HomeMy WebLinkAbout04-12 Doonbeg 24 Unit Single Family - Back Creek - Backfile (2)G File opened
`/J.), Reference Manual updated/number assigned
D-base updated
List of adjoiners given to staff member for verification
Location maps requested from Mapping
r7l D q Application Action Summary updated
CLOSE FILE:
a Approval (or denial) letter mailed to applicant, copy for file, cc's
Public Works and Real Estate
File stamped "approved", "denied" or "withdrawn"
2l� Reference Manual updated
0 D-base updated
0 0 Application Action Summary updated
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 Marshall City of Winchester
Sanitation Authority ✓ GIS
_ ,Inspections Dept. arks & Recreation
Health Dept. Winchester Regional Airport
L/" One copy of the master development plan application.
L-- Appropriate number of plans, colored maps, etc., to cover PC & BOS meetings
L,---- Submission Fee
Application received
Fee Paid ($ /o
Preliminary MDP heard by Planning Commission
ACTION:f_�"
Preliminary MDP heard by Board of Supervisors
ACTION:
Letter to applicant regarding Board action (if required)
Final MDP submitted with review agency, PC & BOS comments addressed
% U Administratively approved; letter sent to applicant, copy to file and cc's
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Questions and Issues for the Planning Commission
Frederick County, Virginia
Re: Master Development Plan #04-12
Introduction
My name is Gregory Herter. I am the owner of the property identified as Lot # 63-A-47
on the County Tax Map, directly adjacent to Lot # 63-A-52A, which is currently under
consideration for development by the Planning Commission, and on the agenda for
tonight's meeting. Thank you for allowing me this opportunity to attend and be heard.
My educational background and initial career endeavors were dedicated to the field of
Environment Sciences. I am an honorably -discharged veteran of the US Army, and I
jumped out of some perfectly good aircraft in order to perform my duties as an
Environmental Health Specialist. I went on to attended college as an Environmental
Science/Biology major, and later went on to work in a chemical laboratory setting,
performing many different types of environmental analysis. I am also trained as a
residential real estate appraiser, although I'm not currently licensed, nor am I
performing residential appraisals in any paid capacity.... saving that one for retirement.
I am currently the owner and operator of a small computer services business, providing
systems management and comprehensive IT support services to a number of small
businesses and organizations here in the Winchester/Frederick County area. I enjoy
my work, and I have also enjoyed my time in my new home, which I purchased on
November 6'h, 2009. At that time, Hilda Mae Meadows was already on the table, but at
that time my understanding was that there would be 20 lots with one-story structures,
and that these homes would be offered for sale in a retirement community -type setting
similar to the Cross Creek Village development — and I deemed that a valuable benefit.
Now new owners have come in, and the plan has been changed. After reviewing the
currently available documentation of Master Development Plan #04-12 as submitted by
Greenway Engineering, Inc. on behalf of Doonbeg, LLC, I find that I must reconsider
the potential outcome of this new plan for development, and whether such development
is likely to result in a positive or negative impact on my interests as adjacent landowner.
For that reason, and with that defined purpose, I hereby submit to the Planning Board
the following list of questions, issues of concern, and conciliatory suggestions, to which I
will respectfully request a substantive, written response from the appropriate parties.
Thank you in advance for whatever time and effort you may expend in addressing these
questions and concerns. You may contact me for any clarifications that may be needed.
Sincerely,
oo,�
Gregory erter
att: pp. 2-4
cc: 2 of 5
Questions and Issues for the Planning Commission
Frederick County, Virginia
Re: Master Development Plan #04-12
Right of Way Issues
I have been advised that the previous landowner of my lot (63-A-47) may have transferred a strip
of the property measuring 10 ft. x 200 ft. at the eastern property line, immediately adjacent to the
right of way ... to the right of way, in some way, and because I had no prior knowledge of this, I
have requested that a title search be conducted, in order to properly identify the current property
boundaries, as determined by Greenway Engineering when they surveyed the land in the spring.
If the boundaries as currently identified are true, the sidewalk pavers will be S ft. from my garage.
There is also mention of the "inter -parcel connect" issue in the current documentation of the MDP
as it appears online. In his July response to the Planning Commission's request for more detailed
information, Mr. Wyatt is aware of the issue and states that further research will determine if the
inter -parcel connection to my property would be feasible and a benefit - but I have heard nothing.
I also have concern that VDOT's responsibility for maintenance at the new intersection only goes
onto the proposed Doonbeg Court about ten feet, which means that most of the eastern border of
my property will have a privately maintained roadway - that I depend on for access to the street.
Traffic & Safety Issues
The section of Apple Valley Road where the entrance to this proposed development will be located
is by no means lightly travelled. There is moderate to heavy traffic at many times during the day,
including many tractor trailers from FedEx and other large corporations, coming from the many
warehouses on Shady Elm Road, along with vehicle traffic coming from the nearby Cross Creek
Village and people cutting across from Middle Road. There is also a fairly sharp rise in elevation
of the roadway when coming from Valley Avenue, which obscures oncoming traffic momentarily.
There was talk of a new exchange off Rte. 37 onto Shady Elm Road to alleviate the problems with
the heavy tractor -trailer traffic, but that would be years off, if ever, before it would be completed.
With all 26 of the proposed development units occupied, I estimate that there will likely be about
40 vehicles, or about 1.5 vehicles per household, coming from and going into the development on a
daily basis. There is no sidewalk on Apple Valley either, and I foresee school -age children who are
living in the development will be walking or riding their bikes to the gas station on Valley Avenue
for a soda and some candy. Based on these observations, I feel responsible in asking the following:
- Has VDOT made any formal assessment of the traffic patterns in this section of the roadway?
- Has VDOT considered lowering the posted speed limit on that section of Apple Valley Road?
- Has VDOT considered the idea that a stop light may be needed to promote safe traffic flow?
- Can a sidewalk be laid on Apple Valley, so as to safely accommodate bicycle and foot traffic?
- Will the new property managers put limits on numbers/types of vehicles in the development?
- Will the new property managers limit the number of residents allowed in each housing unit?
page 2
Questions and Issues for the Planning Commission
Frederick County, Virginia
Re: Master Development Plan #04-12
Environmental Issues
This proposed development will impact the environment; there is no question of that. I notice that
the usage of the term "low -impact design features" appears quite frequently in the MDP, but any
explanation for exactly what those design features are, and how they will minimize environmental
impact, seems to be lacking. I have also examined the diagrams of the site layout, and from them I
have made some observations and some preliminary assumptions, but please correct me if needed.
The water table is very high in the area, and clay soils dominate. After two and a half years at this
property, I've already had two occasions when heavy rains brought water pouring into my cellar
from under the foundation. The sump pump would, then cycle every two minutes for 24-36 hours.
The water discharged during these events flowed in a southerly direction toward Apple Valley and
crossed the road via underground culvert, ending up on the former General Electric property. It
appears that the grading in the development would have water flowing in an easterly direction, if
properly executed. However, the area west of the bio-retention basin may retain a southerly flow.
This issue is one of my primary concerns related to the proposed development. Without gutters
and storm drains, the water is going to go somewhere. The potential for impact causes me to ask:
- Is there an environmental impact study, or other examples with the proposed design features?
- Is all the storm drainage from the development supposed to go into the "bio-retention" pond?
- How, if at all, is the water in this basin going to be treated and who will manage its treatment?
- What can/will be done if the design results in exacerbated flooding on neighboring properties?
- Would the developer consider providing flood insurance to those most at risk of such impact?
- Will any public water supply for the development come from the water main on Apple Valley?
- Are there contingency plans for remediation if the development creates unforeseen problems?
There will be environmental impacts that simply cannot be avoided, and some are more aesthetic
in nature than others. The deer that eats apples in my yard will probably move on. The relative
peace and quiet of the neighborhood will likely be diminished by the activities of new neighbors, if
only in going about the business of their daily lives. I understand and accept that progress is going
to happen - and in the big picture, that's a good thing. I also understand that a properly planned,
designed and executed development can produce a very minimal amount of environmental impact.
To be clear, my most urgent concern with this portion of the plan is the possibility that the design
and execution of the development results in a substantial change in the flow of surface water, and
the possibility that this change may result in an exacerbation of flooding potential on my property.
I do not consider my concerns to be based on far-fetched hypothetical or conjecture. I do feel that
the possibility of adverse impacts on neighboring properties being caused by these changes falls
well within the realm of a foreseeable scenario, and I'm not only looking for reassurances that the
plan, design and execution of the development will be sound, but that there is some foresight and
preplanning on the part of the developer and other responsible parties for remediation actions to
help those thus affected - some concrete assurance that I won't be left holding the proverbial bag.
page 3
Questions and Issues for the Planning Commission
Frederick County, Virginia
Re: Master Development Plan #04-12
Real Property Valuations
Given the current extent of my knowledge regarding the specifics of the development plan, I have
formed a general impression that the most likely outcome of the new subdivision will be a negative
impact on real property valuations of the neighboring properties. ' Again, the Hilda Mae Meadows
plan contained several important differences that would have likely created the opposite effect, in
particular to the adjacent properties along the southern boundary line. I feel it is a fair to assume
that because my property is located directly adjacent to the only road in and out of the cul-de-sac,
and because the development properties will be offered for rent, not for sale, my property value is
likely to suffer a loss of ten percent or more. Since I am not even 3 years into the mortgage, such a
drop in value will wipe out the small amount of equity I currently hold in the property and put me
underwater. Based on these general impressions and assumptions, I therefore ask the following:
- Is the County willing to reduce tax -assessed valuations in line with any decline in real values?
- Will the County support immediate reassessment based on independent appraisal valuations?
- If so, would there be any threshold in the amount of decline necessary to secure reassessment?
- Is there any action the developer is willing to take to help remediate potential losses in value?
- Is the developer interested in leasing/purchasing adjacent property to facilitate development?
Miscellaneous Issues
I have difficulty understanding how the Fire Department can comment that their fire trucks will
have a hard time turning around on the cul-de-sac, then approve a plan that specifically provides
for a community gathering area with a fire pit. I'm also curious as to the exact plan for placement
and maintenance of the "buffer zone" and privacy fence. Please provide more details on these.
Conclusion
Please allow me to reiterate that I'm submitting these inquiries only in order that I may accurately
discern how it affects my own plan to develop my own property. I understand that the property in
question enjoys RP zoning status, and therefore this development will indeed be going forward. It
is not my intention to in any way prevent, obstruct or delay the plan. My simple request to you is
that I be fully informed so that I may determine what options I have at my disposal, and that some
conciliatory overtures by the parties be offered in order to ensure that my interests are protected.
Once again, thank you for the opportunity to be heard, and for your time in producing a response.
Sincerely,
Grego eNHerter
page 4
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Eof%pEtERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
October 2, 2012
Mr. Evan Wyatt
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: MASTER DEVELOPMENT PLAN #04-12 FOR DOONBEG LLC
Property Identification Number 63-A-52A
Dear Evan:
Frederick County administratively approved the above -referenced final master development plan on
October 1, 2012. This master development plan is approved for the development of up to 24 single
family small lot homes on 4.67 acres of land which is zoned RP (Residential Performance) within
the Back Creek Magisterial District. The property which would comprise this development is located
in the Kernstown area, on the north side of Apple Valley Road (Route 652) approximately '/4 mile
west of the Valley Pike (Route 11 South) intersection.
All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in
the plan. Please note that approval of a subdivision design plan is required prior to the subdivision or
development of this parcel. I am providing you with 6 (six) 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.
Eric R. Lawrence, AICP
Director
ERL/bad
cc: Gary Lofton, Back Creek Magisterial District Supervisor
Kevin Crosen and Greg Unger, Back Creek Magisterial District Commissioners
Jane Anderson, Real Estate
Commissioner of Revenue
Public Works
Doonbeg LLC, 151 Windy Hill Lane, Winchester, VA 22602
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
0
MASTER DEVELOPMENT PLAN #04-12
DOONBEG LLC
Staff Report for the Board of Supervisors
Prepared: August 27, 2012
Staff Contact: Eric R. Lawrence, AICP, Planning Director
Reviewed
Planning Commission: 08/15/12
Board of Supervisors: 09/12/12
PROPOSAL: To construct 24 single family small lot homes on 4.67 +/1 acres (5.14 units per acre).
MAGISTERIAL DISTRICT: Back Creek
LOCATION: The subject property is located on the north side of Apple Valley Road (Route 652)
approximately 1/4 mile west of the Valley Pike (Route 11 South) intersection.
The Planning Commission at its meeting on August 15, 2012 unanimously recommended approval
of all three waivers, which are:
Wavier #1: Community Center Waiver (§ 165-402.08.A. I of the Zoning Ordinance)
If the waiver is granted, in -lieu -of a community center, the project would provide recreational
amenities including walking trails, benches, and a community gathering area with fire pit.
Waiver #2: Inter parcel Connection Waiver (§ 144-17.13.2 of the Subdivision Ordinance)
If the waiver is granted, this project would be constructed with a private road and cul-de-sac, and
not continue onto the adjacent easterly property.
Waiver #3: Curb and Gutter Waiver (§165-202.03.A.14 of the Zoning Ordinance and §144-17L
of the Subdivision Ordinance). If this waiver is granted, this project would utilize and
implement low -impact design standards, which includes environmentally friendly stormwater
management techniques without the use of traditional curb and gutter.
It appears that the application meets all requirements. Following the presentation of the application
to the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to
approval of the application.
MDP #04-12, Doonbeg LLC0
August 27, 2012
Page 2
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.
LOCATION: The subject property is located on the north side of Apple Valley Road (Route 652)
approximately'/4 mile west of the Valley Pike (Route 11 South) intersection.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 63-A-52A
PROPERTY ZONING & PRESENT USE:
Zoned: RP (Residential Performance) District
Use: Unimproved
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North:
RP (Residential Performance)
Use: Residential
South:
RP (Residential Performance)
Use: Residential
East:
RP (Residential Performance)
Use: Residential
West:
RP (Residential Performance)
Use: Residential.
PROPOSAL: To construct 24 single family small lot homes on 4.67 +/1 acres (5.14 units per acre).
REVIEW EVALUATIONS:
Virginia Department of Transportation: The Master Development Plan for this property appears to
have little measurable impact on Route 652, the VDOT facility which would provide access to the
property. The proposed private road design appears acceptable.
Frederick County Fire & Rescue: At the end of the street in the cul-de-sac it will be very tight for
ladder trucks. All the way around the cul-de-sac there needs to be heavy duty pavers. The same as in
front of the hydrants. Plans approved.
Frederick County Fire Marshal: Plans approved.
Frederick County Public Works: Refer to Sheet 2 of 3: Insure that the appropriate right-of-ways are
obtained from lot owners Tax Map 63-4-46A and Tax Map 63-A-47 to accommodate the proposed
MDP #04-12, Doonbeg LLC0
August 27, 2012
Page 3
entrance to Doonbeg. Court. Refer to Sheet 3 of 3: In the final site plan design, verify that the grades
and channel in front of lot Tax Map 63-A-53 are adequate to accommodate the storm flows from the
subdivision. Refer to Sheet 3 of 3: Typical Walkway Paver: Consider the use of underdrains under the
concrete edger to prevent the buildup or ponding of surface runoff under the pavement and above the
underlying plastic soils.
Frederick County Inspections Department: Comments shall be made at site plan/subdivision
submittal. No comments at this time.
Frederick County Sanitation Authority: Review #1 approved as noted (2) items.
GIS Department: The road name Doonbeg is approved and reserved for use in the Doonbeg residential
subdivision.
Parks and Recreation Department: Plan appears to meet ordinance requirements.
Winchester Regional Airport: The Master Development Plan has been reviewed and it appears that
the proposed plan will not have an impact on operations at the Winchester Regional Airport. The
proposed development lies within the airport's airspace; however, it does fall outside of the airport's
Part 77 close in surfaces and will not require filing with the FAA.
