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Home My WebLink About06-05 Meadows Edge Single Family Detached - Backfile (2)MASTER DEVELOPMENT PLAN TRACKING SHEET of (Note: The application does not need to be complete to be accepted but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: %✓ VDOT County Engineer Fire Marshal Sanitation Authority .-' Inspections Dept. Health Department ✓ One copy of the master development plan application. City of Winchester GIS (Mapping) Parks & Recreation Winchester Regional Airport Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings. Submission Fee Date 1q/0._r 1q, e bit NOTES: TRACKING Application received 00, Fee Paid (amount: $ Preliminary MDP heard by Planning Commission - Action taken: Preliminary MDP heard by Board of Supervisors - Action taken: Letter to applicant regarding Board action and revisions .(if required). Final MDP submitted with review agency, PC and BOS comments addressed. Final MDP signed by County Administrator and Planning Director (send two copies to applicant). Administratively approved; letter sent to applicant. DATE: File opened. Reference Manual updated/number assigned. / D-base updated. List of adjoiners given to staff member for verification. ' 1d—V � One black & white location map requested from Mapping & Graphics. PlOotff sets of labels requested from Data Processing. File given to Renee' to update Application Action Summary. CLOSE OUT FILE: ISMS Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works and Jane Anderson in Real Estate receive a copy of the administrative approval letter. Jane wants a copy of the final action letter even if the application was denied or withdrawn.) / bs-- File stamped "approved"/"denied" or "withdrawn." (v Ct Reference Manual updated. 4-- D-base updated. File given to Renee' for final update to Application Action Summary. File in file drawer. U \Caro1\Common\hackmg sheasURACKING.MDP Rev 01/21/03 0 0 � N p o m O U Q ? kt) O r�y� DATE ) �I ( NO. 8188 RECEIVED FROM Cffh- tj I�l �p{� ADDRESS 4J `aq �h LPd-II I r°r, )�(" I lk.i� 1f�1i r%1CJTL Sluia .i)/k 1. ! - l , FfR •R ,77, CASHCHECK 0 a- MONEYORDER BY Ii w (L" k 0L " 0� o COUNT lm Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 February 1, 2005 Mr. Bryan Condie Christopher Consultants 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 RE: Preliminary Review Comments for Meadow's Edge Master Development Plan Property Identification Number (PIN) 85-A-140 Dear Mr. Condie: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as Meadow's Edge, submitted to staff on December 28, 2004. Staff s review comments are listed below for your consideration. 1) Site Area Tables. On the cover sheet, please combine the two site area tables into one table, as they contain much of the same information. 2) Recreational Amenities. On Sheet 2 of 6, under the note regarding the pool, provide a statement to the effect that this will be site planned separately. 3) Labeling. On Sheet 2 of 6, label Stickley Drive and state that the lagoon will be removed by the developer. 4) Easements. On Sheet 2of 6, provide a notation that all off site easements must be obtained prior to Subdivision Design Plan approval. 5) Adjoining Properties. Provide the adjoiner information for the townhouses on Ridgefield Avenue. 6) Utilities. Show the location and arrangement of electric and gas utilities. 7) Ingress Egress Easement. On Sheet 3 of 6, the easement that runs through the property needs to be vacated. Label where the new section of the easement will be connecting to Littlewing Way, and state that the remainder of the easement will be vacated. 8) Buffers. Provide details for the buffers being provided. 9) Symbols. There is a black dotted line that is shown on sheets 2, 4 and 5 of 6; however, this is not described in the legend. Please provide a description of this symbol in the legend. 10) Urban Road Detail. The detail for the urban road on the cover sheet should include a five foot sidewalk instead of four foot, as this is preferred by VDOT. Also, the urban road sections states that Hawthorne Drive will be built to this specification; however, on the plan there are not streets named Hawthorne Drive. Please specify which roads the urban detail will include. 11) Notes. On the cover sheet under note #12, also state that water and sewer will be provided by the Frederick County Sanitation Authority. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Bryan Condie Re: Christopher Consultants February 1, 2005 Page 2 In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. The review fee for this application will be $15,210 ($2,000 base + $13,210 @$100 per acre). Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I.S, Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins Planner II cc: Stephen Welch, Centex Homes, 3684 Centerview Drive Suite 100, Chantilly, VA 20151 CEP/bad ild9ta h+r tI 0onsultariits Sfi�h��TM3ae�;+e,orrcl,y�in„i�Fs-aihp LETTER OF TRANSMITTAL TO: ATTN: MS. CANDICE PERKINS Frederick County Department of Planning and DeVE 107 N. Kent Street ent APR 10 2MM6 Winchester, VA 22601 540-665-5643 DATE: April 7, 2006 PROJECT No: 01-51-03.00 PROJECT: Meadows Edge WE ARE SENDING (X)HEREWITH ( ) UNDER SEPARATE COVER SENT VIA ( ) REGULAR MAIL ( X ) FEDERAL EXPRESS ( ) YOUR MESSENGER ( ) PRIORITY MAIL ( ) OUR MESSENGER ( ) 45940 horseshoe drive, suite 100 sterling, Virginia 20166 voice 703.444.3707 fax 703.444.5230 www.christopherconsultants.com NO. COPIES DWG. NO. DWG. DATE DESCRIPTION / TITLE ? li2 3 o 1 LC-3564 02/23/06 Master Development Plan —24x36 X 1 LC-4152 02/23/06 Master Development Plan Revision Area Exhibit -24x36 X 1 03/13/06 Frederick County Dept. of Public Works Comment Response X 1 03/01/06 Frederick County Fire Marshal comment response X 1 04/04/06 Special Limited Power of Attorney X 1 03/14/06 1 Planning Department Response Letter X REMARKS: RECEIVED BY: COPY TO: BY: rdw (for) Brian Nolan www.christopherconsultants.com 03/30/2006 15:59 5406780662 PAGE 01 Post4t* Fax Note 7671 oe�e ^ � Br► ° t i,-) From co.ioeln. co. Phone M Phone M Fax X Fax e Development Plan Application Package Reguest for Master Development Plan Comments �1ap n 2f1T Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4th Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: Centex Homes Address- 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Phone Number: 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stf Ewings Lane. Department of Public Works Comments: east of Interstate 61; 0.5 miles south or Rt. 277 1 mnel• anuth nn Rt 10M (Ridnafield Avenue) to Department of Public Works use only )(JAA iu w�Clu�ds . vl Date received �P.0,206L Review Number:: 1 2 394 5 (please circle one) Date received Date approved NA1� Revision required Signature and Date I ox. Page 24 y Frederick County Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Fire Marshal Mail to. Hand deliver to: Frederick County Fire Marshal I st Floor Attm Fire Marshal 107 N Kent Street 107 N Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-6350 Please fill out the information as accurately as possible in order to assist the agency with their review Please attach two (2) copies of the MDP with this sheet. Applicant's Name: Address. Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Lane. Fire Marshal's Comments: Sc'� 40 - e eq Frederick County Fire Marshal use only Date received Review Number: 1 2 3 4 5 (please circle one) Date received 9jte approved 6 Revision required Signature and Date Page 26 APR 1 2006 Control number MDP05-0004R Project Name Meadows Edge Address 3684 Centerview Dr Type Application Master Development Plan Currcnt Zoning RP Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified ...... ... i FrederickCount, ire anc '6scue Departmennt Office of the Fire Marshal Plan Review and Comments Date received 2/24/2006 City Chantilly Tax ID Number 85-A-142 Emergency Vehicle Access Comments Access Comments Additional Comments Approved as submitted Plan Approval Recommended Yes Date reviewed 3/1/2006 Applicant Centex Homes State ZIP VA 20151 Fire District 11 Recommendations Automatic Fire Alarm System Yes Requirement-s Hydrant Location Not Identified Roodwoy/Aisleway Width Adequate Date Revised Applicant Phone 703-934-2600 Rescue District 11 Election District Opecioun Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Reviewed By Signature J Bouserman Title W APR 1 0 Special Limited Power of Attorney .e County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Centex Homes, A Nevada General Partnership (Phone) 703-679-1838 (Address) 3684 Centerview Drive, Suite 100, Chantilly, VA 20151 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. 586 on Page 820 , and is described as TAX MAP 85 Parcel: A Lot: 140 Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) christopher consultants, ltd. (Phone) 703-444-3707 (Address) 45940 Horseshoe Drive, Suite 100, Sterling, VA 20166 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: G Rezoning (Including proffers) G Conditional Use Permits G Master Development Plan (Preliminary and Final) G Subdivision G Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it.is otherwis scinded or modified. In witness thereof, have hereto set my (our) hand and seal this day o ,200_0 Signature(s State of Virginia, City/County ofQ/� , To -wit: 1,`'"� ► �, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who si ed tdPbe foregoing instrument and who is (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this _ay of,200 My Commission Expires: a(,_�j��jd 4461aWI Notary r blic COUNTY of FREDERICK ' Department of Planning and Development 540/665-5651 FAX: 540/665-6395 March 14, 2006 MAR 1 5 LOU'(-)' Mr. Brian Nolan Christonher Consultonts 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 RE: Preliminary Review Comments for Revised Meadow's Edge Master Development Plan Property Identification Number (PIN) 85-A-140 Dear Mr. Nolan: Thank you for providing me with the opportunity to review the revised master development plan for the proposed development referred to as Meadow's Edge, submitted to staff on February 24, 2.006. A Special Limited Power of Attorney is required as well as review comments from the following agencies: Frederick County Fire Marshal and Frederick County Department of Public Works. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins Planner it cc: Bryan Condie, Centex Homes, 3684 Centerview Drive Suite 100, Chantilly, VA 20151 CEP/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District MEADOWS EDGE (RACEY TRACT) Preliminary Matters Pursuant to Section 15.2-2296 et. Seg., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Town Run (Rt. 1012) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay Frederick County at the time each building permit is applied for the sum of $10,072.00 per lot. This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for Administration Building. General Development Plan Voluntarily proffered is the attached General Development Plan including the following improvements: 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units will create a single-family detached cluster development with a minimum of 8,000 s.f. lots. 2. Pursuant to an agreement with Stephens City, a public right of way will be dedicated through Parcel #85-A-142 from the existing right of way of Town Run Lane (Rt. 1012) to the subject property's western boundary, generally as shown on the General Development Plan. "The a Dlicant willarade the full width of the ri ht of w&-4L,0%Q as to accOmm to an ultimate four -lane undivided collector road. The applicant wiV66nstruct two trave anes, which wou d be compatible to the ultimate four laning of the roadway, if the County and VDOT should choose to proceed with a future four -lane collector road. The construction of these two travel lanes shall be constructed prior to any connection being made to Driftwood Dr. and Branch Court, from the Meadows Edge development. r� 3. At the request of Frederick County or VDOT and at no cost to them, the t/ applicant or homeowners association shall dedicate area for an 80'riaht of W ay along the southern boundary of the subject site; alignment of said right of way shall be determined upon final engineering. The applicant or homeowners association shall provide for all necessary construction easements needed in association with such 80' right of way. Such R.O.W. will run from where the 80' R.O.W. outlined in proffer 2 intersects the subject property's western boundary completely through the RP zoned portion of the site. Such a request may be made at any time for a period of 99 years from the date of approval of the rezoning. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 4. The 26.5 acres outside of the UDA to remain zoned RA shall be available to the county for a period of 99 years from the date of approval of the rezoning. The county may use said area or any part thereof for any use deemed necessary by the Frederick County Board of Supervisors. Upon request by the Board of Supervisors, the developer or the Homeowner's Association shall dedicate such land at no cost to Frederick County. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 5. Nuilclingjpermitsor any residential units within the r unlit such time as the improvements shown on the Stickley Drive e plans preparedy Gilbert W. Clifford & Associates d i ed "Stickley Di Extension," dated 4/2/02 and revised through 12/20/02, have been,_ cons_tr re open for traffic usage. v 6. In addition to the improvements associated to Town Run Lane (Rt. 1012) shown on the Stickley Drive Extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, the applicant will also provide improvements to Town Run Lane along the frontage of the Town of Stephens City property, parcel #85-A-142 by overlaying said road with a bituminous concrete surface. Guardrails shall be installed on both sides of Town Run Lane in those areas where VDOT sfan ar s require guardrails and subject to VDOT approval. These improvements shall be bonded and complete prior to the issuance of the 1s` building permit. 07. Prior to the issuance of any building permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvement ill include a'second thru travel lane on Fairfax Pike, in both the ea< and westbound directions, an exclusive right turn lane on eastboundfairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive lefKurn lane, a shared left' iru lane, and an exclusiveKight turn lane. If the County and VDOT project to install a traffic signal at the Fairfax Pike/Stickley Dr. 2 intersection is done concurrent with or in anticipation of this proffer's improvements, this applicant will make a cash contribution of $200,000, required immediately after completion of the proffer improvements to Frederick County, and such monies are to be used by the County and VDOT for other road improvements to Fairfax Pike between 1-81 and Double Church Rd. However, if the traffic signal has been installed in such a way as to require the applicant to modify the signal due to the applicant's improvements, the $200,000 cash contribution will be reduced by the applicant's cost to so modify the traffic signal to meet the applicant's proffered improvements as stated above. If no signal has been installed at the Fairfax Pike/Stickley Drive intersection by the time the applicant starts these improvements, the applicant will install the necessary signal but will not make any cash contribution. Either this installation or modification will occur prior to the first residential building permit being issued for the site. 8. Prior Lolbeissuan.ce of any building permits for residential units within the t the applicant - ri e t westbound right turn lane on o Fairfax Pike at the Tnwn Run Lane intersection are ru right lane, which will carry traffic through to the 1-81 northbound on -ramp. 9. Prior to this applicant connecting to the existing interparcel roadways in the Woodside Estates subdivision, i.e Branch Court and Driftwood Drive, the appli� cant will construct thg Ilowing rovements to the Fairfax Pike/Double Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to accommodate the lane improvements outlined above. 