file RECEIVED JAN 13 2003 FREDERICK COUNTY PLANNING & DEVELOPMENT 107 North Dent Street - Winchester, Virginia 22601-5000 2— 5-03; 2:07PM C V V J L 1 V 1• 1 1 r L 11011 1+V11� V 1 1. 111� V I V 4/r/ 540 722 5080;* 4 N • T Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2nd Floor 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 66S-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name:-"E;OvtMn.ti Address: ILIA Phone Number: ?zL - 2314 Name of development and/or description of the request: t2P (Z C if r S (dam /lam C,. If 1 ✓ fn _.... Location of property: Z Department of Parks and Recreation's Comments: Ell 71A,LL Page 26 DEPT. OF PLANNING/DEVELOPMENT 6 10 .'�jk SERVING THE TOG OF VIRGINIA / WINCHESTER REGIONAL AIRPORT September 16, 2002 Bowman Consulting 124 East Cork Street Winchester, Virginia 22601 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662.2422 Re: Revised Master Plan Development Plan Comments Single-family Attached New London Estates — Stonewall Magisterial District Dear Sir or Madam: The referenced Revised Master Plan has been reviewed and appears that the proposed site plan will not have an impact on operations of the Winchester Regional Airport. At this time, special requirements or conditions are not requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, / s) Serena R. Manuel Executive Director RECEIVE® JAN 13 2003 FREDEWx cw%7Y PIAWNIn & OEVaOPMENT 6 - 0 Frederick Co Vireinia Master Development Plan Application Pac Re uest for Master Development Plan Comments Frederick County Department of Planning and Development Hand deliver to: Mail to: 4th Floor Frederick County 107 N. Kent Street Department of Planning and Development Winchester, VA 107 N. Kent Street (540) 665-5651 Winchester, VA 22601 Please fill out the information as accurately as possibittin hedhe assist the agency with their review. Please attach two (2) copies .of the MDP w wr-t � µSut,TI,J Applicant's Name: Address: J ZLGa V� Phone Number: Z `t Name of development and/or description of the request: 0 V- b Location of property: ,� ZZ ,s r- Dax� Department of Planning and Development's Comments: Department of Planning and Development use only Review Number: 1 2 3 4 5 (please circle one) Date received Revision required Date reviewed Date approved Signature and Date RECEU Page 21 JAN 1 3 2003 FREDERICK COUN-1 Y PLANNING & DEVELOPMENT • Bowman I LETTER OF TRANSMITTAL To: Frederick County Planning Date: April 2, 2004 Project Name: Regent's Crescent Project Number: 1955-01-001 Re: MDP Sets for Planning Comm. Attn: Jeremy Camp f riIN r-L'JU�Viy WE ARE FORWARDING THE FOLLOWING ITEMS: �anm��; , � rk.-,,�, ❑ ORIGINALS ❑ REPRODUCIBLES ❑ SPECIFICATIONS ❑ DISKETTE ❑ PRINTS ❑ SHOP DRAWINGS VIA: ❑ COPY OF LETTER ❑ OTHER UANTITY DESCRIPTION 1 Cul-de-sac Waiver Request 1 Copies of VDOT, FCSA, Public Works, and Parks and Recreation Approvals 44 Copies of MDP Bowman Consulting Group, Ltd. expressly reserves its common law copyright and other property rights in plans transmitted herewith. Plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission of Bowman Consulting Group, Ltd. Comments: Transmitted by: Rec'd By: BOWMAN CONSULTING GROUP, LTD. David L. Frank, CLA (Printed Name) (Signature) 124 Cork Street, Winchester, VA 22601 (540) 722-2343 • Fax: (540) 7221-5080 • www.bowmanconsulting.com (Date) 0 0 April 1, 2004 Mr. Jeremy F. Camp Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Regents Crescent, Master Development Plan #02-03, Property Identification 53-A-53 BCG Project # 1955-01-001 Dear Mr. Camp, We have received your comments dated March 15, 2004 and we offer the following in response. "Proposed Use. Please specify the specific type of proposed housing. Single family attached and single family detached are not specific types of houses. The types of housing specified in the RP District section of the zoning ordinance are as follows: 1) single family detached rural traditional, 2) single family detached traditional, 3) single family detached urban, 4) single family detached cluster, 5) single family detached zero lot line, S) single family small lot, 6) Duplex, 7) Multiplex, 8) Atrium house, 9) Weak -link townhouse, 10) Townhouse, and 11) Garden Apartment. Please select the type or types of housing proposed with this preliminary master development plan. [This comment was the #1 comment in Staffs review letter dated December 1, 2003.1 " Response: We have revised our plans from RP-SFD — traditional style to RP- SFO-165-65.D detached cluster style. 2. "Recreational Unit Type. Please sped the type(s) ofproposed recreational unit(s). It is appropriate to specify the general type(s) of recreational unit(s) proposed during the master development process. [This was the #8 comment in Staffs review letter dated December 1, 2003, and the #2 comment in Staffs review letter of New London Estates, dated February 13, 2003.] " Response: We have added the note recreational units currently planned for pedestrian circulation, active recreational equipment and facilities to the recreational units portion of the zoning tabulations on sheet 1 of the plans. Mr. Jeremy F. Campl April 1, 2004 Page 2 of 2 3. "Access. The revised proposed private road layout appears to place proposed lot areas further than 500' from a public road If it is your intent to request a lot access waiver, as specified in Section 144-24(2) (b), then please provide a written request. The Planning Commission can only approve an exception to this requirement when enhanced circulation is provided with a driveway loop and when 800 feet or less from a public street. " Response: We are submitting a written request. 4. "Revised Agency Comments. The preliminary master development plan has changed significantly since the submission to the review agencies. Specifically, the number of proposed units has increased from 65 units to 79 units. In addition, the road layout has changed. Please provide revised agency review comments which reflect the revised preliminary development plan. " Response: We are resubmitting agency review comments as discussed in our conversation, from VDOT, FCSA, Parks and Recreation and Public Works. Should you have any further questions please feel free to contact me at the office. Sincerely, Wade Clements Owner/Developer • • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: APR 0 2 2004 Frederick County 4th Floor FREDFRICKGoutrt'r Department of Public Works 107 N. Kent Street PLANNING &DEVELOPMENT 107 N. Kent Street Winchester, VA Winchester. Virginia 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: Address: Phone Number: GY 7— Name of development and/or description of the request: Location of property: *rA�: ,S Lz A&e P� a•fxs'�9� . Department of Public Works Comments: q=r>` t Y­ abil Department of Public Works use only Date received 17-3/U Y Review Number: 1 2 3 4 5 (please circle one) Date reviewed J IOY Date approved ; / S /�� �� Revision required 0/1—U/Ac Signature and Date J)G/` Page 24 R .. Frederick County, Virginia Master Development PI n Request for Master Development Plan Comments Virginia Department of Transportation • toi Virginia Department of Transportation Attu: Resident Engineer 14031 told Valley Pike Edinburg, Virginia 22824 (540) 9844-5600 Rand delivff to. Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: ),W e cheagn! r-S Address: 4. ls•... "A.1 t_--.... , L1_ Phone Number Z`I7 , CO b:p, Name of development and/or description of the request: R�r�suoll &... t v p4 ijF . _Vp wir..t r uo t t11 ti'irguna Department of Transportation's Comments:_____ The preliminary master plan for this property a ars to have a measurable impact on Maple Road and Route 522, the VDOT facility which would provide access to the property. Before making any final • r: • h s0iinlivr•�� •.r. • • - !