Frederick County Schools: Even though the impact of this development on FCPS is small, the
cumulative impact of this development and other developments in Frederick County will eventually
require construction of new schools and support facilities to accommodate increased student enrollment.
We estimate that the 24 single family detached units in this development will house 3 high school
students, 3 middle school students and 5 elementary school students. In order to properly serve these 11
additional students, Frederick County Public Schools will outlay $380,000 in capital expenditures and
$112,000 annually in operating costs. It is noted that Doonbeg Court will be a private lane. Our buses
don't travel down private lanes. Students who live in Doonbeg will need to walk to Apple Valley Road
and meet the bus at a location designated by our Transportation Department.
Planning & Zoning: Please see attached letter from Candice E. Perkins, Senior Planner, dated June 7,
2012. Issues are addressed by applicant in letter from Greenway Engineering, dated July S, 2012.
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.
MDP #04-12, Doonbeg LLC•
August 27, 2012
Page 4
B) Site History
The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the
subject parcels as being zoned R-2 (Residential Limited). The zoning changed to RP
(Residential General) District on September 28, 1983 when the R1, R2, R3, and R6 zoning
districts were reclassified. The RP zoning applicable to this site does not have proffered
conditions.
The Hilda Mae Master Development Plan (MDP #10-04) was previously submitted for the
subject site. The Doonbeg Master Development Plan is a revision to the Hilda Mae, slightly
increasing the number of single family small lots (from 20 to 24), and introducing low impact
design features.
C) 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]
The proposed 4.67-acre parcel is zoned RP (Residential Performance) and is within the UDA
(Urban Development Area) and the SWSA (Sewer and Water Service Area). The
Comprehensive Policy Plan states that suburban residential development should occur within the
UDA.
Land Use Compatibility:
The 4.67 acre site is located adjacent to existing residential land uses in an area of Frederick
County which is predominately residential in nature.. To the north is Plainfield Heights
Subdivision, which consists of single family detached traditional dwellings. To the west is Cross
Creek Village, which consists of single family small lot dwellings. To the south and east are
older existing RP single family detached dwellings.
Site Access and Transportation:
Access to the site is proposed via an entrance off of Apple Valley Road (Route 652), which is a
minor collector road. Per VDOT requirements, a new right turn lane shall be provided for the
proposed entrance. The master development plan does provide for a 150 foot right turn lane.
Buffers and Screening:
The proposed preliminary master development plan shall provide a residential separation buffer
adjacent to the north, south and east property lines. The project will be providing Full Screen,
category B buffers. This buffer distance will be 25 feet against the southern property line, and
will be expanded to 32 feet against the eastern and northern property lines to accommodate
existing water and sewer easements. The full screen buffer includes three plants per 10 linear
MDP #04-12, Doonbeg LLC
August 27, 2012
Page 5
feet; 1/3 deciduous trees, 1/3 evergreen trees, and 1/3 shrubs. A 6 foot high board -on -board
opaque fence is also provided.
Waivers Requested
A number of waivers (both administrative and legislative) from ordinance requirements are being
sought with this application. Sheet 1 of 3 of the master development plan contains a list of the
requested waivers; this list will be revised prior to final MDP to reflect those waivers granted.
The requesting of the waivers is specifically permitted by the pertinent sections of ordinance.
Wavier #1: Community Center Waiver (legislative — Board of Supervisors waiver).
The application requests a waiver from the community center requirements specified in § 165-
402.08.A.1 of the Zoning Ordinance. The waiver requires the applicant to demonstrate how an
equivalent recreational value of three recreation units for each 30 dwellings is being provided
within the project as a condition of securing this waiver from the Board of Supervisors. The
master development plan includes a Recreational Units Table and Narrative on Sheet 2 of 3
which details the amenities which will be provided in -lieu -of a community center. Those
amenities include walking trails, benches, and a community gathering area with fire pit. The
Parks and Recreation Department supports the in -lieu -of amenity package.
Waiver #2: Inter parcel Connection Waiver (legislative — Board of Supervisors waiver).
The application requests a waiver from the inter -parcel connection requirement specified in
§ 144-17.B.2 of the Subdivision Ordinance. This waiver would enable the Doonbeg project to be
constructed with a private road and cul-de-sac, and not continue onto the adjacent property.
Waiver #3: Curb and Gutter Waiver (legislative — Board of Supervisors waiver).
The application requests a waiver from the curb and gutter requirements specified in § 165-
202.03.A.14 of the Zoning Ordinance and § 144-17L of the Subdivision Ordinance. This waiver
is being sought as part of the projects' efforts to utilize and implement low -impact design
standards, which includes environmentally friendly stormwater management techniques without
the use of traditional curb and gutter. The master development plan provides a private road
section without the traditional curb and gutter.
Waiver #4: VDOT Standard Sidewalks Waiver (administrative — staff waiver).
The application requests a waiver from the VDOT standard sidewalks specified in §144-18.0 of
the Subdivision Ordinance. This waiver would enable the project to utilize.walkway pavers
along the road's edge rather than traditional concrete sidewalks, an aspect of the low impact
design standards.
STAFF CONCLUSIONS FOR THE 08/15/12 PLANNING COMMISSION MEETING:
The Doonbeg Master Development Plan proposes up to 24 single family small lots including
recreational amenities on approximately 4.67 acres of land zoned RP (Residential Performance) District.
The MDP depicts appropriate land uses and appears to be consistent with the requirements- of Article
VI1I, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is
administratively approvable, if the three requested waivers are granted by the Board of Supervisors. All
MDP #04-12, Doonbeg LLC
August 27, 2012
Page 6
of the issues identified by staff, review agencies, as well as those issues brought forth by the Planning
Commission and the Board of Supervisors, should be appropriately addressed by the applicant.
Requested waivers for Board of Supervisor consideration, with a recommendation from the Planning
Commission:
Wavier #1: Community Center Waiver (§ 165-402.08.A.1 of the Zoning Ordinance)
If the waiver is granted, in -lieu -of a community center, the project would provide recreational
amenities including walking trails, benches, and a community gathering area with fire pit.
Waiver #2: Inter parcel Connection Waiver (§ 144-17.13.2 of the Subdivision Ordinance)
If the waiver is granted, this project would be constructed with a private road and cul-de-sac, and
not continue onto the adjacent easterly property.
Waiver #3: Curb and Gutter Waiver (§ 165-202.03.A.14 of the Zoning Ordinance and § 144-17L
of the Subdivision Ordinance).
If this waiver is granted, this project would utilize and implement low -impact design standards,
which includes environmentally friendly stormwater management techniques without the use of
traditional curb and gutter.
PLANNING COMMISSION SUMMARY AND ACTION OF THE 8/15/12 MEETING:
The applicant's presentation included information on the impetus for using low -impact design features
and the basis for the requested waivers. The applicant described details of the project and provided
slides of the two -bedroom rental units with garage and floor plan. The applicant noted the rental homes
will be marketed to empty nesters and first-time home buyers, adding that the units were not conducive
to large families. A maintenance package will provide exterior maintenance of properties and units.
Three adjoining property owners spoke to the Commission. Their questions and concerns included: will
the height of the proposed dwellings be consistent with the surrounding residential neighborhood;
concern for any increase in traffic on Apple Valley Road; concern for the safety of school children
waiting for buses on Apple Valley Road due to traffic and poor visibility; concern for the possibility of a
large number of children within the project and inadequate play areas; the need for repair or replacement
of the existing privacy fence between this project and existing residential neighbors; whether the
proposed low -impact storm water design features will be adequate to handle storm water in this area
with existing drainage problems; and concern that the quality of life to which the neighbors are
accustomed will be disrupted. The adjoining property owner on the west side of the project's access
road was interested in having driveway access from the access road onto his property. The applicant
offered to place a narrative on the final plan to provide driveway access to the properties on either side
of the project's access road, if those adjacent property owners desired.
Commission members spoke in favor of allowing the implementation of creative low -impact designs for
storm water management. They also recognized the financial difficulty of maintaining a community
center in a small development, such as this one. The Commission voted on each of the waivers
separately and all three requested waivers were recommended for approval by a unanimous vote.
(Note: Commissioners Mohn, Lemieux, and Thomas were absent from the meeting.)
638 3
1 72A
NBERRY_CT
OApplications
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Parcels
Building Footprints
131 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
__.
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
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Winchester
Note:
MD P # 04 - 12 Frederick County Dept of
Planning &Developments
Doonbeg 107 N Kent St
PINS: Suite 202
63 - A - 52A Winchester, VA 22601
540 - 665 - 5651
Single Family Small Lot Residential Map Created: July 9, 2012
Staff: elawrence
0 100 200 400 Feet
M1 (Industrial, Light District)
M2 (Industrial, General District)
40 MH1 (Mobile Home Community District)
- MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
MDP#04-12
Doonbeg
PINS:
63-A-52A
Single Family Small Lot Residential
Note:
Frederick County Dept of
Planning & Developments
107 N Kent St
Suite 202
Winchester, VA 22601
540 - 665 - 5651
Map Created: July 9, 2012
Staff: elawrence
0 100 200 400 Feet
j I 1�
i � 1
j� yy�y+ � t• a� N COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
June 7, 2012
Mr. Evan Wyatt
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Preliminary Review Comments for Doonbeg Subdivision Master Development Plan
Property Identification Number (PIN): 63-A-52A
Dear Evan:
Thank you for providing me with the opportunity to review the preliminary master development
plan for the proposed development referred to as Doonbeg Subdivision. Staffs review
comments are listed below for your consideration.
1. Waivers. Due to the number of waivers this project requires, it would be helpful on the
coversheet to specify which waivers are administrative and which are BOS waivers.
Also, please note that the administrative waivers will not be granted until after they have
been reviewed by the Board of Supervisors, since the MDP also has to be processed
through the Board.
2. Curb and Gutter Waiver. A waiver of §144-17L is also required (similar to 165-
202.03A(14)). This is currently shown as a Planning Commission waiver, but is
proposed to become a Subdivision Administrator waiver.
3. Community Center Waiver. The waiver of the community center requires the applicant
to demonstrate how an equivalent recreational value of three recreational units for each
30 dwelling units is being provided within the project as a condition of requesting
approval of a waiver by the Board of Supervisors. The MDP specifies the construction of
trails and "other recreational amenities"; the other recreational amenities need to be part
of this MDP.
4. Original MDP. Reference the original MDP for this property (Hilda May Meadows).
5. Utilities and Easements. Provide the location of all utilities (gas, electric) and the legal
reference for all existing easements on the MDP.
6. Residential Separation Buffer B. Buffer B is located within a 30 foot FCSA easement.
Indicate if the FCSA will permit these improvements within their easement. Also, there
are plantings shown outside of the buffer area which appears to put the trees on the
individual residential lot. The plantings need to be within the designated buffer area, or
the buffer area needs to be increased to place the plantings within it.
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
Evan Wyatt; Greenway Engineering
Doonbeg Subdivision MDP
June 7, 2012
Page 2
7. Inactive Buffer. The MDP shows the trail within the inactive buffer; the trail can only
be located within the active buffer.
8. Interparcel Connection. Consistent with the approved MDP for Hilda May Meadows,
interparcel connections should be provided to parcels 63-A-47 and 63-A-46A.
In order to continue the review of this Master Development Plan, you will need to submit all
review agency approvals to this department. Once this information is received, and all review
comments addressed, staff will schedule the application for review by the Planning Commission.
Approvals are required from the following agencies: Frederick County Department of Parks &
Recreation, Frederick County Public Schools, Frederick County Fire Marshal, .Frederick County
Department of Building Inspections, Frederick County Department of Public Works, Frederick
County Department of G.I.S,, Frederick County Sanitation Authority, and the Virginia
Department of Transportation. Please do not hesitate to contact me with questions regarding this
letter.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
Attachment
CEP/bad
1 0
GREENWAY ENGINEERING, .�.
151 Windy Hill Lane
Winchester, Virginia 22602
Founded in 1971
July 5, 2012
Frederick County Planning Development
Attn: Candice Perkins, AICP, Senior Planner
107 North Kent Street, Suite 202
Winchester, VA 22601
D -
JUL 6 2012
FhCurilCK COUNTY
RE: Doonbela Subdivision Master Development Plan Preliminary Review Comment Response Letter
Dear Candice:
We are in receipt of the comments dated June 7, 2012 and offer the following responses:
Comments from Frederick County Planning
Comment 1: Waivers. Due to the number of waivers this project requires, it would be helpful on the
coversheet to specify which waivers are administrative and which are BOS waivers. Also, please note
that the administrative waivers will not be granted until after they have been reviewed by the Board of
Supervisors since the MDP also has to be processed through the Board.
Response: The Project Narratives on Sheet 1 of 3 have been revised to identify the applicable waiver
authority for each request. It is understood that administrative waivers cannot occur until the Board of
Supervisors advises staff that the MDP is acceptable for administrative approval.
Comment 2: Curb and Gutter Waiver. A waiver of §144-17L is also required (similar to 165-
202.03A(14)). This is currently shown as a Planning Commission waiver, but is proposed to become a
Subdivision Administrator waiver.
Response: The Project Narratives on Sheet 1 of 3 have been revised to incorporate the request for a
waiver of Section 144-17L. This has been included in statement 7 along with the waiver request for
curb and gutter specified in the Zoning Ordinance.
Comment 3: Community Center Waiver. The waiver of the community center requires the applicant
to demonstrate how an equivalent recreational value of three recreational units for each 30 dwelling
units is being provided within the project as a condition of requesting approval of a waiver by the
Board of Supervisors. The MDP specifies the construction of trails and "other recreational
amenities"; the other recreational amenities need to be part of this MDP.
Engineers Surveyors Planners Environmental Scientists
Telephone 540-662-4185 FAX 540-722-9528
www.greenwayeng.com
File #3385W/F,AW/dlm
Response: The Recreational Units Table and Narrative on Sheet 2 of 3 has been revised to provide
more information regarding the proposed recreational amenities that will be developed should the
community center facility be waived. This information has been discussed with the Parks and
Recreation Department and an e-mail has been obtained from them dated 7-5-12, which supports the
proposed recreational amenities concept.
Comment 4: Original MDP. Reference the original MDP for this property (Hilda May Meadows).
Response: The Project Narratives on Sheet 1 of 3 have been revised to incorporate the reference to the
previously approved Hilda May Meadows MDP.
Comment S: Utilities and Easements. Provide the location of all utilities (gas, electric) and the legal
reference for all existing easements on the MDP.
Response: The location of the overhead electric utilities and the gas line utility and easement has been
provided on Sheet 2 of 3 and Sheet 3 of 3 of the MDP. The location of these utilities within the
Doonbeg Subdivision will be determined during the Subdivision Design Plan process.
Comment 6: Residential Separation Buffer B. Buffer B is located within a 30 foot FCSA easement.
Indicate if the FCSA will permit these improvements within their easement. Also, there are plantings
shown outside of the buffer area which appear to put the trees on the individual residential lot. The
plantings need to be within the designated buffer area, or the buffer area needs to be increased to
place the plantings within it.
Response: The FCSA comment and plan markup indicates that they will only allow shrubs within the
outer edge of their easement that is adjacent to the residential lots. In order to meet the FCSA
requirement and the Zoning Ordinance requirement, we have expanded the width of the buffer area to
allow for plantings to be placed with the active portion of the buffer that will be located within some of
the residential lots and within the open space area. We appreciate your willingness to provide
flexibility regarding this matter and will work with your department during the Subdivision Design
Plan process to determine acceptable shrub specifics that meet the landscaping requirements of the
Zoning Ordinance for shrubs and evergreens as discussed during our meeting.
Comment 7: Inactive Buffer. The MDP shows the trail within the inactive buffer; the trail can only
be located within the active buffer.