10. All construction traffic will be required to enter the site through the Town of Stephens City property, parcel 85-A-42. At no time, shall any construction vehicles or materials gain access to the site from Driftwood Drive or Branch Court. The applicant will post and enforce this exclusion of construction vehicle access throughout the construction process. 11. Prior to the applicant connecting to Branch Court and Driftwood Drive, the applicant will submit core samples, or other acceptable information of Branch Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement's capability to carry the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the applicant will upgrade the pavement as directed by VDOT. 12. The applicant will use traffic calming measures at the connection points of Driftwood Drive and Branch Court, subject to VDOT approval. Subject to VDOT approval, the applicant will utilize a choker method recommended by the Institute of Transportation Engineers, which will narrow lane widths at these connection points to minimize vehicle speed (see Figure 5). In addition, the applicant will place $40,000 in an escrow account for a period of three years. The escrow account will be established concurrent with the issuance of the 220th building permit or upon opening of the connection points, whichever comes first. If the County and VDOT should identify the need for additional traffic calming measures, they may request these funds for use in installing same. 13. Pursuant to the General Development Plan, a centrally located community pool and bath 1 s-ill be provided on approximately 1.4 acres of the site. Tploq�' will be�onstr� +ori and awA—ble for use prior to the issuance of th50tesidential buildin ermit in the project. The pool will , co ucted at a minimum size of 3, s.. n a one-time basis, approximately six months prior to the start of construction of the pool facility, membership to the facility will be offered to property owners in the adjoining Woodside Estates I, Woodside Estates II, and Ridgefield communities. Based on the number of additional memberships from the open membership period, the applicant will increase the size of the pool, if such increase is warranted. The applicant will provide a bond in an amount adequate to construct both the swimming pool and bathhouse to provide assurance that if the project does not exceed the 1491h building permit, the funds to construct these two facilities will be available. 14. A tennis court and sports court will be located within the 1.4 acres associated with the community pool and bathhouse. These recreation areas will be constructed and available for use prior to the issuance of the 150th residential building permit of the project. The applicant will provide a bond in an amount adequate to construct both the tennis court and sports court to provide assurance that if the project does not exceed the 149th building permit, the funds to construct these two sports courts will be available. 15. A central green space will be preserved and will be shown on the General Development Plan. This green space will be at a minimum of 1.3 acres in size. A tree save area will also be provided in the northwestern portion of the Meadows Edge. This area is shown on the General Development Plan. The exact limits of this tree save area will be subject to minor adjustments based on final engineering. 16. Pursuant to the General Development Plan, an area 50 feet in width will be provided north of the town green area. This area will remain as open space and provide a pedestrian linkage to the town green and pool facilities for residents of Woodside Estates. 17. Open space will be provided along the existing communities of Woodside, Ridgefield and Stephens Ridge. This open space area will be a minimum of 40 feet in depth. This 40 foot open space area will be shown prominently on the General Development Plan. 18. No structures of any type, including but not limited to decks, additions, etc., shall be located within the 40 foot buffer area, tree save area or slopes of 15% or greater. 19. No lots or structures shall be permitted within 200 feet of the southern boundary adjacent to the Agricultural District while such area is under the control of the Homeowner's Association. 4 20. A landscape Buffer will be provided and shown on the General Development Plan within the southern green space parcel. The buffer will start approximately 400 feet east of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800 feet along the parcel's southern boundary, except where any driveway access must be maintained to the existing residences to the south. 21. A Homeowner's Association shall be formed; such association will specifically prohibit construction of any structures within any open space or buffer areas with the exception to the improvements of the pool and town green area. The Homeowner's Association Documents shall further provide that all open space shall be kept free ofrand other foreign for maintenance andbris. They upkeep of the pool that the HOA has responsibility facilities, the community green and all other common open spaces. 22. The applicant will provide and construct a five-foot sidewalk along the east side of the Town Run Lane ROW on the Stephens City property from the northern side of the collector road's intersection with the Town Run Lane to the property's northern boundary. This sidewalk is conditional based on the approval of the Town of Stephen City to provide an easement for such sidewalk. The applicant shall be responsible for all costs of providing such easement. 23. The applicant shall construct a hard surface pedestrian/bicycle trail 10 feet in .width from Rt. 1012 (Town Run Lane), to the proposed sidewalk located within the proposed development. This trail is conditional based on the approval of the Town of Stephens City to provide an easement for such trail. The applicant shall be responsible for all costs of providing such easement. 24. A statement shall be added to the General Development Plan and covenants for all lots created by this project advising that agricultural uses exist to the South and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 25. The applicant shall be issued building permits for no more than 75 single family units for each of the first two years and 78 single family units the third or any subsequent year following final subdivision approval for all or an portion of the project units per year othat the applicant subsequent years. may carry over any unused portiono 26. During construction the applicant will meet or exceed all requirements of the Virginia Erosion and Sediment Control Handbook and/or Frederick County requirements, whichever is more restrictive. Runoff from all disturbed areas will be channeled to onsite erosion and sediment control facilities. Such facilities will be inspected on a daily basis and shall be maintained in good working order until all disturbed areas draining to them have been fully stabilized. 