*lnWAIN �i'f1111��11�[ U[•�I�ur_Ll!Cl1s��ll�l��i•11�1•11 • :: .. Page 20 EDOMIURGRESMIMY PERMITS & SUBDIVISIONS MAR 31 I PAB N Z004 � % CD U(BJS 1:3® DAH Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Wade Clements Address: c/o Bowman Consulting ; 124 East Cork St., Winchester, VA 22601 Phone Number: (5 4 0) 2 4 7- 8 0 6 8 Regents Crescent Name of development and/or description of the request: 79 Residential unit development with commercial o (formerly New London Estates) Route 522 - North Frederick Pike approximately Location of property: 450' south of Oakside Lane Frederick County Sanitation Authority's Comments: 111,45�r Frederick County Sanitation Authority use only Date received Date reviewed Signature and Date Review Number: Date approved 1 2 3 4 5 (please circle one) Revisions required 1 Page 22 • • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 2nd Floor Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: Address: Phone Number: Z-l7 90 3 —---® Name of development and/or description of the request: R �rar�u 7x X y / N tr yQy sa- m P.. r.�r 1,jl t`f 6 agg-G yks�TsT Location of property: gmui - S21- +L�� j'Dg4►c.tL Plk ySo 't' zr: 5>orA- of DA14 ►Rg ► "u•' — Department of Parks and Recreation's Comments: Master Development Plan summary states that adequate recreational units and open space will be provided. Detailed information regarding the planned recreational units and the usable open space provided will e needed uring the site plan —review s age o is projec�— Department of Parks and Recreation use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date i� Page 28 0 • Bowman CONSULTING February 23, 2004 Mr. Jeremy F. Camp Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Preliminary Master Development Plan Review Comments — Regents Crescent (Formerly New London Estates) BCG Project #1955-01-001 Dear Mr. Camp: We have received your comments dated December 1, 2003 and are formally requesting a variance from the Frederick County Planning Commission on Section 165-29.A.4 (Motor Vehicle Access) per Section 165-29.B (Alternative Methods) of the Frederick County Zoning Ordinance. We have addressed all other comments and request that we be placed on the next available Planning Commission agenda. The subject property, property identification number 53-A-53, is located approximately 3,000 feet from the City of Winchester and Frederick County boundary along route 522 North Frederick Pike. This property is well within the Urban Development Area (UDA) and is proposing a mixed single-family detached, townhouse, and retail/office land use. The subject property currently has two existing access points to route 522 North Frederick Pike and the property owner is requesting to upgrade one of the existing entrances found on the subject property. Section 165-29.A.4 of the Frederick County Zoning Ordinance requires that "new driveways" maintain a minimum driveway spacing of 200 feet on primary and arterial highways with a posted speed limit of 35 mph. The property has 286.06 linear feet of total frontage on route 522. A total of approximately 385 linear feet exists from the northern most edge of route 522 frontage for the subject property to the existing Autumn View Lane entrance onto route 522. Within this distance the subject property has two existing driveways, of which one is recorded in the land records of Frederick County as a shared access easement. A more detailed physical description of the existing conditions will assist in clarifying the justification for the requested variance. One of the current driveways for the subject property is located approximately 240 feet north of the existing Autumn View Lane entrance to route 522. This same driveway is located 145 feet to the south of the second on -site shared access driveway located at the northern most edge of the subject property's frontage to route 522. This second driveway is the shared access driveway that is recorded in the land records of Frederick County. Three additional off -site driveways are located on route 522 within 160 feet north of the existing shared access driveway located Bowman Consulting Group, Ltd. 124 East Cork Street . Winchester,VA 22601 Phone: 540.722.2343 . Fax: 540.722.5080 . www.bowmanconsulting.com Mr. Jeremy F. Camp • • February 23, 2004 Page 2 of 2 on the subject property. The existing shared driveway entrance to route 522 has a spacing of approximately 80 linear feet from the next driveway entrance. The request for a variance to the required driveway spacing separation is justified through the construction of a safer means of ingress and egress for one of the two existing entrances of the subject property and the properties currently accessing route 522 via the existing shared access easement. The planning and design efforts for the development of this project have incorporated the safety concerns of the Virginia Department of Highways Edinburg residency, property owner, and the property owner's civil engineer, land planner and architect. We are submitting the desired solution for a well -planned access to the subject property, while considering the zoning separation buffers and the safe and current intersection access design and construction standards required by VDOT. The Frederick County Zoning Ordinance addresses driveway spacing exceptions and alternative methods. It is the request of this landowner that the Planning Commission approve the proposed alternative method of access for the subject property. This Master Development Plan has received approval from VDOT and will provide a safer alternative for access to route 522 for the adjacent properties that currently use the shared access easement. The proposed alternative preserves the intent of the zoning buffer requirement between the B-2 zoning and the RP zoning along route 522; it provides access and easement rights for the adjacent property owners to use the proposed VDOT roadway being constructed for the subject property; it provides 295 linear feet of separation from the centerline intersection of Autumn View Lane and the proposed Trafalgar Way; it provides 200 linear feet of separation from the centerline of Trafalgar Square and the first driveway beyond the on -property shared access easement. The variance request is therefore justified through the efforts of sound planning and engineering design in conjunction to VDOT requirements and requests to achieve upgraded access to a parcel of land currently possessing two points of access to route 522. The ordinance (Section 165-29.A.7.b.1 and 2) allows for driveway spacing exceptions when shared access is addressed. This Master Development Plan proposes shared access to continue for the existing easement as well as for access to a properly planned Trafalgar Square. Per section 165-29.13.1 of the Frederick County Zoning Ordinance, the landowner requests that approval to this variance request is granted as depicted in the proposed Master Development Plan also before the Planning Commission for approval. I would like to thank the commission for its time and consideration, and should you have any further questions please feel free to contact me. Sincerely, BOWMAN CONSULTING GROUP I- �_ Z_� David L. Frank, CLA Project Manager 0 Bowman C O N S U L T I N G 124 East Cork Street Winchester, Virginia 22601 Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsulting.com Frederick County Planning Department Attn:Jeremy Camp, Planner 1I 0 LETTER OF TRANSMITTAL Date: February 23, 2004 Project Name: Regents Crescent Project No: 1955-01-001 Re: MDP Resubmittal Via: Hand Delivery We are forwarding: CQUANTITY DESCRIPTION 1 Comment Response Letter I Waiver Variance Request 8 Copies of Revised MDP COMMENTS Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. David L. Frank, ASLA Confirmation of Receipt Required: Received by: (Signature) (Print Name) (Date) Bowman G 0 H 5 UL v' 0 H 6 February 23, 2004 Mr. Jeremy F. Camp Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Preliminary Master Development Plan Review Comments — Regents Crescent (Formerly New London Estates) BCG Project # 1955-01-001 Dear Mr. Camp: We have received your comments dated December 1, 2003. We requested clarification to several of your comments on December 15, 2003 and met to discuss these issues on the same day. As a result of your comments dated December 1, 2003 and our meeting on December 16, 2003 we offer the following in response. "Housing Types. Single Family attached and single family detached are not specific housing types permitted in the zoning ordinance. Do you mean townhouses? Please identify the precise type of housing, as specified in the Frederick County Zoning Ordinance, which is proposed for each location. The general information and typical lot details for the proposed housing types should be provided on the master development plan as information. " Response: We have stipulated which RP housing types are being proposed with this development. We have modified the zoning tabulations, the layout plan, and have added a development narrative to Sheet 1 of the plans. 