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HomeMy WebLinkAbout08-06 Russell 150 LC Townhomes & Office - Retail - Shawnee - Backfile (2)s ,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: L-' VDOT County Engineer Fire Marshal City of Winchester L- Sanitation Authority �j GIS (Mapping) s� Inspections Dept. ` Parks & Recreation Health Department Winchester Regional Airport L-- 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 Date b� 0 NOTES: TRACKING Application received Fee Paid (amount: Preliminary MDP heard by Planning Commission - Action taken: Preliminary MDP heard by Board of Supervisors - Action taken: Letter to applicant regarding Board action and revisions (if required). Final MDP submitted with review agPn�ky pr and R(�S comments addressed. Final MDP signed by County Admini copies to applicant). Administratively approved; letter sen DATE: �9 _lo6 File opened. Reference Manual updated/number assigned. D-base updated. 7 List of adjoiners given to staff member for verification. Clio $tie-b'�—&—w�+P location map requested from Mapping & Graphics. Four sets of labels requested from Data Processing. 7 8 File given to Renee' to update Application Action Summary. CLOSE OUT FILE: 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 Jane wants a copy of the final action letter even if the application was denied or a withdrawn.) 90 6� File stamped "approved"/"denied" or "withdrawn." Reference Manual updated. D-base updated. 6 ten to Renee' for final update to Application Action Summary. File in file drawer. U \C..RC-.m T, tkmg sheen -,TRACKING MDP Rw 011-I110 i w p � N N O m co N O Cc A O N ® N N N N 0 oA U t . o w ❑ FOR REND 150 l 0 MOP ❑FOR `�t,'I,,,[L'�� .J PT,J �y-- 01) -- t o 6 t L AMT. OF ACCOUNT CASH AMT PAID 0 Z�� � CHECK (o1 3 BALANCE MONEY DUE ORDER BY o �- ,Jta. THIS INTERDEVELOPMENT AGREEMENT by and between RUSSELL 150, LC, a Virginia limited liability company, and MICHAEL S. SHEPARD and CHERYL SHEPARD, his wife, (hereinafter called "Shepard") WHEREAS, Russell 150 is the owner of a certain tract of land designated Tax Parcel No. 64-((A))-12, and Shepard is the owner of a tract of land designated Tax Parcel No. 64-((A))- 14; WHEREAS, parties desire to provide for a common shared buffer and screening easement as required by Section 165-37D of the Frederick County Zoning Ordinance and to exercise the option allowed under 165-37D(9) of the Frederick County Zoning Ordinance which provides the option of establishing a common shared buffer and screening easement for the benefit of both properties. WITNESSETH: That for and in consideration of the benefits to accrue thereby, the parties therefore agree as follows: (1) Russell 150, LC and Shepard agree that a zoning district buffer is required between Tax Parcel 64-((A))-12 and 64-((A))-14 along 150 lineal feet of the adjoining property boundaries. (2) The required distance for the common shared buffer and screening easement is 100 feet between the properties and the location of this distance shall be incorporated completely on Tax Parcel No. 64-((A))-12 (Russell 150, LC), beginning along the southern property line and continuing 100 feet to the north. Attached hereto is a sketch drawn by Greenway Engineering, dated August 11, 2006, titled "Common Shared Buffer Easement Exhibit Between Russell 150, LC and Shepard". The sketch is attached hereto and by this reference made a part hereof as if set out in full. (3) A 6-foot-high board -on -board wooden fence shall be constructed within the 50 foot inactive portion of the Common Shared Buffer and Screening Easement located on Tax Parcel 64-((A))-12. The cost for the construction and future maintenance of the 6-foot-high board -on -board fence shall be paid solely by Russell 150, LC. (4) The obligation to pay the future maintenance by Russell 150 shall cease at such time as Russell 150, LC conveys the improvements within the buffer zone to the Homeowners Page 1 of 2 Association which owns the common area upon which the buffer and screening improvements have been installed. (5) A total of 45 trees will be planted within the 50 foot inactive portion of the Common Shared Buffer and Screening Easement located on Tax Parcel 64-((A))-12. These trees shall include 15 white pine trees that are a minimum of 4 feet in height at time of planting, 15 leyland cypress trees that are a minimum of 4 feet in height at time of planting, and 15 flowering pear trees that are a minimum 2 inch caliper at time of planting. The cost of the aforesaid trees along with their installation cost and; future maintenance of the 45 trees shall be paid solely by Russell 150, subject to the conditions set forth in paragraph 4, above. (6) Shepard agrees to pay the costs of attorney fees and administrative fees and costs incurred by Russell 150 in this Agreement; not to exceed $2,500.00. (7) In addition to the above Common Shared Buffer and Screening Easement, Russell 150 shall make an easement available at a location mutually agreed upon by the parties and determined by reasonable engineering standards for a sewer connection to serve the Shepard property. It is understood and agreed that any costs of construction of the public sewer and/or tap fees or costs of tapping onto the public sewer in the Russell 150 property shall be at the sole expense of Shepard and that Russell 150 agrees only to provide the easement necessary to the tapping in to the sewer main. 11575-E Russell 150 \ MInterdevelopment Agreement - R3,wpd RUSS L �� L�, a irrginia limited liability company ,� j By: Denver E. Micha . Shepard T Cheryl Shepard Page 2 of 2 October 2, 2007 Advised Sandy White of Greenway that a MDP revision will be necessary to accommodate their proposed road network change. This change, which solely affects townhouse layout andcontinues to adhere to the public spine road layout, could be processed administratively. The catalyst is to enable THs to front on Warrior Drive, while continuing to comply with parking and driveway standards. 500-ft distance requirements (distance from TH to public roads) may need to be addressed. Suggest that Greenway attend a TRC to present their Townhouse subdivision design plan. If agencies are OK with layout, we'll be able to use the subdivision review comments/approvals to process the MDP revision. -Eric October 2, 2007 Advised Sandy White of Greenway that a MDP revision will be necessary to accommodate their proposed road network change. This change, which solely affects townhouse layout and continues to adhere to the public spine road layout, could be processed administratively. The catalyst is to enable THs to front on Warrior Drive, while continuing to comply with parking and driveway standards. 500-ft distance requirements (distance from TH to public roads) may need to be addressed. Suggest that Greenway attend a TRC to present their Townhouse subdivision design plan. If agencies are OK with layout, we'll be able to use the subdivision review comments/approvals to process the MDP revision. -Eric i GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Russell 150 - MDP- Route 522 South File No: 3701 Date: Fri, Sep 21, 2007 To: Frederick County Planning 107 N. Kent Street Winchester, Virginia 22601 Attn: Eric Lawerance, Dir. of Plan. Copied file Delivery: r Fed Ex r-j Other_ From: Sandy White GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 �j U.S. Mail FVJ Courier ❑ Pick Up ❑ Urgent r7_j For Your Review [j As You Requested [j Please Comment Message Eric, Per Mark Smith, we are enclosing 3 prints that include the approved road layout from Sept. 18, 2006.,The proposed road layout and a combined print with both layouts super imposed on top of each other. These are all at the same scale for your consideration of conformance to the plan. The main reason for the design changes were that the client wanted to front the buildings on Warrior Drive for a better visual representation of the neighborhood and to show only the side of the tows at Route 522. Please contact myself or Mar if you have any questions. Thanks, Hand Delivery and Pick Ups Only: Received by: Date: Please Print Name: 0�1� A�A,N-1/7, ^r p 50.) 1NJ-• 0 ra •/ l f < ?I i S ZDg 1' I, �f / 1E"q0 ST }� rM Cam, l ECOPY COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 September 19, 2006 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane . Winchester, Virginia 22602 RE: MASTER DEVELOPMENT PLAN #08-06 FOR RUSSELL 150 Final Master Development Plan Approval Property Identification Number (PIN): 64-A-10 & 64-A-12 Dear Mr. Wyatt: Frederick County administratively approved the above -referenced final master development plan on September 18, 2006. The master development plan is approved for the potential development of 96.28 acres in the B2 (Business General) District and 54 acres in the RP (Residential Performance) District within the Shawnee Magisterial District. This site is approved for commercial and residential land uses as depicted on the plan. The property which would comprise this development is located on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), and has frontage on the east side of Interstate 81. The Frederick County Board of Supervisors granted staff administrative approval authority on September 13, 2006. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a site plan is required prior to the subdivision or development of this parcel. I am providing you with six (6) copies of the approved final master development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any questions. Sincerely, Candice E. Perkins Planner II CEP/dlw cc: Gene Fisher, Shawnee District Supervisor June Wilmot, Robert Morris, Shawnee District Planning Commissioners Jane Anderson, Real Estate Patrick Barker, EDC Joe Wilder, Public Works Denver Quinnelly, 22A Ricketts Drive, Winchester, VA 22601 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 of C$ in? ;= COUNT F Department of Planning and Development 540/665-5651 FAX: 540/665-6395 May 17, 2006 Mr. Sandy White Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Second Preliminary Review Comments for Russell 150 Master Development Plan Property Identification Numbers (PINS): 64-A-10 & 12 Dear Mr. White: I have reviewed the revised preliminary master development plan for the proposed development referred to as Russell 150. Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: 1. Shared Buffer. Sheet 4 and 5 state that a shared buffer is planned to be used. The buffer shown is a reduced buffer and this site does not qualify for a reduced buffer because the adjoining B2 property has trees, not the Russell 150 site. Section 165-371)(9) states that buffer distances can be reduced if "existing vegetation achieves the function of a full screen". This site can use a shared buffer, but the entire distance required is 100', not 50'. 2. Road Efficiency Buffers. As stated on sheet 5, a waiver is being sought from the Planning Commission for the berm. Provide the section of the Zoning Ordinance that you are seeking a waiver from and revise the text that still refers to a berm on sheets 4 and 5. 3. Landscaping Requirements. On sheet 5, the detail for the townhouse landscaping is incorrect. The detail does not show any shrubs and two of the lots are sharing trees. 4. Buffer Details. The zoning district buffer detail on sheet 5 is incorrect. 5. Sidewalks. A sidewalk will be required along Route 522; the extension of the 10' path along Route 522 is encouraged. 6. Bike Path Detail. The detail shown on sheet 6 for the path shows 8.5' of asphalt and F of compacted subgrade, which add up to only 9.5'. The path needs to have 10' of asphalt. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 ' N i Mr. Sandy White Re: Russell 150 MDP May 17, 2006 Page 2 Provide approval comments from the following agencies: Frederick County Department of Public Works, Frederick County Department of G.I.S., Frederick County Parks & Recreation, and the Virginia Department of Transportation. As submitted, this application is incomplete and your application fee in the amount of $17,028.00 is being returned to you. This application will not be scheduled for public meetings until all agency comments are addressed. Please do not hesitate to contact me with questions regarding this letter. Sincerely, -�r Candice E. Perkins Planner II CEP/bad Attachment cc: Denver Quinnelly, 22A Ricketts Drive, Winchester, VA 22601 RUSSELL 150 LLC 20 13 RICKETTS DR. WINCHESTER, VA 226-01 a PAY 9RTE DER OF BANK f �� LARKS COUNTY E. JUBA"- EARL Y DR, WINCHESTER VA 22601 FOR L�zs 1'00 10 7 311. #. :OS1402S18i: Ira 1073 68-251/514 DATE � 03 v. DOLLARS � -v._ k' � 3 1r�Sw::m:_�_ Go 40 li May 2, 2006 Mr. Sandy White Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: Preliminary Review Comments for Russell 150 Master Development Plan Property Identification Number (PINS): 64-A-10 & 12 Dear Mr. White: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as Russell 150. Staff s review comments are listed below for your consideration. 1. RP Requirements. As indicated on the coversheet and sheet 5, one of the notes for the RP section is incorrect. Under the phasing plan on sheet 5, state that only forty units are allowed per year from the approval date of the MDP. 2. Recreational Units. Sheet 5 states that there is a trail being provided as part of the recreational unit requirement. State what type of material this trail will be comprised of. 3. Shared Buffer. Sheet 4 and 5 state that a shared buffer is planned to be used. The buffer shown is a reduced buffer and this site does not qualify for a reduced buffer because the adjoining 132 property has trees, not the Russell 150 site. Section 165-371)(9) states that buffer distances can be reduced if "existing vegetation achieves the function of a full screen". This site can use a shared buffer, but the entire distance required is 100'. 4. Roundabout. Proffer B states that a roundabout will be provided for the intersection of Warrior Drive and Airport Road unless VDOT states otherwise. The MPD provided does not show a roundabout. 5. Symbols Legend. On sheet 4, a symbol should be added that shows the lot lines. 6. Utilities. On sheet 4, label the sewer trunk line as "existing". If it is a "proposed" trunk line, it needs to be removed from the no disturbance area. 7. Buffer Detail. The zoning district buffer shown on sheets 5 and 6 show two trees per ten linear feet, not three; revise the detail. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Sandy White Re: Russell 150 MDP May 2, 2006 Page 2 8. Road Efficiency Buffers. A REB needs to be placed along Route 522 along the RP portion of the site. 9. No Disturbance Area. The proffers stated that the no disturbance area would only include one street. The trail that is being proposed would require disturbance and should not be placed in this area. 10. Bicycle Lanes. Show the location of the bicycle lanes per the GDP. 11. Road Details. Road details need to be provided on the MDP, along with a detail for the bike lane. Also state if the roads are public or private. 12. Landscaping Requirements. On sheet 5, provide the landscaping requirements for townhouse units. In order to continue the review of this Master Development Plan, 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. 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 Health Department, Frederick County Parks & Recreation, Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate. to contact me with questions regarding this letter. Sincerely, j Candice E. Perkins Planner II CEP/bad Attachment cc: Denver Quinnelly, 22A Ricketts Drive, Winchester, VA 22601 Rn COUN f K Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 January 11, 2005 Mr. Mark Smith Greenway Engineering 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Re: Preliminary Comments — Russell 150 Rezoning Application. Dear Mark: Thank you for forwarding to this office the Russell 150 rezoning application materials for our review. Also, the opportunity to discuss this project with you at your office last week was most helpful. The following letter is offered to assist you as you continue to address the issues associated with this rezoning application. As customary, it is anticipated that these issues will be fully addressed through revisions to the application prior to its consideration by the Planning Commission and Board of Supervisors. 1) Preliminary Matters a) Item 7. of the Rezoning Application requires that a listing of all adjoining property owners is provided. In addition, The Code of Virginia, Section 15.2- 2204.C. requires that adjoining property owners in adjacent jurisdictions of the Commonwealth are notified or the proposed zoning change. Please ensure that property owners in the City of Winchester who adjoin the Russell 150 property via the Interstate 81 right-of-way are included in the adjoining property listing. As this rezoning proposal directly adjoins the City of Winchester, please ensure that written notice is also provided to the City Manager and City Planning Director as soon as possible for their review. The Code also requires that the CEO of the adjacent locality is notified if the property is within 1/2 mile of the boundary of the adjoining locality. With this in mind, and considering the City/County CDA concept, it is important to give them an opportunity to provide their input early in the process. It is expected that their review comments will be part of any rezoning application that is officially submitted for this project. 