27. The developed site will meet or exceed all requirements of the Virginia stormwater Management Handbook and/or Frederick County requirements whichever is more restrictive, both in terms of stormwater quantity and quality. However, the applicant will not utilize any stormwater management facilities that include permanent pools of water, i.e. wet ponds. Where the 9 subject site drains to existing developed areas, the applicant will channel all onsite runoff to onsite stormwater management facilities, which will then discharge into any existing offsite storm drainage systems at or below the design capacity of those systems. Where onsite stormwater management facilities discharge into natural channels or streams, the onsite facilities will i control the discharge and release it at a rate that will not increase the existing flow of the natural receiving channel. 28. The applicant will provide for the closure of an abandoned sanitation lagoon located on the Town of Stephens City, Parcel # 85-A-142. This sanitation lagoon closure will be in strict conformance with the closure plan titled Wastewater Lagoon Closure Plan identified as Appendix "B" provided within this rezoning application, approved by The Virginia Department of Health dated September 9, 2002. Furthermore, the applicant proffers additional procedures beyond the approved closure plan. These additional procedures are identified as Appendix "131" and provided within this rezoning application. R The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER ExecutrixAfeEsta�ofharles w. Racey By: Executrix oft Estate o Charle W. Racey Date: /0 - d l% - 9 5` Date: STATE OF VIRGINIA, AT LARGE FR„E_RIGI-�CO:;NTY, To -wit: CITY OF WINCHESTER The foregoing instrument was acknowledged before me this a Y da of 2004, by My commi sion expireQ_ 3C Notary Public STATE OF VIRGINIA, AT LARGE CITY OF WINCHEWTER, To -wit: The foregoing instrument was acknowledged before me this 30th day of June, 2004, by Shelvy M. Largent. QP My commission expires)c'�3f)?00� Notary Public 0 �`y 7 I�iev.e� SUBDIVISION DESIGN PLAN CHECKLIST The subdivision design plan shall be drawn at a scale that is acceptable to the Subdivision Administrator. The subdivision design plan shall include a sheet depicting the full subdivision submitted. The subdivision design plan shall include the following information: e-cp p title "Subdivision Design Plan for ?kAsr I with a notation of all previous names of the subdivision. original property identification number. page number and total pages on each page. name of the owner and/or subdivider °- vicinity map [scale of one to two thousand (1:2000)] showing all roads, properties and subdivisions within one thousand (1000) feet of the subdivision. written and graphic scale. day, month and year plan prepared and revised. North arrow. name of the Magisterial District where located. zoning of all land to be subdivided. boundary survey of all lots, parcels and rights -of -way showing bearings to the nearest minute and distances to the nearest one-hundreth (1/100) of a foot. topography shown at a contour interval acceptable to the Subdivision Administrator but in no case greater than five (5) feet. names of owners, zoning and use of all adjoining properties anT%eed booTand page number references for each adjoining p rc� J proposed use of each lot, with the number of lots in each use category. area of each lot and parcel, the total area of the subdivision and the total area in lots. 10 location and area of each parcel of common open space and the total area of common open space. location, names, right-of-way widths and classifications of existing and planned roads, streets and shared private driveways adjacent to and on the property. existing or proposed utilities, sewer and water lines, manholes, fire hydrants and easements. existing and proposed drainage ways, drainage facilities, culverts and drainage easements with dimensions and design details. stormwater management plan with calculations describing how stormwater management requirements are being met, including the location and design details of proposed facilities. proposed grading plan including spot elevations and flow arrows. _ cross sections, profiles and design details of all proposed streets, roads, culverts, storm sewers, sanitary sewers and water mains. j` locations, dimensions and cross sections of existing and proposed sidewalks and walkways. location of environmental features including floodplain, steep slopes, wetlands, sinkholes, woodlands and natural stormwater detention areas. names of all streams and bodies of water, including all one -hundred -year flood limits as mapped by FEMA. location of all land to be dedicated or reserved for public use. location of required setback lines on each lot. location of proposed recreational areas and facilities. location of proposed buffers and screening with design details, locations and types of plants and screening. proposed landscaping with location and types of plants. certification by an engineer, surveyor or other qualified professional of the accuracy of the plat. 11 signature of the owner or principals certifying ownership of the property. statement listing all requirements and conditions placed on the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. signature line for the Subdivision Administrator. 12 " JOB #: 05-018 PRINT TICKET #: 7913 Urban Engineering & Associates, Inc. CIVIL ENGINEERS • LANDSCAPE ARCHITECTS : LAND SURVEYORS 600 PEGASUS COURT -SUITE 101,'WINCHESTER, VIRGINIA 22602 PHONE (540) 450-0211 FAX (540) 450-0210 TO: Frederick County DATE: ReP,fember2R2005 O Dept. Planning & Development 107 North Kent Street North Building, 2°a Flr Winchester, VA 22601 ATTENTION: Candice Perkins RE: Meadows Edge- Route 277 Fairfax Pike Widening TRANSMITTED HEREWITH: ❑ ORIGINALS ❑ PHOTOCOPIES ❑ CD Z BLACKLINE PRINTS ❑ SPECIFICATIONS ❑ COMPUTATIONS ❑ INVOICE ❑ MYLAR PRINTS ❑ COLOR PRINTS ❑ SITE NOTICES ❑ OTHER QUANTITY DRAWING NO. DATE DESCRIPTION 1 PP-12305 9/20/05 Meadows Edge- Route 277- Fairfax Pike Widening — 2n Submission FOR: APPROVAL ❑ FIELD USE ❑ RESUBMISSION' YOUR FILES SENT BY: ❑ FIRST CLASS MAIL ® OUR MESSENGER ❑ PICK UP PLEASE: ❑ RETURN ❑ SUBMIT COMMENTS: ❑ COMMENTS ❑ OTHER ❑ COURIER OTHER — El OVERNIGHT Ms. Perkins, This plan is being submitted -to as a Road Improvement Plan for the proffered improvements associated with Meadows Edge. Please call;if you Have`any questions., RECEIVED BY: SENT BY: JOB #: 05-018 PRINT TICKET #: N/C Urban Engineering & Associates, Inc. CIVIL ENGINEERS • LANDSCAPE ARCHITECTS • LAND SURVEYORS 600 PEGASUS COURT - SUITE 101, WINCHESTER, VIRGINIA 22602 PHONE (540) 450-0211 FAX (540) 450-0210 TO: Frederick County Planning & Zoning 107 N. Kent Street Winchester, VA 22601 ATTENTION: Cnndira Parkin-, RE: Meadows Edge TRANSMITTED HEREWITH: ❑ ORIGINALS ❑ PHOTOCOPIES ❑ CD E BLACKLINE PRINTS ❑ SPECIFICATIONS ❑ COMPUTATIONS ❑ INVOICE ❑ MYLAR PRINTS ❑ COLOR PRINTS ❑ SITE NOTICES ❑ OTHER QUANTITY I DRAWING NO. DATE DESCRIPTION 1 20113-DW 9/7/05 Wetland Avoidance Exhibit i FOR: ❑ APPROVAL ❑ FIELD USE ❑ RESUBMISSION ❑ COMMENTS E YOUR FILES ❑ OTHER SENT BY: ❑ FIRST CLASS MAIL E OUR MESSENGER ❑ PICK UP ❑ COURIER ❑ OVERNIGHT PLEASE: ❑ RETURN ___ __ ❑ SUBMIT-___ _______ _OTHER COMMENTS: RECEIVED BY: SENT BY: # 0 0 T ° Federal Emergency Management Agency 4 Washington, D.C. 20472 �r4ND StiGJ JAN 16 2007 JA N 2 2 2007 CERTIFIED MAIL IN REPLY REFER TO: RETURN RECEIPT REQUESTED Case No.: 07-03-0147R The Honorable Richard C. Shickle Chairman At -Large Frederick County Board of Supervisors 292 Green Spring Road Winchester, VA 22603 Dear Mr. Shickle: Community. Frederick County, VA Community No.: 510063 104 This responds to a request that the Department of Homeland Security's Federal Emergency Management Agency (FEMA) comment on the effects that a proposed project would have on the effective Flood Insurance Rate Map (FIRM) and Flood Insurance Study (FIS) report for your community, in accordance with Part 65 of the National Flood Insurance Program (NFIP) regulations. In a letter dated November 9, 2006, Mr. David E. Lellock, P.E., Urban Ltd., requested that FEMA evaluate the effects that the