2. "Residential Separation Buffer. Please note that a residential buffer is required if the proposed housing types which adjoin the west and south property lines are something other than single-family detached traditional, single-family detached urban or single-family detached cluster. For these lost, a 25' rear setback is required, not the 15' setback shown. " Response: The proposed orientation of the single-family detached units will be facing the perimeter boundary in question. We have therefore revised of setback to a 35 front setback. Bowman Consulting Group, Ltd. 124 East Cork Street o Winchester,VA 22601 Phone: 540.722.2343 o Fax: 540.722.5080 o www.bowmanconsulting.com Mr. Jeremy F. Camp• February 23, 2004 Page 2 of 4 3. "Setbacks. Please show all setbacks for the parcel. This includes the 50' front setback off of Route 522 North, the front setback off of both sides of the proposed state road. For your information, the 15' rear setback must be changed to a 25' rear setback if the proposed housing types are single-family detached traditional, single-family ". Response: We have revised all proposed setbacks on Sheet 2 of 3 of the plans per our discussions on December 5, 2003 and your comments. 4. "Open Space. " Please provide the amount of open space proposed and its location; 30% of the RP zoned property and 25% of the B2 zoned property is required in open space. This calculates to a required 3.33 acres of open space for the entire development. These projections are tentative. Final open space will be determined after the proposed housing type is clarified (Issue #2). " Response: Open space calculations have been revised and provided on sheet 1 of 3 of the plans. We have noted that a minimum of 30% open space requirement shall be established at site plan stage. This project is proposing a development pattern in which significantly higher percentages of open space will result due to not subdividing individual residential lots. Preliminary estimates of over 50% maintained open space. 5. "Access. Please note that the proposed entrance off of Route 522 North is only about 80 feet from the existing entrance to the north. The minimum entrance spacing at this location is 200 feet. Therefore, without the removal of the entrance to the north, the proposed entrance does not meet the ordinance's minimum spacing requirement. " Response: We are proposing the improvement of one of the two (2) existing on -site entrances. No new entrances to Route 522 are being proposed. Please review the accompanying entrance spacing variance request. 6. "Landscaping. " Please speck what type of landscaping will be utilized to satisfy the landscaping requirements of Section 165-36 of the Frederick County Zoning Ordinance. " Response: This project will utilize the ornamental landscaping method for the final site plan landscaping as specified in Sections 165-86 of the Frederick County Zoning Ordinance. We have added a note to the zoning tabulation on Sheet 1 of 3. 0 Mr. Jeremy F. Camp February 23, 2004 Page 3 of 4 7. "Density. " Please reduce the density to no greater than 8.0 dwelling units per acre, as required for townhomes. The proposed number of units would calculate to a density of 8.02 units per acre, which is above the maximum. It should also be noted that 8.0 units per acre, which is above the maximum density possible, but not necessarily the density which will be achieved after subdivision design. " Response: We have revised the density to 7.92 units/acre. 8. "Recreational Units. " Please elaborate on the preliminary master development plan what type of recreational units will be provided. In addition, please show why three recreational units are required in your calculations. " Response: We have added detail to the recreational units portion of the zoning tabulations on Sheet 1 of 3. Please note that at Master Development Plan stage of design exact form of recreation units are not established. Developer will provide recreational facilities as required in Section 165-64-A of the Frederick County Zoning Ordinance. 9. "No Subdivision. " If the intent of the proposed development is to have all uses on one parcel of land then please provide a narrative to this effect. If this is the case, please also provide a statement to the effect that a site plan is required for this development. " Response: We have added a `development narrative' to Sheet 1 of the plans. 10. "Interior Residential Separation Buffer. " Please provide the required residential separation buffer between the two different residential types of this development. An interior residential screen may be acceptable. Please also show typical details of the proposed buffer/screen. " Response: We have added a notation of all necessary interior residential separation buffers. A typical section of these buffers have been added to Sheet 2 of 3 of the plans. 11. "Public and Private Roads. " Please state, which roads are proposed to become public roads and which will be private roads. Road names should be provided for all roads and approved by the Department of GIS. Setbacks from all roads measured from the property line, should be provided as information on the MDP. " Mr. Jeremy F. Camp"" February 23, 2004 Page 4 of 4 Response: Road names and setbacks have been added to the Master Development Plan. Trafarger Square is proposed to be a dedicated, public right-of-way road. St. James Crescent and Chelsea Lane are proposed as private roads. Road names have been reserved for over a year with the Department of GIS. 12. "Zoning Buffer Screen. " Please address whom will be responsible for maintaining the required zoning buffer and screen between the B2 (Business General) and RP (Residential Performance) portions of the parcel. " Response: We have added a general note #22 to Sheet 1 of the plans in order to assign maintenance of zoning buffers to the Property Owners Association (POA). 13. "Limited Power of Attorney ". Please have the owner and your firm complete the attached limited power of attorney form with a revised application. " Response: . (See Attached) Should you have any further questions please feel free to contact me at the office. Sincerely, BOWMAN CONSULTING GROUP avid L. Frank, ASLA Project Manager COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 January 3, 2003 Mr. David L. Frank, C.L.A. Bowman Consulting 124 East Cork Street Winchester, Virginia 22601 RE: Master Plan Comments - New London Estates Frederick County, Virginia Dear Mr. Frank: Upon review of the revised master plan dated December 27, 2002, we offer the following comments: 1) The change in residential density will impact the post -developed stormwater runoff. The original comment concerning an analysis for providing an adequate downstream channel still applies and must be achieved. Also, it will be necessary to obtain a downstream drainage easement from the adjacent property owners because a point source discharge will flow directly onto their properties. 