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 s Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 2 b) Community Development Authority Consideration. The special taxing district concept briefly introduced with this application is potentially an imaginative approach to a unique multi jurisdictional transportation and economic development scenario. However, details associated with such a Community Development Authority are not provided in this application. Further, the Department of Planning and Development is not aware of any formal progress or discussion that has occurred to further such an authority. It is important for the applicant to forward this discussion and to address the position of the City of Winchester, in addition to that of Frederick County, on their level of involvement in such a Community Development Authority. The County and the applicant will have to determine if it is appropriate to move forward with the rezoning of this property as presented prior to the formalization of an agreement regarding the Community Development Authority and special taxing district. This is very important as the CDA appears to be designed as a critical component of the application and Proffer Statement that would ensure a significant portion of the infrastructure improvements are completed. The proffer statement commits the applicant to participate fully in the Winchester -Frederick County Community Development Authority special taxing district; an assumption that is presumably made for such time the CDA is authorized. However, if a Community Development Authority is not a concept that is ultimately desirable to the County and the City, the application would need to be significantly modified. A commitment from the localities involved may be timely. The form and timing of such a commitment would be at the discretion of the localities but should be facilitated by the applicant. It is staff s belief that this rezoning application as currently presented should not proceed until more significant progress has been made towards the establishment of such a Community Development Authority. With the endorsement of the Community Development Authority and the clarification of the benefits, commitments, and details already worked out, a rezoning application for this property would be much more straightforward. Presently, many questions remain regarding the CDA. It would appear as though the burden of developing, administering, promoting, justifying, and the ultimate fiscal responsibility of such an authority would be entirely with Frederick County and the City of Winchester. If an authority is deemed to be desirable to the localities, it should ensure that a full transportation solution in the vicinity of this project is achieved. c) Mixed Use Concept. The southern portion of this property is located within the area encompassed by the Southern Frederick Land Use Plan and is identified with a Mixed Use Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 3 designation. As noted in the Comprehensive Plan, mixed use areas are envisioned to include residential and commercial components, of which a maximum of 75 percent of the land area would be residential. The mixed use concept is intended to promote land use patterns that allow for internal service, employment and intermodal transportation opportunities with public open space linkages between various developments. The concept is offered as a diversion from the typical segregation of land uses into specific zoning districts that are often unrelated to each other such as is presently evident in the County. From a land use planning perspective, the location and scale of this project may present a unique opportunity to implement a truly mixed use project into Frederick County. The property is located on the east side of Interstate 81 with a considerable amount of prominent visibility and a strategic economic location that provides this opportunity. In many other communities there are successful examples of projects of a similar size and land use mix that have created commercial and mixed use environments that stand above the typical suburban residential and commercial developments and provide an urban and commercial focal point of the community. Such a creative approach or concept would be more preferable and acceptable than a rezoning that would simply enable more of the existing pattern of development to occur. A continuation of the suburban pattern of development that exists along Pleasant Valley Road or Millwood Pike would do little to enhance the character of the Urban Development Area of Frederick County. With the above said, the value of the economic tax base from this project as proposed is recognized. However, the County and the applicant may be interested in entertaining a concept similar to that described above that would enhance the economic value and employment opportunities of this project and provide an opportunity to create a venture that is an exemplary example of a mixed use project and a focal point for Frederick County's UDA. The connection between the City of Winchester and Frederick County could also be enhanced with this proj ect. The mixed use concept envisioned for the southern portion of the property should be recognized in the rezoning application. This concept could potentially be enhanced with an integrated approach for the property in its entirety. Indeed, other adjacent properties could be incorporated into the concept. The Route 50 East Corridor Land Use Plan provides guidance for the commercial development of this property. However, it may be appropriate to consider improvements to this plan in an effort to incorporate new commercial land use concepts and to enhance the quality and economic strength of specific development projects. y s Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 4 2) Impact Analysis and Proffer Statement a) The area designated for residential use situated south of the Buffalo Lick Run stream valley constitutes approximately thirty six percent of the total project area, based upon the figures provided in the application, as opposed to the twenty five percent noted in the narrative. When correcting the narrative, it should also be recognized that the mixed use percentages should be considered in light of this property and adjacent properties south of the Buffalo Lick Run stream valley. Efforts should be made to provide the foundation for a mixed use environment in the area south of the stream valley. The commercial component north of the stream valley is designated as one hundred percent commercial. b) In the discussion of the suitability of the site, Access, the subject property is noted as having 220 feet of frontage on Route 522. It would appear as though this number is incorrect. Please confirm and correct the number if necessary. Also, the residential land bay is noted as having a single connection to Front Royal Pike, and a single entrance on Warrior Drive. However, this is not shown on the GDP or noted in the proffers. It should be recognized that the Southern Frederick Land Use Plan identifies environmental constraints and depicts a road system that is generally designed to respect these constraints. Specifically, a connection is shown between Front Royal Pike and Warrior Drive a little further south of this project, yet central to this area of mixed use, and at a point designated with a future traffic signal. It would appear as though consideration was given to minimizing the number of access points onto Front Royal Pike and ensuring that any such access points are provided with a safe and controlled signal. c) Please note that all applicable County Ordinances, in particular Sections 165-31 and the FP Floodplain District, provide additional guidance regarding the disturbance of environmental features and floodplains beyond the regulations of the identified State and Federal Agencies. d) The designation of the main body of Buffalo Lick Run and its associated floodplain as a public park may be desirable as it provides protection to this resource and may also provide a focal point to the community with good accessibility for recreational purposes. Please provide additional information regarding the vision f6r this open space designation; in particular, regarding the public or private nature of this open space. The Parks and Recreation Department should provide a conunent on the desirability of this concept. Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 5 e) The road system in the Southern Frederick Land Use Plan seeks to sustain the environmental features in this area by avoiding or minimizing crossings of riparian areas. The plan may suggest a modification to the road alignment in the area south of Buffalo Lick Run in order to minimize the impact on the riparian features. f) The preservation of the stream valley, slopes and wooded areas are addressed in the impact statement. These commitments should be incorporated into the Proffer Statement in order to guarantee the described concept. It should be noted that there is no such entity as the Winchester - Frederick County Park Authority. It would appear as though the Russell 150 project would be of sufficient size and sophistication to create and administer its own entity to manage the environmental open space as an asset to the project. g) The Russell 150 project should ensure a regionalized stormwater management approach concept, as encouraged in the Southern Frederick Land Use Plan, to provide entrance protection to the Buffalo Lick Run area and its tributaries. It would be desirable to further memorialize this and other environmental commitments in the Proffer Statement. h) The adjoining property information should be updated to reflect the recently approved B2 property immediately to the south and the correct zoning designation of the property to the north. It should also more accurately reflect the actual use of the adjacent land. i) Transportation. i) Frederick County. The primary reason for the involvement of Frederick County and the City of Winchester in the CDA associated with this project would be to ensure that a coordinated comprehensive approach, designed to achieve needed long term regional transportation improvements of the City and County, is fully accomplished in conjunction with this project. Conspicuously absent from the transportation program is the assured completion of the direct connection from this project and the City to Route . 522. This critical link is identified on the Generalized Development Plan as to be completed by others and is not accomplished with this rezoning application. Part of the rationale for the necessity of this east -west comiection is to ensure that the long term transportation needs of the project, community, and the future constructability of improvements to Interstate 81 and its interchange with Route 522/50/17. It would be desirable to ensure that this critical connection is guaranteed as part of the project or associated CDA. Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 6 The application notes that the roadways proffered through the GDP are in conformance with comprehensive planning documents. This is accurate on the subject property but is clearly limited to the subject property and does not extend off -site to fully mitigate the transportation impacts of this project or fully implement the connections identified in the various planning documents. The Traffic Impact Analysis (TIA) identifies a build -out lane geometry and level of service, and identifies roadway improvements designed to provide for an acceptable level of service. The roadway improvements that are identified should be guaranteed within the Proffer Statement. ii) City of Winchester. The commercial development occurring in the City of Winchester immediately to the west of Interstate 81 does not appear to have been included in the background condition information of the Traffic Impact Analysis (TIA). Also, the TIA appears to indicate an unacceptable level of service at the intersection of East Tevis Street and South Pleasant Valley Road without the implementation of suggested roadway improvements. It is important to ensure that the background traffic information is as accurate as possible. It is also noted that the TIA includes background trip generation information from projects in the County that have not been approved by Frederick County. A result of this may be that the background traffic count that is provided is overstated. This may result in an inflated level of service and therefore a resulting negligible differential between the background level of service and that with the project included. j) Phasing. The timing or phasing of the transportation is not included with the rezoning application. It is important to address this issue to ensure that the road improvements and connections occur in concert with the development or in a manner appropriate for the City and County. With regards to the phasing of the bridge crossing of Interstate 81 and the extension of Tevis Street to Route 522, this connection should occur at the initiation of the project to ensure the benefits of the connection to the City and County are realized and the traffic patterns are established. Consideration should be given to the phasing of the different land uses. The introduction of the residential components would result in an immediate fiscal impact to the County. A phased approach to the inclusion of commercial along with the residential would be desirable. This would assist in the mitigation of the Mr. Mark Smith Re: Russell 150 Rezoning Application January 11, 2005 Page 7 impact of the residential units should they develop at the onset of the project. Obviously, the more commercial land that is developed prior to the introduction of the residential components, the more the fiscal impacts of the residential units will be mitigated. The phasing approach could ensure that at no point in the development of this project is there a negative fiscal impact of the residential elements on the County. k) Historic Resources. The Rural Landmarks Survey of Frederick County identifies the Russell Farm and surrounding Farmland as a potentially significant property. This designation in the survey warrants the review of the Russell 150 rezoning application by the Frederick County Historic Resources Advisory Board (HRAB). At such time you feel that the application is in appropriate form, please forward it to the HRAB via this office for their review. The potential may exist to build upon the character of the context of the farm and its surroundings in the design of the project in some way. Consideration could be given to the adaptive reuse of the facilities, in the tradition of the Creekside concept, to provide for an attractive gateway to the project and potentially also as an access to the use of the designated park and open space of Buffalo Lick Run. Please feel free to contact me at any time regarding the above comments or the application in general. As I have identified in this letter, further coordination of the review with the City of Winchester and the Frederick County Director of Parks and Recreation is required. Of primary importance at this time is the need to further the level of discussion and understanding of the proposed Community Development Authority Concept. I look forward to continuing our participation in the review of this application. Sincerely, �..... 7 c.e Michael T. Ruddy, AICP Deputy Planning Director MTR/bad MASTER DEVELOPMENT PLAN #08-06 RUSSELL 150, LC Staff Report for the Board of Supervisors Prepared: August 30, 2006 Staff Contact: Candice E. Perkins, 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 in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 08/16/06 Recommended Approval Board of Supervisors: 09/13/06 Pending, PPPOWIt'D LOCATION: The property fronts on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), and has frontage on the east side of Interstate 81. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-10 and 64-A-12 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) and B2 (General Business) Districts Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) Use: Residential/Institutional B2 (Business General) Vacant South: RA (Rural Area) Use: Vacant B2 (Business General) Vacant East: RP Use: Residential West: City of Winchester Use: Residential/Vacant PROPOSED USE: 96.28 acres of Proposed Commercial Uses and 54 acres of Residential (townhouses-297 units max based on 5.5units per acre) MDP 408-06, Russell 150, L•C August 30, 2006 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: Other than a few housekeeping issues which can be resolved during the site plan review, the Russell 150 MDP is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: The revised Russell 150 MDP dated May 30, 2006 has adequately addressed all of our previous review comments except the comments related to the acquisition of offsite drainage easements. We will address this issue at the time of the site plan or subdivision design phase with the understanding that any change in the characteristics of the stormwater flows will constitute the need for an offsite easement. Frederick County Sanitation Authority: 1st review— Approved Frederick County Inspections Department: Demolition permit and asbestos inspection required prior to the removal of any existing structures. No additional comments required at this time. Frederick County — Winchester Health Department: No objection — adequate water and sewer service must be available. GIS Department: The following road names are USABLE in the Frederick County Road Naming and Structure Numbering System: Armistead, Bragg, Loring, Pettigrew, Wheeler, Buell, Ingalls, Logan, McClellan, Roscrans, Thomas. The following road names are NOT USABLE because of conflict, either by spelling or by phonetics with road names already in the Frederick County Road Naming and Structure Numbering System: Johnson, Sickles. Winchester Regional Airport: Residential development adjacent to or under a flight path used regularly by aircraft as they arrive or depart the airport is subject to aircraft noise. Due to the proximity of this proposed subdivision to the flight pattern at Winchester Regional Airport, the developer should be encouraged to advise future property owners of this potential through a disclosure statement and possible through a covenant in their property deed or statement in their lease agreement. As the airport continues to expand services and operation, noise associated with such expansion is likely to increase. We offer the following comments regarding this MDP: 1. Potential homeowners/tenants should be provided disclosure statements regarding airport operations and consideration should be given to including such statement through a covenant in the deed or a statement in their lease agreement. 2. Developer should include noise attenuation for all buildings whether commercial or residential. 3. Burning should be prohibited to avoid MDP #08-06, Russell 150, L. • August 30, 2006 Page 3 visibility obstructions to approaching/departing aircraft. 4. Due to the location of the proposed buildings within the flight pattern, we are requesting that any and all outdoor lighting at this site be of a shielded type and amber in color to minimize possible light pollution on aircraft entering the pattern. 5. During the construction phase of the buildings, all cranes will be required to have an aviation obstruction flag and/or obstruction light visible during operations and must be lowered at night unless lit. Intended hours and dates of operation should be coordinated with the Airport Operations Supervisor no less than twenty-four hours prior to beginning in order for staff to coordinate information with Dulles approach. 6. Given the close proximity to the airport, the developer/engineer will need to file FAA form 7460-1 which can be downloaded from the FAA website along with the instructions. This request mainly concerns the commercial development phase. Department of Parks and Recreation: The revised MDP dated 5/30/06 appears to meet open space and recreational unit requirements. All bicycle lanes/trails appear to meet Virginia Department Standards for hard surface facilities. However, although the project Impact Statement indicated that adequate width must be provided to accommodate bicycle lanes along the East Tevis Street overpass, this is not reflected in the Master Development Plan. This east/west connection is a vital link between the City of Winchester and Frederick County. Without this connection, we will be foregoing an excellent opportunity to facility alternative means of transportation in this area. It is understood the detailed information regarding the required recreational units will be submitted for approval during the site plan review phase of this project. This development does not appear to offer the monetary proffer needed to offset the impact the residents of this development will have on the Parks and Recreation services provided by the County. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. 