proposed Meadows Edge project would have on the flood hazard information shown on the effective FIRM and FIS report. The proposed project will consist of construction of Collector Road and placement of a triple box culvert along Stephens Run and Tributary 1 to Stephens Run (Tributary 1). The proposed area of revision will extend along Stephens Run from approximately 3,450 feet downstream to approximately 400 feet downstream of Interstate Highway 81 (I-81) and along Tributary 1 from the confluence with Stephens Run to approximately 850 feet upstream. All data required to complete our review of this request for a Conditional Letter of Map Revision (CLOMR) were submitted with letters from Ms. Natasha H. Schmidt, P.E., also with Urban Ltd., and Mr. Lellock. We reviewed the submitted data and the data used to prepare the effective FIRM for your community and determined that the proposed project meets the minimum floodplain management criteria of the NFIP. The submitted existing conditions HEC-RAS hydraulic computer model, dated November 6, 2006, based on detailed hydrologic and updated topographic information, was used as the base conditions model in our review of the proposed conditions model for this CLOMR request. We believe that, if the proposed project is constructed as shown on the submitted plan entitled "Meadows Edge Collector Road Plan," prepared by Urban Engineering and Associates Inc., dated November 6, 2006, and the data listed below are received, the floodplain boundaries of the flood having a 1-percent chance of being equaled or exceeded in any given year (base flood) will be delineated as shown on the topographic work map entitled "Floodplain Study/Alterations — Stephens Run," part of the "Meadows Edge Collector Road Plan," and a revision to the FIRM would be warranted. Stephens Run The effective Special Flood Hazard Area (SFHA), the area that would inundated by the base flood, for the proposed area of revision along Stephens Run is designated Zone A, with no Base Flood Elevations (BFEs) determined. The existing conditions model established base flood water -surface elevations k 0 6 2 (WSELs) along Stephens Run from approximately 3,450 feet downstream to approximately 400 feet downstream of 1-8 1. As a result of the proposed project, the base flood WSELs will increase and decrease throughout the proposed area of revision compared to the existing conditions base flood WSELs for Stephens Run. The maximum increase in base flood WSEL, 0.7 foot, will occur approximately 780 feet downstream of 1-8 1. The maximum decrease in base flood WSEL, 1.3 feet, will occur approximately 600 feet downstream of I-81. As a result of the proposed project, updated topographic and hydrologic information, and updated hydraulic modeling, the width of the SFHA will increase in some areas and decrease in other areas compared to the effective SFHA width along Stephens Run. The maximum increase in SFHA width, approximately 100 feet, will occur approximately 450 feet downstream of I-81. The maximum decrease in SFHA width, approximately 260 feet, will occur approximately 1,080 feet downstream of 1-8 1. Tributary 1 to Stephens Run The effective SFHA for the proposed area of revision. along Tributary 1 is designated Zone A, with no BFEs determined. The existing conditions model established base flood WSELs along Tributary 1 from the confluence with Stephens Run to approximately 850 feet upstream. As a result of the proposed project, the base flood WSELs will increase throughout the proposed area of revision compared to the existing conditions base flood WSELs for Tributary 1. The maximum increase in base flood WSEL, 0.5 foot, will occur approximately 170 feet upstream of the confluence with Stephens Run. As a result of the proposed project, updated topographic and hydrologic information, and updated hydraulic modeling, the width of the SFHA will increase in some areas and decrease in other areas compared to the effective SFHA width along Tributary 1. The maximum increase in SFHA width, approximately 90 feet, will occur approximately 760 feet upstream of the confluence with Stephens Run. The maximum decrease in SFHA width, approximately 250 feet, will occur approximately 170 feet upstream of the confluence with Stephens Run. Upon completion of the project, your community may submit the data listed below and request that we make a final determination on revising the effective FIRM and FIS report. • Detailed application and certification forms, which were used in processing this request, must be used for requesting final revisions to the maps. Therefore, when the map revision request for the area covered by this letter is submitted, Form 1, entitled "Overview & Concurrence Form," must be included. (A copy of this form is enclosed.) • The detailed application and certification forms listed below may be required if as -built conditions differ from the preliminary plans. If required, please submit new forms (copies of which are enclosed) or annotated copies of the previously submitted forms showing the revised information. Form 2, entitled "Riverine Hydrology & Hydraulics Form" Form 3, entitled "Riverine Structures Form" J 3 • • • Effective October 30, 2005, FEMA revised the fee schedule for reviewing and processing requests for conditional and final modifications to published flood information and maps. In accordance with this schedule, the current fee for this map revision request is $4,000 and must be received before we can begin processing the request. Please note, however, that the fee schedule is subject to change, and requesters are required to submit the fee in effect at the time of the submittal. Payment of this fee shall be made in the form of a check or money order, made payable in U.S. funds to the National Flood Insurance Program, or by credit card. The payment must be forwarded to the following address: Federal Emergency Management Agency Fee -Charge System Administrator P.O. Box 22787 Alexandria, VA 22304 • As -built plans, certified by a registered professional engineer, of all proposed project elements • Community acknowledgment of the map revision request • Hydraulic analyses, for as -built conditions, of the base flood if they differ from the proposed conditions models After receiving appropriate documentation to show that the project has been completed, FEMA will initiate a revision to the FIRM and FIS report. Because BFEs may be established as a result of the project, a 90-day appeal period would be initiated, during which community officials and interested persons may appeal the BFEs based on scientific or technical data. The basis of this CLOMR is, in whole or in part, a channel-modification/culvert project. NFIP regulations, as cited in Paragraph 60.3(b)(7), require that communities assure that the flood -carrying capacity within the altered or relocated portion of any watercourse is maintained. This provision is incorporated into your community's existing floodplain management regulations. Consequently, the ultimate responsibility for maintenance of the modified channel and culvert rests with your community. This CLOMR is based on minimum floodplain management criteria established under the NFIP. Your community is responsible for approving all floodplain development and for ensuring all necessary permits required by Federal or State law have been received. State, county, and community officials, based on knowledge of local conditions and in the interest of safety, may set higher standards for construction in the SFHA. If the State, county, or community has adopted more restrictive or comprehensive floodplain management criteria, these criteria take precedence over the minimum NFIP criteria. If you have any questions regarding floodplain management regulations for your community or the NFIP in general, please contact the