Response: The location of the brick paver trail has been relocated within the active buffer area on
Sheet 3 of 3 of the MDP. A portion of the bioretention cell has been located within the inactive buffer
area to accomplish the relocation of the brick paver trail as discussed during our meeting.
File #3385W/EAW/dlm 2
Comment 8: Interparcel Connection. Consistent with the approved MDP for Hilda May Meadows,
interparcel connections should be provided to parcels 63-A-47 and 63 A-46A.
Response: Our review of the approved Hilda May Meadows MDP identifies an inter -parcel
connection to parcel 63-A-46A, which has been incorporated on Sheet 2 of 3 and 3 of 3 of the MDP.
We will conduct further research to determine if this inter -parcel connection is feasible for the benefit
of parcel 63-A-47 and will incorporate this onto the final MDP if applicable.
General Comment: In order to continue the review of this Master Development Plan, you will need to
submit all review agency approvals to this department. Once this information is received, and all
review comments addressed, staff will schedule the application for review by the Planning
Commission. Approvals are required from the following agencies: Frederick County Department of
Parks & Recreation, Frederick County Public Schools, Frederick County Fire Marshal, Frederick
County Department of Building Inspections, Frederick County Department of Public Works, Frederick
County Department of G.I.S., Frederick County Sanitation Authority, and the Virginia Department of
Transportation.
Response: We have obtained approved comments from all applicable agencies and will provide these
comments along with the MDP Application, Fee, Special Limited Power of Attorney document and 45
copies of the MDP plan set for the public meeting process.
Thank you for your assistance with this project. Contact us with any questions or need for additional
information.
Sincerely,
Greenway Engineering, Inc.
Evan.W att ICP
Y
Pile #3385W/EAW/dlm 3
V
MASTER DEVELOPMENT PLAN
APPLICATION FORM
- Department of Planning & Development Use Only —
Application # O Date Application Received: Ila
PC Meeting Date `f BOS Meeting Date a
Fee Amount raid $ 14 OD Initials: K4 Receipt # D
1. Project Title: Doonbeg Master Development Plan
2. Applicant:
Name: Greenway Engineering Telephone: 540-662-4185
Address: 151 Windy Hill Lane
Winchester, VA 22602
3. Property Owner (if different than above):
Name: Doonbeg, LLC Telephone: 540-662-4185
Address: 151 Windy Hill Lane
Winchester, VA 22602
4. Design Company:
Name: Greenway Engineering Telephone: 540-662-4185
Address: 151 Windy Hill Lane
Winchester, VA 22602
5. Please list names of all owners, principals, and/or majority stockholders:
Arlene D. Smith
6. Magisterial District: Back Creek
to
10
r— ---j
JUL 6 2012
L.-
FRE(' F K COUNTY
Pl h^�"''N�'�: DFVF! OPAEPlT
7. Property Location: North side of Apple Valley Road (Rt 652); approximately 1/4-mile west of the Valley Pike
(U.S. Rt 11 South) intersection
(Give State Route # and name, distance and direction from intersection)
8. Is this an original or amended Master Development Plan?
Original .� Amended �_, Previous MDP# 10-04
9. Property Information:
a)
Property Identification Number (PIN):
b)
Total Acreage:
c)
Current Zoning:
d)
Present Use:
e)
Proposed Uses:
63-((A))-52A
4.67 +/- acres
RP, Residential Performance District
Unimproved
Single -Family Small Lot Residential
10. If residential uses are proposed, provide the following:
a) Density: 5.14 units per acre
b) Number of Units: 24
c) Housing Types: Single -Family Small
11. Adjoining Property use and zoning:
USE
North
East
South
West
Residential
Residential
Residential
Residential
ZONING
RP District
RP District
RP District
RP District
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the master
development plan shall include all contiguous land under single or common ownership. All
required material will be complete prior to the submission of my master development plan
application.
I (we) hereby certify that this application and its accompanying materials are true and accurate to
the best of my (our) knowledge.
Applicant(s):t—_7� Date: 5/11 117-
0 Date
Owner(s): Date:
Date:
11
0 0
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 1st floor of the
Frederick County Administration Building, 107 North Kent Street.
Name and Property Identification Number
Address
Name Refer to Adjoining Property Map
& Property Information Table
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
Property #
Name
[Property #
Name
Property #
12
Doonbeg Subdivision, Projectuber 3385W
Subject Parcel an( 'joiners (Sorted by Tax Map Number)
Tax Map Number
Owner
Owner (continued)
Mailing Address
City
State
ZIP
63 A 44
WILSON VIVIAN L & NORMA R & ROBERT
ETALS
246 APPLE VALLEY RD
WINCHESTER
VA
22602
63 A 46
LARRICKJO ANN LTRUSTEE
216 APPLE VALLEY RD
WINCHESTER
VA
22602
63 A 46A
HAIRLESS CHARLES H
188 APPLE VALLEY RD
WINCHESTER
VA
22602
63 A 47
HERTER GREGORY NEAL
190 APPLE VALLEY RD
WINCHESTER
VA
22602
63 A 48
SMITH ROBERT SCOTT & DONNA DALE
182 APPLE VALLEY RD
WINCHESTER
VA
22602
63 A 49
LICHLITER MARY ELIZABETH
& VALERIO BLAS
174 APPLE VALLEY RD
WINCHESTER
VA
22602
63 A 50
DONALD RACHEL L
168 APPLE VALLEY RD
WINCHESTER
VA
22602
63 A 51
RUSSELL GEORGIA MAE
160 APPLE VALLEY RD
WINCHESTER
VA
22602
63 A 52
RAWLS KAREN A
154 APPLE VALLEY RD
WINCHESTER
VA
22602
63 A 52A
DOONBEG LLC
151 WINDY HILL LN
WINCHESTER
VA
22602
63 A 53
ROBINSON RAY III
2510 VIRGINIA AVE NW APT 1103-N
WASHINGTON
DC
20037
63 A 53A
GRIM RICHARD H
378 RIDINGS MILL RD
STEPHENS CITY
VA
122655
63 A 57
GE LIGHTING LLC
C/O E PROPERTYTAX - DEPT 201
PO BOX 4900
SCOTTSDALE
AZ
85261
63B 1 5
HAMMAN MARYJ
130 PLAINFIELD DR
WINCHESTER
VA
22602
63B 1 6
JONES DONALD LEE
128 PLAINFIELD DR
WINCHESTER
VA
22602
63B 1 7
DONALD JESSE J. & NORMAJ.
126 PLAINFIELD DR
WINCHESTER
VA
22602
63B 1 8
RUTH CRUM STOTLER INVESTMENTS LC
PO BOX 2577
WINCHESTER
VA
22604
63B 1 9
MCDONNELL WILLIAM L
122 PLAINFIELD DR
WINCHESTER
VA
22602
63B 31 59
ASHWOOD MARY V
205 CRANBERRY CT
WINCHESTER
VA
122602
63B 31 60
MILLER ELEANOR H
& MILLER DONALD L & ELLEN L
207 CRANBERRY CT
WINCHESTER
VA
22602
63B 31 61
HANNEMAN DANIEL P
209 CRANBERRY CT
WINCHESTER
VA
22602
63B 31 62
LEE SUSAN C
211 CRANBERRY CT
WINCHESTER
VA
22602
63B 31 63
LEVI ROBERT C & NANCY K
301 CRANBERRY CT
WINCHESTER
VA
22602
63B 31 72A
ICROSS CREEK HOMEOWNERS ASSOC INC
C/O VIRGINIA PROPERTY GROUP INC
13050 VALLEY AVE STE 110
IWINCHESTER
VA
22601
0
10
Source: Frederick County GIS, October 2011 Page 1 of 1
a Source: Frederick County, Va. GIS Department October 2011 Data
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Web Site: www.co.frederick.yams
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) Doonbeg LLC (Phone) (540) 662-4185
(Address) 151 Windy Hill Lane, Winchester, VA 22602
the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
Instrument No. 110003824 on Page 0069,
and is described as Parcel: 63 Lot: 52A B1ock:A Section:
do hereby make, constitute and appoint:
(Name) Greenway 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 expire one year from the day it is signed, or until it is otherwise rescinded or
modified.
In witness thereof, I
Signature(s)
y r
�:�•4�`• aO r
I,V]C�1 . (�iC(r a Notary Public in and for the jurisdiction aforesaid, certify that the person(s)
signed to the foregoing instrument and who I (are) known to me, personally appeared before me an4 .
ac wledged the same before mein the jurisdiction aforesaid this I iI day of Menu�Ofl�
_ 26 ZZ
25 My Commission Expires: eb Z-R 161 to
Notary Public �j6iyZ�.'f ov) if- Zq(o 16 (a
hereto set my (our)phand and se �i L� day of ,-zfl0l
State of Virginia, City ount f`� To -wit:
•
•
•
GENERAL NOTES VOOT GENERAL NOTES LEGEND VICINITY MAP
V1. All work on this ppproject shall conform to the current editions of and latest revisions to the Virginia
1. Methods and material. used in the construction of the improvements herein shall conform to the current end rtmentnttCTr
ontroloR anon (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion SCALE: 1" 1000'
County construction standards and specifications and/or current VDOT standards and specifications. guIs tone, and any the' appheable state, }ederal r local regulations. incase of ---
a discrepancy or conflict between the Standards or 3Spee ifications end Regulations, the most stringent DO INTERMEDIATE CONTOUR -330
2. Measures to control erosion and siltation, includingdetention ponds serving a sill basins during shall govern.
P 8 EXISTING INDEX CONTOUR - 330 Z
construction, must be provided prior to issuance of the site development permit. as
approval of these plane in He All construction shall comply with the latest U.S. Department a labor, Occupational Safety and PROPOSED CONTOUR 400
no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment Health Administration (OSHA), and Virginia Occupational Safety &Health (NOSH) Rules and Regulations.
Control Handbook. EXISTING EDGE OF PAVEMENT ----- -- -- - -- :�%`� P� './// W
V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall PROPOSED EDGE OF PATENENT `V
3. A permit moat be obtained from the Office of the Resident Engineer, Virginia Department of Transportation be in accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all - LU R ,e c
(VDOT) and Frederick County prior to construction in existing State right of way trathe control Daggers must be certified m accordance with Section 105.14(c) of the VDOT Road and EXISTING CURB AND GUTTER
Badge Specifications.
PraaetT_ '- _
PROPOSED CURB AND GUTTER - -
/
does not guarantee issuance of an entrance when such rani[ is � -
4. APProval of this plan d g Pe
required under State few. V4 The developer shall lie responsible for relocating, at Ida expense, any and all utilities, including TRANSITION TO REVERSE CURB
traffic signal poles, junction boxes, controllers, etc., owned Dy VDOT or private / public utility companies., - e
S. The exact location of sU guard rails will be determined by VDOT personnel. 'A joint inspection will be held It is the sole responsibility of the developer to locate and identify utility }aciHties or items That may De eXISTwG TED-T�� llNE - --- - ----- �? iY j - W g
th the Developer, Comfy Representatives. and Reprmentetives of the Virginia Department of Transportation in conflict with the proposed construction activity. VDOT approval of these plans does not indemnify the �d -->/i. „ c c PROPOSED TELEPHONE TINE �._-
(VDOT) to determine if and where guard rail end/of paved ditches will be needed The developer will be developer from this responaibiltty. '.s s ,,; i
ble for di drail and d ditches as determined b this t t Refer to Virginia EXISTING STORM SEWER - _ "\\� NICK M >
Despots providing guar pave if join inspection.' ginia V5. Design features relating to field con [ruction, regulations, end control c safety of traffic may be PROPOSED STORM SEVER _ \\ Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications. sub
to change deemed necessary by VDOT. Any additional expense incurred as a result of any _ 7
field revisi= shall be the reapoasibility of the developer. EXISTING SANITARY SEVER - FPPLE VP=I-Ey RDa� 7
S.
An approved set of plans and all applicable permits must be available at the construction site. Also, a SA 65p)
representative of the developer must be available at all times. V8. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT lend PROPOSED SANITARY SEWER /' �\ / ,� W
use permits for any work within VDOT right-of-way. YYY r W
7. Warning signs, markers, barricades or Hagman should be in accordance with the Manual on Uniform Traffic EXISTING ELECTRIC SERVICE - --�
V7. H required by the local VDOT Residency Office, a pre -construction conference shall be arranged and
Control Devices (MUTCD). held b e the engineer and/or developer "th the attendance of the contractor, various County agencies, PROPOSED ELECTRIC SERVICE
8. All unsuitable material shall be removed from the construction limits of the roadway before placing utility ..pastes and VD prior to initiation of work. EXIStIRC CAS TINE -
embankment. VS. The contractor shall notify the local VDOT Residency Oftice when work is to begin or cease for any PROPOSED GAS LINK - SHEET INDEX
=determined length V time. on. requires and shall receive 48 hours advance notice prior to any PROPERTY LINE
9. All pavement sections on the approved plans are based one minimum CBR value of e. CBR values less required or requested inspection.
than 6 will require revised pavement section prepared by Greenwey Engineering and approved by the owner. E%ISHNG EASEMENT LINE
V9. The contractor shall be responsible for maintaining adequate access to the Project from the adjacent �=
10. All roadside ditches at grades of more than 5x shall be paved with cement concrete to the limits indicated ppublic r dway c nstructton entrance that s constructed and twined m accordance with PROPOSED EASEMENT LINE
n the plans and as required at the field inspection. Cell- 3.02 f the Virginia Erosion d Sediment Control Handbook. Furthermore, access to other CENTERLINE
° prop roes affected byy this ppro1ject shall be maintained through construction. The Developer shall have, -
11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall be wlthia the limits of the project, an employee certified by the Virginia Department of Conservation and EXISTING TREE UNE
minimum 6" diameter and conform to VDOT standard SB-1. Recreation (VDCR) in Erosion and Sediment Control who shall inspect rosin and siltation control devices
end measures n a continuous basis for proper installation and operation. o Deficiencies shallbeHAW LINE
promptly rectified.
12. Construction debris shell be containerized in accordance with the Virginia Litter Control Act; no leas than ��� THESE PLANS ARE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION
one litter receptacle shall be provided at the construction site. VIO. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at EXISTING UTILITY POLE/GUIDE WINE OR CHANGE IN THESE PLANS SHALL BE APPROVED BY THE COUNTY PRIOR TO CONSTRUCTION
the end of construction. ❑
13. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to ETSIDRG TELEPHONE PEDESTAL
entering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take whatever Vll. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum EXISTING WATERLINE V/ TEE L� PROJECT INFORMATION
measures are necessary to insure that the streets are maintained in a clean, mud and dust free condition at all thfKyy- ix (36) inches cover and when possible shall be installed under roadway drainage fa
at
times. Con(Het points. PROPOSED WATERLINE W/ TEE IT# 0
14Notification shell be given to the appropriate utility company prior to construction of water and/or
sanitary V12. Any musuel subsurface conditions (e. . unsuitable soils, sprin s, sinkholes, ids, caves, etc. EXISTING FINE ffYDRAW/VALVE/MEM """ PARCEL IDENTIFICATION NO. : 4.67 C2A
g g TOTAL PROJECT AREA 4.87 AC. '.O.
appropriate y concerning permits, enco=tered durin the course of construction she be immediately Drought to the attention of a p0pp05® FHRE FIYDRANT/VALVE/METER C[p m AREA IN IDTS 2.313 AC.