2) A comprehensive review will be performed at the time of the subdivision plan submittal. We recommend approval of the subject master plan. Sincerely, 4 � �A, 6 -4 /tt /"/Z, Joe C. "Wilder Civil Engineer JCW/rls cc: Patrick Davenport, Frederick County Zoning Administrator file 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 December 30, 2003 Mr. Wade Clements Sovereign Homes, Inc. P.O. Box 494 Round Hill, Virginia 20142 Re: Regents Crescent, Preliminary Master Development Plan #02-03 Property Identification Number 53-A-53 Dear Mr. Clements: This is to inform you of the status of the preliminary master development plan referred to as Regents Crescent, and also to respond to the letter we receivecfrom Mr. David Frank of Bowman Consulting, dated December 15, 2003. The preliminary master development plan for Regents Crescent has been denied until the comments noted in Staff s review letter, dated December 15, 2003, are adequately addressed. A copy of this letter is attached for your information. The Planning Commission and Board of Supervisors must also review the preliminary master development plan prior to approval. The letter staff received from Mr.David Frank of Bowman Consulting requested clarification on five (5) of the thirteen (13) review comments noted in Staff s review letter. Mr. Frank recently informed staff that he would be providing the necessary information and materials to address comments #1, #2, #8 and #13. Comment #5, however, can not be addressed without modification of the plan. It deals with access to the property, which as proposed, does not meet Frederick County's entrance spacing requirements. This is the same issue staff identified in the review letter dated February 13, 2003. Please note that all future correspondence from staff will be directed to you, the legal property owner. If it is your desire that staff work directly with Mr. Frank of Bowman Consulting staff will need verification that he has the authorization to represent you. I've attached a copy of the standard Special Limited Power of Attorney Form should you chose to grant such authorization. Please feel free to contact me if you have any questions regarding this letter. Sincerely, Jeremy F. Camp - Planner II JFC/CMM/BRL/bah Attachments: December Pt Review Letter Special Limited Power of Attorney Form U. UeremyWasterDevelopment PlansWew London Estates Regents Crescent lToWadeClements.wpd 107 Narth Kent Street • Winchester, Virginia 22.601-5000 A .199 Vvy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 December 1, 2003 Mr. David L. Frank. P.E. Bowman Consulting Group, LTD. 124 East Cork Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan Review Comments - Regents Crescent (Formerly New London Estates) Property Identification Number (PIN) 53-A 53 Dear David: Staff has reviewed the revised preliminary master development plan for the above -referenced project, dated September 10, 2003. The primary change from the original proposal, submitted January 13, 2003, is the change from townhouses to single family attached and single family detached housing types. In addition, the revised preliminary master development plan shows the entire development on one individual parcel of land. Please review the comments below and prepare a revision which adequately addresses each. Many of these comments are the same issues identified in earlier reviews. Review Comments: 1) Housing Types. Single family attached and single family detached are not specific housing types permitted in the zoning ordinance. Do you mean townhouses? Please identify the precise type of housing, as specified in the Frederick County Zoning0rdinance, which is proposed for each location. The general information and typical lot details for the proposed housing types should be provided on the master development plan as information. 2) Residential Separation Buffer. Please note that a residential separation buffer is required if the proposed housing types which adjoin the west and south property lines are something other than single-famiV detached traditional, single-family detached urban or single family detached cluster.' For these lot types, a 25' rear setback is required, not the 15' setback shown. 3) Setbacks. Please show all setbacks for the parcel. This includes the 50' front setback off of Route 522 North the 35' front setback off of both sides of the proposed state road. For your information, the 15' rear setback must be changed to a 25' rear setback if the proposed housing types are single-family detached traditional, single-family detached urban or single family detached cluster or single family zero lot line. Ker-A Street " i ,1 t`zester, ,rg:nia 21501 w00 0 . Page 2 Re: Preliminary Master Development Plan Review Comments - Regents Crescent Mr. David L. Frank. P.E. December 1, 2003 4) Open Space. Please provide the amount of open space proposed and its location; 30% of the RP zoned property and 25% of the B2 zoned property is required in open space. This calculates to a required 3.33 acres of open space for the entire development. These projections are tentative. Final open space will be determined after the proposed housing type is clarified (Issue #2). 5) Access. Pleasenote that the proposed entrance off of Route 522 North is only about 80 feet from the existing entrance to the north. The minimum entrance spacing at this location is 200 feet. Therefore, without the removal of the entrance to the north, the proposed entrance does not meet the ordinance's minimum spacing requirement. 6) Landscaping. Please specify what type of landscaping will be utilized to satisfy the landscaping requirements of Section 165-36 of the Frederick County Zoning Ordinance. 7) Density. Please reduce the density to no greater than 8.0 dwelling units per acre, as required for townhomes. The proposed number of units would calculate to a density of 8.02 units per acre, which is above the maximum It should also be noted that 8.0 units per acre is the maximum density possible, but not necessarily the density which will be achieved after subdivision design. 8) Recreational Units. Please elaborate on the preliminary master development plan what type of recreational units will be provided. In addition, please show why three recreational units are required in your calculations. 9) No Subdivision. If the intent of the proposed development is to have all uses on one parcel of land then please provide a narrative to this effect. If this is the case, please also provide a statement to the effect that a site plan is required for this development. 10) Interior Residential Separation Buffer. Please provide the required residential separation buffer between the two different residential types of this development. An interior residential screen may be acceptable. Please also show typical details of the proposed buffer/screen. 11) Public and Private Roads. Please state which roads are proposed to become public roads and which will be private roads. Road names should be provided for all roads and approved by the Department of GIS. Setbacks from all roads, measured from the property line, should be provided as information on the MDP. 12) Zoning Buffer Screen. Please address whom will be responsible for maintaining the required zoning buffer and screen between the B2 (Business General) and RP (Residential Performance) portions of the parcel. 0 Page 2 Re: Preliminary Master Development Plan Review Comments - Regents Crescent Mr. David L. Frank. P.E. December 1, 2003 13) Limited Power of Attorney. Please have the owner and your firm complete the attached limited power of attorney form with a revised application. Please address the above comments and those provided to you from the review agencies. In addition to the Department of Planning and Development, review comments are required from the following agencies: Frederick County Building Inspections Department, Frederick County Parks & Recreation, Frederick County Public Schools, Frederick County ServiceAuthority, Frederick County Fire Marshal, Frederick County Engineer, Frederick County Sanitation Authority, Winchester -Frederick Airport Authority, and the Virginia Department of Transportation. Please resubmit the preliminary master development plan after you have adequately addressed each of the comments listed above. Feel free to contact me if you have any questions. Sincerely, Jeremy F. Camp, Planner II JFC/bah Attachment: Special Limited Power of Attorney Form U.