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 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 property fronts on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), and has frontage on the east side of Interstate 81. C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this property as being zoned R-1 (Residential Limited). The parcels were re -mapped from R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on MDP #08-06, Russell 150, LC • August 30, 2006 Page 4 October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. On September 28, 2005 the Board of Supervisors approved Rezoning #01-05 which rezoned 96.28 acres of the site to the B2 (Business General) Zoning District and 54 acres the site RP (Residential Performance) Zoning District with proffers. D) Intended Use 96.28 acres of Proposed Commercial Uses and 54 acres of Residential (townhouses-297 units max based on 5.5units per acre) E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use Compatibility: The parcels contained within this MDP are located within the County's Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area defines the general area in which more intensive forms of residential development will occur. In addition, The Russell 150 property is located within two small area land use plans; the Route 50 East Land Use Plan, and the Southern Frederick Land Use Plan. Buffalo Lick Run is a feature that divides the Russell 150 property and provides a common boundary for the two land use plans. The Route 50 East Land Use Plan envisions a commercial mix of business and office uses on the area of the property north of Buffalo Lick Run. The southern portion of this property is located within the area encompassed by the Southern Frederick Land Use Plan and is identified with a Mixed Use designation east of Warrior Drive and a Commercial designation in the area between Warrior Drive and Interstate 81. Environment: The Russell 150 property is bordered by Interstate 81 to the west and Route 522 to the east. Bisecting the property is Buffalo Lick Run and its associated floodplains. Further bisecting the southern portion of the property is an unnamed minor tributary of Buffalo Lick Run that is identified on the Southern Frederick Land Use Plan. MDP #08-06, Russell 150, LC August 30, 2006 Page 5 Transportation: Warrior Drive and the extension of Airport Road from its current terminus, over Interstate 81, into the City of Winchester are road improvement needs that are identified in the Eastern Road Plan that directly relate to the Russell 150 property. Both are important improvements for the County and the City of Winchester collectively. With the rezoning of the Russell 150 property (Application #01-05), the applicant proffered to construct the ultimate sections of Warrior Drive, Airport Road Extended and East Tevis Street within their property. The applicant also proffered to construct a four lane flyover bridge crossing of Interstate 81 to allow for the East Tevis Street connection between Frederick County and the City of Winchester. Staff Note: It is noted that the proffers state that the road systems will be installed concurrent with the first phase of development. Staff notes that the MDP only depicts the townhouse portion of the site as being broken up into phases. It is expected that the road improvements be built with the first phase of townhouses and completed before the second phase begins. If development of the commercial portion of the site is initiated first, it is expected that the roads be in place or bonded before occupancy of any commercial structure is granted by the County. Wavier: At the Planning Commission's August 16, 2006 meeting, the applicant requested a waiver of § 165-37E(3) of the Frederick County Zoning Ordinance to allow an alternative buffer design for the road efficiency buffer along Route 522 on the residential portion of the site due to the topography of the site. At this meeting the Planning Commission approved the modification to this buffer. The 80' road efficiency buffer approved for this site now consists of a double row evergreen trees along the residential portion of the development (berm has been eliminated). Staff would note that this is a Planning Commission waiver and no action from the Board of Supervisors is required. Proffers: The following list is a summary of the proffered conditions associated with the approved Rezoning #01-05 (Dated October 22, 2004 and Revised September 16, 2005): Transportation • Agreement to participate in a Community Development Authority (CDA). • Construction of the ultimate section of Warrior Drive (120' right-of-way). • Construction of the ultimate section of Airport Road Extended. • Construction of a four lane flyover bridge crossing over I-81. • Construction of the ultimate section of East Tevis Street within their property. • Monetary contribution of $1,000,000.00 to the Frederick County General Transportation Fund. • Interparcel public street connection for parcel 64-A-18 (Kokorsky). • Bicycle lanes along Warrior Drive, Airport Road and East Tevis Street. (Should improvements not be completed utilizing the CDA, all improvements will be completed by the applicant concurrent with the first phase of development per the approved proffers) 110 0 MDP #08-06, Russell 150, August 30, 2006 Page 6 Land Uses - Residential • Single family detached rural traditional, traditional and garden apartments are prohibited on the site. • Residential development shall be phased to limit the number of residential dwelling unit building permits to forty per calendar year, beginning the year when the MDP is approved. • Primary structures within the residential portion of the site shall be constructed with masonry wall treatments over a minimum of eighty percent of the wall surface. • Start up fund of $2,500 (lump sum) and $100 per platted lot. Monetary Contribution • $3,000 per residential unit for the Frederick County Public Schools. • $10,000 for Fire and Rescue Services. Stormwater Quality Measures • All commercial and residential site plans shall be designed to implement Low Impact Development and/or Best Management Practices. PLANNING COMMISSION SUMMARY AND ACTION FOR THE 08/16/06 MEETING: Staff reported the applicant was seeking a waiver to allow an alternative buffer design for the . road efficiency buffer along Route 522 on the residential portion of the site due to topography. Specifically, the applicant was requesting the elimination of the berm from the buffer. It was noted by staff that two actions would be required from the Planning Commission; one for the waiver and one for the master plan itself. The applicant stated that the ordinance requires a six-foot high berm above the average road elevation and this property was 22 feet higher in elevation than the road. The applicant believed it would be difficult to accomplish the berm and tie it back into grade. He offered instead to construct a six -foot -high fence along the parking area in front of the townhouses; and, at the point where it severely drops off to Bufflick Run, the applicant offered to plant evergreens. Commission members preferred to see landscaping rather than a six-foot high fence. The applicant agreed with the suggestion and proposed a double row of evergreen trees along with the 80-foot distance buffer. Commission members pointed out that the master plan did not include a cross section of the flyover bridge; Commissioners wanted to make sure the five-foot sidewalks on Tevis Street were continued along both sides of the flyover bridge for. pedestrian traffic. The applicant agreed to include the typical section detail of the bridge with the five-foot sidewalks on the master plan for the Board of Supervisors' review. An adjoining property owner with B2-zoned property had concerns about obtaining a shared buffer agreement and sewer easement which was promised by Greenway Engineering, on behalf of Russell 150, at the Board of Supervisors' April 13, 2005 meeting. Commission members MDP #08-06, Russell 150, L August 30, 2006 Page 7 believed this issue was a private matter between two developers and was not under the purview of the Planning Commission. The Planning Commission unanimously recommended approval of the master development plan (MDP) with the understanding that the cross section of the flyover bridge will include two five- foot sidewalks, one on each side as a continuation from Tevis Street, and will be included on the MDP for the Board's review. In addition, the Planning Commission unanimously approved the requested waiver to include an 80-foot setback with a double row of evergreens. The Planning Commission also voted to include the adjoining property owner's letter as a part of the official record to be forwarded to the Board of Supervisors. (Note: Commissioners Watt and Oates were absent from the meeting.) Staff Note: The applicant has revised the text on the Russell 150 Master Development Plan that pertains to the shared buffer between the subject site and the Shepard property. The MDP that the Planning Commission reviewed stated that the entire 100' buffer would be located wholly on the subject site due to its potential impact on the neighboring property. The revised MPD states that if both property owners cannot reach an agreement on the shared buffer by the time the MDP is ready for approval, the Russell 150 property will provide a Category A Buffer (50' distance and no screen) and the adjacent property (Shepard) would be required to install a Category B buffer (50' distance, landscaping and fence) in conjunction with the development of their property. STAFF CONCLUSIONS FOR THE 09/13/06 BOARD OF SUPERVISORS MEETING: The preliminary master development plan for Russell 150 depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. The applicant is seekin,- approval 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. i City of Winchester / P %,a / P 63 A 116C EFG INVESTMENTS, LLC 17 / r N / o 1 1370 O Q y 64 A 6 W 64 A 5 64 A 7 64 A 9 / l / 13' RUSSELL 150, LC J / 64 A 10 RUSSELL 150, LC �` 12 6�123A EFG INVESTMENTS, LLC 63 A 124 EFG INVESTMENTS, LLC �- • Urban Development Area SWSA OAPPllot�on q6 KOKORSKY, MANFRED G P 64 A 18 r� 64 p 20 64 q 4A PRICE COMPANY, THE 64 8 1 ,y m Gp 64 10 1 q 1367 sy � -=10 s7N/� � 1( 0 v r$ o SMENANDOAH UNIVERSITY � 64 A A `$ O \ pp tG 64 q 1q WINCHESTER REGIONAL _ 648 A 30 64 A 88 ` P �lb °w Q °QT p� a _ Q7 h~ 6q& A O `$ q 3a w r y r 648 q 40 z 7 CLEVELAND M y0 b P t J py� AS � 9 h y0 s W�` c 64 A 45 y� 64 q 40M W" o= $ y~ QW y a �C y q � AIRPORT BUSINESS PARK, LLC 64 A 40P 64 p 44 64 A 42 MOP #08-06 Russell 150, LC e (64-A-10&12, 63-A-150) 0 0.075 0,15 0 3 Miles Urban Development Area ' mi (indu., W, I.gM o»frul) WSA nu UNY.frW. lwmri oiarw) m5 w96bur6.4 D»fr»I) — Mdx+l Supp- —1) • es leu«,»... iNwkW iranwliun o»Ir»I) — R5 IRwd.mW p+u.a — raexnunlry D-1) - Em (E4rr1»v Manufu,uruy oi.frix) pA (RurY /ru. oMncq - HE MyMr Educaxun o»frup Rp (fWN.,m.t RrFs—»,.. o»fr»,> MDP#08-06 Russell 150, LC e (64-A-10&12, 63-A-150) 0.075 0,15 0.3 Miles -1 City of Winchester 63 A EFGINVES 63 A 116C EFG INVESTMENTS, LLC 17 Now- i 15 Ca ro 1 370 0 622 64 A 6 64 A 5 64 A 7 Il 64 A 9 1372 RUSSELL 150, LC 64 A 10 RUSSELL 150, LC 64` 12_�y'-,z'�" urban De-.P... A,.. WSA 0 64- A 18 64 A 4A PRICE COMPANY, THE 64 8 1 Q0 64 10 1 1367 'Cos tello o o SHENANDOAH UNIVERSITY 64 A A 64 IMNCHESTER REGIONAL 648 A 30 64 A 88 9'SP C IV 4 39 648 A 40 7 "'VE-2 M 64 p, 20 MDP # 08 - 06 Russell 150, LC 64- A - 10 & 12, 63- A - 150) 0 0,075 0,15 03 Miles Airport Rd �:,64 A 45 64 A 40M �R ORT BUSINESS PARK, LLC 64 A 40P r 44 64 A 42 CAS • • L2 r Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Russell 150, LC 2. Owner's Name Denver E. Quinnelly, Manager 36 Ricketts Drive Winchester, VA 22601 (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: 540-662-4185 4. Design Company: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: 540-662-4185 Contact Name: Evan A. Wyatt, AICP 11 1 Frederick County, Virginia Master Development Plan Application Package 5: Location of Property Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645) 6. Total Acreage: 150.28 acres 7. Property Information a) Property Identification Number (PIN): TM 64-((A))-10 & 12, 63-A-150 b) Current Zoning: RP and B2 c) Present Use: Unimproved d) Proposed Uses: Townhomes & Office/Retail e) Adjoining Property Information: Property Identification Numbers Property Uses North 64-A-9 residential 6413-A-73 church South 64-A-14 64-A-18 commercial residential 12 Frederick County, Virginia Master Development Plan Application Package East West 64-A-10A . 64B-4-E 64-A-11 64B-4-F 64B-4-G 64B-4-H 64B-4-25J 64B-4-26 64B-4-27 64B-4-28 64B-4-29 64B-4-30 64B-4-31 64B-4-33 64B-4-34 64B-4-35 64B-4-36 64B-4-37 64B-4-38 64B-4-39 64B-4-9A 64B-4-10A 64B-4-8 64B=A4-91 64B-A-92 64C-A-1 64C-A-2 64C-A-3 64C-A-4 64C-A-7 64C-A-8 64C-1-15 64C-A-9 64C-A-11 64C-A-13 63-A-123A 292-02-2 . 312-03-32 312-03-33 312-03-34 312-03-46 312-03-47 332-07-22 332-07-23 fl Magisterial District: residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential residential vacant commercial residential residential residential residential residental residental utility Shawnee 8. Is this an original or amended Master Development Plan? 13 • Frederick County, Virginia Master Development Plan Application Package Original ® 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 M lete prior to the submission of my master development plan application. N Signature: Date: 14 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 I st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name EFG Investments, LLC 340 W. Parkins Mill Road Winchester, VA 22602 Property # 63-((A))=123A Name Fred Glaize; Jr. Residential Trust 112 E. Piccadilly Street Winchester, VA 22601 Property # 64-((A))-9 Name Church of the Brethren 578 Front Royal Pike Winchester, VA 22602 Property # 64-((A))-10A Name Arthur A. & Juanita S. Belt 201 Front Drive Winchester, VA 22602 Property # 64-((A))-11 Name Michael S. & Cheryl Shepard 179 George Drive Winchester, VA 22602 Property # 64-((A))-14 Name Manfred G. Kokorsky 119 Elmwood Road Winchester, VA 22602 Property # 64-((A))-18 Name Maxine God Love 635 Front Royal Pike Winchester, VA 22602 Property # 64B-((4))-8 Name Harry M. & Rose O. Stine 124 Longcroft Road Winchester, VA 22602 Property # 64B-((4))-9A Name Charles C. & Elener L. McFarland . 116 Royal Avenue Winchester, 22602 Property # 64B-((4))-10A Name Thomas Mudd 179 Front Drive Winchester, VA 22602 Property # 64B-((4))-25J Name Charles A. Courtney 161 Front Drive Winchester, VA 22602 Property # 64B-((4))-26, 27 ,28, 29 Name Rosalie Glass Lewis 604 Tudor Drive Winchester, VA 22602 Property # 64B-((4))-30, 31 Name James A. & Carrie V. Ratcliff 155 Royal Avenue Winchester, VA 22602 Property # 64B-((4))-32, 33 20 0 0 Frederick County, Virginia Master Development Plan Application Package Name and Property Identification Number Address Name Charles G. & Amy J. Klein 149 Royal Avenue Winchester, VA 22602 Property # 64B-((4))-34, 35 Name John B. Jr. & Marsha J. Kelly 137 Royal Avenue Winchester, VA 22602 Property #64B-((4))-36, 37 Name Michael N. & Connie R. Faurer. 131 Royal Avenue Winchester, VA 22602 Property #64B-((4))-38, 39 Name Kirby L. Hepner, Jr. 182 Front Drive Winchester, VA 22602 Property #64B-((4))-E Name Robert L. Sr. & Patricia A. Shank 184 Front Drive Winchester, VA 22602 Property #64B-((4))-F, H Name Tara M. Crosen 189 Front Drive Winchester, VA 22602 Property#64B-((4))-G Name Charles C. Sr. & Eleanor L. McFarland 116 Royal Avenue Winchester, VA 22602 Property #64B-((4))-10A Name Calvary Church of the Brethren 578 Front Royal Pike Winchester, VA 22602 Property #64B-A-73 Name Jimmie J. &'Geneva B: Walker 667 Front Royal Pike Winchester, VA 22602 Property #64B-((A))-92 Name Philip T. & Judy Lynn Young 655 Front Royal Pike Winchester, VA 22602 Property #64B-((A))-4-91 Name Scottie D. Dotson 651 Front Royal Pike Winchester, VA 22602 Property #64B-((A))-89 Name Milton E. & Martha M. Grim 673 Front Royal Pike Winchester, VA 22602 Propery #64C-((A))-1 Name Joseph & Lynnette L. Embree 687 Front Royal Pike Winchester, VA 22602 Property #64C-((A))-2, 3. Name E. Darlene S. & Charles M. Banard P.O. Box 4585 Winchester, VA 22604 Property #64C-((A))-4 21 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Denver E. Ouinnelly, Mgr. (Phone) (540) 662-7160 (Address) 203 Ricketts Drive, Winchester, VA 22601 the owners) 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. 040026622 on Page Instrument No. 040026622 on Page Parcel: 10 Lot: A Block: _ Section: _ Subdivision: Parcel: 12 Lot: A Block: _ Section: _ Subdivision: do hereby make, constitute.and appoint: (Name) Greenwa�En Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 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 application for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment 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 exp'ie d e year fro the day it is signed, or until it is otherwise rescinded or modified. In witness there f (w e reto s (ur) hand and seal this day of 6�+✓l 2006 Signature(s) AAAAAi State of Virginioity/County of Frederick, To -wit: ��'�r� !1.'•tfSjR� ��� I,011 ItZA, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s ,�, •©t•1W q, ��''',w signed to the foregoing instrument and who I (are) known to me, personally appeared before mq`a•� •� ac nowledged the same efo e me in the jurisdiction aforesaid this e day of gy=-tof —' My Commission Expires: Notary Public ; �•.« v1so\a,• �'�; MASTER DEVELOPMENT PLAN #08-06 RUSSELL 150, LC Staff Report for the Planning Commission Prepared: August 3, 2006 Staff Contact: Candice E. Perkins, 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 in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 08/16/06 PendingOPROVED Board of Supervisors: 09/13/06 Pending LOCATION: The property fronts on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), and has frontage on the east side of Interstate 81. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-10 and 64-A-12 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) and B2 (General Business) Districts Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) B2 (Business General) South: RA (Rural Area) B2 (Business General) East: RP West: City of Winchester Use: Residential/Institutional Vacant Use: Vacant Vacant Use: Residential Use: Residential/Vacant PROPOSED USE: 96.28 acres of Proposed Commercial Uses and 54 acres of Residential (townhouses-297 units max based on 5.5units per acre) MDP #08-06, Russell 150,0 • August 3, 2006 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: Other than a few housekeeping issues which can be resolved during the site plan review, the Russell 150 MDP is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: The revised Russell 150 MDP dated May 30, 2006 has adequately addressed all of our previous review comments except the comments related to the acquisition of offsite drainage easements. We will address this issue at the time of the site plan or subdivision design phase with the understanding that any change in the characteristics of the stormwater flows will constitute the need for an offsite easement. Frederick County Sanitation Authority: 1st review— Approved Frederick County Inspections Department: Demolition permit and asbestos inspection required prior to the removal of any existing structures. No additional comments required at this time. Frederick County — Winchester Health Department: No objection — adequate water and sewer service must be available. GIS Department: The following road names are USABLE in the Frederick County Road Naming and Structure Numbering System: Armistead, Bragg, Loring, Pettigrew, Wheeler, Buell, Ingalls, Logan, McClellan, Roscrans, Thomas. The following road names are NOT USABLE because of conflict, either by spelling or by phonetics with road names already in the Frederick County Road Naming and Structure Numbering System: Johnson, Sickles. Winchester Regional Airport: Residential development adjacent to or under a flight path used regularly by aircraft as they arrive or depart the airport is subject to aircraft noise. Due to the proximity of this proposed subdivision to the flight pattern at Winchester Regional Airport, the developer should be encouraged to advise future property owners of this potential through a disclosure statement and possible through a covenant in their property deed or statement in their lease agreement. As the airport continues to expand services and operation, noise associated with such expansion is likely to increase. We offer the following comments regarding this MDP: 1. Potential homeowners/tenants should be provided disclosure statements regarding airport operations and consideration should be given to including such statement through a covenant in the deed or a statement in their lease agreement. 