.e war lines. Information should also be obtained from the to authority ts, cut sheets. -
engineer and VDO Work shall ease m that vicinity until an adequate design can be determined by the :d and connections to existing lines. engineer and approved by VDOT. PROPOSED REDUCER AREA IN PUBLIC R/W 0.049 AC.
y AREA IN PRIVATE R/W 0.901 AC. 4'
15. All sanitary sewers and water mains and appurtenances shall be constructed in accordance with the current V13. All fill areas, borrow material and undercut areas shall be inspected and approved by VDOT SIGNS 7 pREp IN OPEN SPACE LA 7 AC.
standards and specifications of the Frederick County Sanitation Authority. representative priior Lo placement and till. Where CBR testing required, a VDOT representative shall be PARKING INDICATOR Q CURRENT ZONING : RP
ppresent to the s plc obtained is representative of the s location. When oil sainpales ere submitted 12 PROPOSED ZONING : RP
18. The location of existing utilities shown in these plans are taken from existing records. It shall be the to pri ate laboretoriea for leafing, the samples shall be ¢]early identified and labeled a belonging to a INDICATES THE NUMBER OF TYPICAL PARKING SPACES CURRENT USE VACANT
contractors responsibility to verify the t horizontal and vertical location of all existing utilities a needed yr0Jact to be accepted by VDOT and that testing shall be performed in accordance with all applicable PROPOSED USE SINGLE-FAMILY SMALL LOT
prior to construction. The contractor shall inform the engineer of any conflicts arising from his existing utility VD standards and procedures. HANDICAP PARKING L NUMBER of LOTS 24
verification and the proposed construction.
V14. All roadway till, base, aubgrade material, and backltll in utility/storm sewer trenches shall be ar_OWaAL OVERALL DENSITY: I0.00 UNITS/AC
17. The developer will be responsible for any damage to the existing streets and utilities which occurs as a pacted in six S inch lifts to 96% of theoretical masfar density as determined by AASFTf0 T-99 VEHICLES PER DAY COUNT 100 DENSITY-UNITS/ACREAGE: 5.14 UNITS/AC
Method A. within us or =taus 2R of o timum moisture for the LWl width of any
a dedicated street MINIMUM LOT SIZE REQUIRED; 3.750 SF W
result of his construction project within or contiguous to the existing right-of-way. P Y, uiNIM rM T cl .F PROVm .n 3,750 SF E
right-of-way. At he direction o1 VDOT, density tests shall be Performed by a qualified independent PROPOSED BUILDING ENTRANCE �- BUILDING SETBACKS 20' - FROM PRIVATE ROAD
18. When grading is proposed within easements of utilities, letters of permission from all involved companies agency i accordance with VDOT Road d Bridge Specifications. Certified copies of test reports shall be ( ) q
SIDE
vat be provided to Frederick Count Public Works Department to issuance f din and/or site submitted
to VDOT daily, mlesa specified otherwise. • 5' - BEAR
development its, y per prior o grading s PROPOSED SANITARY LATERAL CLEANOUT 15' - REAR
perm V15. VDOT Standard CD and UD underdreias shall be installed where indicated on these plans and/or as BUILDING HEIGHT : 35' MAX. (PRINCIPAL)
specified by VDOT. 20' MAX. (ACCESSORY)
19. The developer will be responsible for the relocation of any utilities which is required es a result of his SANITARY MANHOLE IDENTii'ER O MIN. OFF STREET PARKING 2 SPACES PER UNIT �. ayTH
Project. The relocation should be done prior to construction. V38. The installation of any entrances and mailboxes within any dedicated street right-ol-way shall meet PROVIDED OFF STREET PARKING 2 SPACES PER UNIT ,SSA"
VDOT minimum design standards and is the responsibility of the developer.'
20. These plans identify the location of all known grevesites. Grevesftes shown on this plan will be protected in STORY DRAIN STRUCTURE IDENTIFIER O 'y
V17. Prior to VDOT acceptance of an streets all required street sin a and/or pavement
markings shall t' Authority Project Information 5
accordance with state law. In the event gravesites are discovered during construction, the owner end engineer p y q g ag / p g Frederick k County ty Sanitation A 'CyU TUNC KIKI AOMEUSUYA
must be notified immediately. the installed by the developer or, at VDOT's discretion, by VDOT on an account receivable basis following EXISTING SPOT ELEVAflON XT35.4 WAT R AND NIT RY EWERUSAGEqq Dc. No. 28715
the Manual On Uniform Trjf Control Devices. WATER DEMAND: 24x235 GPD= 5640 GPD A i
21. The contractor is to verity field conditions prior to and during construction and notify Greenwey Engineering PROPOSED SPOT EIEVA770N 35a SANITARY SEWER DISCHARGE 5640 GPD
at (540) 882-4185 immediately of any discrepancies between actual field conditions and the approved plan. V38. The developer ahaLL provide Ilia VDOT Residenny Office with a list of all materiel sources prior to X�t��
the start of construction. Coplea of all invoices [or materiala utilized within any dedicated street AA S/ONAL T"
22. Controlled tills shall be compacted to 959, of maximum density determined b method 'A" per standard right-of-way must be provided to the local VDOT Residency Office prior to acceptance of the work. Unit LIGHT POLE Y
pac y as y end total prices may be obscured.
proctor AASHTO-T99. ASTM-D898, or VTM-1 as applicable. Density shall be certified by a registered
professional engineer and results submitted to Frederick County prior to pavement construction. If a V19. Aggregate base and subbase materials hall be pplaced o s bgrade by means f mechanical SURVEY AND TOPOGRAPHIC INFORMATION
geotechmcal report has been prepared, it should supersede the requirements in this note. spreader. ensita will be determined using the denaity control strip in accordance with Section 304 of
the VDOT Road d Bridge Specifications and VTM-10. A certified compaction technician shall Poerlorm
23. Contractors shall notify operators who maintain underground utility lines in the area of proposed a eating these tests. Certified cop 'as
of teat reports shall be submitted to VDOT daily, unless specified therwise.
or bleating at least two (2) working days, but not more then ten (10) working days, prior to commence eat of In addition to checking atone depths, a VDOT representative shell be titled and given the opportunity Z
p opera groan y to be present during the construction and testing of the density control strip. 1. Boundary survey was performed b Q
excavation or demolition. Names and telephone numbers of the and tors underground utility lines Y Y P Y
Frederick County appear below. These numbers shell also be used to serve in an emergency condition. V20. Asphalt concrete pavements shell be placed in accordance with Section 315 of the VDOT Road d GREENWAY ENGINEERING Dated: 06/29/2011 J
Bridge Specifications. Density shall be deter=fned vaing the denafty control strip as specified in Section
24. All utilities to be located underground. 315 end VTM-76. A certified coinyaction technician shell erform these tests. Certified coplea f test 2. Horizontal and vertical control surveys were performed by:
reports shall be submitted to VDOT daily, unless r.ifiedP otherwise. A VDOT eyresenativ. shall be GREENWAY ENGINEERING Dated: 06/29/2011
notified and given the opportunity to be present during the construction and testing of the control PROJECT NARRATIVES-
FCSA CONSTRUCTION NOTES '`"p 3. Topographic mapping performed by: Z E-•
V21. In accordance with Section 302.03, the foundations for i e culverts thin six 38 inches and 1. TM fi3-A-52A IS NOT SUBJECT TO PROFFERED CONDITIONS. U
PP Y- ( ) GREENWAY ENGINEERING Dated: OB/29/2011 w
1. The Authority's Water and Sewer Standards and Specifications are available at www_tesa-vatlarger hall be explored below the bottom f I. a excavation to determine the type end condition of the
ya Peei foundation. The contractor shall report findings of foundation exploration to the en8'near and VDOT for 2. NO PHASING PLAN IS PROPOSED FOR THIS PROJECT. �F
approval prior to placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard
2. The water and sanitary newer portion of the plans are valid for five years from dale of FCSA approval. pg-1. There soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design z
and/or need for foundation stabilization shall be determined by the engineer and approved by VDOT. 3. THIS PROJECT CONTAINS NO HISTORIC STRUCTURES OR SITES.
3. TDe contractor shall adhere to the Authority's standards and specification in effect at the time of OWNERS CERTIFICATE a
construction. V22. The
foundations for all box culverts hall be investigated by means of exploratoryry boring advanced 4. NO LAND DIVISIONS HAVE OCCURRED FROM THE PARENT TRACT TAX PARCEL 83-A-52A.
below proposed foundation elev cb to determine the type and condition of the foundation. TDe E^ J -I 9
4. The contractor shall coordinate with and arrange for inspection by the Authority. contractor hall submit copies of borehole logs and re, t
pt findings of foundation exploration to the The foregoing Subdivision of the land of 5. ALL. RESIDENTIAL LOTS WILL BE SERVED BY PUBLIC WATER AND SEWER PROVIDED BY FCSA. [x] W
engineer and VDOT for approval prior to constructing box. Foundation designs shall comply wit h VDOT DOONBEG. LLC
5. The contractor shall connect a new sewer line to an existing manhole by core drilling the manhole. Road and Bridge Standard PB-1. Contrary to the Standard, where rock is encountered end cast -in -place 8. THE APPLICANT IS REQUESTING A WAIVER OF CURT AND GUTTER ALONG DOONBEG COURT TO
box is proposed, the thickness of bedding shall be six (6) inches. Where soft, yielding, or otherwise is with the free consent and in accordance with the desires Q '.>; W F
6. A new water (or forced sewer) main shell be connected to an existing main by a wet tap. unsuitable foundation 1s encountered, the foundation design and/or need for foundation stabilization of the undersigned owners, properties and trustees if any. ACCOMMODATE LOW IMPACT DESIGN PER SECTION 185-202.03.A.14 OF THE ZONING ORDINACE. f/I UI
The Authority shall furnish all needed material and make the tap. shall be determined by the engineer and approved by VDOT. THE PROPOSED TYPICAL PRIVATE ROAD SECTION IS PROVIDED ON SHEET 3 OF THE MDP. [) U
The contractor shall submit an Application for Wet Tap and pay the required fees. V23. Approval of these lens shell expire three 3 a d U
pp p e p' O yenta from the date of the approval letter. 7. THE APPLICANT IS REQUESTING THAT DOONBEG COURT IS DEVELOPED AS A LOW VOLUME ;
7. Exact locations of water and sewer services on new lines are to be coordinated with the Authority's s DATE CUL-DE-SAC STREET THAT DOES NOT CONTINUE TO THE EAST TO CONNECT WITH VALLEY PIKE
V24. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans end/or a O w
inspector. specified by VDOT. APPROVAL (US RT 11 SOUTH) DUE TO ADVERSE TRAFFIC IMPACTS ON EXISTING TRAFFIC PATTERNS AND
ACCESS PER SECTION 144-17.B.2 OF THE SUBDIVISION ORDINANCE. �]
B. The Authority's maintenance division shall furnish and install all water meters through 2 inch in V25. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in FREDERICK COUNTY DIRECTOR OF PLANNING & DEVELOPMENT U) W
accordance with VDOT's installation criteria. Final approved of the guardrail layout to be given by VDOT 8. THE APPLICANT IS REQUESTING A WAIVER OF VDOT STANDARD SIDEWALKS ALONG DOONBEG Q 04 A
It is ¢the contractor's responsibility to have the meter box assembly installed correctly. after grading is mostly complete. COURT TO ALLOW FOR WALKWAY PAVERS TO ACCOMMODATE LOW IMPACT DESIGN PER SECTION ec U W
Before a permanent meter is installed: 144-18.0 OF THE SUBDIVISION ORDINANCE. THE PROPOSED TYPICAL WALKWAY PAVER DETAIL IS L
e. The meter box, with its frame and cover must be properly aligned with the coppersetter. FIRE MARSHAL'S NOTE DATE PROVIDED ON SHEET 3 OF THE MDP.
b. The frame and cover shall be set to fined grade. /R U
c. The distance between the top of the cover and the coppersetter shall be between 18 and 21 Fire lane markings and sI.... e: FREDERICK COUNTY ADMINISTRATOR v
Inches. Any "No Parking" signs and yellow painted curb locations will be installed 9. THE APPIICATNT 1S REQUESTING A WAIVER FOR THE COMMUNITY CENTER REQUIREMENT PER w M
d. All components of the meter box assembly shall be in proper working order. by field inspection at the direction of the Fire Marshal's Office. SECTION 165-402.08.A.1 OF THE ZONING ORDINANCE. m
9. For services that connect to existing lines: DATE Z
a The Authority shall furnish and install: TRIP GENERATION DATA Project Name: Project Number: O
1. all 5/8-x3/4', 3/4% 1", II¢" and 2" water service. DOONBEG SUBDIVISION
2. all sewer services. CLASS USE DWELLING UNITS •TRIP RATE TRIP RATE USE VPD
b. The contractor shall: 3385W Q
1. coordinate the location of the service lateral with the Authority's engineering assistant 210 SF SMALL LOT 24 9.57/UNIT 10.0 240 Magisterial District: Date of Plan: (Month. Day, Year) 0
2. submit an Application for Service and pay the required fees.
10. All avatar service lines must have a back0ow prevention assembly (double check valve or RPZ. as BACK CREEK MAGISTERIAL DISTRICT APRIL 17, 2012
required). The assembly must meet ASSE standard number 1015 or 1013.
11. OI fire lines must have a backRow prevention assembly (detector double check valve or RPZ, as required). • TAKEN FROM ITE TRIP GENERATION7TH EDITION Owner: Address, Including Zip Code & Telephone No. DATE: APRIL 2012
The assembly
she
meet ASSE standard number 1048 or 1047. Any exterior, privately owned fire line shell DOONBEG, LLC WI HESTWIND, V LANE
also have a fire service meter. This assembly shall be installed immediately before the back0ow prevention UTILITY CONTACTS (540) 62-4 VA 22802
unit. Radio read remotes are required. (540) 862-4185 SCALE: N/A
Water/ Frederick County Sanitation Authority Phone: Verizon
12. The Authority shell review the mechanical plans) for design and material approval of a building's: Sewer: P-O. Box 1877 PBox 17398 Developer: Address, Including Zip Code & Telephone No.
a. domestic water meter and its backflow prevention device, and/or its b. Winchester. VA. 22604 B.C.altimore. MD 21297 151 WINDY HILL LANE DESIGNED BY: TNA
fire service line's backflow prevention device. (540) 868-1061 (301) 954-6282 DOONBEG LLC WINCHESTER. VA 22602
Power: Shenandoah Valley Electric Coop Gas: Washington Gas Co. 540-882-4185 FILE NO. 3385W
13. DEQ must also approve sewer pump stations. FCSA requires a copy of DEQ's Certificate to Operate and a 3463 Valley Pike P.O. Box 2400 Engineer Certifying Plan: Address, Including Zip Code & Telephone No.
copy of the station's DEQ approved O&M manual. These documents must be received before substantial Winchester, VA 22802 Winchester, VA 22604 151 WINDY HILL LANE SHEET 1 OF 3
completion is issued and water meters released. 1-540-450-2051 (540) 889-1111 GREENWAY ENGINEERING, INC. WINCHESTER. VA 22602
Virginia Utility Protection Service 1-800-552-7001 (540) 882-4185 11-13
COVER SHEET
1
OVERALL PLAN
2
LID CONCEPT
3
Cl
•
0
•
•
LID NARRATIVES:
L DOONBEG COURT IS PROPOSED TO BE DEVELOPMENT WITHOUT CURB AND GUTTER AND WITH
WALKWAY PAVERS TO PROMOTE STORM WATER @FILTRATION AND WATER QUALITY.
2. RESIDENTIAL LOTS IN THE DOONBEG SUBDIVISION MAY CONTAIN RAIN GARDEN CELLS (LANDSCAPE
BED CELLS) WITH APPROPRIATE PLANTINGS AND RAM BARRELS TO PROMOTE STORMWATER
INFILTRATION AND WATER QUALITY.
3. A SYSTEM OF BIO RETENTION CELLS WITH APPROPRIATE PLANTINGS AND STORM WATER OVERFLOW
PIPING WILL BE DEVELOPED WITHIN THE OPEN SPACE AREA TO PROMOTE STORM WATER
(FILTRATION AND WATER QUALITY.