•UeremylldasterDevelopment PlansWewLondon Estates Regents Crescentl2ndReviewComments.i4pd .i 0 Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) (Phone) (Address) the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. on Page Parcel: Lot: Block: Section: do hereby make, constitute and appoint: (Name) and is described as , Subdivision: (Phone) (Address) To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this day of , 200_, Signature(s) State of Virginia, City/County of To -wit: I, , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who is (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this _ day of , 200_ My Commission Expires: Notary Public e FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 December 1, 2003 Mr. David L. Frank. P.E. Bowman Consulting Group, LTD. 124 East Cork Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan Review Comments - Regents Crescent (Formerly New London Estates) Property Identification Number (PIN) 53-A-53 Dear David: Staff has reviewed the revised preliminary master development plan for the above -referenced project, dated September 10, 2003. The primary change from the original proposal, submitted January 13, 2003, is the change from townhouses to single family attached and single family detached housing types. In addition, the revised preliminary master development plan shows the entire development on one individual parcel of land. Please review the comments below and prepare a revision which adequately addresses each. Many of these comments are the same issues identified in earlier reviews. Review Comments: 1) Housing Types. Single family attached and single family detached are not specific housing types permitted in the zoning ordinance. Do you mean townhouses? Please identify the precise type of housing, as specified in the Frederick County ZoningOrdinance, which is proposed for each location. The general information and typical lot details for the proposed housing types should be provided on the master development plan as information. 2) Residential Separation Buffer. Please note that a residential separation buffer is required if the proposed housing types which adjoin the west and south property lines are something other than single-famiy detached traditional, single-family detached urban or single family detached cluster. For these lot types, a 25' rear setback is required, not the 15' setback shown. 3) Setbacks. Please show all setbacks for the parcel. This includes the 50' front setback off of Route 522 North the 35' front setback off of both sides of the proposed state road. For your information, the 15' rear setback must be changed to a 25' rear setback if the proposed housing types are single-family detached traditional, single-family detached urban or single family detached cluster or single family zero lot line. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Re: Preliminary Master Development Plan Review Comments - Regents Crescent Mr. David L. Frank. P.E. December 1, 2003 4) Open Space. Please provide the amount of open space proposed and its location; 30% of the RP zoned property and 25% of the B2 zoned property is required in open space. This calculates to a required 3.33 acres of open space for the entire development. These projections are tentative. Final open space will be determined after the proposed housing type is clarified (Issue #2). 5) Access. Please note that the proposed entrance off of Route 522 North is only about 80 feet from the existing entrance to the north. The minimum entrance spacing at this location is 200 feet. Therefore, without the removal of the entrance to the north, the proposed entrance does not meet the ordinance's minimum spacing requirement. 6) Landscaping. Please specify what type of landscaping will be utilized to satisfy the landscaping requirements of Section 165-36 of the Frederick County Zoning Ordinance. 7) Density. Please reduce the density to no greater than 8.0 dwelling units per acre, as required for townhomes. The proposed number of units would calculate to a density of 8.02 units per acre, which is above the maximum. It should also be noted that 8.0 units per acre is the maximum density possible, but not necessarily the density which will be achieved after subdivision design. 8) Recreational Units. Please elaborate on the preliminary master development plan what type of recreational units will be provided. In addition, please show why three recreational units are required in your calculations. 9) No Subdivision. If the intent of the proposed development is to have all uses on one parcel of land then please provide a narrative to this effect. If this is the case, please also provide a statement to the effect that a site plan is required for this development. 110) Interior Residential Separation Buffer. Please provide the required residential separation buffer between the two different residential types of this development. An interior residential screen may be acceptable. Please also show typical details of the proposed buffer/screen. 11) Public and Private Roads. Please state which roads are proposed to become public roads and which will be private roads. Road names should be provided for all roads and approved by the Department of GIS. Setbacks from all roads, measured from the property line, should be provided as information on the MDP. 12) Zoning Buffer Screen. Please address whom will be responsible for maintaining the required zoning buffer and screen between the B2 (Business General) and RP (Residential Performance) portions of the parcel. 0 • Page 2 Re: Preliminary Master Development Plan Review Comments - Regents Crescent Mr. David L. Frank. P.E. December 1, 2003 13) Limited Power of Attorney. Please have the owner and your firm complete the attached limited power of attorney form with a revised application. Please address the above comments and those provided to you from the review agencies. In addition to the Department of Planning and Development, review comments are required from the following agencies: Frederick County Building Inspections Department, Frederick County Parks & Recreation, Frederick County Public Schools, Frederick County Service Authority, Frederick County Fire Marshal, Frederick County Engineer, Frederick County Sanitation Authority, Winchester -Frederick Airport Authority, and the Virginia Department of Transportation. Please resubmit the preliminary master development plan after you have adequately addressed each of the comments listed above. Feel free to contact me if you have any questions. Sincerely, Jeremy F. Camp, Planner II JFC/bah Attachment: Special Limited Power of Attorney Form U.•UeremyMasterDevelopment PlansWew London Estates Regents Crescent VndReviewComments.wpd Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) (Phone) (Address) the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. on Page Parcel: Lot: Block: Section: do hereby make, constitute and appoint: (Name) and is described as Subdivision: (Phone) (Address) To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this day of , 200_, Signature(s) State of Virginia, City/County of , To -wit: I, , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who is (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this _ day of , 200_ My Commission Expires: Notary Public BowMan CC H S U LVH H 6 December 15, 2003 Mr. Jeremy F. Camp Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Preliminary Master Development Plan Review Comments — Regents Crescent (Formerly New London Estates) BCG Project # 1955-01-001 Dear Mr. Camp: We have received your comments dated December 1, 2003. We are addressing your comments and request some additional clarification on some of these comments. Please assist us in clearly understanding the issues being raised by the Frederick County Planning Staff. "Housing Types. Single Family attached and single family detached are not specific housing types permitted in the zoning ordinance. Do you mean townhouses? Please identify the precise type of housing, as specified in the Frederick County Zoning Ordinance, which is proposed for each location. The general information and typical lot details for the proposed housing types should be provided on the master development plan as information. " Clarification needed: Your comment asks to identify the "precise type of housing, as specified in the Frederick County Zoning Ordinance", the type of housing proposed on our Master Development Plan is labeled as single family attached and single family detached. These labels are taken directly from the RP section of the ordinance (section 165-65 A, B, C, D, E, F, I, J, and K). Secondly, it is the intent of this project to create a condominium tract. There will be no subdivision of lots and, therefore, will not be placing the proposed housing types on individual lots as described in the zoning ordinance definitions for single-family detached traditional, single-family detached urban, single-family