Consultation Coordination Officer (CCO) for your community. Information on the CCO for your community may be obtained by calling the Director, Federal Insurance and Mitigation 0' 0 0 Division of FEMA in Philadelphia, Pennsylvania, at (215) 931-5512. If you have any questions regarding this CLOMR, please call our Map Assistance Center, toll free, at 1-877-FEMA MAP (1-877-336-2627). Sincerely, Kevin C. Long, CFM, Project Engineer Engineering Management Section Mitigation Division cc: Mr. Mark Cheron Subdivision and Zoning Administrator Frederick County Ms. Natasha H. Schmidt, P.E. Urban Ltd. Mr. Bryan Condie Centex Homes — DC Metro Division For: William R. Blanton Jr., CFM, Chief . Engineering Management Section Mitigation Division COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 September 15, 2005 Mr. Charles D. Lucas, III, P.E. - Urban Engineering and Associates, Inc. 600 Pegasus Court, Suite 101 Winchester, Virginia 22602 RE: Collector Road Plan - Meadows Edge Subdivision Frederick County, Virginia Dear Mr. Lucas: Upon review of the subject plan, we offer the following comments: 1) Because a portion of the road will be constructed in the FEMA floodplain, it will be necessary to submit all applicable federal and state agency approvals. The approvals shall be submitted prior to issuance of a land disturbance permit. 2) Indicate the new flood plain limits across the site as well as upstream from the proposed development. 3) An exemption to the one (1) percent rule of the Virginia Erosion and Sediment Control Regulations, Minimum Standard 19 has been indicated in the stormwater analysis. However, the Frederick County Erosion and Sediment Control Ordinance, Chapter 79-3.A.3.4 has deleted this exemption during the evaluation of stormwater. Perform an analysis on the channel to ensure its adequacy to accommodate the storm flows from the proposed development and that the receiving stream will not be impacted. It may be necessary to evaluate the actual time of concentrations form the upstream areas to determine peak flows, etc. 4) Provide outlet protection details and dimensions on the plan for all culverts in accordance with VESCH Standard 3.18. 107 North Kent Street • Winchester, Virginia 22601-5000 Meadows Edge Collector Road Page 2 7 6 September 15, 2005 5) Provide cross -sections E-E, F-F and G-G as shown on page 8 of 14. Section F-F is shown, however, no profile and calculations have been included. Once these comments have been addressed, submit one (1) copy of the revised plan for further review. Sincerely, q(t e Joe C. Wilder Deputy Director JCW/rls cc: Mark Cheran, Zoning and Subdivision Administrator / file C:\Program Files\WordPerfect Office 11\Rhonda\TEN1PCOnlN1ENT5\meadowsedgecolydcom.wpd • I June 15, 2005 Mr. Brian Knowland Christopher Consultants 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 CK Department of Planning and Development RE: MASTER DEVELOPMENT PLAN 906-05 FOR MEADOWS EDGE Final Master Development Plan Approval Dear Brian: 540/665-5651 FAX: 540/ 665-6395 Frederick County administratively approved the above -referenced final master development plan on June 9, 2005. The master development plan is approved for the potential development of 228 single family detached cluster lots (total 10,000sftotal lot area/minimum 8,000sf lots) within the Opequon Magisterial District. The property which would comprise this development is located east of Interstate 81, 0.5 miles south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), adjacent to the existing Woodside Estates and Ridgefield Subdivisions.. The Frederick County Board of Supervisors granted staff administrative approval authority on April 26, 2005. 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. Attached are three copies of the approved Final Master Development Plan. These copies are for you and your client's records. Please contact me with any questions regarding this approval. Sincerely, Candice E. Perkins Planner I1 CEP/bad Enclosures cc: Bill Ewing, Opequon Magisterial District Supervisor Roger Thomas, Opequon Magisterial District Commissioner Rick Ours, Opequon Magisterial District Commissioner Jane Anderson, Real Estate Brian Condie, Centex Homes, 3684 Centerview Dr., Ste. 100, Chantilly, VA 20151 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 CK Department of 540/665-5651 FAX: 540/ 665-6395 June 15, 2005 Mr. Brian Knowland Christopher Consultants 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 RE: MASTER DEVELOPMENT PLAN #06-05 FOR MEADOWS EDGE Final Master Development Plan Approval Dear Brian: Frederick County administratively approved the above -referenced final master development plan on June 9, 2005. The master development plan is approved for the potential development of 225 single family detached cluster lots (total 10,000sftotal lot area/minimum 8,000sf lots) within the Opequon Magisterial District. The property which would comprise this development is located east of Interstate 81, 0.5 miles south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), adjacent to the existing Woodside Estates and Ridgefield Subdivisions.. The Frederick County Board of Supervisors granted staff administrative approval authority on April 26, 2005. 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. Attached are three copies of the approved Final Master Development Plan. These copies are for you and your client's records. Please contact me with any questions regarding this approval. Sincerely, Candice E. Perkins Planner II CEP/bad Enclosures cc: Bill Ewing, Opequon Magisterial District Supervisor Roger Thomas, Opequon Magisterial District Commissioner Rick Ours, Opequon Magisterial District Commissioner ,Xne Anderson, Real Estate Brian Condie, Centex Homes, 3684 Centerview Dr., Ste. 100, Chantilly, VA 20151 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 • • Frederick County, Virginia Master Development Plan Application Package g 2005 Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible In order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name Address: Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Virginia Department of Transportation's Comments: The Master Development Plan for this property appears to have significant measurable impact on Routes 1012, , and 277 the VDOT tacilities which would provide access to the property. Before making any find! Lunnnents, this ofMce will require a compleue set of site plans, drainage calculations and UdFHL F10 - - I need to apply to this office for issuance of appropriate permits to cover said work. OT use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Page 20 _....._._. „......... R..............._....._.._........_.......... .......... �,.�....-....i._..__ tax berver �� cuv� 11 VJ HL1 YHIlL J/ VVY g 2005 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to,. Frederick County Fire Marshal I st Floor Attn: Fire Marshal 107 N. Kent Street 107 N Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5350 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name. Address: Phone Number. Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 Name of development and/or description of the request. Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81, 0.5 miles south or Rt. 277 (Fairfax Pike), east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Fire Marshal's Comments. Frederick County Fire Marshal use only Date received Review Number: 1TP 4 5 (please circle one) Date received —�— Date approved**/ fi—off Revision required Signature and Date- —j `t .114 — / ) —1:1M Page 26 rax bervez" Lk/ LUVO 11 VJ Mrl 1 VVY 1'a41 1.J01 v-ii '' 0 • Frederick.County.