4. RECREATIONAL AMENITY AREAS WILL INCLUDE WALKWAY PAVER TRAIL5 TO PROMOTE STORM
WATER (FILTRATION AND WATER QUALITY.
5. ALL ON -LOT RAIN GARDEN CELLS AND OPEN SPACE BID RETENTION CELLS WILL BE PLACED
WITHIN EASEMENTS TO ALLOW FOR FUTURE ACCE55 AND MAINTENANCE BY THE APPLICANT, THE
DOONBEG HOA, OR OTHERS.
S. THE APPLICANT AGREES TO PROVIDE MONITORING AND TESTING OF THE BIO-RETENTION CELLS AND
PROVIDE THE RESULTS TO THE PUBLIC WORKS DEPARTMENT FOR STORMWATER QUALITY ANALYSIS.
THE APPLICANT WILL PROVIDE SAMPLING WELLS WITHIN THE 510-RETENTION CELLS AND WILL
CONDUCT TESTING FOR NUTRIENT AND SUSPENDED SOLIDS ANALYSIS. THE APPLICANT OFFERS THE
FOLLOWING TIMELINE FOR MONITORING AND TESTING FROM THE TIME OF PROJECT BUILDOUT.
YEAR I TIM YEAR 2 - QUARTERLY MONITORW AND TESTING.
• YEAR 3 THRU YEAR 5 - ANNUAL MCNITORW, AND TESTING.
1. ALL PLANTINGS USED WITHN RAIN GARDEN CELLS AND BIO RETENTION CELLS WILL COUNT TOWARDS
THE LANDSCAPE REQUIREMENTS FOR SINGLE FAMILY SMALL LOT5.
E
LEGEND
D& FIRE HYDRANT
—W—W— WATERLINE
—SAS— SANITARY SEWER LINE
RAN BARREL
SW SAMPLING WELLS
BIO RETENTION AND RAIN GARDEN
FOR STORM WATER DETENTION 4
WATER QUALITY
T`PICAL RAIN GARDEN (LANDSCAPE BED CELLS)
FOR STORM WATER DETETNTION AND WATER QUALITY
40 20 0 40 80
SCALE: P = 40'
/OPEN SPAC /
r /
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;
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OPEN
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IND5GAPE BED l�
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50' RIGHT TURN LANE TH
NIL ---- -------O--AtLE VALLEY ROAD - — -
- - - _ - - - - - _ vARtE1gLE WIDTH RNj SR 52
TYPICAL LOT 4 L I12 CONEFT \e-'E
NT5
40'-PRIVATE RN)
S')F I' 12' 12, 1' 5,_v 2'
2 WALK
15" 5M-2A SIDE
��" BWALK
IM-IA
15'S
21B (SEE NOTE BELOW)
2.0% 1 2.0%
TYPICAL DOONBEG COURT PRIVATE ROAD SECTION
NTS
TYPICAL DOONBEG COURT PRIVATE ROAD SECTION NOTES:
I. TYPICAL PRIVATE ROAD SECTION WITH 40PRIVATE RN).
0) 2. FINAL PAVEMENT DESIGN TO BE DETERMINE BY CBR TEST VALUE WRING CONSTRUCTION
(*13. THE APPLICANT HAS THE OPTION TO USE PERMEABLE PAVERS IN LIEU OF PAVEMENT AS SHOWN.
DETAILS WILL BE UPDATED AT FINAL SUBDIVISION PLAN SUBMISSION.
I'
� SPIKE
EDGE RESTRAINT
I" TO 1 1/2" BEDDING SAND
�) &"-CEMENT TREATED AGGREGATES BASE
6" COMPACTED AGGREGATES BASE(*)
3 1/8' PAVERS TYPICAL
ACTED SOIL SUBGRADE
\ 'ARE DENT/ L�n�_
)52I "`C�cq
a� LOT
"Acjii E I�ENOT 9L. ARE4
6
R
)
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6
IDEI UAL P _ BUFFER A A i _ — — _
W 117 .49 /
I •RECREATION3.38 8' PAVE '— I AMENITY TRAIL. _ \
1 AREA \ �sT,TH Op4
r r • , / / _ U TUNG NIIU ADHWUM5
Uc. No. 26715
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12"XI2" CONCRETE EDGER W/ REBARS
COMPACTED SOIL SUBGRADE
15" SM-2A C*)
-25 C*) El
�-6 21 B (*)
(Y) SEE TYPICAL DOONBEG COURT PRIVATE ROAD SECTION NOTES 2 AND 3
HEAVY DUTY PAVER BY HYDRANT FOR FIRE TRUCK
NTS
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(n w c2
x
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Q
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xa
12"XI2" CONCRETE EDGER W/ REBARS
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COMPACTED SOIL SUBGRADE
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0) SEE TYPICAL DOONBEG COURT PRIVATE ROAD SECTION NOTES 2 AND 3
TYPICAL UJALKIUAY PAVER
NTS
m
Z
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O
Q
DATE: APRIL 2012
SCALE: AS NOTED
DESIGNED BY: TNA
FILE NO. 3385W
SHEET 3 OF 3
11-13
=, GREENWAY ENGINEERING
151 Windy Hill Lane
Founded in 1971 Winchester, Virginia 22602
TRANSMITTAL
Project Name: Doonbeg Final Master Development Plan
File No: 3385W
Date: Tue, Sep 18, 2012
To: FC Planning
Attn: Mike Ruddy
Copied
Delivery: ❑ Fed Ex
❑ Other_
❑ U.S. Mail
From: Evan Wyatt
GREENWAY ENGINEERING
Phone: 540-662-4185
Fax: 540-722-9528
❑%o Courier ❑ Pick Up
❑ Urgent Fv� For Your Review ❑ As You Requested 0 Please Comment
Message
Hi Mike,
Please find attached final copies of the Doonbeg MDP that have incorporated the driveway
connection narrative that we discussed. Please advise me when these have been signed an we will
make arrangements to pick them up.
Thank you, Evan
Hand Delivery and Pick Ups Only:
Received by: Date:
Please Print Name:
•
0
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 665-6395
NOTIFICATION OF PUBLIC MEETING
August 29, 2012
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #04-12 OF DOONBEG LLC
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting
being held on Wednesday, September 12, 2012 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 #04-12 for Doonbeg LLC, submitted by
Greenway Engineering, to construct 24 single family small lot homes. The property is located on the
north side of Apple Valley Road (Route 652) approximately I/4 mile west of the Valley Pike (Route 11
South) intersection, in the Back Creek Magisterial District, and is identified by Property Identification
Number 63-A-52A.
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,
Eric R. Lawrence, AICP
Planning Director
ERL%bad
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
0
0
This is to certify that the attached correspondence was mailed to the following on
from the Department ofPlanning and Development, Frederick
County, Virginia: 63B 3 1 61
HANNEMAN DANIEL P
Doonbeg LLC 209 CRANBERRY CT
151 Windy Hill Lane j WINCHESTER VA 22602-5333
Winchester, VA 22602 -- -
`; 63B - 3. 1. 62-
63B - 1- - B.
RUTH CRUM STOTLER INVESTMENTS LC
PO BOX 2577
WINCHESTER VA 22604.1777
----- 63B -1- - 9-
MCDONNELL WILLIAM L
122 PLAINFIELD OR
WINCHESTER VA
638 - 3. 1. 59-
ASHWOOD MARY V
205 CRANBERRY CT
WINCHESTER VA
i
i
i
22602.2422
22602.5333
63B - 3. 1- 60-
MILLER ELEANOR H
& MILLER DONALD L & ELLEN L
207 CRANBERRY CT
WINCHESTER VA 22602-5333
Greenway Engineering
151 Windy Hill Lane
j Winchester, VA 22602
LEE SUSAN C
211 CRANBERRY CT
WINCHESTER VA 22602-5333
- 63B 3. 1- 63
LEVI ROBERT C
LEVI NANCY K
301 CRANBERRY CT
WINCHESTER VA 22602-5334
- 63B • 3- 1. 72•A
CROSS CREEK HOMEOWNERS ASSOC INC
CIO VIRGINIA PROPERTY GROUP INC
3050 VALLEY AVE STE 110
WINCHESTER VA 22601.266B
63 A- • 44-
WILSON VIVIAN L & NORMA R & ROBERT
ETALS
246 APPLE VALLEY RD
WINCHESTER VA 22602.2401
Eric R. Lawrence, Planning Director
Frederick County Planning Department
STATE OF VIRGINIA
COUNTY OF FREDERICK
rt
I, a Notary Public in and for the State and County
aforesaid, do hereby certify that R. Lawrence, Planning Director for the De art ent of Planning
and Development, whose name is signed to the foregoing, dated c , has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this day of 0, `v
My commission expires on
BEVERLY H. DELLINGER
NOTARY PUBLIC
REGISTRATION # 331878
COMMONWEALTH OF VIRGINIA
MY CO uMI 3SION EXPIRES
NOTARY BLI �✓
63 - A- - 46-
63B - 6.
6
LARRICK JO ANN L TRUSTEE
JONES LD LEE
216 APPLE VALLEY RD
128 PLAINFIELD DR
WINCHESTER VA 22602.2401
WINCHESTER VA
63 - A- - 46-A
HARLESS CHARLES H
188 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 - A- - 47-
HERTER GREGORY NEAL
190 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 - A- - 48-
SMITH ROBERT SCOTT
SMITH DONNA DALE
182 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 - A- - 49-
LICHLITER MARY ELIZABETH
& VALERIO BLAS
174 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 - A- - 50-
DONALD RACHEL L
168 APPLE VALLEY RD
WINCHESTER VA 22602-2400
63 -A- - 51-
RUSSELL GEORGIA MAE
160 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 - A- - 52-
RAWLS KAREN A
154 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 - A- - 53-
ROBINSON RAY III
2510 VIRGINIA AVE NW APT 1103
WASHINGTON DC 20037.1902
63 - A- - 53-A
GRIM RICHARD H
378 RIDINGS MILL RD
STEPHENS CITY VA 22655.5529
63 - A- - 57-
GE LIGHTING LLC
CIO E PROPERTYTAX - DEPT 201
PO BOX 4900
SCOTTSDALE AZ 85261.4900
63B - 1- - 5. v.
HAMMAN MARY J
130 PLAINFIELD DR
WINCHESTER VA 22602.2422
22602-2422
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 665-6395
NOTIFICATION OF PUBLIC MEETING
August 3, 2012
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN 404-12 OF DOONBEG LLC
On behalf of the Frederick County Planning Commission, you are hereby notified of a public
meeting being held on Wednesday, August 15, 2012 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 #04-12 for Doonbeg LLC, submitted by
Greenway Engineering, to construct 24 single family small lot homes. The property is located on the
north side of Apple Valley Road (Route 652) approximately'/4 mile west of the Valley Pike (Route 11
South) intersection, in the Back Creek Magisterial District, and is identified by Property Identification
Number 63-A-52A.
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.
Sincere ,
Eric R. Lawrence, AICP
Planning Director
ERL/bad
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
•
This is to certify tha t e attached correspondence was mailed to the following on
fromthe Department of Planning and Development, Frederick
County, Virginia: - 63 A- - 44-
63 . A• 52-A WILSON VIVIAN L & NORMA R & ROBERT
DOONBEGLLC ETALS
151 WINDY HILL LN 246 APPLE VALLEY RD
WINCHESTER VA 22602.4381 WINCHESTER VA 22602 2401
63 A- - 46
LARRICK JO ANN L TRUSTEE
Greenway Engineering
216 APPLE VALLEY RD
151 Windy Hill Lane
WINCHESTER VA 22602.2401
Winchester, VA 22602
- -
-
63 - A• - 46•A
63B . 3- 1. 61-
HARLESS CHARLES H
HANNEMAN DANIEL P
188 APPLE VALLEY RD
209 CRANBERRY CT
WINCHESTER VA 22602.2400
WINCHESTER VA 22602-5333
- -- -
_ -
63 • A• - 47-
63B .3- 1- 62-
HERTER GREGORY NEAL
LEE SUSAN C
I 190 APPLE VALLEY RD
211 CRANBERRY CT
! WINCHESTER VA 22602-2400 j
WINCHESTER VA 22602.5333
63 A 48 .
63B • 3.1- 63•
SMITH ROBERT SCOTT
LEVI C
SMITH DONNA DALE
LEVI ANCY K
NANCY
182 APPLE VALLEY RD
301 CRANBERRY CT
WINCHESTER VA 22602-2400
WINCHESTER VA 22602.5334
--
-
-63B .3. 1. 72-A
I
CROSS CREEK HOMEOWNERS ASSOC INC
CIO VIRGINIA PROPERTY GROUP INC
3050 VALLEY AVE STE 110
WINCHESTER VA 22601 2668
Eric R. Lawrence, Planning Director
---------------- ----- - - -----
-- Frederick County Planning Department
STATE OF VIRGINIA
COUNTY OF FREDERICK f
a Notary Public in and for the State and County
aforesaid, do reby certify that Eric . Lawrence, Planning Director forth Dpartmentof Planning
and Development, whose name is signed to the foregoing, dated , has
personally appeared before me and acknowledged the same in my Sta e a d County aforesaid.
Given under my hand this _��� day of
My commission expires on ✓ �fb 3
BEVERLY H. DELLINGER
NOTARY PUBLIC
REGISTRATION # 331878
COMMONWEALTH OF VIRGINIA
MY COMMISSION EXPIRES
JULY 31, 2015
NOTARY BUBLIC
t
63 - A- - 49-
LICHLITER MARY ELIZABETH
& VALERIO BLAS
174 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 - A- - 50-
DONALD RACHEL L
168 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 -A- - 51-
RUSSELL GEORGIA MAE
160 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 - A- - 52-
RAWLS KAREN A
154 APPLE VALLEY RD
WINCHESTER VA 22602.2400
63 - A- - 53-
ROBINSON RAY III
2510 VIRGINIA AVE NW APT 1103
WASHINGTON OC 20037.1902
63 - A- - 53-A
GRIM RICHARD H
378 RIDINGS MILL RD
STEPHENS CITY VA 22655.5529
63 - A- - 57-
GE LIGHTING LLC
CIO E PROPERTYTAX - DEPT 201
PO BOX 4900
SCOTTSDALE AZ 85261.4900
63B - 1- - 5-
HAMMAN MARY J
130 PLAINFIELD DR
WINCHESTER VA 22602.2422
63B - 1- - 6-
JONES DONALD LEE
128 PLAINFIELD OR
WINCHESTER VA 22602.2422
63B - 1- - 8-
RUTH CRUM STOTLER INVESTMENTS LC
PO BOX 2577
WINCHESTER VA 22604.1777
63B -1- - 9-
MCDONNELL WILLIAM L
122 PLAINFIELD DR
WINCHESTER VA 22602-2422
63B - 3-1- 59-
ASHWOOD MARY V
205 CRANBERRY CT
WINCHESTER VA 22602.5333
63B - 3- 1. 60-
MILLER ELEANOR H
& MILLER DONALD L & ELLEN L
207 CRANBERRY CT
WINCHESTER VA 22602-5333
0
Doonbeg Subdivision, Projectmber 3385W
Tax Map Number
Owner
Owner (continued)
Mailing Ad
63 A 44 ✓
WILSON VIVIAN L & NORMA R & ROBERT
ETALS
246 APPLE
63 A 46 V
LARRICK JO ANN L TRUSTEE
216 APPLE
63 A 46A
HARLESS CHARLES H
188 APPLE
63 A 47
HERTER GREGORY NEAL
190 APPLE
63 A 48
SMITH ROBERT SCOTT & DONNA DALE
182 APPLE
63 A 49
LICHLITER MARY ELIZABETH
& VALERIO BLAS
174 APPLE
63 A 50
DONALD RACHEL L
168 APPLE
63 A 51
RUSSELL GEORGIA MAE
160 APPLE
63 A 52
RAWLS KAREN A
154 APPLE
63 A 52A
DOONBEG LLC
151 WIND'
63 A 53 ✓'
ROBINSON RAY III
2510 VIRG
63 A 53A
GRIM RICHARD H
378 RIDIN(
63 A 57
GE LIGHTING LLC
C/O E PROPERTYTAX - DEPT 201
PO BOX 49
63B 1 S
HAM MAN MARY 1
130 PLAIN!
63B 1 6
JONES DONALD LEE
128 PLAIN'
63B 1 7 t/
DONALD JESSE J. & NORMA J.