detached cluster, or townhouse. Bowman Consulting Group, Ltd. 124 East Cork Street o Winchester,VA 22601 Phone: 540.722.2343 o Fax: 540.722.5080 o www.bowmanconsulting.com Mr. Jeremy F. Camp 00 December 15, 2003 Page 2 of 3 0• 2. "Residential Separation Buffer. Please note that a residential buffer is required if the proposed housing types which adjoin the west and south property lines are something other than single-family detached traditional, single-family detached urban or single-family detached cluster. For these lost, a 25' rear setback is required, not the 15' setback shown. " Clarification needed: The proposed housing types for this project along the west and south property lines are single family detached. These units will be identical to the single family detached units located in the Westminster Canterbury property. Are we being informed that we are not allowed to propose single family detached that is not on an individual lot " as specified in the Frederick County Zoning Ordinance"? If so, why are we being required to place a residential separation buffer from a single family detached dwelling that is not "on an individual lot" as specified by single-family detached traditional, single-family detached urban or single-family detached cluster regulations in the Frederick County Zoning Ordinance? Residential Separation Buffers (section 165-37.C) "shall be established to adequately buffer single-family detached traditional and cluster dwellings from. other housing types." If the proposed Master Development Plan housing is not single-family detached traditional or cluster due to not having individual lots, how can the Westminster - Canterbury single-family detached housing type be defined as single-family detached traditional or cluster when those lots or not on an individual lot? 5. "Access. Please note that the proposed entrance off of Route 522 North is only about 80 feet from the existing entrance to the north. The minimum entrance spacing at this location is 200 feet. Therefore, without the removal of the entrance to the north, the proposed entrance does not meet the ordinance's minimum spacing requirement. " Clarification needed: We are going to request a waiver of the driveway spacing from the Planning Commission at time of Master Development Plan public Hearing, Will this resolve the entrance issue raised? 010 00 ~ Mr. JeremyF. Camp P December 15, 2003 Page 3 of 3 8. "Recreational Units. Please elaborate on the preliminary master development plan what type of recreational units will be provided. In addition, please show why three recreational units are required in your calculations. " Clarification needed: Since this project is proposing both single-family detached and single family attached dwelling types, the Master Development Plan is proposing recreational units as prescribed by section 165-64 of the Frederick County Zoning Ordinance. The number of required units is based on the need of 1 unit for every 30 dwelling units. Should the Master Development Plan not be requiring the implementation of this regulation? 13. "Limited Power of Attorney. Please have the owner and your firm complete the attached limited power of attorney form with a revised application. " Clarification needed: Since our client is very actively involved in this design process, we will have an approval block with the owner's signature on all cover sheets of any plans. Our client has not agreed to give our firm his power of attorney. We are concerned about the added responsibility a power of attorney could place on our firm. I would greatly appreciate clarification to these issues raised by your staff review comments. We have been through a lengthy Master Development Plan process with this project and would like to be very clear on the setbacks and buffers required for the housing types this Master Development Plan is proposing. Should you have any further questions please feel free to contact me at the office. Sincerely, BOWMAN CONSULTING GROUP avid L. Frank Project Manager 0 Bowman C O N 5 U L T 1 N G December 15, 2003 Mr. Jeremy F. Camp Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 is A RE: Preliminary Master Development Plan Review Comments — Regents Crescent (Formerly New London Estates) BCG Project # 1955-01-001 Dear Mr. Camp: We have received your comments dated December 1, 2003. We are addressing your comments and request some additional clarification on some of these comments. Please assist us in clearly understanding the issues being raised by the Frederick County Planning Staff. "Housing Types. Single Family attached and single family detached are not specific housing types permitted in the zoning ordinance. Do you mean townhouses? Please identify the precise type of housing, as specified in the Frederick County Zoning Ordinance, which is proposed for each location. The general information and typical lot details for the proposed housing types should be provided on the master development plan as information. " Clarification needed: Your comment asks to identify the "precise type of housing, as specified in the Frederick County Zoning Ordinance", the type of housing proposed (z,) s�cr�w�a, "� �•��" s-�yP" on our Master Development Plan is labeled as single family attached and single family detached. These labels are taken directly from the RP section of the ordinance (section 165-65 A, B, C, D, E, F, I, J, and K). Secondly, it is the intent of this project to create a condominium tract. There will be no i�ti�� subdivision of lots and, therefore, will not be `�c " placing the proposed housing types on individual�4 ,--��- lots as described in the zoning ordinance definitions for single-family detached traditional, single-family detached urban, single-family detached cluster, or townhouse. Bowman Consulting Group, Ltd. 124 East Cork Street . Winchester,VA 22601 Phone: 540.722.2343 . Fax: 540.722.5080 . www.bowmanconsulting.com Mr. Jeremy F. Camo • December 15, 2003 Page 2 of 3 2. "Residential Separation Buffer. Please note that a residential buffer is required if the proposed housing types which adjoin the west and south property lines are something other than single-family detached traditional, single-family detached urban or single-family detached cluster. For these lost, a 25' rear setback is required, not the 15' setback shown. " Clarification needed: The proposed housing types for this project along the west and south property lines are single family detached. These units will be identical to the single 7� So Ar4 family detached units located in the Westminster i Canterbury property. Are we being informJthatwe are not allowed to propose single famildetached that is not on an individual lot " aT specified in the Frederick County Zom Ordinance"? If so, why are we being required to place a residential separation buffer from a single family detached dwelling that is not "on an a 3za individual lot" as specified by single-family p,pp detached traditional, single-family detached urban or single-family detached cluster regulations in the Frederick County Zoning Ordinance? Residential D VS Separation Buffers (section 165-37.C) "shall be ,vestablished to adequately buffer single-family P\ 1 Ski detached traditional and cluster dwellings from other housing types." If the proposed Master Development Plan housing is not single-family detached traditional or cluster due to not having individual lots, how can the Westminster - Canterbury single-family detached housing type be defined as single-family detached traditional or cluster when those lots or not on an individual lot? 