2. Developer should include noise attenuation for all buildings whether commercial or residential. 3. Burning should be prohibited to avoid MDP #08-06, Russell 150, Lam! • August 3, 2006 Page 3 visibility obstructions to approaching/departing aircraft. 4. Due to the location of the proposed buildings within the flight pattern, we are requesting that any and all outdoor lighting at this site be of a shielded type and amber in color to minimize possible light pollution on aircraft entering the pattern. 5. During the construction phase of the buildings, all cranes will be required to have an aviation obstruction flag and/or obstruction light visible during operations and must be lowered at night unless lit. Intended hours and dates of operation should be coordinated with the Airport Operations Supervisor no less than twenty-four hours prior to beginning in order for staff to coordinate information with Dulles approach. 6. Given the close proximity to the airport, the developer/engineer will need to file FAA form 7460-1 which can be downloaded from the FAA website along with the instructions. This request mainly concerns the commercial development phase. Department of Parks and Recreation: The revised MDP dated 5/30/06 appears to meet open space and recreational unit requirements. All bicycle lanes/trails appear to meet Virginia Department Standards for hard surface facilities. However, although the project Impact Statement indicated that adequate width must be provided to accommodate bicycle lanes along the East Tevis Street overpass, this is not reflected in the Master Development Plan. This east/west connection is a vital link between the City of Winchester and Frederick County. Without this connection, we will be foregoing an excellent opportunity to facility alternative means of transportation in this area. It is understood the detailed information regarding the required recreational units will be submitted for approval during the site plan review phase of this project. This development does not appear to offer the monetary proffer needed to offset the impact the residents of this development will have on the Parks and Recreation services provided by the County. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. 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 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 property fronts on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), and has frontage on the east side of Interstate 81. C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this property as being zoned R-1 (Residential Limited). The parcels were re -mapped from R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on MDP #08-06, Russell 150, • August 3, 2006 Page 4 October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. On September 28, 2005 the Board of Supervisors approved Rezoning #01-05 which rezoned 96.28 acres of the site to the B2 (Business General) Zoning District and 54 acres the site RP (Residential Performance) Zoning District with proffers. D) Intended Use 96.28 acres of Proposed Commercial Uses and 54 acres of Residential (townhouses-297 units max based on 5.5units per acre) E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use Compatibility: The parcels contained within this MDP are located within the County's Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area defines the general area in which more intensive forms of residential development will occur. In addition, The Russell 150 property is located within two small area land use plans; the Route 50 East Land Use Plan, and the Southern Frederick Land Use Plan. Buffalo Lick Run is a feature that divides the Russell 150 property and provides a common boundary for the two land use plans. The Route 50 East Land Use Plan envisions a commercial mix of business and office uses on the area of the property north of Buffalo Lick Run. The southern portion of this property is located within the area encompassed by the Southern Frederick Land Use Plan and is identified with a Mixed Use designation east of Warrior Drive and a Commercial designation in the area between Warrior Drive and Interstate 81. Environment: The Russell 150 property is bordered by Interstate 81 to the west and Route 522 to the east. Bisecting the property is Buffalo Lick Run and its associated floodplains. Further bisecting the southern portion of the property is an unnamed minor tributary of Buffalo Lick Run that is identified on the Southern Frederick Land Use Plan. Transportation: MDP #08-06, Russell 150,0 • August 3, 2006 Page 5 Warrior Drive and the extension of Airport Road from its current terminus, over Interstate 81, into the City of Winchester are road improvement needs that are identified in the Eastern Road Plan that directly relate to the Russell 150 property. Both are important improvements for the County and the City of Winchester collectively. With the rezoning of the Russell 150 property (Application #01-05), the applicant proffered to construct the ultimate sections of Warrior Drive, Airport Road Extended and East Tevis Street within their property. The applicant also proffered to construct a four lane flyover bridge crossing of Interstate 81 to allow for the East Tevis Street connection between Frederick County and the City of Winchester. Proffers: The following list is a summary of the proffered conditions associated with the approved Rezoning #01-05 (Dated October 22, 2004 and Revised September 16, 2005): Transportation • Agreement to participate in a Community Development Authority (CDA). • Construction of the ultimate section of Warrior Drive (120' right-of-way). • Construction of the ultimate section of Airport Road Extended. • Construction of a four lane flyover bridge crossing over I-81. • Construction of the ultimate section of East Tevis Street within their property. • Monotary contribution of $1,000,000.00 to the Frederick County General Transportation Fund. • Interparcel public street connection for parcel 64-A-18 (Kokorsky). • Bicycle lanes along Warrior Drive, Airport Road and East Tevis Street. (Should improvements not be completed utilizing the CDA, all improvements will be completed by the applicant concurrent with the first phase of development per the approved proffers) Land Uses - Residential • Single family detached rural traditional, traditional and garden apartments are prohibited on the site. • Residential development shall be phased to limit the number of residential dwelling unit building permits to forty per calendar year, beginning the year when the MDP is approved. • Primary structures within the residential portion of the site shall be constructed with masonry wall treatments over a minimum of eighty percent of the wall surface. • Start up fund of $2,500 (lump sum) and $100 per platted lot. Monetary Contribution • $3,000 per residential unit for the Frederick County Public Schools. • $10,000 for Fire and Rescue Services. Stormwater Quality Measures • All commercial and residential site plans shall be designed to implement Low Impact Development and/or Best Management Practices. MDP #08-06, Russell 150,0 August 3, 2006 Page 6 STAFF CONCLUSIONS FOR THE 08/016/06 PLANNING COMMISSION MEETING: The preliminary master development plan for Russell 150 depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. gw Stationery Page 1 of 2 bogy Sandy White From: Ingram, Lloyd[Lloyd.ingram@VDOT.Virginia.gov] Sent: Thursday, May 25, 2006 3:17 PM To: Sandy White Cc:. Copp, Jerry; Ingram, Lloyd; 'Eric Lawrence' Subject: FW: Russell 150 MDP Comments Sandy, Other than a few housekeeping issues which can be resolved during the site plan review, the Russell 150 MDP is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Try 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. Should you have any questions, please do not hesitate to give me a call. Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) From: Sandy White [mailto:swhite@greenwayeng.com] Sent: Thursday, May 25, 2006 1:51 PM To: Ingram, Lloyd Subject: Russell 150 MDP Comments Lloyd, I am sorry not to have remembered about talking to you about Russell 150 MDP this morning when we spoke. Frederick county Planning is requiring MDP approvals or acceptances before starting the public hearing process. Since Evan and I have gone through the plan addressing all agency comments and that VDOT has approved the Russell road geometries. Would it be possible to get an MDP comment that generally states your comments from May 3, 2006 with a possible added comment stating..." MDP is acceptable, these comments should be addressed at the site plan review stage for this development" Any help would be appreciated, thanks 5/25/2006 gw Stationery . Page 2 of 2 Sandy White Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Phone: 540-662-4185 Fax: 540-722-9528 Visit us on themeb at www..qreenwayeng.com 0 CONFIDENTIALITY NOTICE: This email may contain confidential and privileged material for the sole use of the intended recipient(s). Any review, use, distribution or disclosure by others is strictly prohibited. If you have received this communication in error, please notify the sender immediately by email and delete the message and any file attachments from your computer. Thank you. 5/25/2006 YDOT Comments: Russell IV DP Page 1 of 1 Sandy White From: Ingram, Lloyd [Lloyd. Ingram@VDOT.Virginia.gov] Sent: Wednesday, May 03, 2006 8:28 AM To: Sandy White Cc: Ingram, Lloyd; 'Eric Lawrence' Subject: VDOT Comments: Russell 150 MDP VDOT has received the requested additional information and provides the following comments: Pavement - actual pavement design will be determined when CBR information is submitted. It should be noted that surface mixes greater than 2" in depth tend to rut at an accelerated rate therefore the design should include an intermediate mix to reduce the depth of the surface mix to 1.5". Trees - The subdivision design manual requires that there be 6' between the back of curb and sidewalk if trees are to be planted. The MDP did not identify the type of tree being proposed. If these trees are the type required by the county code for shade trees, then these are large trees and will need a minimum of 6' to support the rootball. Any trees planted within the right- of-way will need to be reviewed and approved by the District Roadside Development Section. All other issues seem to have been addressed. Please call should you have any questions or concerns. Lloyd A. Ingram Transportation Engineer VDOT — Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) MAY 0 s 20'06 J 5/3/2006 +Russell 150 Master Devel nt Plan Page 1 of 1 Sandy White From: Evan Wyatt Sent: Wednesday, March 22, 2006 11:54 AM To: Sandy White Subject: FW: Russell 150 Master Development Plan Please brief me and I will call Lloyd. -----Original Message ----- From: Ingram, Lloyd[mailto:Lloyd.Ingram@VDOT.Virginia.gov] Sent: Wednesday, March 22, 2006 11:09 AM To: Evan Watt Cc: Mark Lucas; Ingram, Lloyd. Subject: Russell 150 Master Development Plan Evan, I have been reviewing the MDP for the Russell 150 development and if you could provide the following information I think it would be very helpful in completing this review. . A typical cross-section of the various street typesbeing used in the development to show the relationship between the R/W width, roadway, sidewalk, plantings, etc. to ensure that it will all fit within the proposed right-of-way. . Also the proposed ADT for the respective roads. A clearer differentiation of roads that are being proposed to be taken into the VDOT system and private roads/access drives. . If you could provide that on'a plan sheet like number 4, 1 would only need to copies of that sheet to finish the report. Contact me if you have any questions. Thanks, Lloyd A. Ingram Transportation Engineer VDOT — Edinburg Residency Land Development 1.4031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) 3/22/2006 Contra! number MDP06-0004 Project Name Russell 150, LC Address 151 Windy Hill Ln. Type Application Master Development Plan Current Zoning RP & B2 Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Not Identified Siamese Location 4b • Frederick County Fire and, Peseu� A k Y Department Office of the Fire Mcrsh l Plan Review crud Core me nts Date received Date reviewed Date Revised 2/17/2006 2/21/2006 Applicant Evan Wyatt, AICP City State Zip Applicant Phone Winchester VA 22602 540-662-4185 Tax ID Number Fire District Rescue District 64-A-10, 12 21 21 Election District Recommendations Shawnee Automatic Fire Alarm System Residential Sprinkler System No No Emergency Vehicle Access Comments Access Comments Additional Comments Requirements Hydrant Location Not Identified Roadway/Aisleway Width Fire Lane Required No Special Hazards No rE� f 2U"D 3- o\ Plan Approval Recommended Reviewed By Signature Yes Jeffrey S. Neal — Title pu4jt;,� - — IM • • N Mr. Sandy White Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Russell 150, LLC - MDP Dear Mr. White: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 July 10, 2006 The revised Russell 150 Master Development Plan dated May 30, 2006, has adequately addressed all of our previous review comments except the comments related to the acquisition of offsite drainage easements. We will address this issue at the time of the site plan or subdivision design phase with the understanding that any change in the characteristics of the stormwater flows will constitute the need for an offsite easement. HES/clw cc: file Sincerely, Haneytrawsnyder, Jr., P.E. Director of Public Works JUL 1 2 2006 107 North Kent Street • Winchester, Virginia 22601-5000 ti COUNTY of FREDERICK Department of Public Works 540/665-5643 March 9, 2006 FAX: 540/678-0682 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Russell 150, LLC - Master Development Plan (MDP) Frederick County, Virginia Dear Evan: We have completed our review of the proposed MDP for the Russell 150, LLC development and offer the following continents: Refer to Sheet 3 of 8: Provide this office with a copy of the wetlands delineation report. Also, provide the Corps of Engineers with a copy of the proposed MDP with the wetlands disturbance application. 2. Refer to Sheet 5 of 8: a. The location of the proposed stormwater management (SWM) within Phase 3 is questionable regarding constructibility. The steep slopes in this area may prohibit the construction of a stormwater management pond. Also, the steeper the slopes within the same area may have an adverse impact on construction of the townhouse structures. b. Verifi_' that the slopes associated with Phase 2 do not classif<_as steep slopes (steeper than 2h to 1 v). Refer to Sheet 7 of 8: An off -site drainage easement will be required downstream of the designated SWM if a point source discharge is created near the property line. I can be reached at 722-8214 if you have any questions regarding the above continents. Sincerely', Harvev trawsnyder, Jr., P.E. Director o Public Works HES/rls 3701 C:\Program FUes\wordPerr VAre 1 \ nda\ \IP('O\l\J�,V:TS RIISSEI, :Ota �\I (' 1. I - , e 'Meet - i inc ester, Virginia �16 -96 0 Frederick Count Virgin i0 Master Development Plan Application Pack Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4 Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 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) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Evan Wyatt, AICP 151 Windy Bill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Russell 150. LC Location of property: From the intersection of Route 522 and Route 50/17 go south on Route 522 (Front Royal Pike) 1.25 miles to the intersection of Airport Road (Route 645). The property is located immediately on the right (west) side of Route 522. Frederick County Inspections Department's Department's Comments: n Jt'✓1� Tics 0ey,j61 f 'A 1'`C�-���� r eCl ^^Pr+c v '7 1v1A t 2 f0 2006 25 3701 Frederick Count Virginia Master Application 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 Evan Wyatt, A1CP 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Russell 150, LC Location of property: From the intersection of Route 522 and Route 50/17, go south on Route 522 (Front Royal Pike) 1.25 miles to the intersection of Airport Road (Route 645). The property is located immediately on the right (west) side of Route 522. Frederick County Sanitation Authority's Comments: 0 Q 2006 24 Frederick Count, Vir inia— Q Master DevelopOr t Plan A Request for Master Development Plan Comments Frederick County -Winchester Health Department Mail to: Hand deliver to: Frederick -Winchester Health Department 107 North Kent Street, Suite 201 Attn: Sanitation Engineer Winchester, VA 107 North Kent Street, Suite 201 (540) 722-3480 Winchester, Virginia 22601 (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) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Evan Wyatt, AICP 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Russell 150, LC Location of property: From the intersection of Route 522 and Route 50/17, go south on Route 522 (Front Royal Pike) 1.25 miles to the intersection of Airport Road (Route 645). The property is located immediately on the right (west) side of Route 522. Frederick County -Winchester Health Department's Comments: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 August 30, 2006 Mr. Mark Lucas Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Site Plan/Road Improvement Plan Comments - Russell 150 Property Frederick County, Virginia Dear Mr. Lucas: Upon review of the subject plan, we offer the following comments: Provide a note stating that vegetative stabilization must be uniform, mature enough to survive and adequate to inhibit erosion. 2. Provide a note requiring dams, dikes and diversions to be stabilized immediately after construction. Please change the note on Sheet 4 under Vegetative measures to require immediate stabilization. On Sheet 6, the area to the silt fence near the stream crossing exceeds an area greater than two (2) acres, it will be necessary to install small sediment traps to provide adequate erosion and sediment control on both sides of the right-of-way. 4. All applicable federal, state and local regulations pertaining to working in or crossing live watercourses shall be met - provide copies of these stream crossing permits at the time of land disturbance application submittal. The DCR permits will be required prior to our issuing a land disturbance permit in accordance with Frederick County Code §79-3.A.2. Provide a note stating that the bed and banks of a watercourse shall be stabilized immediately after work in the watercourse has been completed. 