126 PLAIN
63B 1 8
RUTH CRUM STOTLER INVESTMENTS LC
PO BOX 25
63B 1 9
MCDONNELL WILLIAM L
122 PLAIN
63B 31 59 4r,1'
ASHWOOD MARY V
205 CRANI
63B 3 1 60
MILLER ELEANOR H
& MILLER DONALD L & ELLEN L
207 CRANI
63B 31 61
HANNEMAN DANIEL P
209 CRANI
63B 31 62
LEE SUSAN C
211 CRAM
63B 31 63
LEVI ROBERT C & NANCY K
301 CRAM
63B 31 72A
CROSS CREEK HOMEOWNERS ASSOC INC
C/O VIRGINIA PROPERTY GROUP INC
3050 VALL
PAN � ��-�-�a�✓
TO: BARBARA-DATA PROCESSING
FROM:BEV - Pla ning Dept.
Please print sets of labels_by
ANKS!,.
Source: Frederick County GIS, October 2011
MASTER DEVELOPMENT PLAN #04-12
DOONBEG LLC
Staff Report for the Planning Commission
Prepared: July 30, 2012
Staff Contact: Eric R. Lawrence, AICP, Planning Director
Reviewed Action
Planning Commission: 08/15/12 Pending
Board of Supervisors: 09/12/12 Pending
PROPOSAL: To construct 24 single family small lot homes on 4.67 +/1 acres (5.14 units per acre).
MAGISTERIAL DISTRICT: Back Creek
LOCATION: The subject property is located on the north side of Apple Valley Road (Route 652)
approximately'/4 mile west of the Valley Pike (Route 11 South) intersection.
STAFF CONCLUSIONS FOR THE 08/15/12 PLANNING COMMISSION MEETING:
The Doonbeg Master Development Plan proposes up to 24 single family small lots including
recreational amenities on approximately 4.67 acres of land zoned RP (Residential Performance) District.
Requested waivers for Board of Supervisor consideration, with a recommendation from the Planning
Commission:
Wavier #1: Community Center Waiver (§ 165-402.08.A. I of the Zoning Ordinance)
If the waiver is granted, in -lieu -of a community center, the project would provide recreational
amenities including walking trails, benches, and a community gathering area with fire pit.
Waiver #2: Inter parcel Connection Waiver (§ 144-17.13.2 of the Subdivision Ordinance)
If the waiver is granted, this project would be constructed with a private road and cul-de-sac, and
not continue onto the adjacent easterly property.
Waiver #3: Curb and Gutter Waiver (§ 165-202.03.A.14 of the Zoning Ordinance and § 144-17L
of the Subdivision Ordinance).
If this waiver is granted, this project would utilize and implement low -impact design standards,
which includes environmentally friendly stormwater management techniques without the use of
traditional curb and gutter.
Staff is seeking comments from the Planning Commission,
and recommendations on the three requested waivers.
•
MDP #04-12, Doonbeg LLC
July 30, 2012
Page 2
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.
LOCATION: The subject property is located on the north side of Apple Valley Road (Route 652)
approximately 1/4 mile west of the Valley Pike (Route 11 South) intersection.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 63-A-52A
PROPERTY ZONING & PRESENT USE:
Zoned: RP (Residential Performance) District
Use: Unimproved
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North:
RP (Residential Performance)
Use: Residential
South:
RP (Residential Performance)
Use: Residential
East:
RP (Residential Performance)
Use: Residential
West:
RP (Residential Performance)
Use: Residential
PROPOSAL: To construct 24 single family small lot homes on 4.67 +/1 acres (5.14 units per acre).
REVIEW EVALUATIONS:
Virginia Department of Transportation: The Master Development Plan for this property appears to
have little measurable impact on Route 652, the VDOT facility which would provide access to the
property. The proposed private road design appears acceptable.
Frederick County Fire & Rescue: At the end of the street in the cul-de-sac it will be very tight for
ladder trucks. All the way around the cul-de-sac there needs to be heavy duty pavers. The same as in
front of the hydrants. Plans approved.
Frederick County Fire Marshal: Plans approved.
Frederick County Public Works: Refer to Sheet 2 of 3: Insure that the appropriate right-of-ways are
obtained from lot owners Tax Map 63-4-46A and Tax Map 63-A-47 to accommodate the proposed
entrance to Doonbeg Court. Refer to Sheet 3 of 3: In the final site plan design, verify that the grades
and channel in front of lot Tax Map 63-A-53 are adequate to accommodate the storm flows from the
subdivision. Refer to Sheet 3 of 3: Typical Walkway Paver: Consider the use of underdrains under the
• •
MDP #04-12, Doonbeg LLC
July 30, 2012
Page 3
concrete edger to prevent the buildup or ponding of surface runoff under the pavement and above the
underlying plastic soils.
Frederick County Inspections Department: Comments shall be made at site plan/subdivision
submittal. No comments at this time.
Frederick County Sanitation Authority: Review #1 approved as noted (2) items.
GIS Department: The road,name Doonbeg is approved and reserved for use in the Doonbeg residential
subdivision.
Parks and Recreation Department: Plan appears to meet ordinance requirements.
Winchester Regional Airport: The Master Development Plan has been reviewed and it appears that
the proposed plan will not have an impact on operations at the Winchester Regional Airport. The
proposed development lies within the airport's airspace; however, it does fall outside of the airport's
Part 77 close in surfaces and will not require filing with the FAA.
Frederick County Schools: Even though the impact of this development on FCPS is small, the
cumulative impact of this development and other developments in Frederick County will eventually
require construction of new schools and support facilities to accommodate increased student enrollment.
We estimate that the 24 single family detached units in this development will house 3 high school
students, 3 middle school students and 5 elementary school students. In order to properly serve these 11
additional students, Frederick County Public Schools will outlay $380,000 in capital expenditures and
$112,000 annually in operating costs. It is noted that Doonbeg Court will be a private lane. Our buses
don't travel down private lanes. Students who live in Doonbeg will need to walk to Apple Valley Road
and meet the bus at a location designated by our Transportation Department.
Planning & Zoning: Please see attached letter from Candice E. Perkins, Senior Planner, dated June 7,
2012. Issues are addressed by applicant in letter from Greenway Engineering, dated July 5, 2012.
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) Site History
The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the
subject parcels as being zoned R-2 (Residential Limited). The zoning changed to RP
(Residential General) District on September 28, 1983 when the R1, R2, R3, and R6 zoning
districts were reclassified. The RP zoning applicable to this site does not have proffered
conditions.
MDP #04-12, Doonbeg LLC
July 30, 2012
Page 4
The Hilda Mae Master Development Plan (MDP # 10-04) was previously submitted for the
subject site. The Doonbeg Master Development Plan is a revision to the Hilda Mae, slightly
increasing the number of single family small lots (from 20 to 24), and introducing low impact
design features.
Q 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 snaking 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. 1-11
The proposed 4.67-acre parcel is zoned RP (Residential Performance) and is within the UDA
(Urban Development Area) and the SWSA (Sewer and Water Service Area). The
Comprehensive Policy Plan states that suburban residential development should occur within the
UDA.
Land Use Compatibility:
The 4.67 acre site is located adjacent to existing residential land uses in an area of Frederick
County which is predominately residential in nature. To the north is Plainfield Heights
Subdivision, which consists of single family detached traditional. dwellings. To the west is Cross
Creek Village, which consists of single family small lot dwellings. To the south and east are
older existing RP single family detached dwellings.
Site Access and Transportation:
Access to the site is proposed via an entrance off of Apple Valley Road (Route 652), which is a
minor collector road. Per VDOT requirements, a new right turn lane shall be provided for the
proposed entrance. The master development plan does provide for a 150 foot right turn lane.
Buffers and Screening:
The proposed preliminary master development plan shall provide a residential separation buffer
adjacent to the north, south and east property lines. The project will be providing Full Screen,
category B buffers. This buffer distance will be 25 feet against the southern property line, and
will be expanded to 32 feet against the eastern and northern property lines to accommodate
existing water and sewer easements. The full screen buffer includes three plants per 10 linear
feet; 1/3 deciduous trees, 1/3 evergreen trees, and 1/3 shrubs. A 6 foot high board -on -board
opaque fence is also provided.
MDP #04-12, Doonbeg LLC
July 30, 2012
Page 5
D) Waivers Requested
A number of waivers (both administrative and legislative) from ordinance requirements are being .
sought with this application. Sheet 1 of 3 of the master development plan contains a list of the
requested waivers; this list will be revised prior to final MDP to reflect those waivers granted.
The requesting of the waivers is specifically permitted by the pertinent sections of ordinance.
Wavier 0: Community Center Waiver (legislative — Board of Supervisors waiver).
The application requests a waiver from the community center requirements specified in § 165-
402.08.A.1 of the Zoning Ordinance. The waiver requires the applicant to demonstrate how an
equivalent recreational value of three recreation units for each 30 dwellings is being provided
within the project as a condition of securing this waiver from the Board of Supervisors. The
master development plan includes a Recreational Units Table and Narrative on Sheet 2 of 3
which details the amenities which will be provided in -lieu -of a community center. Those
amenities include walking trails, benches, and a community gathering area with fire pit. The
Parks and Recreation Department supports the in -lieu -of amenity package.
Waiver #2: Inter parcel Connection Waiver (legislative — Board of Supervisors waiver).
The application requests a waiver from the inter -parcel connection requirement specified in
§ 144-17.B.2 of the Subdivision Ordinance. This waiver would enable the Doonbeg project to be
constructed with a private road and cul-de-sac, and not continue onto the adjacent property.
Waiver #3: Curb and Gutter Waiver (legislative — Board of Supervisors waiver).
The application requests a waiver from the curband gutter requirements specified in § 165-
202.03.A.14 of the Zoning Ordinance and §144-17L of the Subdivision Ordinance. This waiver
is being sought as part of the projects' efforts to utilize and implement low -impact design
standards, which includes environmentally friendly stormwater management techniques without
the use of traditional curb and gutter. The master development plan provides a private road
section without the traditional curb and gutter.
Waiver #4: VDOT Standard Sidewalks Waiver (administrative — staff waiver).
The application requests a waiver from the VDOT standard sidewalks specified in §144-18.0 of
the Subdivision Ordinance. This waiver would enable the project to utilize walkway pavers
along the road's edge rather than traditional concrete sidewalks, an aspect of the low impact
design standards.
STAFF CONCLUSIONS FOR THE 08/15/12 PLANNING COMMISSION MEETING:
The Doonbeg Master Development Plan proposes up to 24 single family small lots including
recreational amenities on approximately 4.67 acres of land zoned RP (Residential Performance) District.
The MDP depicts appropriate land uses and appears to be consistent with the requirements of Article
VI1I, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is
administratively approvable, if the three requested waivers are granted by the Board of Supervisors. All
MDP #04-12, Doonbeg LLC
July 30, 2012
Page 6
of the issues identified by staff, review agencies, as well as those issues brought forth by the Planning
Commission and the Board of Supervisors, should be appropriately addressed by the applicant.
Requested waivers for Board of Supervisor consideration, with a recommendation from the Planning
Commission:
Wavier #1: Community Center Waiver (§ 165-402.08.A.1 of the Zoning Ordinance)
If the waiver is granted, in -lieu -of a community center, the project would provide recreational
amenities including walking trails, benches, and a community gathering area with fire pit.
Waiver #2: Inter parcel Connection Waiver (§ 144-17.13.2 of the Subdivision Ordinance)
If the waiver is granted, this project would be constructed with a private road and cul-de-sac, and
not continue onto the adjacent easterly property.
Waiver #3: Curb and Gutter Waiver (§ 165-202.03.A.14 of the Zoning Ordinance and § 144-17L
of the Subdivision Ordinance).
If this waiver is granted, this project would utilize and implement low -impact design standards,
which includes environmentally friendly stormwater management techniques without the use of
traditional curb and gutter.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, incorporation of comments, and granting of
the requested waivers, staff is prepared to proceed to approval of the application.
Staff is seeking comments from the Planning Commission,
and recommendations on the three requested waivers.
r
0
Questions and Issues for the Planning Commission
Frederick County, Virginia
Re: Master Development Plan #04-12
Introduction
My name is Gregory Herter. I am the owner of the property identified as Lot # 63-A-47
on the County Tax Map, directly adjacent to Lot # 63-A-52A, which is currently under
consideration for development by the Planning Commission, and on the agenda for
tonight's meeting. Thank you for allowing me this opportunity to attend and be heard.
My educational background and initial career endeavors were dedicated to the field of
Environment Sciences. I am an honorably -discharged veteran of the US Army, and I
jumped out of some perfectly good aircraft in order to perform my duties as an
Environmental Health Specialist. I went on to attended college as an Environmental
Science/Biology major, and later went on to work in a chemical laboratory setting,
performing many different types of environmental analysis. I am also trained as a
residential real estate appraiser, although I'm not currently licensed, nor am I
performing residential appraisals in any paid capacity.... saving that one for retirement.
I am currently the owner and operator of a small computer services business, providing
systems management and comprehensive IT support services to a number of small
businesses and organizations here in the Winchester/Frederick County area. I enjoy
my work, and I have also enjoyed my time in my new home, which I purchased on
November 6"', 2009. At that time, Hilda Mae Meadows was already on the table, but at
that time my understanding was that there would be 20 lots with one-story structures,
and that these homes would be offered for sale in a retirement community -type setting
similar to the Cross Creek Village development — and I deemed that a valuable benefit.
Now new owners have come in, and the plan has been changed. After reviewing the
currently available documentation of Master Development Plan #04-12 as submitted by
Greenway Engineering, Inc. on behalf of Doonbeg, LLC, I find that I must reconsider
the potential outcome of this new plan for development, and whether such development
is likely to result in a positive or negative impact on my interests as adjacent landowner.
For that reason, and with that defined purpose, I hereby submit to the Planning Board
the following list of questions, issues of concern, and conciliatory suggestions, to which I
will respectfully request a substantive, written response from the appropriate parties.
Thank you in advance for whatever time and effort you may expend in addressing these
questions and concerns. You may contact me for any clarifications that may be needed.
Sincerely, f/
V
Gregory N. A rter
att: pp. 2-4
cc: 4 of 5
0
Questions and Issues for the Planning Commission
Frederick County, Virginia
Re: Master Development Plan #04-12
Right of Way Issues
I have been advised that the previous landowner of my lot (63-A-47) may have transferred a strip
of the property measuring 10 ft. x 200 ft. at the eastern property line, immediately adjacent to the
right of way ... to the right of way, in some way, and because I had no prior knowledge of this, I
have requested that a title search be conducted, in order to properly identify the current property
boundaries, as determined by Greenway Engineering when they surveyed the land in the spring.
If the boundaries as currently identified are true, the sidewalk pavers will be 8 ft. from my garage.
There is also mention of the "inter -parcel connect" issue in the current documentation of the MDP
as it appears online. In his July response to the Planning Commission's request for more detailed
information, Mr. Wyatt is aware of the issue and states that further research will determine if the
inter -parcel connection to my property would be feasible and a benefit - but I have heard nothing.