`F.ire and`Rescue Department Office of the Fire. -Marshal ::. ':.Plan Review and Comments Control number MDP05-0004 Project Name Meadows Edge Address 3684 Centerview Drive, Suite 100 Type Application Master Development Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Date received 4/7/2005 City Chantilly Tax ID Number 65-A-142 Date reviewed 4/11/2005 Applicant Centex Homes State Zip VA 20151 Fire District 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Not Identified Roadway/Aisleway Width Adequate Date Revised Applicant Phone 703-934-2600 Rescue District 11 Election District Opequon Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Additional Comments Water Supplies for firefighting shall meet the requirements of Frederick County Code section 90-4, and submitted with the subdivision plans for approval Plan Approval Recommended Reviewed By Signature k• Yes Timothy L Welsh Title _RU Ams t m- Frederick County,Virginia Master Development Plan A `'Q' tion Pa0c�Ca e EP_pE,ICI< COUNTY PL.A' J"EVEL0PIVENT Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authodty 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Address: Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 %s 'PIT . Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Frederick County Sanitation Authority's Comments: /1, if /0i0R 0 V�D Frederick County Sanitation Authority use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date ap-provv�edd ; , Revision required �=— f Signature and Date ' Ora Page 23 02/03/2005 09:12 540678e682 HAUL e2 la ►'Z. -- • r'q* NO Frederick Cou lopment Plan Application Package IN ! 2C Ei,ICK COU �< DEVELO. Re uest for Master Develo ment Plan Comments Frederick Gounty Inspections Department Hand deliver to: Ma---I1 to' 4th Floor Frederick County Inspections Department 107 N. Kent Street Attn: Building Official Winchester, VA 107 N. Kent Street (540) 665-5650 Winchester, Virginia 22601 Please fill out the information as accurately as possible in order to assist the inspections Department with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: Centex Homes Address: 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Phone Number: 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master. Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Frederick County Inspections Department's Comments: hl0 r_o�Yim r QEQ(JfIQ�� Frederick County Inspections Department use only Date received — Review Number: 1 2 3 4 5 (please circle one) Date received Signature and Date 5- Revision required Pag6'24 r ax Server rax Dcl vur J U N 9 2005 v (o 9 D D 3 7 Co J/q - I Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County -Winchester Health Department Mail to: Hand deliver to: APR Q 7 20�� (`rj Frederick -Winchester Health Department 2nd Floor, Suite 200 L� Attn. Sanitation Engineer 107 N Kent Street B Y-"----- 107 N Kent Street, Suite 200 Winchester, Virginia -""'-- Winchester, Virginia 22601 (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet, Applicant's Name. Address Phone Number. Centex Homes 3684 Centerview Drive, Suite 100 Chantiliy, VA 20151 703-934-2600 Name of development and/or description of the request. Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property. Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike), east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Frederick County -Winchester Health Department's Comments. 4/I 1 �)`,iepz '3 SG'u Frederick County - Winchester Health Department use only Date received �� 5 Review Number: 0 ,,��2 3 4 5 (please circle one) Date received `i ?m S Date approved y/� , Revision required Signature and Date e II l0) Nage 26 c.*, - /J / Frederick County Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Public Works M ail to: Hand deliver to: Frederick County 4th Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA � Winchester, Virginia 22601 (�40 ) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: Address: Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Department of Public,Works Comments: .. ) LrAAA 0A:Q_nn Department of Public Works use only Date received Review Number: 1 © 3 4 5 (please circle one) Date received Date approved DS Revision required Signature and Date �. 4 28 oS Page 24 • LI N DEPT. OF GEOGRAPHIC INFORMATION SY§TEM9 20 U FREDERICK COUNTY, VIRGINIA i 7 w I E STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: March 10, 2005 0-� STAFF MEMBER: Marcus Lemasters, Director SUBDIVISION: Meadows Edge COMMENTS: Through phone coordination with Bryan Nolan of Christopher Consultants, the following road name changes to the Meadows Edge Final MDP have been APPROVED: From: Ewing Drive From: Lilac Way From: Golden Garden Way From: Littlewing Way From: Golden Rose Way From: Misty Blue Place From: Rainbow Way To: Garden Gate Drive To: Waterfall Way To: Dollie Mae Lane To: Ewing Lane To: Eleven Moons Place To: Falling Mountain Place To: Littlewing Way The following road names will remain the same as presented in the 12/10/04 Plan: Nightbird Way Driftwood Drive (extension) Branch Court (extension) Dragonfly Way Marys Wind Court All changes were noted on the original plan submitted 12/ 10/04 and will be carried forward through the development process. Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 Wl- -PTOWAK11,11FAD, .41 Fad Server 1*/2005 3:59 PM PAGE 2/004 Oax Seaver 9 2005 OUNTY ' iPMENT Frederick County, Virginia Master Development Plan Application _Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to'. Frederick County 2nd Floor Department of Parks and Recreation 107 N Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please aftach one (1) copy of the MDP with the sheet. Applicant's Name: Centex Homes Address: 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Phone Number. 703-934-2600 — Name of development and/or description of the request. Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property? Near Stephens City, east of interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Department of Parks and Recreation's Comments: — See Attached Department of Parks and Recreation use only Date received Date received Signature and Date Review Number: 1 2 3 4 5 (please circle one) Date approved Revision required Page 27 Received Fax Jan 17 2005 4:01PM Fax Station : ccl loudoun n . 3 Fa; ,Server 1/9/2005 3:59 PM PAGE 3/004 *ax Server Master Development Plan Comments Meadows Edge (formerly Racey Tract) Department of'Parks and Recreation Comments: The monetary proffer for Parks and Recreation appears to be appropriate to offset the impact the residents of this development will have on the services provided by this department. The 26.5 acres offered the county would appear to provide an outstanding area for- the development of a community park to serve this urban development area. Plan appears to meet open space requirements. Bicycle trail to be provided should be a minimum of 10' in width and meet VDOT standards. Signature and DateU41343� : , j il�'.�'/—� Fax erver 1,0/2005 8:43 AM PAGE 2/003 .ax Server �I 4TY UN 9 Frederick County, Virginia Master Development Plan Application Package E T Request for Master Development Plan Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport 491 Airport Road Attn Executive Director (Route 645, off of Route 522 South) 491 Airport Road (540) 662-2422 Winchester, Virginia 22602 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name Address - Phone Number Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151_ 703-934-2600 Name of development and/or description of the request- Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property'. Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewinas Lane. Winchester Regional Airport Comments: Winchester Regional Airport use only Date received Review Number: 1 2 3 4 5 (please circle one) Date received Date approved IL217 Revision required T Signature and Date _rY`�u.