6. Provide the appropriate notes regarding trenching practices in accordance with 4VAC50-30-40.16. 7. Provide a note requiring that all temporary erosion and sediment control measures shall be removed within 30-days once no longer required; trapped sediment must be removed and stabilized. C:\Program FilesMordPerfect Office X3\Rhonda\TEMPCOMMENTS\RUSSELL15ORDIMPROVESPCOM.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 06 ,offGe Russell 150 Comments SEP 2006 Page 2 August 30, 2006 8. To ensure that the two-year runoff from the site does not overtop banks of the natural channels and does not cause erosion, provide calculations to support the flow rates provided on Sheet 4. 9. Show the ten-year HGL in storm sewer profiles. The Rim elevations shown in the calculations do not match those in the profiles. 10. Demonstrate that the velocities along the diversion dike for Airport Road will not create erosion or provide stabilization in accordance with VESCH 3.17. 11. Provide a description of the adjacent areas such as streams, lakes, residential areas, roads, etc., which may be affected by land disturbing. 12. Provide a description of any off -site land disturbing activities which will occur. 13. Refer to Sheet 4, Critical Areas Note: Why is the sediment not trapped onsite? 14. Label the drainage area acreage. 15. Indicate the areas with potentially serious erosion problems on the erosion and sediment control plans. 16. Show all proposed site improvements to the extent possible, provide an exhibit which reflects likely future development. 17. Provide the responsible Land Disturber signature block on the plans. Once these comments have been addressed, submit one (1) set of plans for further review. Please highlight on the revised plans the changes listed above. Sincerely, tc'_ 6JdZ', Joe C. Wilder 10-2 Deputy Director JCW/r1s cc: Mark Cheran, Zoning and Subdivision Administrator file CAProgram Files\WordPerfect Office X3\Rhonda\TEMPCOMMENTS\RUSSELL150RDIMPROVESPCOM.wpd 0 • lu N S DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA E STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: June 21, 2006 SUBDIVISION: Russell150 STAFF MEMBER: Marcus Lemasters, Director APPLICANT: Greenway Engineering Attn: Sandy White 151 Windy Hill Ln Winchester, VA 22602 COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use by the Russell 150 subdivision and has made the following determinations: 1. The following road names are USABLE in the Frederick County Road Naming and Structure Numbering System: Armistead Bragg Loring Pettigrew Wheeler Buell Ingalls Logan McClellan Roscrans Thomas 2. The following road names are NOT USABLE because of conflict, either by spelling or by p: o;'ct;cs with road names already in the Frederick Courity Road Naming and Structure Numbering System: Johnson Sickles 3. Road names are not approved and accepted into the Frederick County Road Naming and Structure Numbering System without plats or plans delineating location, access from current road system, location, entire length Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5614 JUN 2 3 2006 31 C 1 U9 - Request for Master Development Plan Comments Department of GIS (Geographic Information Systems) Mail to: Department of GIS, Attn: GIS Manager 107 North Kent Street Winchester, VA 22601 (540) 665-5614 Hand deliver to: Department of GIS 107 North Kent Street Winchester, VA 22601 (540) 665-5614 The GIS Department will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed 'through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach 'one copy of the plan indicating proposed names. Applicant's Name: Greenway Engineering, Evan Wvatt, AICP Address 151 Windy Hill Lane 1 Winchester, VA 22602 JUN 2 2006 J� Phone Number 540-662-4185�% Name of development and/or description of the request: Russell 150 Location of property: From the intersection of Route 522 and Route 50/17. go south on Route 522 (Front Royal Pike) 1.25 miles to the intersection of Airport Road (Route. 645). The property is located immediately on the right (west) side of Route 522. Armistead. Bragg. Johnson. Loring Pettigrew. Wheeler. Buell Ingalls. Logan. McClellan, Rosecrans, Sickles. Thomas for proposed road names. GIS Dept. Comments: ExrF—AISICItlS Cf- 6,c 4 "?V&a 604t& R-nb FA -sr' DEW,$ _SrA-0e7- 1"ae 4?J40a&T.6 4re,0/J/AJ 14r0 17fE s ysr iar 4n /t/)9M,6 — ,4 nos At S2Z 60jr-s 95-07" GIS OFFICE USE ONLYyw& A, .G i'}4R 1N d� 1 5 }'Y3 �4'. S i syV 1 N { 5 Date reviewed, n '.' 3 l r Date revision received'L fi Dater approved » lrcompl`ete Incomplete Date reviewed Date approved Revision required 7 7h�',6 Signature and Date' I Frederick Count Virginia* Master DevelopniMt Plan Application 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 2"d Floor 107 N. Kent Street Winchester, VA Winchester, VA 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) copies of the NIDP with the sheet. Applicant's Name: Address Phone Number Evan Wyatt, A1CP 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Russell 150, LC Location of property: From the intersection of Route 522 and Route 50/17, go south on Route 522 (Front Royal Pike) 1.25 miles to the intersection of Airport Road (Route 645). The property is located immediately on the right (west) side of Route 522. Department of Parks and Recreation's Comments: See attached comments JUN 2 6 2006 28 3101 :I_.- 0 • Russell 150, LLC • The revised Master Development Plan, dated 5/30/06, appears to meet open space and recreational unit requirements. • All bicycle lanes/trails appear to meet Virginia Department Standards for hard surface facilities. However, although the project Impact Statement indicated that adequate width must be provided to accommodate bicycle lanes along the East Tevis Street overpass, this is not reflected in the Master Development Plan. This east/west connection in a vital link between the City of Winchester and Frederick County. Without this connection, we will be forgoing an excellent opportunity to facilitate alternative means of transportation in this area. • It is understood the detailed information regarding the required recreational units will be submitted for approval during the site plan review phase of this project. • This development does not appear to offer the monetary proffer needed to offset the impact the residents of this development will have on the Parks and Recreation services provided by the county. M. Doran, Director ick County Parks and Recreation 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 2°d Floor 107 N. Kent Street Winchester, VA Winchester, VA 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) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Evan Wyatt, AICP 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Russell 150, LC Location of property: From the intersection of Route 522 and Route 50/17, go south on Route 522 (Front Royal Pike) 1.25 miles to the intersection of Airport Road (Route 645). The property is located immediately on the right (west) side of Route 522. Department of Parks and Recreation's Comments: Please see comments attached. FEB 2 i 2006 28 3% D 1 Russell 150,LLC • The Project Information Section does not include an open space or recreational unit summary. • The vast majority of the proposed open space appears to be along steep slopes, within the 100 year floodplain, and in wetland areas. Staff would rather see usable open space that meets the active and passive leisure needs of area residents. • All bicycle lanes/trails should meet the Virginia Department of Transportation Standards for hard surface facilities. Also, the proposed bridge crossing Interstate .81 should include a bike lane. • Detailed information regarding the required recreational units will need to be submitted for review by this department. • This development does not appear to offer the monetary proffer needed to offset the impact the residents of this development will have on the Parks and Recreation services provided by the county. R • Frederick County, Virgini%a Master Developft ment Plan Application Package _Request for Master Development Plan Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport 491 Airport Road Attn: Executive Director (Route 645, off of Route 522 South) 491 Airport Road (540) 662-2422 Winchester, Virginia 22602 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name Address Phone Number Evan Wyatt, A1CP 151 Windy Hill Lane Winchester. VA 22602 540-662-4185 Name of development and/or description of the request: Russell 150, LC Location of property: From the intersection of Route 522 and Route 50/17, go south on Route 522 (Front Roval Pike) 1.25 miles to the intersection of Airport Road (Route 645). The property is located immediately on the right (west) side of Route 522. Winchester Regional Airport Comments: I I �! MAY 0 R 2006 _ 3�01 • WINCHESTER REGIONAL AIRPORT SERVING THE TOP OF VIRGINIA / ay 8, 2006 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 Re: Master Development Plan Comments —Russell 150 Shawnee Magisterial District Dear Mr. Wyatt: The Winchester Regional Airport Authority would like to express our concerns regarding the residential component of the Master Development Plan for Russell 150, LLC. Residential development adjacent to or under a flight path used regularly by aircraft as they arrive or depart the airport is subject to aircraft noise. Due to the proximity of this proposed subdivision to the flight pattern at Winchester Regional Airport, the developer should be encouraged to advise future property owners of this potential through a disclosure statement and possibly through a covenant in their property deed or statement in their lease agreement. As the airport continues to expand services and operation, noise associated with such expansion is likely, to increase. Winchester Regional Airport is a vital link in the National Air Transportation System used by private citizens, commercial air carriers, business and industry throughout the region to transport people and goods around the world. The Winchester Regional Airport has a direct and significant economic impact on our community and is continually working towards expanding it operations. To be successful in our ventures, we need citizen support, which is the reason for our concern regarding potential complaints about aircraft noise. We offer the following comments regarding this Master Development Plan: 1. Potential homeowners/tenants should be provided disclosure statements regarding airport operations and consideration should be given to including such statement through a covenant in the deed or a statement in their lease agreement. 2. Developer should include noise attenuation for all buildings whether commercial or residential. 3. Burning should be prohibited to avoid visibility obstructions to approaching/departing aircraft. 4. Due to the location of the proposed buildings within the flight pattern, we are requesting that any and all outdoor lighting at this site be of a shielded type and amber in color to minimize possible light pollution on aircraft entering the pattern. L111 5. During the construction phase of the buildings, all cranes will be required to have an aviation obstruction flag and/or obstruction light visible during operations and must be lowered at night unless lit. Intended hours and dates of operation should be coordinated with the Airport Operations Supervisor no less than twenty-four hours prior to beginning in order for staff to coordinate information with Dulles approach. 6. Given the close proximity to the airport, the developer/engineer will need to file FAA form 7460-1 which can be downloaded from the FAA website along with the instructions. This request mainly concerns the commercial development phase. Thank you for giving these comments and concerns consideration during your development phase. Should you have questions, please do not hesitate to contact me. Sincerely, '*� prr-,' S. R. Manuel Executive Director • 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 4 Floor 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 Evan Wyatt, AICP 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Russell 150, LC Location of property: From the intersection of Route 522 and Route 50/17, go south on Route 522 (Front Royal Pike) 1.25 miles to the intersection of Airport Road (Route 645). The property is located immediately on the right (west) side of Route 522. Department of Planning and Development's Comments: 23 • i GREENWAY ENGINEERING 151 Windy Hill Lane JUL 1 2 M6 Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Russell 150-Master Development Plan File No: 3701 Date: July 12, 2006 To: FC Planning Attn: Candice Perkins Copied From: Sandy White/dim GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Delivery: I— Fed Ex ❑ U.S. Mail ❑Q Courier ❑ Pick Up ❑ Other ❑ Urgent F For Your Review Q As You Requested ❑ Please Comment Message Candice, Attached is the following for the above project for placement on the agenda for the August 16, 2006 Planning Commission public hearing: -44 copies of the master development plan -Application fee check for $17,028.00 -Planning comment response letter -Agency approval letters from VDOT, Parks and Recreation, Airport, Public Works, Inspections, GIS, FCSA, Fire Marshal, and Frederick -Winchester Health Dept. Also included is a copy of the master development plan application, Special Limited Power of Attorney, and comment response letter .The originials were previously submitted to our office. Thank you for your assistance. Call with any questions or need for additional informaiton. Hand Delivery and Pick Ups Only: Received by: Date: Please Print Name: • 0 GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTA 4 N 1 6 2006 Project Name: Russell 150 - Route 522 South File No: 3701 Date: Fri, Jun 16, 2006 To: Frederick County Planning 107 North Kent Street Winchester, VA 22601 Attn: Copied Candice Perkins File From: Sandy White GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Delivery: I— Fed Ex ❑ U.S. Mail IF Courier ❑ Pick Up ❑ Other ❑ Urgent 0 For Your Review ❑ As You Requested ❑ Please Comment Message Candice, Enclosed are two (2) copies of the updated MDP per Evans Wyatt. We will be formally submitting as soon as we receive comments from Jim at Parks and Rec. and Ed at Public Works.. Should be next week. Sandy Hand Delivery and Pick Ups Only: Received by: Date: Please Print Name: GREEN WAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 June 16, 2006 County of Frederick Department of Planning and Development 107 North Kent Street Suite 202 Winchester, VA 22601-5000 Attn: Candice Perkins, Planner II Re: Russell 150 Master Development Plan Comment Response Dear Ms. Perkins: JUN 1 6 2006 We are in receipt of comments dated May 2, 2006 and offer the following responses: Comments from Frederick County Planning Comment 1: RP Requirements. As indicated on the coversheet and sheet 5, one of the notes for the RP section is incorrect. Under the phasing plan on sheet 5, state that only forty units are allowed per year from the approval date of the MDP. Response: We have corrected the note on sheet 1 and 5 pertaining to the RP notes as well as putting the proffered statement limiting development to 40 units per year on sheet 5. Comment 2: Recreational Units. Sheet 5 states that there is a trail being provided as part of the recreational unit requirement. State what type of material this trail will be comprised of. Response: We have provided a typical section on sheet 5 of the proposed asphalt trail being provided in the townhouse area. The trail will be 10' wide, have 6" base of 21A, and a topcoat of 2" of SM2A asphalt per Frederick County Parks and Recreation Department recommendation. Comment 3: Shared Buffer. Sheet 4 and 5 state that a shared buffer is planned to be used. The buffer shown is a reduced buffer and this site does not qualify for a reduced buffer because the adjoining B2 property has trees, not the Russell 150 site. Section 165-37D(9) states that buffer distances can be reduced if "existing vegetation achieves the function of a full screen". This site can use a shared buffer, but the entire distance required is 100'. Response: The applicant and the Shepards (B-2 owners) have come to an agreement to place a common shared buffer easement (100') totally on the Russell 150 project due to the negative impact this buffer would have on future development on the B-2 parcel. Comment 4: Roundabout. Proffer B states that a roundabout will be provided for the intersection of Warrior Drive and Airport Road unless VDOT states otherwise. The MPD provided does not show a roundabout. Response: The MDP has shown the approved VDOT geometric design on sheets 4 and 4A. Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 File #370 1 /SW/adf/dlm www.greenwayeng.com • Comment 5. Symbols Legend. On sheet 4, a symbol should be added that shows the lot lines. Response: We have added the lot lines to the legend. Comment 6: Utilities. On sheet 4, label the sewer trunk line as "existing". If it is a "proposed" trunk line, it needs to be removed from the no disturbance area. Response: We have made the change to the sanitary sewer line in Buffalo Lick Run. Comment 7: Buffer Detail. The zoning district buffer shown on sheets 5 and 6 show two trees per ten linear feet, not three; revise the detail. Response: We have revised all pertinent buffer details. Comment 8: Road Efficiency Buffers. A REB needs to be placed along Route 522 along the RP portion of the site. Response: We.have placed a road efficiency buffer along the RP portion of the property against Route 522. Comment 9: No Disturbance Area. The proffers stated that the no disturbance area would only include one street. The trail that is being proposed would require disturbance and should not be placed in this area. Response: We have relocated the trails out of the no disturbance area. Comment 10: Bicycle Lanes. Show the location of the bicycle lanes per the GDP. Response: We have shown the approved GDP bicycle lanes on sheets 4, 5, 6, 7, and 8. Comment 11: Road Details. Road details need to be provided on the MDP, along with a detail for the bike lane. Also state if the roads are public or private. Response: Road details have been provided on sheets 4, 4A, and 5. Comment 12: Landscaping Requirements. On sheet 5, provide the landscaping requirements for townhouse units. Response: We are providing the section 135-36A(2) Ornamental planting option that requires 6 ornamental shrubs and 2 ornamental trees for every 5 townhouse units. In addition, we have addressed other agency comments in our submission package. Please find attached the revised MDP plan, the MDP application, a signed and notarized Special Limited Power of Attorney Form, all agency comments, and an application review fee check. Thank you for your assistance with this project. Feel free to contact me with any questions or concerns. Sincerely, Greenway Engineering S Sandy White Enclosures File #3701/Madt%dim GGEEGAY ENGINEERING FILE P Y 151 Windy Hill lane Winchester, Virginia 22602 Founded in"1971 June 16, 2006 County of Frederick Department of Planning and Development 107 North Kent Street Suite 202 Winchester, VA 22601-5000 Attn: Candice Perkins, Planner II Re: Russell' 150 Master Development Plan Comment Response Dear Ms. Perkins: We are in receipt of comments dated May 2, 2006 and offer the following responses: Comments from Frederick County Planning Comment 1: RP Requirements. As indicated on the coversheet and sheet 5, one of the notes for the RP section is incorrect. Under the phasing plan on sheet 5, state that only forty units are allowed per year from the approval date of the MDP. Response: We have corrected the note on sheet I and 5 pertaining to the RP notes as well as putting the proffered statement limiting development to 40 units per year on sheet 5. Comment 2: Recreational Units. Sheet 5 states that there is a trail being provided as part of the recreational unit requirement. State what type of material this trail will be comprised of. Response: We have provided a typical section on sheet 5 of the proposed asphalt trail being provided in the townhouse area. The trail will be 10' wide, have 6" base of 21A, and a topcoat of 2" of SM2A asphalt per Frederick County Parks and Recreation Department recommendation. Comment 3: Shared Buffer. Sheet 4 and 5 state that a shared buffer is planned to be used. The buffer shown is a reduced buffer and this site does not qualify for a reduced buffer because the adjoining B2 property has trees, not the Russell 150 site. Section 165-37D(9) states that buffer distances can be reduced if "existing vegetation achieves the function of a fid1 screen ". This site can use a shared buffer, but the entire distance required is 100'. Response: The applicant and the Shepards (B-2 owners) have come to an agreement to place a common shared buffer easement (100') totally on the Russell 150 project due to the negative impact this buffer would have on future development on the B-2 parcel. Comment 4: Roundabout. Proffer B states that a roundabout will be provided for the intersection of Warrior Drive and Airport Road unless VDOT states otherwise. The MPD provided does not show a roundabout. Response: The MDP has shown the approved VDOT geometric design on sheets 4 and 4A. Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 File #3701/SW/adf/dlm %vww.greenwaveng.com y Comment 5: Symbols Legend. On sheet 4, a symbol should be added that shows the lot lines. Response: We have added the lot lines to the legend. Comment 6: Utilities. On sheet 4, label the sewer trunk line as "existing". ]f it is a "propcsed" trunk line, it needs to be removed from the no disturbance area. Response: We have made the change to the sanitary sewer line in Buffalo Lick Run. Comment 7: Buffer Detail. The zoning district buffer shown on sheets 5 and 6 show two trees per ten linear feet, not three; revise the detail. Response: We have revised all pertinent buffer details. Comment 8: Road Efficiency Buffers. A REB needs to be placed along Route 522 along the RP portion of the site. Response: We.have placed a road efficiency buffer along the RP portion of the property against Route 522. Comment 9: No Disturbance Area. The proffers stated that the no disturbance area would only include one street. The trail that is being proposed would require disturbance and should not be placed in this area. Response: We have relocated the trails out of the no disturbance area. Comment 10: Bicycle Lanes. Show the location of the bicycle lanes per the GDP. Response: We have shown the approved GDP bicycle lanes on sheets 4, 5, 6, 7, and 8. Comment 11: Road Details. Road details need to be provided on the MDP, along with a detail for the bike lane. Also state if the roads are public or private. Response: Road details have been provided on sheets 4, 4A, and 5. Comment 12: Landscaping Requirements. On sheet 5,. provide the landscaping requirements for to,a,nho!!se units. Response: We are providing the section 135-36A(2) Ornamental planting option that requires 6 ornamental shrubs and 2 ornamental trees for every 5 townhouse units. In addition, we have addressed other agency comments in our submission package. Please find attached the revised MDP plan, the MDP application, a signed and notarized Special Limited Power of Attorney Form, all agency comments, and an application review fee check. Thank you for your assistance with this project. Feel free to contact me with any questions or concerns. Sincerely, Greenway Engineering S044 Sandy White Enclosures File #3701 /Madf/dlm 2 COUNTY of FREDER.ICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 2, 2006 Mr. Sandy White Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Preliminary Review Comments for Russell 150 Master Development Plan Property Identification Number (PINs): 64-A-10 & 12 Dear Mr. White: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as Russell 150. Staffs review comments are listed below for your consideration. 1. RP Requirements. As indicated on the coversheet and sheet 5, one of the notes for the RP section is incorrect. Under the phasing plan on sheet 5. state that only forty units are allowed per year from the approval date of the MDP. 2. Recreational Units. Sheet 5 states that there is a trail being provided as part of the recreational unit requirement. State what type of material this trail will be comprised of. 3. Shared Buffer. Sheet 4 and 5 state that a shared buffer is planned to be used. The buffer shown is a reduced buffer and this site does not qualify for a reduced buffer because the adjoining B2 property has trees, not the Russell 150 site. Section 165-371)(9) states that buffer distances can be reduced if "existing vegetation achieves the function of a full screen". This site can use a shared buffer, but the entire distance required is 100'. 4. Roundabout. Proffer B states that a roundabout will be provided for the intersection of Warrior Drive and Airport Road unless VDOT states otherwise. The MPD provided does not show a roundabout. 5. Symbols Legend. On sheet 4, a symbol should be added that shows the lot lines. 6. Utilities. On sheet 4, label the sewer trunk line as "existing". If it is a "proposed" trunk line, it needs to be removed from the no disturbance area. 7. Buffer Detail. The zoning district buffer shown on sheets 5 and 6 show two trees per ten linear feet, not three; revise the detail. MAY 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Sandy White. Re: Russell 150 MDP May 2, 2006 Page 2 8. Road Efficiency Buffers. A REB needs to be placed along Route 522 along the RP portion of the site. 9. No Disturbance Area. The proffers stated that the no disturbance area would only include one street. The trail that is being proposed would require disturbance and should not be placed in this area. 10. Bicycle Lanes. Show the location of the bicycle lanes per the GDP. 11. Road Details. Road details need to be provided on the MDP, along with a detail for the bike lane. Also state if the roads are public or private. 12. Landscaping Requirements. On sheet 5, provide the landscaping requirements for townhouse units. In order to continue the review of this Master Development Plan, 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. 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.LS., Frederick County Health Department, Frederick County Parks & Recreation, Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins Planner II CEP/bad Attachment cc: Denver Quinnelly, 22A Ricketts Drive, Winchester, VA 22601 /Ato% %47 Founded in 1971 • GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 May 16, 2006 County of Frederick Department of Planning and Development 107 North Kent Street Suite 202 Winchester, VA 22601-5000 Attn: Candice Perkins, Planner II Re: Russell 150 Master Development Plan Comment Response Dear Ms. Perkins: We are in receipt of comments dated May 2, 2006 and offer the following responses: Comments from Frederick County Planning MAY 16 2W6 Comment 1: RP Requirements. As indicated on the coversheet and sheet S, one of the notes for the RP section is incorrect. Under the phasing plan on sheet S, state that only forty units are allowed per year from the approval date of the MDP. Response: We have corrected the note on sheet 1 and 5 pertaining to the RP notes as well as putting the proffered statement limiting development to 40 units per year on sheet 5. Comment 2: Recreational Units. Sheet 5 states that there is a trail being provided as part of the recreational unit requirement. State what type of material this trail will be comprised of. Response: We have provided a typical section on sheet 5 of the proposed asphalt trail being provided in the townhouse area. The trail will be 10' wide, have 6" base of 21 A, and a topcoat of 2" of SM2A asphalt per Frederick County Parks and Recreation Department recommendation. Comment 3: Shared Buffer. Sheet 4 and 5 state that a shared buffer is planned to be used. The buffer shown is a reduced buffer and this site does not qualify for a reduced buffer because the adjoining B2 property has trees, not the Russell 150 site. Section 165-37D(9) states that buffer distances can be reduced if "existing vegetation achieves the function of a full screen". This site can use a shared buffer, but the entire distance required is 100'. Response: The applicant and the Shepards (B-2 owners) have come to an agreement to place a common shared buffer easement (50') totally on the Russell 150 project due to the negative impact this buffer would have on future development on the B-2 parcel. Comment 4: Roundabout. Proffer B states that a roundabout will be provided for the intersection of Warrior Drive and Airport Road unless VDOT states otherwise. The MPD provided does not show a roundabout. Response: The MDP has shown the approved VDOT geometric design on sheets 4 and 4A. Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com File #3701/SW/adf/dlm 0 • Comment S: Symbols Legend. On sheet 4, a symbol should be added that shovvs the lot lines.. Response: We have added the lot lines to the legend. Comment 6: Utilities. On sheet 4, label the sewer trunk line as "existing ". If it is a "proposed" trunk line, it needs to be removed from the no disturbance area. Response: We have made the change to the existing sanitary sewer line in Buffalo Lick Run. Continent 7. Buffer Detail. The zoning district buffer shown on sheets S and 6 show two trees per ten linear feet, not three; revise the detail. Response: We have revised all pertinent buffer details. Comment 8: Road Efficiency Buffers. A REB needs to be placed along Route 522 along the RP portion of the site.. Response: We have placed a road efficiency buffer along the RP portion of the property against Route 522. Comment 9: No Disturbance Area. The proffers stated that the no disturbance area would only include one street. The trail that is being proposed would require disturbance and should not be placed in this area. Response: We have relocated the trails out of the no disturbance area. Comment 10: Bicycle Lanes. Show the location of the bicycle lanes per the GDP. Response: We have shown the approved GDP bicycle lanes on sheets 4, 5, 6, 7, and 8. Continent 11: Road Details. Road details need to be provided on the MDP, along with a detail for the bike lane. Also state if the roads are public or private. Response: Road details have been provided on sheets 4, 4A, and 5. Comment 12: Landscaping Requirements. On sheet 5, provide the landscaping requirements for townhouse units. Response: We are providing the section 135-36A(2) Ornamental planting option that requires 6 ornamental shrubs and 2 ornamental trees for every 5 townhouse units. In addition, we have addressed other agency comments in our submission package. Please find attached the revised MDP plan, the MDP application, a signed and notarized Special Limited Power of Attorney Form, all agency comments, and an application review fee check. Thank you for your assistance with this project. Feel free to contact me with any questions or concerns. Sincerely, Greenway Engineering Sandy White Enclosures File #3701 /S W/adf/dlm GREENWAY ENGINEERING %4o7 151 Windy Hill Lane Fouruled in 1971 Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Russell 150-Master Development Plan File No: 3701 Date May 16, 2006 To: FC Planning From: Sandy White/dlm Attn: Candice Perkins GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ® As You Requested ❑ Please Comment Message: Candice, Attached is the following for the above project: -Comment response letter -Master Development Plan application -Application fee check for $17,028.00 -Signed/notarized Special Limited Power of Attorney form -Planning comment form -Agency comment letters -44 copies of the master development plan As alwasys, thank you for your assistance. Call with any questions or need for additonal copies or information. Hand Delivery and Pick Ups Only: Received By: Date: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 2, 2006 Mr. Sandy White Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Preliminary Review Comments for Russell 150 Master Development Plan Property Identification Number (PINs): 64-A-10 & 12 Dear Mr. White: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as Russell 150. Staff s review comments are listed below for your consideration. 1. RP Requirements. As indicated on the coversheet and sheet 5, one of the notes for the RP section is incorrect. Under the phasing plan on sheet 5, state that only forty units are allowed per year from the approval date of the MDP. 2. Recreational Units. Sheet 5 states that there is a trail being provided as part of the recreational unit requirement. State what type of material this trail will be comprised of. 3. Shared Buffer. Sheet 4 and 5 state that a shared buffer is planned to be used. The buffer shown is a reduced buffer and this site does not qualify for a reduced buffer because the adjoining 132 property has trees, not the Russell 150 site. Section 165-371)(9) states that buffer distances can be reduced if "existing vegetation achieves the function of a full screen". This site can use a shared buffer, but the entire distance required is 100'. 4. Roundabout. Proffer B states that a roundabout will be provided for the intersection of Warrior Drive and Airport Road unless VDOT states otherwise. The MPD provided does not show a roundabout. 5. Symbols Legend. On sheet 4, a symbol should be added that shows the lot lines. 6. Utilities. On sheet 4, label the sewer trunk line as "existing". If it is a "proposed" trunk line, it needs to be removed from the no disturbance area. 7. Buffer Detail. The zoning district buffer shown on sheets 5 and 6 show two trees per ten linear feet, not three; revise the detail. r-- ! MAY u 3�7r�1 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 h M 4b to Mr. Sandy White Re: Russell 150 MDP May 2, 2006 Page 2 8. Road Efficiency Buffers. A REB needs to be placed along Route 522 along the RP portion of the site. 9. No Disturbance Area. The proffers stated that the no disturbance area would only include one street. The trail that is being proposed would require disturbance and should not be placed in this area. 10. Bicycle Lanes. Show the location of the bicycle lanes per the GDP. 11. Road Details. Road details need to be provided on the MDP, along with a detail for the bike lane. Also state if the roads are public or private. 12., Landscaping Requirements. On sheet 5, provide the landscaping requirements for townhouse units. In order to continue the review of this Master Development Plan, 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. 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 Health Department, Frederick County Parks & Recreation, Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins Planner II CEP/bad Attachment cc: Denver Quinnelly, 22A Ricketts Drive, Winchester, VA 22601 .Ptx- 0 GREENWAY ENGINEERING %ZP1 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 226( TRANSMITTAL Project Name: Airport Road Russell Farm - Russell 150- File No: 3701 Date: Fri, Mar 24, 2006 To: Candice Perkins Attn: Frederick County Plan w Copied file IV From: Sandy White IV GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail RJ Courier ❑ Pick Up ❑ Other ❑ Urgent IF For Your Review 0 As You Requested ❑ Please Comment Message Candice, I have enclosed 2 sets of the Master Development Plan for your preliminary review. When have received all agency comments (submitted out 2/17/06) we will complete the official submission package to you. If you have any questions, please call myself or Evan. Thanks, Sandy Hand Delivery and Pick Ups Only: Received by Date: Please Print Name! I Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 COUNTY of FREDERICK Department of Public Works 540/665-5643 March 9. 2006 FAX: 540/678-0682 RE: Russell 150, LLC - Master Development Plan (MDP) Frederick County, Virginia Dear Evan: We have completed our review of the proposed MDP for the Russell 150, LLC development and offer the following comments: Refer to Sheet 3 of 8: Provide this office with a copy of the wetlands delineation report. Also, provide the Corps of Engineers with a copy of the proposed MDP with the wetlands disturbance application. 2. Refer to Sheet 5 of 8: a. The location of the proposed stonnwater management (SWM) within Phase 3 is questionable regarding constructibility. The steep slopes in this area may prohibit the construction of a stormwater management pond. Also, the steeper the slopes within the same area may have an adverse impact on construction of the townhouse structures. b. Verify that the slopes associated with Phase 2 do not classify as steep slopes (steeper than 2h to I v). Refer to Sheet 7 of 8: An off -site drainage easement will be required downstream of the designated SWM if a point source discharge is created near the property line. I can be reached at 722-8214 if you have any questions regarding the above comments. Sincerely, Harvey . trawsnyder, Jr., P.E. Director o Public Works HES/rls (::\Program Files\wordPerl 4i11`OrtWBent Street •( i'lne ester-, Virgi iatLLW`9660 AMENDMENT Action: PI,ANNTNG COMMISSION: March 16, 2005 - Recommended Appro`al BOARD OF SUPERVISORS: September 28, 2005 11 APPRONTI) tJ. DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING 401-05 FOR RliSSELL 150 WHEREAS, Rezoning #01-05 for Russell 150, was submitted by Grecnway Engineering to rezotle 96.28 acres from RA (Rural Areas) District to B2 (General Business) District and 54 acres from RA (Rural Areas) District to RP (Residential Performance) District. This property fronts on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), in the Shawnee Magisterial District, and is identified by Property Identification Lumbers (P1Ns) 64-A-10 and 64-A-12. The property also fronts on the cast side of Interstate 81. WHEREAS, the Planning Commission held a public hearing on this rezoning on March 16.2005; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on April 1 3. 2(105: and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health. safety, welfare, and in conformance with the Comprehensi\'e Policy Plan; NOW, THEREFORE, BE ur ORDAINED by the l=rrdcrich County Board of Supervisors that (. hajilcr till o tiles /lill1jl}„ 11 c.:i1C!K1' 1 its ::\ 11C l.l, /.11111111! DiSO'lLL A;laj7 lU change ?6?8 acres ti'om RA(Rural Areas) District to 132 (Gzncra} Business) District and 54 acres lnnm RA ( Rural Areas) District to RP (Residential Performance) District, as described by the application and plat submitted. subiect to the attached conditions voluntarily proffered in writing by the applicant and the property owner. This ordinance shall be in effect on the date of adoption. Passed this 28th day of September, 2005 by the lolloy\ing recorded vote: Richard C. Shickle. Chairman Gina A. Forrester Lynda J. Eyler (irnr- I- F dlwr PDRcs. rI 14)i Aye Barbara I. Van Osten Aye Nay Gary Dove Aye Aye Bill M. Ewing Aye Aye A COPY ATTEST .1ohn i:. :i t4'- .ir. � r..