I also have concern that VDOT's responsibility for maintenance at the new intersection only goes
onto the proposed Doonbeg Court about ten feet, which means that most of the eastern border of
my property will have a privately maintained roadway - that I depend on for access to the street.
Traffic & Safety Issues
The section of Apple Valley Road where the entrance to this proposed development will be located
is by no means lightly travelled. There is moderate to heavy traffic at many times during the day,
including many tractor trailers from FedEx and other large corporations, coming from the many
warehouses on Shady Elm Road, along with vehicle traffic coming from the nearby Cross Creek
Village and people cutting across from Middle Road. There is also a fairly sharp rise in elevation
of the roadway when coming from Valley Avenue, which obscures oncoming traffic momentarily.
There was talk of a new exchange off Rte. 37 onto Shady Elm Road to alleviate the problems with
the heavy tractor -trailer traffic, but that would be years off, if ever, before it would be completed.
With all 26 of the proposed development units occupied, I estimate that there will likely be about
40 vehicles, or about 1.5 vehicles per household, coming from and going into the development on a
daily basis. There is no sidewalk on Apple Valley either, and I foresee school -age children who are
living in the development will be walking or riding their bikes to the gas station on Valley Avenue
for a soda and some candy. Based on these observations, I feel responsible in asking the following:
- Has VDOT made any formal assessment of the traffic patterns in this section of the roadway?
- Has VDOT considered lowering the posted speed limit on that section of Apple Valley Road?
- Has VDOT considered the idea that a stop light may be needed to promote safe traffic flow?
- Can a sidewalk be laid on Apple Valley, so as to safely accommodate bicycle and foot traffic?
- Will the new property managers put limits on numbers/types of vehicles in the development?
- Will the new property managers limit the number of residents allowed in each housing unit?
page 2
Questions and Issues for the Planning Commission
Frederick County, Virginia
Re: Master Development Plan #04-12
Environmental Issues
This proposed development will impact the environment; there is no question of that. I notice that
the usage of the term "low -impact design features" appears quite frequently in the MDP, but any
explanation for exactly what those design features are, and how they will minimize environmental
impact, seems to be lacking. I have also examined the diagrams of the site layout, and from them I
have made some observations and some preliminary assumptions, but please correct me if needed.
The water table is very high in the area, and clay soils dominate. After two and a half years at this
property, I've already had two occasions when heavy rains brought water pouring into my cellar
from under the foundation. The sump pump would then cycle every two minutes for 24-36 hours.
The water discharged during these events flowed in a southerly direction toward Apple Valley and
crossed the road via underground culvert, ending up on the former General Electric property. It
appears that the grading in the development would have water flowing in an easterly direction, if
properly executed. However, the area west of the bio-retention basin may retain a southerly flow.
This issue is one of my primary concerns related to the proposed development. Without gutters
and storm drains, the water is going to go somewhere._ The potential for impact causes me to ask:
- Is there an environmental impact study, or other examples with the proposed design features?
- Is all the storm drainage from the development supposed to go into the "bio-retention" pond?
- How, if at all, is the water in this basin going to be treated and who will manage its treatment?
- What can/will be done if the design results in exacerbated flooding on neighboring properties?
- Would the developer consider providing flood insurance to those most at risk of such impact?
- Will any public water supply for the development come from the water main on Apple Valley?
- Are there contingency plans for remediation if the development creates unforeseen problems?
There will be environmental impacts that simply cannot be avoided, and some are more aesthetic
in nature than others. The deer that eats apples in my yard will probably move on. The relative
peace and quiet of the neighborhood will likely be diminished by the activities of new neighbors, if
only in going about the business of their daily lives. I understand and accept that progress is going
to happen - and in the big picture, that's a good thing. I also understand that a properly planned,
designed and executed development can produce a very minimal amount of environmental impact.
To be clear, my most urgent concern with this portion of the plan is the possibility that the design
and execution of the development results in a substantial change in the flow of surface water, and
the possibility that this change may result in an exacerbation of flooding potential on my property.
I do not consider my concerns to be based on far-fetched hypothetical or conjecture. I do feel that
the possibility of adverse impacts on neighboring properties being caused by these changes falls
well within the realm of a foreseeable scenario, and I'm not only looking for reassurances that the
plan, design and execution of the development will be sound, but that there is some foresight and
preplanning on the part of the developer and other responsible parties for remediation actions to
help those thus affected - some concrete assurance that I won't be left holding the proverbial bag.
page 3
f Questions and Issues for the Planning Commission
Frederick County, Virginia
Re: Master Development Plan #04-12
Real Property Valuations
Given the current extent of my knowledge regarding the specifics of the development plan, I have
formed a general impression that the most likely outcome of the new subdivision will be a negative
impact on real property valuations of the neighboring properties. Again, the Hilda Mae Meadows
plan contained several important differences that would have likely created the opposite effect, in
particular to the adjacent properties along the southern boundary line. I feel it is a fair to assume
that because my property is located directly adjacent to the only road in and out of the cul-de-sac,
and because the development properties will be offered for rent, not for sale, my property value is
likely to suffer a loss of ten percent or more. Since I am not even 3 years into the mortgage, such a
drop in value will wipe out the small amount of equity I currently hold in the property and put me
underwater. Based on these general impressions and assumptions, I therefore ask the following:
- Is the County willing to reduce tax -assessed valuations in line with any decline in real values?
- Will the County support immediate reassessment based on independent appraisal valuations?
- If so, would there be any threshold in the amount of decline necessary to secure reassessment?
- Is there any action the developer is willing to take to help remediate potential losses in value?
- Is the developer interested in leasing/purchasing adjacent property to facilitate development?
Miscellaneous Issues
I have difficulty understanding how the Fire Department can comment that their fire trucks will
have a hard time turning around on the cul-de-sac, then approve a plan that specifically provides
for a community gathering area with a fire pit. I'm also curious as to the exact plan for placement
and maintenance of the "buffer zone" and privacy fence. Please provide more details on these.
Conclusion
Please allow me to reiterate that I'm submitting these inquiries only in order that I may accurately
discern how it affects my own plan to develop my own property. I understand that the property in
question enjoys RP zoning status, and therefore this development will indeed be going forward. It
is not my intention to in any way prevent, obstruct or delay the plan. My simple request to you is
that I be fully informed so that I may determine what options I have at my disposal, and that some
conciliatory overtures by the parties be offered in order to ensure that my interests are protected.
Once again, thank you for the opportunity to be heard, and for your time in producing a response.
Sincerely,
Gregory . Herter
page 4
Engineers, Surveyors
& Environmental Services
Founded in 1971
i' .. 15Of-IRlJRENTION • •
s •
w• •
�.. � `.- .mow. • �S�i✓..---���ti� S\ .
TRAIL -
C,
40' PRIVATE INGRESS -
EGRESS ESM'T
GREENWAY ENGINEERING, INC.
151 Windy Hill Lane
Winchester, Virginia 22602
Telephone: (540) 662-4185
FAX.- (540) 722-9528
www.greenwayeng. com
6' BRICK PAVER -�
SIDEWALK
DOONBEG COURT
•
•
•
•
-M.• a
-3/
•
•
MINIMUM LOT SIZE' REQUIRED :
3,150 SF
5UILDING SETBACKS :
20' - PRIVATE ROAD
25' - STATE ROAD
5' - SIDE
15' - REAR
BUILCING HEIGHT :
3F MAX. (PRINCIPAL)
20' MAX. (ACCESSORY)
LANDSCAPE REQUIREMENTS :
5 TREES 2" CALIPER MIN.
15 SHRUBS 3 GALLON
}
Doofnbeg Subdivision
C,L,aiiiri,o,c Miatrie-t Prror�e=rir-J- (7ntittcl VirniriA
DATE: 08/04/2011
SCALE: 1"-20'
DESIGNED BY: TNA
JOB NO. 3386W
SHEET 1 OF 1
4--
Engineers, Surveyors
& Environmental Services
Founded in 1971
Deck
1jZAiL ---, l
GREENWAY ENGINEERING, INC.
151 Windy Hill Lane
Winchester, V7ginia 22602
Telephone: (540) 662-4185
FAX.- (540) 722-9528
www.greenwayeng. co►n
BRICK PAVER SIDELUALK-,-
I20' SETBACK
q��way
Doi
.• s+nEwa ..k�
40' PRIVATE INGRESS -
EGRESS EASEMENT , 20' SETBACK
6' 1 24' PAVE;MENT 1 6
Dconbee 5ub01'1V'15'10n
5hawree Magisterial District, Frederick Ccurty, Virginia
f
E 14* eomprcN
DATE: 08/04/2011
SCALE: 1'=20'
DESIGNED BY TNA
J08 NO. 3385W
SHEER 1 or 1
v Doonbeg Subdivision, Projec*mber 3385W •
Tax Map Number
Owner
Owner (continued)
Mailing Address
63 A 44
WILSON VIVIAN L & NORMA R & ROBERT
ETALS
246 APPLE VALLEY RD
63 A 46
LARRICK JO ANN L TRUSTEE
216 APPLE VALLEY RD .
63 A 46A
HARLESS CHARLES H
188 APPLE VALLEY RD
63 A 47
HERTER GREGORY NEAL
190 APPLE VALLEY RD
63, A 48
SMITH ROBERT SCOTT & DONNA DALE
=
182 APPLE VALLEY RD
63 A 49
LICHLITER MARY ELIZABETH
& VALERIO BLAS-
174 APPLE VALLEY RD
63 A 50
DONALD RACHEL L
168 APPLE VALLEY RD
63 A 51
RUSSELL GEORGIA MAE
160 APPLE VALLEY RD
63 A 52
RAWLS KAREN A
154 APPLE VALLEY RD
63 A 52A
DOONBEG LLC
151 WINDY HILL LN
63 A 53
ROBINSON RAY III
2510 VIRGINIA AVE NW APl
63 A 53A
GRIM RICHARD H
378 RIDINGS MILL RD
63 A 57
GE LIGHTING LLC
C/O E PROPERTYTAX - DEPT 201
PO BOX 4900 .
63B 1 5
HAM MAN MARYJ
130 PLAINFIELD DR
63B 1 6
JONES DONALD LEE
128 PLAINFIELD DR
63B 1 7
DONALD JESSE J. & NORMA J.
126 PLAINFIELD DR
63B 1 8
RUTH CRUM STOTLER INVESTMENTS LC
PO BOX 2577
63B 1 9
MCDONNELL WILLIAM L
122 PLAINFIELD DR
63B 31 59
ASHWOOD MARY V
205 CRANBERRY CT
63B 31 60
MILLER ELEANOR H
& MILLER DONALD L & ELLEN L
207 CRANBERRY CT
63B 31 61
HANNEMAN DANIEL P
209 CRANBERRY CT
63B 31 62
LEE SUSAN C
211 CRANBERRY.CT
63B 31 63
LEVI ROBERT C & NANCY K
301 CRANBERRY CT
63B 31 72A
CROSS CREEK HOMEOWNERS ASSOC INC
C/O VIRGINIA PROPERTY.GROUP INC
3050 VALLEY AVE STE 110
Source: Frederick County GIS, October 2011 Page 1 of 1
rA
• 0
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Virginia Department of Transportation
Mail to:
Virginia Department of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, Virginia 22824
Phone: (540) 984-5600
Hand deliver to:
Virginia Department of Transportation
Attn: Resident Engineer
2275 Northwestern Pike
Winchester, Virginia 22603
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach three (3) copies of the Master Development Plan with this sheet.
Applicant's Name: creenway Engineering Telephone: 540-662-4185
Mailing Address: 151 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Doonbeg Residential Single -Family Small Lot Subdivision
Location of Property:
North side of Apple Valley Road (Rt 652); approximately 1/4-mile west of the Valley Pike (U S. Rt 11 South) intersection
Virginia Department of Transpr- lion Comments:
See attached email from V! 0 Greenway Engineering dated Jijnp 5, 2017
Date Received _
Date Reviewed
Revision Required
VDOT Signature & Date:
-VDOT USE ONLY -
Review Number 1 2 3 4 5 (circle one)
Return Form to Applicant"
18
J U L 6 2012
. 0 0
• Page 1 of 1
Evan Wyatt
From: Funkhouser, Rhonda (VDOT) [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd (VDOT)
[Lloyd.Ingram @ VDOT.virginia.gov]
Sent: Tuesday, June 05, 2012 9:02 AM
To: Evan Wyatt
Cc: Smith, Matthew, P.E. (VDOT); Ingram, Lloyd (VDOT)
Subject: Doonbeg - VDOT Comments to Master Development Plan
The Master Development Plan for this property appears to have little measurable impact on
Route 652, the VDOT facility which would provide access to the property. The proposed
private road design appears acceptable.
Please provide this office with PDF's of the plans for our files. Thank you for allowing us the
opportunity to comment.
Lloyd A. Ingram, Land Development Engineer
VA Department of Transportation — Land Development
Clarke, Frederick, Shenandoah & Warren Counties
14031 Old Valley Pike
Edinburg, Virginia 22824
Phone # (540) 984-5611
Fax # (540) 984-5607
6/5/2012
Frederick County Fire and Rescue
a0 a Department
31 Office of the Fire Marshal
I low I Plan Review and Comments
1 VIR61NIA t
Control number Date received
MD12-0002 5/11/2012
Project Name
Doonbeg Master Development
Address City
151 Windy Hill lane Winchester
Type Application Tax ID Number
Master Development 63-A-52A
Current Zoning
Date reviewed
5/31/2012
Applicant
Greenway Inc.
State Zip
VA 22602
Fire District
11
RP Recommendations
Automatic Sprinkler System Automatic Fire Alarm System
Yes Yes
Other recommendation
Requirements
Date Revised
Applicant Phone
540-662-4185
Rescue District
11
Election District
Back Creek
Residential Sprinkler System
Yes
Emergency Vehicle Access Hydrant Location Fire Lane Required
Adequate Not Identified Yes
Siamese Location Roadway/Aisleway Width Special Hazards
Not Identified Adequate No
Emergency Vehicle Access Comments
will be vary tight for ladder trucks All the way around the cul-de-sac there reed to be
a c,,,y v „< t,: a r ,u;;i of the hydrants.
Access Comments
Additional Comments
Plan Approval Recommended
Yes
Reviewed By Signature
S. Mark Showers Title
Ll
0
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Fire Marshal Comment
Mail to:
Frederick County Fire Marshal
Attn: Fire Marshal
1800 Coverstone Drive
Winchester, Virginia 22602
Hand deliver to:
Public Safety Building
1800 Coverstone Drive
Winchester, Virginia 22602
Phone: (540) 665-6350
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach two (2) copies of the Master Development Plan with this sheet.
Applicant's Name: Greenway Engineering Telephone: 540-662-4185
Mailing Address: 151 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Doonbeg Residential Single -Family Small Lot Subdivision
Location of Property:
North side of Apple Valley Road (Rt 652); approximately 114-mile west of the Valley Pike (U.S. Rt 11 South) intersection
Fire Marshal Comme ts:
9'-FREDERICK COUNTY FIRE MARSHAL USE ONLY -
Date Received ���` Review Number 1 2 3 4 5 (circle one)
Date Reviewed 3 qq
Revision Required Date Approved
Signature & Date__ _-- --
** Please Return Form to Applicant**
22
RECEIVED
JUN 0 4 2012
GREENWAY
ENGINEERING
7
May 24, 2012
Mr. Evan Wyatt
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Doonbeg Master Development Plan Comments
Frederick County, Virginia
Dear Evan:
COUNTY of FREDERICK
Department of Public Works
5401665.5643
FAX: $40/678-0682
We have completed our review of the master development plan for the proposed Doonbeg
subdivision and offer the following comments:
1. Refer to Sheet 2 of 3: Insure that the appropriate right-of-ways are obtained from lot owners Tax
Map 63-4-46A and Tax Map 63-A-47 to accommodate the proposed entrance to Doonbeg Court.