'k 5. "Access. Please note that the proposed entrance off of Route 522 North is only about 80 feet from the existing entrance to the north. The minimum entrance spacing at this location is 200 feet. Therefore, without the removal of the entrance to the north, the proposed entrance does not meet the ordinance's minimum spacing requirement. " Clarification needed: We are going to request a waiver of the driveway MDP P�ec�c� �s spacing from the Planning Commission at time of Master Development Plan public Hearing. Will this resolve the entrance issue raised IF L-SQ�J4n G2nJT (LpADS 4" �pJk SP�.E bDlo�Ti"I t�t� Mr. Jeremy F. Camp'* December 15, 2003 Page 3 of 3 8. "Recreational Units. Please elaborate on the preliminary master development plan what type of recreational units will be provided. In addition, please show why three recreational units are required in your calculations. " Clarification needed: Since this project is proposing both single-family detached and single family attached dwelling types, '1,1T� t� lJ as r the Master Development Plan is proposing JkQ��� �D� I. recreational units as prescribed by section 165-64 of _- - the Frederick County Zoning Ordinance. The C S nay cAGc�� r aJ number of required units is based on the need of 1 unit for every 30 dwelling units. Should the Master Development Plan not be requiring the implementation of this regulation? 13. "Limited Power of Attorney. Please have the owner and your firm complete the attached limited power of attorney form with a revised application. " Clarification needed: Since our client is very actively involved in this design process, we will have an approval block with FbA the owner's signature on all cover sheets of any plans. Our client has not agreed to give our firm his q ,� r•a ���t •-� E�ti UXotifaC.JTJ& D"—,power of attorney. We are concerned about the A« �,,, ,,,�� ��,, �io�� added responsibility a power of attorney could place ^^ `` on our firm. I would greatly appreciate clarification to these issues raised by your staff review comments. We have been through a lengthy Master Development Plan process with this project and would like to be very clear on the setbacks and buffers required for the housing types this Master Development Plan is proposing. Should you have any further questions please feel free to contact me at the office. Sincerely, BOWMAN CONSULTING GROUP Frank Project Manager r i Bowman C O N S U L T I N G 124 East Cork Street Winchester, Virginia 22601 Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsulting.com COMMENTS REC� MAY 21 2003 FREDE 8, M� OPMENT Urgency: PLAN��MIG Transmitted by: BOWMAN CONSULTING GROUP, LTD. 6 LETTER OF TRANSMITTAL Date: S - 71 - o 3 Project Name: Project No: tgS5 n—. Confirmation of Receipt Required: Received by: (Signature) (Print Name) (Date) Bovvman C O N S U L T I N G To: Wade Clements CC: Claus Bader, Director of Engineering, Jeremy Camp Frederick County Staff Planner From: David L. Frank, Project Manager Date: 5/19/2003 Re: Regents Crescent project status report The Regents Crescent Project is in Master Development Plan review in the Frederick County Planning Department. Recent developments and plan revisions leave a few unresolved issues. These issues are the entrance waiver required for the existing driveway, and the 100-foot Buffer Yard requested by the Frederick County Planning Staff. County staff has indicated that they would not object to MDP approval if agreements and support can be obtained from adjacent landowners. Upon satisfactory responses to the county planning staff requirements for plan approval, we will be placed on the next Planning Commission agenda. These meetings are held approximately every two weeks. Recent conversations with the landowners using the existing access easement has determined that closure of the existing driveway access to Route 522 will not be agreed to. We recommend that our alternative access remain in the plans to increase the safety of the eventual traffic patterns and flows generated by this and other projects in the Route 522 corridor. At this time, I have no other information to pass along. Please do not hesitate to contact me if you have any questions or concerns. David L. Frank, ASLA 1-540-722-2343 x214 (tele) Project Manager 1-540-722-5080 (fax) Bowman Consulting dfrank@bowmancg.com 124 East Cork Street Winchester, Virginia 22601 MM 21 2003 P�NNtN & �OU�p ENT Bowman C O N S U L T I N G 124 East Cork Street Winchester, Virginia 22601 Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsulting.com To: Jeremy Camp Project Planner County of Frederick Attn]07 North Kent Street Winchester, Virginia 22601 : • .� t1u !'3OM Lt�14�o'� ''✓0'` �i��c LETTER OF TRANSMITTAL Date: April 14, 2003 Project Name: New London Estates Project No: 1955-01-001 Re: 1M. We are forwarding: QUANTITY DESCRIPTION 2 Copies of revised MOP 1 Letter of Request for Name Change COMMENTS Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. David Frank, L.A. Project Manager Confirmation of Receipt Required: Received by: (Signature) (Print Name) (Date) Bowman � QC MgU L7o DIG April 14, 2003 Jeremy Camp Project Planner County of Frederick 107 North Kent Street Winchester, Virginia 22601 Re: Tax Map 53 (A) Parcel 53 Re -submittal of Master Development Plan and project name change Dear Jeremy, On behalf of our client, I am requesting that project previously submitted to Frederick County Planning as New London Estates be granted a name change to Regents Crescent We have illustrated the unit layout and count for this project and submit the attached plans to your office for review. Previous comments for this Master Development Plan have been addressed to the best of our ability, and we respectfully request placement on the Planning Commission agenda. This property is currently governed by two zoning districts, and comprises of approximately 11.58 acres. This property fronts southbound Route 522, North Frederick Pike, approximately 450 feet south from Oak Side Lane. The property abuts RP zoning to the north, west and rear of the south. The B-2 zoning is continued to the south fronting along Route 522, North Frederick Pike. The RP portion to the rear of this parcel is adjacent to the proposed Westminster -Canterbury project and its residential duplex land use with an existing 100' land use Buffer yard. This proposed Master Development Plan will require the future development plans for this property to comply and design in accordance with the Buffer yard and landscape screening requirements as found in the Zoning Ordinances of Frederick County. An exhibit has been prepared for the proposed relocation of the existing driveway, and will be delivered and discussed with the adjacent landowners prior to the Planning Commission hearing. I appreciate your time in reviewing this matter and request placement on the next available Planning Commission agenda. Should you have any questions or concerns on this matter please do not hesitate to contact me. Sincerely, David L. Frank, ASLA Project Manager Encl. Bowman Consulting Group, Ltd. 124 East Cork Street o Winchester,VA 22601 Phone: 540.722.2343 o Fax: 540.722.5080 o www.bowmanconsulting.com • 0 February 13, 2003 Mr. David L. Frank. P.E. Bowman Consulting Group, LTD. 124 East Cork Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan Review Comments - New London Estates Property Identification Number (PIN) 53-A-53 Dear David: Staff has reviewed the revised preliminary master development plan that you submitted on February 11, 2003. The revised plan addresses many of the issues that we previously discussed. However, for the best interest of all parties, there are a few issues which need to be addressed before a public meeting is scheduled with the Planning Commission and Board of Supervisors. These issues are listed below for your consideration. Review Comments: 1) Access. Since the existing access easement will not be removed, please modify the plan to accurately show the configuration of both proposed entrances. An entrance spacing waiver would have to. be approved by the Planning Commission because of the proposed access. Section 165-29 B. Alternative methods, allows for the possibility of a waiver to the required entrance spacing requirements. Please provide a letter, which requests an entrance spacing waiver, if the owner does not intend on modifying the plan to conform with the Zoning Ordinance requirements. In addition, revised VDOT comments should be provided addressing the revised plan. 2) Recreational Units. Please provide the number of recreational units that will be provided on the plan. The type of recreational unit and general location would also be appropriate to show on the plan. 3) Presentation. Please break the plan down into two pages. The first page should show the general development layout, proposed screening locations, proposed buffer areas, all open space, and other necessary information. The second page should show all environmental features, and the extent that they will be disturbed, stormwater management improvements, and elevation contours. This is necessary to ensure that the plan is legible. U I] Page 2 Mr. David L. Frank. P.E. RE: Preliminary MDP Review Comments - New London Estates February 13, 2003 4) North Arrow. Please provide a north arrow on the plan. 5) Buffer Against Lower West Property Line. The adjoining property, adjacent to the lower west property line, contains mixed use residential units, including single-family dwellings. Please provide the required 100' residential separation buffer with a full screen along the entire length of this property line. Please let me know if I can be of any assistance. Sincerely, Jeremy F. Camp, Planner II JFC/sce e rIOCAX.