-.,�.. ..71l...... �y:. i:I. :for • • Ureemkay latgnrecri+ig octoher 22. 2001 Revised Oetuber 27. 2004: Revised Fchruanv 17. 2005 kv%iwd March IN )IRIi I?.-% crri NenlrmF.., 16. 7phi Revised September 28, 2005 I2USSELL 150, LC — PROFFER STATEMEN"I., Ru»ell 150 R a piing REZONING: RZ# 01-05 Rural Areas (RA) to Business General (132) and Residential Performance (RP) 1)R01)FRTY: 150.28-acres 'fax Parcels 464-((A))-10 & 64-((A))-12 RIPCORD OWNER: Russell 150. LC APPLICANT: Russell 150, LC (here -in after the "Applicant") PROJECT NAME: Russell 150 ORIGINAL DATE OF PROFFERS: REVISION DATE Prelintinary Matters October 22. 2004 September 16, 2005 Pursuant to Section 15.2-2296 Et. Sey. of the Code of Virginia, 1950. as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning. the undersigned applicant hereby proffers that in the event the Board of Supci-visors of Frederick County. Virginia, shall approve Rezoning Application 4 01 -05 for the: rezoning of 150 28=-acres from the Rural Areas (RA) District to 96.28f-acres of Business General (lit) District and 54.0±-acres Residential Performance (RP) District, development of the subject property ("Property") shall be done in confonnity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County hoard of Supervisors in accordance with the said Code and 'Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no ellect whatsoever. These proffers shall be binding upon the Applicant and any legal successors, heirs, or assigns. 'ihe 1'1-operty. identified as Russell 150. and more particularly described as the lands o\\ne;d by Russell 150. LC, being all of Tax Map Parcels 64-((A))-10 and 64-((A))-12 and further as shown on a plat entitled Survey of the Remaining (.ands of June H. Russell. by f:bert and Associates dated February 1 1998. 1 do;;;'ul LAW t irremeal' !'n_utccrin_ octoher 22, 2004 Rkwell 1 ;0 RcZolim, Revised Oclober 27. 2004. Revised February 17. 2005 Wevowd Ktirob Ih ?u(1c I o r• t- i 21,11,15 Revised September 29, 2005 I. Generalized I)evelopinent flan The Applicant hereby proffers to develop the Property in substantial conformance with a Generalized Development Plan prepared by Greenway Engineering dated September 16, 2005 ("GDP") approved as part of the rezoning application. The GDP is intended to delineate the major thoroughfares that Nvill traverse the Property and provide access to the commercial and residential land bays. The roundabout design identified at the intersection of Warrior Drive and Airport Road Extended is intended to be developed unless the Virginia Department of Transportation ("VD01"') determines that another intersection design is warranted during the review and approval of the Public Improvement Plan fior this transportation improvement. VDOT approval of another intersection design at Warrior Drive and Airport Road Extended will not necessitate approval of a new GDP by the Board of'Supervisors. 'file GDP identifies the 96.28±-acre Business General (B-1) District land bay and the 54.0:::-acre Residential Performance (RP) District land bay. 11. Transportation �/ A. Community Development Authority (Agreement to Participate) The Applicant hereby proffers to participate fully in the Community Development Authority ("CDA") special taring district for the purpose of financing the construction of specified public infrastructure, briefly described as (1) the Interstate-8UEast Tevis Street flyover bridge, (2) the thoroughfares of Warrior Drive. Airport Road Extended, and East Tevis Street and associated bicycle lanes within the Property, and (3) certain water and sewer capital facilities associated with these thoroughfares. The utilization of the CDA provides funding for the simultaneous development of all covered public infrastructure, thus enabling the construction of all of these facilities in a single unified project concurrent with the first phase of private improvements. If for any reason the described improvements within this section are unable to be completed through the CDA funding source. the Applicant agrees to fund and complete said improvements concurrent with the first phase of improvements by the Applicant. 13. %Varrior Drive The Applicant hereby proff n-s to construct the ultimate section of Warrior Drive within the Property in conformance with the Public Improvement Plan that will be approved by VDO T prior to any development activity on the Property. The Applicant shall dedicate a minimum 12040ot wide right-of-way extending from the intersection with East 'Levis Stree to t �e southern boundary of 1 ie Property, in an alignment consistent with the GDP and the VDOI' approved Public improvement Plan. The intersection of Warrior Drive and Fast Tevis Street shall he configured so as to maintain fast Tevis Street as the through movement. 'The intersection \A'ith Airport Road Extended shall be in the firm of 1 IL: u. W 'IiA11 Orec!iwa) licginecriny ncb$nr'". 1004 Ruccoll 1;0 Reyonme Revised October 27. 2004. Revised Febrtuiry 17, 2005 Revised Malub 16.'_ W. Rc%ised Seotenlbrt IG. 2005 Revised Seplunlber 28, 2005 a roundabout. unless VDOT determines that another intersection design is warranted during the review and approval of the Public Improvement Plan for this transportation Vimprovement. If for any reason the described improvements within this section are unable to be completed through the CDA funding source, the Applicant agrees to fund and complete said improvements concurrent with the first phase of improvements by the Applicant. C. Airport Road Extended The Applicant hereby proffers to construct the ultimate section of Airport Road Extended within the Property in confbrmamce with the Public Improvement Plan that will be approved by VDOT prior to any development activity on the Property. The Applicant shall dedicate right-of-way as required by VDOT, extending from the eastern boundary of the Property to the intersection with Warrior Drive, in an alignment consistent with the GDP and the VDOT approved Public Improvement Plan. The Applicant shall install full intersection improvements at the Front Royal Pike (Route 522) and Airport Road Extended intersection as warranted by VDOT. "I'he intersection with Warrior Drive shall be in the form of a roundabout unless VDOT determines that another intersection design is warranted during the review and approval of the Public Improvement Plan for this transportation improvement. If for any reason the described improvements within this section are unable to be completed through the CDA funding source, the Applicant agrees to fund and complete said improvements concurrent with the first phase of improvements by the Applicant. ODInterstate 8I/Fast Tevis Street Flyover Bridge The Applicant hereby proffers to construct a four -lane flyover bridge crossing of Interstate 81 to allow for the East Tevis Street connection between Frederick County and the City of Winchester. The construction of the four -lane flyover bridge and associated sidewalks will be in conformance with the Public Improvement flan that will be approved by VDOT prior to any development activity on the Property. If for any reason the described improvements within this section are unable to be completed through the CDA funding source. the Applicant agrees to fund and complete said improvements concurrent with the first phase of improvements by the Applicant. 17. )vast Tevis Street Within Property The Applicant hereby proffers to construct the ultimate section of East 'Tevis Street \�ithin the Property in conformance with the Public Improvement Plan that will be approved by VDOT prior to any development activity on the Property. The Applicant Shull dedicate a mininnun 120-filot wide right-of-way extending from the western boundary of the Property to the northern boundary of the Property in an alignment consistent \\ 11h the GD11 and the VDOT approved Public impro\ ement Plan. If for any h1c r,?711t.'l A\V 3 (iceemray higinecrirg October 22. 2001 Russell 1501 Rezoning Revised Uctober 27. 2004, Revised February 17, 2005 Rev iced March lh ?.Una Ro kvd Ccptemher lb 70ni Revised September 29. 2005 reason the described improvements within this section are unable to be completed through the CDA funding source. the Applicant agrees to fund and complete said improvements concurrent with the first phase of improvenicnts by the Applicant. F. Contribution to 1rederick County General Transportation Fund The Applicant hereby proffers to provide a monetary contribution unconditionally to the Frederick County General Transportation fund in the amount of S1,000,000.00. This monetary contribution shall be paid to Frederick County at the time of building permit issuance for the residential portion of the Property. The Applicant shall provide a per unit monetary contributiom of' S3.500.00 to fund the S1,000.000.00 commitment, or such L. additional amounts based upon the total number of approved residential units which will equal $1.000,000.00. G. Tax Map Parcel 64-((A))- 18 1 nter-Parcel Connection The .'Applicant hereby proffers to provide for an inter -parcel public street connection between the residential portion of the Property and Tax Map Parcel 64-((A))-18. If an inter -parcel connection cannot be constructed to connect with another public street on ax Map Parcel 64-((A))-18 at the time of development of the final residential phase within the Property, the Applicant will dedicate a 50-foot right-of-way between the public street serving the residential portion of the Property and 'fax Map Parcel 64-((A))- 18. and will construct the public street serving the residential portion of the Property to connect to Front Royal Nkc (Route 522). H. Bicycle Lanes The Applicant hereby proffers to construct bicycle lanes along Warrior Drive. Airport Road Extended. and Last Tevis Street within the Property as depicted on the GDP. These bicycle lanes will be designed as 1046ot wide asphalt lanes separate from the vehicular travel lanes and included as part of the VDOT approved Public Improvement Plan for cacti of the roads described above. If for any reason the described improvements Xvithin this section are unable to be completed through the CDA funding source, the Applicant agrees to fund and complete said improvements concurrent with the first phase of improvements by the Applicant. I-de.,+^u1 1 A 4 • i)GSi-hw 2004 RusscH I'ORezonin_ Revised Ocloher 27, 2NW Revised FeNuarp 17. 2005 U CVi.�•1 \A..n: h 1 q 211(,5� Revi�;,d Scp!einN:r lh 'N't1i Revised Srplemher 28. 2005 Ill. Residential A. Residential Use Restriction i` I'll Applicant hereby proffers to prohibit the following housing types within the; 1' )party: 1. Single-family detached rural traditional 2. Single-family detached traditional i. Garden apautmcnts B. Phasing / The applicant hereby proffers that residential development shall be phased to limit the number of residential dwelling unit building permits to forty (40) per calendar year beginning in the calendar year in which the Master Development Plan is approved. C. Architectural Treatment The applicant hereby proffers that primary structures within the Residential Performance (R11) Uistrict land bay shall be constructed with masonry wall treatments (i.e. brick, architectural block, natural or cultured stone, or equivalent) over a minimum of eighty' percent (80%) of the exterior wall surface, exclusive of glazing and roofing. 1). Monetary Contribution to Establish liomtowners' Association Fund 'I'hc Applicant hereby proffers to establish a start-up fund for the residential development /within the Property that will include an initial lump sum payment of $2,500.00 by the Applicant and an additional payment of SI00.00 for each platted lot, of which the assessment for each platted lot is to be collected at the time of initial transfer of title and it.) be directed to the l lomcowiiers' Association ("HOA-) fund. Language will be incorporated into the Declaration of Restrictive Covenant Document and Deed of Dedication that ensures the availability of these Funds prior to the transfer of ownership and maintenance responsibility from the Applicant to the. HOA. The start-up funds for the HOA shall be made available for the purpose of maintenance of all improvements within the common open space areas, liability insurance, street light assessments, and property management and/or legal fees. 111. r:;-o:.LAW • • 0 r irocn+ :+y !'rrgmc.rir.� Oelobcr 22. 2001 RU:;scl! 150 Rcutning Revised Octoba 27, 2004; Revised February 17. 2005, Rvviwd March Ire '1110S Riwj •d 1 eptewhrr Ih 1101i Revised 5cptcmher 28, 2W5 IV. Monetary Contributions to Offset Impact of development The undersigned owners of the above -described property hereby voluntarily proffer that in the event rezoning application 4 0 1 -05 is approved, the undersigned will pay to the Treasurer of n Frederick County, Virginia contributions as follows. It is noted that the Fiscal impact Model Output Module prepared by the Frederick County Planning Department on October 26, 2004 indicates the combined residential and commercial uses proffered through this rezoning will yield a substantial ttet fiscal impact gain to Frederick County. "T'his monetary contribution exceeds that indicated by the results of the Fiscal Impact Model Output Module. A. Public School Svstcm The Applicant hereby proffers to contribute $3,000.00 per residential unit to be directed to Frederick County Public Schools. This monetary contribution shall be paid at the time of building permit issuance of each residential dwelling unit on the Property. B. Fire and Rescue Services The Applicant hereby proffers to contribute $10.000.00 for fire and rescue services to be directed to the local fire and rescue company providing first response service to the Property. This monetary contribution shall be paid at the time of issuance of the first building; permit on the Property. V. Stormwater Ouality Measures The applicant hereby proffers that all commercial and residential site plans submitted to Frederick County will be designed to implement I.ow impact Development (LID) and./or Best Management Practices (BMP) to promote stormwater quality measure's. A statement will be provided on each commercial and residential site plan identifying the party or parties responsible for maintaining these LID and/or BMP facilities as a condition of site plan approval. The Applicant hereby proffers to establish a no disturbance casement within the liuftalo Lick Run stream vallcy that is depicted on the GDP. The purpose of this no disturbance easement is to prohibit development activities within the commercial and residential land bans that are located within the defined area. The 0n1\' actiVity that may incur Within this no disturbance casement will include utility installation and a single road crossing for the continuation of Warrior Drive. hic O'nl TAW 6 • (dell. ) higiueeuue (ktubo 22. 2(X)4 Russal 150 Rezoning Revised Uauber 27. 200C Revised February 17, 2005 ::ec::'cd "•:rch ::;.':';?�: Rev::'Cd ce....,.,ti... 1a,2�K,; Rev iscd ticptember 28. 2005 V1. Sicnature The conditions proffered above shall be binding upon the heirs, executors. administrators• assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully 5ubl(11'�ted: By: _ • Denser E. QLIt el Manager Date Russell l -50. ; Comnum\\ealth of Virginia. City buDof To Wit: Fhe foregoing instrument \gas acknowledged before me this 3&f'fn day of 20G5 by ! 'ilve.c E. C uf��r�rli 1 r1C�c f'�- I�t�SSc (! f5C LC Notary Public My Commis.iion Expires � " br-L c« Z� ZGC h1c = ?t:l li:\\\' T M. 64—A-9A FRED L. GLAIZE, JR. / T M. 64B—A-7J RESIDUAL TRUST dt CAMPFIELD, LLC 114" IPF \ CALVARY CHURCH OF THE BRETHREN rl o N INSTR. 1040022471 ��Q !�� D8. J28 PG. 681 0 o . FENCE POST A 2! k; — — !RF TM. 64—A-10A ARTHUR A. BELT do 1 2" IPF CALVARY CHURCH OF / a g (11 JUANITA S. BELT THE BRETHREN 08. 720 PG. 255 06. 455 PG. 464 14) IRF (� F.M. 64B-4—E KlRBY L. HEPNER, JR. do IPF (PINCHED) LOUISE R. HEPNER IPF '�� DB. 319 PG. 15 S ory �P�Q�,� FUNKHOUSER s90?� �•� A0017ION �� �ry � �� ��� ��J �VDH MON I" IRF / L 1 / � �' 1AI Alf (ROUTE 777)!RF 1/� `VCC L9 o� � T. M. 63-A-150 1.IPF L 17 - N 4 Q B2 ZONE PT rz 96.28 ACRES �• +/- a H MON pr V IRF W/CAP CC(41 ©� Li 41 l+zs 5/8" IRF O h FENCE POST , �. �Pc PT AT J.68' i L2 V hry IRF W/GiP 1RF W/GIP PT ze 4 PT �) �L5 PT 1S RP ZONE 54.0 +/— ACRES T.M. 63—A-12JA EFC INVESTMENTS. LLC 08 968 PG 354 500 0 5G0 T.M. 54-A-18 MANFRED G. KOKORSKY TV. 64-A-14 OB 468 PG 350 MICHAEL S. do GRAPHIC SCALE CHERYL SHEPARD (IN FEET) WSTR. IOJO000500 EXHIBIT SHOWING ZONING DISTRICT LINE BETWEEN RP ZONE AND B2 ZONE ON THE LAND OF RUSSELL 150, L C SHAWNEE MAGISTERIAL DISTRICT, FREDERICK COUNTY, ORGINIA SCALE: 1 "=300' DATE: SEPTEMBER 16, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Vtginio 22602 St'eyors Telephone: (540) 662-4185 FAX- (540) 722-9528 Founder: in 1971 www.greenwayeng.com F 3701 SHEET 1 C^ 2 • 0 LINE DATA L1 so I wW 154.61' L2 S 89-40 20 W 26.96 L3 S 29'13'19' W 64.04' L4 S 01'4741 W 112.92 L5 S 55'53'57 W 51.18' L6 S 14-08'24' W 59.50' L7 N 69*5I'16 W 375.10, L8 N 71'05'58 W 333.4 f L9 N 56'54'19 £ 14510' L 10 N OX 14 46 W 197.69 L 11 S 51'5135 E 600.62 L 12 S 4749 22" E 272.65' L 13 S 3128'35" W 497.94 L 14 N 58.15'4 f W 107.60 L 15 S 31'06'34 W 199.82' L 16 S 02.01 f 8 W 3.i2.70 L 17 I S 8T53 44 E 470.95 CURVE DATA CURVE RADIUS ARC I CHORD I BEARING I DELTA C 1 5674.58' 174.64' 1 174. 63' 1 S 02'3921 ' W 01-45'48' C2 6161.16' 277.02' 1 276.99' 1 S 05'5939" W 02.3434 C3 3169.8 417.88 1 417.58 S OJ-29 56 W O7-33'11 NOTES I. THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS PRY, COMPLETED ON WY 18, 2005. 2. NO 77TLE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. LEGEND. IRF = 112' IRON RESAR FOUND IPF = IRON PIPE FOUND VDH MON = CONCRETE VDH MONUMENT FOUND PT = POINT (UNMONUMENTED) EXHIBIT SHOWING ZONING DISTRICT LINE BETWEEN RP ZONE AND B2 ZONE ON THE LAND OF RUSSELL 150, LC SjgAWNEE MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: N/A DATE: SEPTEMBER 16, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 IVK-w.grecnwaycng.corn 3701 SHEET 2 OF 2 21� RAIMEA� 6 Frederick County, Virginia Master Development Plan Application Package Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Yes No 1. Name of proposed development. 2. Name, address, and telephone number of owner. 3. Name, address, and telephone number of developer. 4. Name, address, and telephone number of designer. Signed certificate of surveyor, engineer, or architect. 6. Date plan prepared and date of revisions. 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should — be cited. 9. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of approval. t/ 9. A space labeled "Approved by the County Administrator" for the approval signature and date of approval. 10. Magisterial District. 11. Sheet size less than 42 inches. Page 13 0 0 Frederick County, Virginia Master Development Plan Application Package General Information Yes No V 1. Location map (scale 1:2000). V _ (2. Scale of the MOP is not to exceed 1:100. 3. North Arrow. 4. Legend describing all symbols. ✓ 5. Surveyed boundaries of all lots and parcels. ✓� 6. Acreage of all parcels included in the MDP. ✓ 7. Topography contour lines at acceptable intervals. 8. A schedule of phases, boundary of phases, and order of development. / 9. Use, zoning, and property owner of all adjoining properties. ✓' 10. Location of proposed uses (location, boundaries, arrangement). 