2. Refer to Sheet 3 of 3: In the final site plan design, verify that the grades and channel in front of
lot Tax Map 63-A-53 are adequate to accommodate the storm flows from the subdivision.
3. Refer to Sheet 3 of 3, Typical Walkway Paver: Consider the use of underdrains under the
concrete edger to prevent the buildup or ponding of surface runoff under the pavement and above
the underlying plastic soils.
I can be reached at 722-8214 if you should have questions regarding the above comments
Sincerely,
t47c.
eStrawsnyder, Jr., P.E.
Director of Public Works
HES/rls
cc: Planning and Development
file
t:\Rhonda\TEMPCOMMENTS\DOONSEGMDPCOM.doc
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Frederick County
Inspections Department Comment
Mail to:
Frederick County Inspections Department
Attn: Building Official
107 North Kent Street,
Winchester, Virginia 22601
Hand deliver to:
Frederick County Inspections Dept.
107 North Kent Street, 2nd Floor
Winchester, Virginia 22601
Phone: (540) 665-5650
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach two (2) copies of the Master Development Plan with this sheet.
Applicants Name: Greenway Engineering
Mailing Address:
151 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Doonbeg Residential Single -Family Small Lot Subdivision
Telephone: 540-662-41 s5
Location of Property:
North side of Apple Valley Road (Rt 652); approximately 1/4-mile west of the Valley Pike (U.S. Rt 11 South) intersection
Inspections Comments:
Date Received _
Date Reviewed _
Revision Required
Signature & Date:
-FREDERICK COUNTY INSPECTIONS DEPARTMENT USE ONLY -
Review Number 1 2 3 4 5 (circle one)
Date Approved
** Please Return Form to Applicant**
20
•
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Sanitation Authority Comment
Mail to:
Frederick County Sanitation Authority
Attn: Engineer
P.O. Box 1877
Stephens City, Virginia 22655
Hand deliver to•
FCSA
315 Tasker Road
Stephens City, Virginia 22655
Phone: (540) 868-1061
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
E
review. Please attach two (2) copies of the Master Development Plan with this sheet.
Applicant's Name: Greenway Engineering Telephone: 540-662-4185
Mailing Address: 151 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Doonbeg Residential Single -Family Small Lot Subdivision
Location of Property:
North side of Apple Valley Road (Rt 652); approximately 1/4-mile west of the Valley Pike (U.S. Rt 11 South) intersection
FCSA Comments:rry
,
R Ile Z w
Date Received _
Date Reviewed _
Revision Required
Signature & Date:
-FCSA USE O Y-
Review lfer 1 2 3 4 5 (circle one)
Date Approved
** Please Return Form to Applicant**
23
RECEIVE[
MAY 2 2 2012
GREENWAY
ENGINEERING
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Parks and Recreation Comment
Mail to: Hand deliver to:
Frederick County 107 North Kent Street
Department of Parks & Recreation Second Floor
107 North Kent Street Winchester, Virginia 22601
Winchester, Virginia 22601 Phone: (540) 665-5678
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach one (1) coQv of the Master Development Plan with this sheet.
Applicant's Name: Greenway Engineering
Mailing Address
151 Windy Hill Lane
Winchester, VA 22602
Telephone: 540-662-4185
Name of development and/or description of the request:
Doonbeg Residential Single -Family Small Lot Subdivision
Location of Property:
North side of Apple Valley Road (Rt 652); approximately 1/4-mile west of the Valley Pike (U.S. Rt 11 South) intersection
Parks and Recreation Co
:�:�
-FR DERICK COUNTY PARKS AND RECREATION USE ONLY -
Date Received e0 Z Review Number 1 2 3 4 5 (circle one)
Date Reviewed /Z
Revision Required Date Approved— �3 /Z
Signature & Date:
** Please Return Form to Applicant**
24 JUN p 5 2012
GREENWAY
ENGINEERING
Untitled Stationery • •
/ 0
Page 1 of 2
Evan Wyatt
From: Matt Hott [mhott@co.frederick.va.us]
Sent: Thursday, July 05, 2012 10:22 AM
To: Evan Wyatt
Subject: RE: Doonbeg Master Plan
Mr. Wyatt,
This plan and amenities would appear to meet the Recreation Unit Requirements.
Matthew Hott
From: Evan Wyatt [mailto:ewyatt@greenwayeng.com]
Sent: Thursday, July 05, 2012 10:16 AM
To: Matt Hott
Subject: Doonbeg Master Plan
Hi Matt,
Thanks again for discussing the recreational amenities plan for the Doonbeg project. As you know,
Planning has requested more specifics regarding the proposed design since we are requesting a waiver
for the community center facility. This is appropriate in order for the Board of Supervisors to feel
comfortable with our waiver request to ensure that there is a plan that provides for equivalent value.
Please find attached a Word document that outlines the recreational amenities associated with the two
locations within the project site. Recreational Amenity Area #1 provides for a Community Trail Area and
Recreational Amenity Area #2 provides for a Community Gathering Area. The proposed amenities are
outlined for both areas, which will require your approval (design and value) as the project moves forward.
I would appreciate it if you would review this information and advise if this is acceptable as an addendum
to your previous comment for approval of the MDP. You can simply reply to this message and we will
incorporate this information onto the final Master Plan.
Thank you, Evan
GREENWAY ENGINEERING
151 Windy Hill Lane
Winchester, VA 22602
Phone: 540-662-4185
Fax: 540-722-9528
Visit us on the web at www. re�yeng corn to learn about exciting new services offered by
Greenway Engineering: Laboratory Services, Water Sewer, Maintenance / Monitoring, ESA
Phase I, Wetlands and more.
mA Please consider the environment before printing, this
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.
7/5/2012
Fax from : 5406622936
1
0
is
e5-24-12 14:44
Pg: 2
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Winchester Regional Airport Comment
Mail to:
Winchester Regional Airport
Attn: Executive Director
491 Airport Road
Winchester, Virginia 22602
Hand deliver to:
491 Airport Road
(Rt. 645 off of Rt. 522 South)
Winchester, Virginia 22602
Phone: (540) 662-5786
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach one (I) cony of the Master Development Plan with this _sheet.
Applicant's Name: Greenway Engineering Telephone: 540-6624185
Mailing Address: 1511 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Doonbeg Residential Single-Famity Small Lot Subdivision
Location of Property:
North side of Apple Valley Road (Rt 652); approximately 114-mile west of the Valley Pike (U.S. Rt 11 South) intersection
Airport Comments:
c�L�cA `e�er
-WINCHESTER REGIONAL AIRPORT USE ONLY -
Date Received Review Number 1 2 3 4 5 (circle one)
Date Reviewed
Revision Required Date Approved
Signature & Dat f ,� J� MX �a � k, S. �
** Please Return Form to Applicant**
26
Fax from : 5406622936 • • 05-24-12 14:43 P9: 1
WINCHESTER REGIONAL AIRPORT
491 AIRPORT ROAD
WINCHESTER, VIRGINIA 22602
(540) 662-5786
May 24, 2012
Evan Wyatt, Planner
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
Re: Master Development Plan Comments
Doonbeg Development — Apple Valley Road
Back Creek Magisterial District
Dear Mr. Wyatt:
The referenced Master Development Plan has been reviewed and it appears that
the proposed plan will not have an impact on operations at the Winchester
Regional Airport. The proposed development lies within the airport's airspace
however it does fall outside of the airport's Part 77 close in surfaces and will not
require filing with the FAA.
Thank you for your cooperation and consideration in the continuing safe
operations of the Winchester Regional Airport.
Sincerely,
:��) pv-*
Serena R. Manuel
Executive Director
RECEIVED
MAY 2 5 2012
GREENWAY
ENGINEERING
1
Frederick County Public Schools
... to ensure all students an excellent education
K. Wayne Lee, Jr. LEED GA . Coordinator of Planning and Development . leew@frederick.k12.va.us
June 22, 2012
Mr. Evan A. Wyatt
Greenway Engineering, Inc.
151 Windy Hill Lane
Winchester, VA 22602
Re: Doonbeg Master Development Plan
Dear Evan:
Frederick County Public Schools has reviewed the Doonbeg MDP submitted to us on June 5, 2012. We offer the
following comments:
Even though the impact of this development on FCPS is small, the cumulative impact of this development
and other developments in Frederick County will eventually require construction of new schools and
support facilities to accommodate increased student enrollment. We estimate that the 24 single-family
detached units in this development will house 3 high school students, 3 middle school students, and 5
elementary school students. In order to properly serve these 11 additional students, Frederick County
Public Schools will outlay $380,000 in capital expenditures and $112,000 annually in operating costs. You
will find, enclosed with this letter, a more detailed assessment of the impact of the Doonbeg development
on FCPS, including attendance zone information.
2. It is noted that Doonbeg Court will be a private lane. Our buses don't travel down private lanes. Students
who live in Doonbeg will need to walk to Apple Valley Road and meet the bus at a location designated by
out Transportation Department.
Please feel free to contact me at leewna,frederick.kl2.va.us or 540-662-3888 x88249 if you have any questions or
comments.
Sincerely,
K. Wayne Lee, Jr., LEED GA
Coordinator of Planning and Development
enclosure
Cc: Dr. David Sovine, Superintendent of Schools
Mr. Al Orndorff, Assistant Superintendent for Administration
Mr. Chuck Puglisi, Transportation Director
1415 Amherst Street
P.O. Box 3508
Winchester, Virginia 22604-2546
www.frederickAl 2.va.us
540-662-3889 Ext.88249
540-662.4237fax
0
Frederick County Public Schools
Development Assessment
Project Name: Doonbeg MDP
Assessment Date: June 22, 2012
Student Generation
Elementary
Middle School
High School
School Student
Student
Student
Total Student
Housing Type
Housing Units
Generation
Generation
Generation
Generation
Single -Family Detached
24
5
3
3
11
Single -Family Attached
0
0
0
0
0
Multifamily
0
0
0
0
0
Mobile Home/Other
0
0
0
0
0
Totals
24
5
3
3
11
School Cost
Program Capacity
Per Student Cost
Students Generated by this Development
This Development's Impact on FCPS (
Costs
Elementary
Middle School
High School
School Cost
Cost
Cost
(2013-18 CIP)
(2013-18 CIP)
(2013-18 CIP)
$19,300,000
$34,000,000
$61,000,000
850
850
1250
$22,706
$40,000
$48,800
5
3
3
Costs $114,000
$120,000
$146,000
Total Capital
Costs
0
era
Annual Operational Costs
FY 2012
Budgeted Cost Total Student
Per Student Generation Annual
on FCPS Operational Costs $10,144 11 1$112
School Facilitv Information
Elementary
School (Grades
Middle School
High School
K-5)
(Grades 6-8)
(Grades 9-12)
11-12 School Attendance Zone* Orchard View
James Wood
Sherando
ne 6, 2012 Student Enrollment 408
838
1,413
11-12 Program Capacity 564
850
1,400
* - School Attendance Zones are subject to change.
•I
REQUEST FOR SUBDIVISION PLAN COMMENTS
Request for Street Name Comment
Mail to:
Frederick County
Information Technologies. GIS Division
Attn: GIS Manager
107 North Kent Street,
Winchester, Virginia 22601
Hand deliver to:
Frederick County
Information Technologies. GIS Division
107 North Kent Street, I" Floor
Winchester, Virginia 22601
Phone: (540) 665-5614
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the
agency with their review. Please attach two (2) copies of the Subdivision Design Plan with this sheet.
Applicant's dame: Telephone: (940) "Z-4-M
Mailing Address: 14 j- Lew.z
V N Z24.o 2-
dame of development and/or description of the request:
�w bda RtS,OEM-n FH s,.�C..F - r-,+n�,� sv,Mi Lu—
Location of Property:
HuCSw „9C t..-�
GIS Manager Comments:
Date Received Z Z-
Date Reviewed
Revision Required
Signature & Date
Qcr V sz
-GIS MANAGER USE ONLY -
Review Numbe<]: 2 3 4 5 (circle one)
Date Approved ��47/ 1 Z
** Please Return Form to .Applicant**
I
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 665-6395
June 7, 2012
Mr. Evan Wyatt
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Preliminary Review Comments for Doonbeg Subdivision Mastef Development Plan
Property Identification Number (PIN): 63-A-52A
Dear Evan:
Thank you for providing me with the opportunity to review the preliminary master development
plan for the proposed development referred to as Doonbeg Subdivision. Staff s''review
comments are listed below for your consideration.
1. Waivers. Due to the number of waivers this project requires, it would be helpful on the
coversheet to specify which waivers are administrative and which are BOS waivers.
Also, please note that the administrative waivers will not be granted until after they have
been reviewed by the Board of Supervisors, since the MDP also has to be processed
through the Board.
2. Curb and Gutter Waiver. A waiver of §144-17L is also required (similar to 165-
202.03A(14)). This is currently shown as a Planning Commission waiver, but is
proposed to become a Subdivision Administrator waiver.
3. Community Center Waiver. The waiver of the community center requires the applicant
to demonstrate how an equivalent recreational value of three recreational units for each
30 dwelling units is being provided within the project as a condition of requesting
approval of a waiver'by the Board of Supervisors. The MDP specifies the construction of
trails and "other recreational amenities"; the other recreational amenities need to be part
of this MDP.
4. Original MDP. Reference the original MDP for this property (Hilda May Meadows).
5. Utilities and Easements. Provide the location of all utilities (gas, electric) and the legal
reference for all existing easements on the MDP.
6. Residential Separation Buffer B. Buffer B is located within a 30 foot FCSA easement.
Indicate if the FCSA will permit these improvements within their easement. Also, there
are plantings shown outside of the buffer area. which appears to put the trees on the
individual residential lot. The plantings need to be within the designated buffer area, of
the buffer area needs to be increased to place the plantings within it.
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
{
F
r
Evan Wyatt; Greenway Engineering
Doonbeg Subdivision MDP
June 7, 2012
Page 2
7. Inactive Buffer. The MDP shows the trail within the inactive buffer; the trail can only
be located within the active buffer.
8. Interparcel Connection. Consistent with the approved MDP for Hilda May Meadows,
interparcel connections should be provided to parcels 63-A-47 and 63-A-46A.
In order to continue the review of this Master Development Plan, you will need to submit all
review agency approvals to this department. Once this information is received, and all review
comments addressed, staff will schedule the application for review by the Planning Commission.
Approvals are required from the following agencies: Frederick County Department of Parks &
Recreation, Frederick County Public Schools, Frederick County Fire Marshal, .Frederick County
Department of Building Inspections, Frederick County Department of Public Works, Frederick
County Department of G.I.S, Frederick County Sanitation Authority, and the Virginia
Department of Transportation. Please do not hesitate to contact me with questions regarding this
letter.
Sincerely,
e
Candice E. Perkins, AICP
Senior Planner
Attachment
CEP/bad
GREE SWAY
ENGINEERING
- - (
z"GREENWAY ENGINEERING
151 Windy Hill Lane
Founded in 1971 Winchester, Virginia 22602
TRANSMITTAL
Project Name: Doonbeg Master Development Plan
File No: 3385W
Date: Thu, Jul 5, 2012
To: FC Planning
Attn: Eric Lawrence
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From: Evan Wyatt
GREENWAY ENGINEERING
Phone: 540-662-4185
Fax: 540-722-9528
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Message
Hi Eric,
Please find attached the Doonbeg Master Development Plan filing package, which contains the
following:
MDP Application; MDP Application Fee; Adjoining Property Owner Map and Mailing List;
Special Limited Power of Attorney document; Agency Review Comments; Comment Response
Letter for Planning Department; 45 plan sets for the Planning Commission agenda.
Please schedule this project for the August 1, 2012 Planning Commission agenda and advise me if
you need anything else at this time.
Thank you, Evan
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