-' -19 U: UeremyMaster Development PlansWew London Estates 12ndReviewComments.wpd v • • FILE COPY COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 678-0682 February 13, 2003 10r. David L. Frank. P.E. Bowman Consulting Group, LTD. 24 East Cork Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan Review Comments - New London Estates Property Identification Number (PIN) 53-A-53 Dear David: Staff has reviewed the revised preliminary master development plan that yousubmitted on February l 1, 2003. The revised plan addresses many of the issues that we previously discussed. However, for the best interest of all parties, there are a few issues which need to be addressed before a public rneeting is scheduled with the Planning Commission and Board of Supervisors. These issues are listed below for your consideration.. Review Comments: ]) Access. Since the existing access easement will not be removed, please modify the plan to accurately show the configuration of both proposed entrances. An entrance spacing waiver would have to be approved by the Planning Commission because of the proposed access. Section 165-29 B. Alternative methods, allows for the possibility of a waiver to the required entrance spacing requirements. Please provide a letter, which requests an entrance spacing waiver, if the owner does not intend on modifying the plan to conform with the Zoning Ordinance requirements. In addition, revised VDOT comments should be provided addressing the revised plan. 2) Recreational Units. Please provide the number of recreational units that will be provided on the plan. The type of recreational unit and general location would also be appropriate to show on the plan. 3) Presentation. Please break the plan down into two pages. The first page should show the general development layout, proposed screening locations, proposed buffer areas, all open space, and other necessary information. The second page should show all environmental features, and the extent that they will be disturbed, stormwater management improvements, and elevation contours. This is necessary to ensure that the plan is legible. 107 North Kent Street - Winchester, Virginia 22601-5000 Page 2 Mr. David L. Frank. P.E. RE: Preliminary MDP Review Comments - New London Estates February 13, 2003 41) North Arrow. Please provide a north arrow on the plan. '.>) Buffer Against Dower West Property Line. The adjoining property, adjacent to the lower west property line, contains mixed use residential units, including single-family dwellings. Please. provide the required 100' residential separation buffer with a full screen along the entire length of this. property line. Please let me lalow if I can be of any assistance. Sincerely, Jeremy F. Camp, Planner 11 :AFC/sce U.-Uere1nylMaster Development PlanslNeiv London Estatesl211dRevleii,Cornme72ts.mpd • Contact the three residential property owners impacted by the proposed change of access. Staff is willing to participate in the discussions. • Obtain a common shared buffer agreement with Westminister Canterbury. • Change the density to no more than 70 units. That's 8 units per acre for 8.77 acres of RP zoned land. • Woodlands Waiver Request may be invalid if new landscaping ordinance is approved Wednesday. In this case please provide information regarding the proposed landscaping option that will be chosen (Street, Ornamental, or Preservation). ---------------------------------------------------------------------------------------------------------------------- • Show all zoning and residential separation buffers on the plan. • Show open space on environmental page for a better presentation. • Move the environmental table on page 1 to page 3. • S44 � ali Jj��cG �a Saar rc�o�l�sr a�;�IIWI jo�Io. lod -0 0 c -v ':� �C-- (-- IA4 � k(We--C� t4OMIJ'wtr 0 MiaG rfi Bowman C O N 5 U L T I N G 124 East Cork Street Winchester, Virginia 22601 Phone (540) 722-2343 Fax (540) 722-5080 www.bowmanconsulting.com To: Frederick County Planning Department 107 North Kent Street Winchester, Va. 22602 A tn-Jeremy Camp LETTE#kOF TRANSMITTAL Date: 2/ 10/03 Project Name: New London Estates Project No: Re: Via: We are forwarding: QUANTITY DESCRIPTION t C>F COMMENTS Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. Vivid Frank. L.A. Proiect Manaeer Confirmation of Receipt Required: Received by: (Signature) (Print Name) (Date) Bowman 40 C O N S U L T I N G February 10, 2003 Patrick T. Davenport Zoning Administrator County of Frederick 107 North Kent Street Winchester, Virginia 22601 Re: Tax Map 53 (A) Parcel 53 Woodlands Disturbance Waiver Dear Patrick: On behalf of our client, I am requesting that a woodlands disturbance waiver be granted for the proposed New London Estates Master Development Plan based on section 165-313.7 of the Frederick County Zoning Ordinance. This property is currently governed by two zoning districts, and comprises of approximately 11.58 acres. This property fronts southbound Route 522, North Frederick Pike, approximately 450 feet south from Oak Side Lane. The property abuts RP zoning to the north, west and rear of the south. The B-2 zoning is continued to the south fronting along Route 522, Front Royal Pike. The RP portion to the rear of this parcel is adjacent to the proposed Westminster - Canterbury project and its residential duplex land use with an existing 100' land use Buffer yard. We believe that this waiver request is justified due to the nature and condition of the existing conditions on the property. The property has not been maintained for many years and poor quality volunteer growth is currently overgrowing the property. The proposed development will improve the environmental quality of the site through the introduction of storm water management and increased plant material variety and quality. Continued site maintenance over time will insure that the environmental quality will remain in place as part of the Frederick County land use fabric. This proposed Master Development Plan will require future development plans for this property to prepare a full landscape plan in accordance with the Zoning Ordinances of Frederick County. This waiver is also justified as the property will be developed in accordance with the proposed landscape ordinance under development by the DRRS sub -committee. I appreciate your time in reviewing this matter and request placement on the next available Planning Commission agenda. Should you have any questions or concerns on this matter please do not hesitate to contact me. Sincerely, av Frank Project Manager Encl. IVED F F R 11 2003 Bowman Consulting Group, Ltd. 124 East Cork Street . Winchester,VA 22601 Phone: 540.722.2343 . Fax: 540.722.5080 . www.bowmanconsulting.com TO: Barbara . Data Processing FROM: Carol Huff . Planning Dept. Please print sets of labels by: 3 THANKSIII Frederick County, Virginia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. NAME AT'%nDCQQ / nnnnr!n^rv-kTYr--- !l✓✓1�a..JJ r r i�vr Lit 1 I 1v UMtStK Name .rr/�r�� >Cutt�-��r Address -- s - .- t_ /cp r C • � Z G- c: � 3 r v 3 - - - % Jolir') %r /1-0,<'e <<t,;r c Page 18 ;03 RECU 1--, JAN 13 2003 ♦ i Frederick County, Virginia Master Development Plan Application Package NName;6, i 4./ Address J Properly # 3,4 6; Sfq C! A &W-fr), e <51V 61 )cl r 53 .2 ZI C"j,�;14 /V- '.,I i- A 51-Y /-c; ^ A /,- Page 19 /L A C—A Z 3 A 6' JAIL 1 3 2003 ,--r'FlIERICK COUN f Master Develo ment Plan A lication irac"g, Frederick Co JAN 13 2003 Page 19