11. Location and treatment of historic structures and sites. 12. History of all land divisions in relation to this tract. (13) Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. t� 14 Amount and of disturbed and protected land in percentage common open space. Page 14 • Frederick County, Virginia Master Development Plan Application Package Residential Development Information Yes No 1. Location and dimension of Residential Separation Buffers. V__ Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). 3. Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. 4. Number of dwelling units (by type, phase, and in total). 5. Location and configuration of required recreational facilities. Statement of required and type of facilities to be provided. Infrastructure Information Yes No +� 1. Location of adjoining streets and utilities. 2. Location, arrangements, and right-of-way widths of roads and property access. Location and arrangement of street entrances, driveways, and parking areas. 4. Location of entrances to the development from public streets. 5. Type of road design (rural or urban). V/ 6. Use of inter -parcel connectors. Page 15 • Frederick County, Virginia Master Development Plan Application Package V7. Traffic impact analysis. To be submitted to the Virginia Department of Transportation. 8. Location of sewer and water mains with statements concerning the connection with and availability of facilities. ✓ 0 Location and arrangement of electric and gas utilities. Other Design Information. Yes No �---� Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. 2. Plan for stormwater management. Location of stormwater facilities. Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected land in common open space.) Shown in a table format. Q4. Amount, boundaries, and location of common open space. (Indicate the percentage of the entire site to be placed in ✓ common open space.) Location of environmental protected areas to be included in common open space. Page 16 • Frederick County, Virginia Master Development Plan Application Package County Health Department Information Yes No 1. Statements and locations pertaining to sewer and water availability. 2. Statements and locations concerning any existing pre- or post -water treatment facilities. 3. Statements and location of any planned private treatment facilities. Page 17 JU L 1 2 2006 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE TIE DATE APPROVAL. AND TIME OF YOUR IF =. DOCU31IVT DOES NOT MEET YOUR APPROVAL Pl -4SE PROVIDE COMhIE MAS TO WHAT YOU WOULD - TO SAYE COMPLETED. CON VIENTS• Received by Clerical Staff (Date & Time): N DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGUITU w E GIS, MAPPING, GRAPHICS WORKREQUEST DATE RECEIVED: _ -�/ � /a, - REQUESTED COMPLETION DATE: ;�,-7/6 6 REQUESTING AGENT: Department, Agency, or Company:_ Mailing and/or Billing: Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: DESCRIPTION OF REQUEST: (Write additional DIGITAL: PAPER: FAX: SIZES: COLOR: BLACK[WTITE: STAFF MEMBER - COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: FAX: lion on back of -request) NUMBER OF COPIES: HOURS REQUIRED: AMOUNT PAID: CHECK NO4 Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) 1_7zpl�r COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 64C - A- - GIBSON, M GIBSON, P 7535 LITTI ANNANDA 10 T3- IE III RL RIVER TPK ,VA 22003-2937 A v 22601 %5O39 NIXIE 201 1 06 08/04/06 RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD GC: 226O15O39O7 *3017-11723-02-40 11111111,1)1 fill 11111111:::11::1111111 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING August 2, 2006 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #08-06 OF RUSSELL 150, LC On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, August 16, 2006 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 908-06 for Russell 150, LC, submitted by Greenway Engineering, to develop 96.28 acres of B2 (Business General) zoned property with commercial land uses and 54 acres of RP (Residential Performance) zoned property with townhouses. The property fronts on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), and is identified with Property Identification Numbers 64-A-10 and 64-A-12, in the Shawnee 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, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 "_. COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING August 30, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #08-06 OF RUSSELL 150, LC On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, September 13, 2006 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 #08-06 for Russell 150, LC, submitted by Greenway Engineering, to develop 96.28 acres of B2 (Business General) zoned property with commercial land uses and 54 acres of RP (Residential Performance) zoned property with townhouses. The property fronts on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), and is identified with Property Identification Numbers 64-A-10 and 64-A-12, in the Shawnee 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, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 This is to certify that t e attached correspondence was mailed to the following on D . ( from the Department of Planning and Development, Frederick County, Virginia: 64 - A- - 14- 64 - A- - 10- SHEPARD, MICHAEL S & CHERYL RUSSELL 150, LC 22A RICKETTS DR 179 GEORGE DR WINCHESTER, VA 22601 l�Al''p WINCHESTER, VA 22602-4619 Greenway Engineering 151 Windy Hill Lane l Winchester, VA 22602�n� 63 - A- - 123-A EFG INVESTMENTS, LLC 340 W PARKINS MILL RD WINCHESTER, VA 22602.4735 64 - A- - 9- FLG RESIDUAL TRUST PROPERTIES, LLC PO BOX 888 WINCHESTER, VA 22604 64 - A- - 10-A CALVARY CHURCH OF THE BRETHREN CIO EMORY G EBY 578 FRONT ROYAL PIKE WINCHESTER, VA 22602.7316 64 -A- - 11- BELT, ARTHUR A & JUANITA S 201 FRONT DR WINCHESTER, VA 22602.4383 64 - A- - 18- KOKORSKY, MANFRED G 119 ELMWOOD RD WINCHESTER, VA 22602.4406 64B - 4- - 8- GODLOVE, MAXINE 635 FRONT ROYAL PIKE WINCHESTER, VA 22602.7323 64B - 4- - 9-A STINE, HARRY M & ROSE 0 124 LONGCROFT RD WINCHESTER, VA 22602-4438 64B - 4- - 10-A MCFARLAND, CHARLES C SR & ELENER L & MCFARLAND, CHARLES C JR 116 ROYAL AVE WINCHESTER, VA 22602-7331 Cndee Perkins, Planner II Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, l , a Notary Public in and for the State and County aforesaid, ereby certify that ndice E. Perkins, Planner II for the D partent of Planning and Developmen , whose name is signed to the foregoing, dated ,has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this _�(_J, Z,& day of My commission expires on NOTARY bUBLIC O ()UZ511L 64B - 4- - 25•J 64B - A• - 89- MUDD, THOMAS S DOTSON, SCOTTIE D 179 FRONT OR WINCHESTER, VA 22602-4382 651 FRONT ROYAL PIKE WINCHESTER, VA 22602.7323 64B - 4- - 26- COURTNEY, CHARLES A 64C . A- 1 GRIM, MILTON E & MARTHA M 673 FRONT ROYAL PIKE 161 FRONT DR WINCHESTER, VA 22602.4382 WINCHESTER, VA 22602 7323 64B - 4- - 30- 64C • A- - 2- EMBREE, JOSEPH & LYNNETTE L LEWIS, ROSALIE GLASS 604 TUDOR DR 687 FRONT ROYAL PIKE WINCHESTER,VA W 22603 WINCHESTER, VA 22602-7323 64B - 4. - 32. PIFER, WANDA L 64C - A• - 4- BARNARD, E. DARLENE S. &CHARLES M STROTHER, SONORA S 515 GEORGETOWNE CT p0 BOX 4585 WINCHESTER, VA 22604-4585 STEPHENS CITY, VA 22655 64B - 4- . 34- 64C - A- - 7- KLEIN, CHARLES GEORGE & AMY JOAN WHITACRE, ELWOOD H SR 149 ROYAL AVE WINCHESTER, VA 22602.7330 721 FRONT ROYAL PIKE WINCHESTER, VA 22602.4420 64B - 4- . 36. 64C - A. • 8. KELLY, JOHN B JR & MARSHA J COLLINS, W LEE & ANNA B 749 FRONT ROYAL PIKE 137 ROYAL AVE WINCHESTER, VA 22602.4420 WINCHESTER, VA 22602-7330 - 38R, 64C - 1- - 15- FAU AUVE MICHAEL N COLLINS, WAITMAN L & ANNA B 131 ROYAL AVE 749 FRONT ROYAL PIKE WINCHESTER, VA 22602.7330 WINCHESTER, VA 22602.4420 64B . 4- . E- 64C - A• - 9- HEPNER, KIRBY L JR WINCHESTER OUTDOOR 182 FRONT DR 355 S POTOMAC ST WINCHESTER, VA 22602.4326 HAGERSTOWN, MO. 21740.6032 64B . 4- - F- 64C -A- - 11. SHANK, ROBERT L SR & PATRICIA A LUCAS, WILLIAM R & KRISTA K 185 FRONT DR 831 FRONT ROYAL PIKE WINCHESTER, VA 22602-4382 WINCHESTER, VA 22602.4421 64B . 4- • G- 64C - A. - 13. CROSEN, TARA M GIBSON, MONTIE III 189 FRONT DR GIBSON, PEARL WINCHESTER, VA 22602.4382 7535 LITTLE RIVER TPKE ANNANDALE, VA 22003.2937 64B - A• - 92• WALKER, JIMMIE J & GENEVA B 667 FRONT ROYAL PIKE WINCHESTER, VA 22602.7323 64B - A- 4. 91- YOUNG, PHILIP T & JUDY LYNN 655 FRONT ROYAL PIKE WINCHESTER, VA 22602.7323 1 v- COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING August 2, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #08-06 OF RUSSELL 150, LC On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, August 16, 2006 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 #08-06 for Russell 150, LC, submitted by Greenway Engineering, to develop 96.28 acres of B2 (Business General) zoned property with commercial land uses and 54 acres of RP (Residential Performance) zoned property with townhouses. The property fronts on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), and is identified with Property Identification Numbers 64-A-10 and 64-A-12, in the Shawnee 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 Plarming 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, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 L This is to certify that attached correspondence was mailed to the following on -the from the Department of Planning and Development, Frederick County, Virginia: _ 64 - A- - 14- 64 A 10 SHEPARD, MICHAEL S & CHERYL RUSSELL 150, LC p 22A RICKETTS OR 179 GEORGE DR �i,4 WINCHESTER, VA 22601 WINCHESTER, VA 22602.4619 Oil Oil 64 -A- . 18- - - - - - - KOKORSKY, MANFRED G Greenway Engineering 119 ELMWOOD RD 151 Windy Hill Lane \= WINCHESTER, VA 22602.4406 Winchester, VA 22602 64B 4 8 63 A 123 A GOOLOVE, MAXINE EFG INVESTMENTS, LLC 635 FRONT ROYAL PIKE 340 W PARKINS MILL RD WINCHESTER, VA 22602.7323 WINCHESTER, VA 22602.4735 64B - 4- - 9-A 64 A 9 FLG RESIDUAL TRUST PROPERTIES, LLC i STINE, HARRY M &ROSE 0 124 LONGCROFT RD WINCHESTER, VA 22602.4438 PO BOX 888 WINCHESTER, VA 22604 64B - 4- - 10-A - MCFARLAND, CHARLES C SR & ELENER L 64 - A• . 10-A & MCFARLAND, CHARLES C JR CALVARY CHURCH OF THE BRETHREN 116 ROYAL AVE CIO EMORY G EBY WINCHESTER, VA 22602-7331 578 FRONT ROYAL PIKE WINCHESTER, VA 22602.7316 - - - - 64 -A- - 11- . BELT, ARTHUR A & JUANITA S 201 FRONT DR L WINCHESTER, VA 22602 4383 Candice E. Perkins, Planner II Frederick County Planning Dept. STATE OF. VIRGINIA COUNTY OF FREDERICK I, _1 % , a Notary Public in and for the State and County aforesaid, d erebyrcertify that ' dice E. Perkins, Planner II for the Dep -- nt of Planning and Development, whose name is signed to the foregoing, dated has personally appeared before me and acknowledged the same in my State and tounty aforesaid. Given under my hand this, _ My commission expires on 64B - 4- - 25-J MUDD, THOMAS S 179 FRONT DR WINCHESTER, VA 22602-4382 64B - 4- - 26- COURTNEY, CHARLES A 161 FRONT OR WINCHESTER, VA 22602.4382 64B - 4- - 30. LEWIS, ROSALIE GLASS 604 TUDOR DR WINCHESTER,VA 22603 64B-4.-32. PIFER, WANDA L STROTHER, SONDRA S 515 GEORGETOWNE CT STEPHENS CITY, VA 22655 64B - 4- - 34- KLEIN, CHARLES GEORGE & AMY JOAN 149 ROYAL AVE WINCHESTER,VA 22602.7330 64B - 4- - 36- KELLY, JOHN B JR & MARSHA J 137 ROYAL AVE WINCHESTER, VA 22602.7330 64B-4.-38. FAUVER, MICHAEL N 131 ROYAL AVE WINCHESTER,VA 22602.7330 64B - 4- - E- HEPNER, KIRBY L JR 182 FRONT DR WINCHESTER,VA 22602.4326 64B - 4- - F- SHANK, ROBERT L SR & PATRICIA A 185 FRONT DR WINCHESTER,VA 22602.4382 64B - 4. - G. CROSEN, TARA M 189 FRONT DR WINCHESTER, VA 22602.4382 64B - A- - 92- WALKER, JIMMIE J & GENEVA B 667 FRONT ROYAL PIKE WINCHESTER,VA 22602.7323 64B - A- 4- 91- YOUNG, PHILIP T & JUDY LYNN 655 FRONT ROYAL PIKE WINCHESTER, VA 22602.7323 64B - A- - 89- DOTSON, SCOTTIE D 651 FRONT ROYAL PIKE WINCHESTER,VA 22602.7323 64C - A- - 1- GRIM, MILTON E & MARTHA M 673 FRONT ROYAL PIKE WINCHESTER,VA 22602-7323 64C - A- - 2- EMBREE, JOSEPH & LYNNETTE L 687 FRONT ROYAL PIKE WINCHESTER, VA 22602-7323 64C - A- - 4- BARNARD, E. DARLENE S. & CHARLES M PO BOX 4585 WINCHESTER, VA 22604.4585 64C - A. - 7. WHITACRE, ELWOOD H SR 721 FRONT ROYAL PIKE WINCHESTER,VA 22602.4420 64C - A- - B. COLLINS, W LEE & ANNA B 749 FRONT ROYAL PIKE WINCHESTER, VA 22602.4420 64C - 1- - 15. COLLINS, WAITMAN L & ANNA B 749 FRONT ROYAL PIKE WINCHESTER,VA 22602.4420 64C - A- - 9- WINCHESTER OUTDOOR 355 S POTOMAC ST HAGERSTOWN, MD. 21740.6032 64C -A- - 11- LUCAS, WILLIAM R & KRISTA K 831 FRONT ROYAL PIKE WINCHESTER, VA 22602.4421 64C - A. - 13. GIBSON, MONTIE III GIBSON, PEARL 7535 LITTLE RIVER TPKE ANNANDALE, VA 22003-2937 /►t�P --it- 0 1 -86 9? C. /jS} 0 P,/. 1 � f Fredrick M ma Master Deve �TO:BARBARA-DATA PROCESSING FROM:BEV - PI in9 Dept. Please print sets of (a e Adjoining Property Ownt 7_J HANKS! 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 I st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name EFG Investments, LLC 340 W. Parkins Mill Road Winchester, VA 22602 Pro ert# 63-((A))-123A Name Fred Glaize, Jr. Residential Trust 112 E. Piccadilly Street Winchester, VA 22601 Pro ert# 64-((A))-9 ✓ Name Church of the Brethren 578 Front Royal Pike Winchester, VA 22602 Pro ert# 64-((A))-l0A - 3 5uf"e Name Arthur A. & Juani a S. Belt 201 Front Drive Winchester, VA 22602 Property # 64-((A))-I I ✓ Name Michael S. & Che 1 Shepard 179 George Drive Winchester, VA 22602 Pro ert# 64-((A))-14 Name Manfred G. Kokorsky 119 Elmwood Road Winchester, VA 22602 Pro ert# 64-((A))-18 ,,.Name Maxine God Love 635 Front Royal Pike Winchester, VA 22602 Pro ert# 64B-((4))-8 ,Name Harry M. & Rose O. Stine 124 Longcroft Road Winchester, VA 22602 Property # 64B-((4))-9A v Name Charles C. & Elener L. McFarland 116 Royal Avenue Winchester, 22602 Pro ert# 64B-((4))-10A ✓ Name Thomas Mudd 179 Front Drive Winchester, VA 22602 Property # 64B-((4))-25J ✓ Name Charles A. Courtney 161 Front Drive Winchester, VA 22602 Property # 64B-((4))-26, 7 ,28, 29 Name is 604 Tudor Drive Winchester, VA 22602 Property # 64B-((4))-3 , 31 Nam 155 Royal Avenue Winchester, VA 22602 Property # 64B-((4))-3 off Frederick County, Virginia Master Development Plan Application Package Name and Property Identification Number Address Name Charles G. & Amy J. Klein 149 Royal Avenue Winchester, VA 22602 ert# 64B-((4))- 4, 35 • _Yfo Name John B. Jr. & arsha J. Kelly 137 Royal Avenue Winchester, VA 22602 Property #64B-((4))-36, 37 ,Name Michael N. & gonnie R. For - 131 Royal Avenue Winchester, VA 22602 Property #64B-((4))-38, 39 Name Kirby L. Heppp, Jr. 182 Front Drive Winchester, VA 22602 Property #64B-((4))-E Name Robert L. Sr. Patricia A. Shank 184 Front Drive Winchester, VA 22602 Property #64B-((4))-F, H Name Tara M. Crosen 189 Front Drive Winchester, VA 22602 Property #64B-((4))-'GI Nam _ 116 Royal Avenue Winchester, VA 22602 If 578 Front Royal Pike Winchester, VA 22602 (c, 0 x Name Jimmie J. & Geneva B. Walker 667 Front Royal Pike Winchester, VA 22602 ,'Property #64B-((A))-92 I Name Philip T. & Judy Lynn Young 655 Front Royal Pike Winchester, VA 22602 Property #64B-((A))-4-91 Name Scottie D. Dotson 651 Front Royal Pike Winchester, VA 22602 Property #64B-((A))-89 Name Milton E. & Martha M. Grim 673 Front Royal Pike Winchester, VA 22602 Pro e #64C-((A))-1 ✓ Name Joseph & Lynnptte L. Embree 687 Front Royal Pike Winchester, VA 22602 Property #64C-((A))- , 3 Name E. Darlene S. & Charles M. Banard P.O. Box 4585 Winchester, VA 22604 Property 4C-((A))-4 LAC -A--(3/ 21 /6- 0 L� 101 yV iregrick C nt 3 _4_ /6 6 Master Deve TO:BARBARA-DATA PROCESSING ;WA FROM:BEV - PI ing Dept. Please print sets of labe Adjoining Property Own( 4HANKS! MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission (0 )PV 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 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name EFG Investments, LLC 340 W. Parkins Mill Road Winchester, VA 22602 -Property # 63-((A))=123A Name Fred Glaize; Jr. Residential Trust 112 E. Piccadilly Street Winchester, VA 22601 Property # 64-((A))-9 Name Church of the Brethren 578 Front Royal Pike Winchester, VA 22602 Property # 64-((A))-10A 4 U48 - _1 Name Arthur A. & Juani a S. Belt 201 Front Drive Winchester, VA 22602 Property # 64-((A))-11 Name Michael S. & Cheryl Shepard 179 George Drive Winchester, VA 22602 Property # 64-((A))-14 Name Manfred G. Kokorsky 119 Elmwood Road Winchester, VA 22602 Property # 64-((A))-18 ,..Name Maxine God Love 635 Front Royal Pike Winchester, VA 22602 Property # 64B-((4))-8 ,Name Harry M. & Rose O. Stine 124 Longcroft Road Winchester, VA 22602 Property # 64B-((4))-9A Name Charles C. & Elener L. McFarland . 116 Royal Avenue Winchester, 22602 Property # 64B-((4))-10A Name Thomas Mudd 179 Front Drive Winchester, VA 22602 Property # 64B-((4))-25J Name Charles A. Courtney 161 Front Drive Winchester, VA 22602 Pro ert# 64B-((4))-26, 27 ,28, 29 Name is 604 Tudor Drive Winchester, VA 22602 Property # 64B-((4))-30; 31 Name 155 Royal Avenue Winchester, VA 22602 Property # 64B-((4))-32, 33 20 wr, X Frederick County, Virginia Master Development Plan Application Package Name and Property Identification Number Address Name Charles G. & Amy J. Klein 149 Royal Avenue Winchester, VA 22602 _qto ert# 64B-((4))-34, 35 Name John B. Jr. & Marsha J. Kelly 137 Royal Avenue Winchester, VA 22602 Property #64B-((4))-36, 37 ,Name Michael N. & Connie R. 131 Royal Avenue Winchester, VA 22602 Property #64B-((4))-38, 39 Name Kirby L. Hepner, Jr. 182 Front Drive Winchester, VA 22602 Property #64B-((4))-E Name Robert L. Sr. & Patricia A: Shank 184 Front Drive Winchester, VA 22602 Property #64B-((4))-F, H Name Tara M. Crosen .189 Front Drive Winchester, VA 22602 Property #64B-((4))-G Name116 Royal Avenue Winchester, VA 22602 _ 578 Front Royal Pike Winchester, VA 22602 cry,. �� n �{ Name Jimmie J. & Geneva B: Walker 667 Front Royal Pike Winchester, VA 22602 -Property #64B-((A))-92 Name Philip T. & Judy Lynn Young 655 Front Royal Pike Winchester, VA 22602 Property #64B-((A))-4-91 Name Scottie D. Dotson 651 Front Royal Pike Winchester, VA 22602 Property #64B-((A))-89 Name Milton E. & Martha M. Grim 673 Front Royal Pike Winchester, VA 22602 Propery #64C-((A))-1 Name Joseph & Lynnette L. Embree 687 Front Royal Pike Winchester, VA 22602 Propert #64C-((A))-2, 3 Name E. Darlene S. & Charles M. Banard P.O. Box 4585 Winchester, VA 22604 Property #64C-((A))-4 I�a4C.--. N-\ LAC - A --- [ -�, 21 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING August 30, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #08-06 OF RUSSELL 150, LC On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, September 13, 2006 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 #08-06 for Russell 150, LC, submitted by Greenway Engineering, to develop 96.28 acres of B2 (Business General) zoned property with commercial land uses and 54 acres of RP (Residential Performance) zoned property with townhouses. The property fronts on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645), and is identified with Property Identification Numbers 64-A-10 and 64-A-12, in the Shawnee 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, 1/7 Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 1 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 I / 64C - A- GIBSON, M NTIE III GIBSON, ARL 7535 LIT LE RIVER TPKE 22003 29 ANNAN ALE, VA NIXIE 201 1 09 09/01/06 J l RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD BC: 22801500099 *3017-01992-30-38 228013s000 nr.:#.}y2'5W* rV^