�_ Page 29 Received Fax Jan 31 2005 8:45AM Fax Station : cc] loudoun p 3 .Tam-. Server 1*/2005-„8:43 AM PAGE 3/003 !ax Server WINCHESTIER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540)662.2422 January 27, 2005 Bryan Condie Centex HorTIes 3684 Centerview Drive, Suite 100 Chantilly, Virginia 20151 Re: Master Development Plan Meadows Edge Opequon Magisterial District Dear Mr. Condie: The above referenced Master Plan has been reviewed and it appears that it should not irnpede operations at the Winchester Regional Airport, The proposed site does lie within the airport's air space, however it fails outside of the airport's Part 77 close in surfaces. Thank you for your cooperation and allowing us the opportunity to review these plans to ensure the safe operations of the Winchester Regional Airport, Sincerely, Serena R. Manuel Executive Director Frederick County, Virginia '� „�*� q Iftaster Development Plan Application Package Request for Master Development Plan Comments Town of Stephens City Mail to: Hand deliver to: Town of Stephens City 1033 Locust Street 14 Attn: Town Manager Stephens City Town Hall�id P.O. Box 250 Stephens City, VA Stephens City, Virginia 22655 (540) 869-3087 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copy of the MDP with the sheet. Applicant's Name: Centex Homes Address: 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Phone Number: 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Town of Stephens City Comments: Town of Stephens City use only Date received V Date received Signature and Date 91,ae G �� Review Number: 1 2 3 4 5 (please circle one) Date approved Page 31 Revision required C _• 11 1 1 1 • • • •• Fay, Server 102005 3:59 PM PAGE 4/004 Wx Server t_Jf ctl 1. �nls A,, ! Sue ,�� JUN a 2005 FCPSa FREDERi; COUNTY PLANNING Frederick County Public Schools e-mail: Administrative Assistant to Visit us al www.frederick. 12 va.us kapocsis@frederick-M va us the superintendent January 5, 2005 Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Dear Sir or Madam: RE: Meadows Edge (formerly Racey Tract) This letter is in response to your request for comments concerning the rezoning application for the proposed Meadows Edge project Based on the information provided, it is anticipated that the proposed 228 single-family houses in 3 phases will yield 39 high school students, 32 middle school students, and 89 elementary school students for atotal of 160 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature in this area, like the Southern Hills project, coupled with the number of'approved, undeveloped residential lots in the area and other projects in this area will necessitate a future construction site for the purpose of a new school facility to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval,erocess, ,Respectfully yours, 7 Stephe Kapocs Administrative Assistant to the Superintendent SMK/dkr cc: William C. Dean, Ph.D., Superintendent of Schools 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 • christopherc©nsultants 0. yry S,�t"L#!'E"9i%� +i r:^,KYynrY� • iNKf L�.v'nn'.�'� LETTER OF TRANSMITTAL TO: Ms. Candice E. Perkins, Planner L11 U N 9 2005 L— - F;c'ii;iCK COUNTY & DEVELOPMENT County of Frederick Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601 DATE: June 8, 2005 PROJECT NO: 015103.00 PROJECT: Meadows Edge WE ARE SENDING (X) HEREWITH ( ) UNDER SEPARATE COVER SENT VIA ( ) REGULAR MAIL ( ) FEDERAL EXPRESS ( ) YOUR MESSENGER ( ) PRIORITY MAIL ( X ) OUR MESSENGER ( ) _ 45940 horseshoe drive, suite 100 sterling, virginia 20166 voice 703.444.3707 fax 703.444.5230 www.christopherconsultants.com NO. COPIES DWG. NO. DWG. DATE DESCRIPTION / TITLE a 5ma O 5 LC-3564 05/06/05 Final Master Development Plan —2436 X 1 Review Agency Approvals X REMARKS: RECEIVED BY: COPY TO: Brian Condie w Centex Homes BY: RDW For: Mr. Brian Nolan www.christopherconsultants.com May 10, 2005 Mr. James C. Bishoff Urban Engineering & Associates, Inc. 4200-D Technology Court Chantilly, Virginia 20151 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 RE: Road Plan Comments - Meadows Edge - Route 277 Improvements Frederick County, Virginia Dear Mr. Bishoff: Upon review of the subject plan, we offer the following comments: 1. A ten (10) foot drainage easement does not allow adequate access for required maintenance. The county requires a 20 foot dedicated easement to allow access for required maintenance. Revise the plan for the proposed 18 inch RCP culvert placement in accordance with the County's requirements. 2. In areas where the slopes exceed a 3:1 ratio, provide recommendations for the proposed temporary and permanent vegetation. Provide the type of seed, rate of application, etc. as specified in the Virginia Erosion and Sediment Control Handbook, Standards 3.31 and 3.32. 3. With the exception of single family dwelling constnzction, the use of regular silt fence for commercial or subdivision projects is not permitted in Frederick County. The county requires the use of wire reinforced silt fence or a diversion berm for perimeter control. 4. On Sheet 12 of 13, Note 5 under Sediment Control Program -Phase two, shall be revised to indicate approval of the Frederick County Public Works Department, not Warren County. 5. The county requires that the stone combination be utilized as culvert inlet protection for culverts. Ensure that the details for inlet protection for all proposed 107 North Kent Street • Winchester, Virginia 22601-5000 n • Meadows Edge - Route 277 Improvements Page 2 May 10, 2005 review. � L I MAY 1 2005 FE;E',tR1CK COUNTY DEVELOPMENT .__. culverts on the plans reflect this erosion and sediment control measure. Once these comments have been addressed, submit one (1) copy of the plan for further JCW/rls cc: Planning and Development File A:\nieadowsedge 277rdimpr%uuttcom.wpd Sincerely, Joe C. Wilder Deputy Director Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Public Works M ail to: Hand deliver to: Frederick County 4th Floor Department of Public.Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: Address: Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt, 1065 (Ridgefield Avenue) to Ewings Lane. Department of Public Works C ments: ' "�-e V-e-ut� o c 15 20c�. Department of Public Works use only Date received Review Number: 1 22) 3 4 5 (please circle one) _._Date -received ----Signature and ;C I 1 I MAY 2 2.n C „OIA1 r pi Date a rovedzodD5 /\ I A A A I A A N 0 t Page 24 Revision required n � FILE CITY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 3 2005 Gary and Linda Scothorn 506 Ewings Lane Stephens City, Virginia 22655 James and Jane Young 511 Ewings Lane Stephens City, Virginia 22655 RE: Extension of Public Water and Sewer Services; Property Identification Numbers (PINS) : 85-A-139A and 85-A-139B; Opequon Magisterial District Dear Mr. and Mrs. Scothom and Mr. and Mrs. Young: Please be advised that on April 26, 2005, the Frederick County Board of Supervisors approved the extension of the public water and sewer policy to enable you to connect your two existing residences to the County's public utility. This policy approval would only apply to the two existing residences located at: 506 Ewings Lane, a 1.29-acre parcel 511 Ewings Lane, a 2-acre parcel As this policy approval would only apply to the two existing residences, the water and sewer lines must be sized accordingly to provide service solely for two residences. contact me should you have any further questions. AICP Director ERL/rsa Cc: Bill Ewing, Opequon District Supervisor Roger Thomas, Opequon District Planning Commissioner Rick Ours, Opequon District Planning Commissioner John R. Riley, Jr., County Administrator Wellington Jones, Executive Director, FCSA Brian Condie, Centex Homes 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 CK t* Development 540/ 665-5651 FAX: 540/ 665-6395 April 28, 2005 Mr. Brian Knowland Christopher Consultants 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 RE: MASTER DEVELOPMENT PLAN #06-05 FOR MEADOW'S EDGE Dear Brian: The Frederick County Board of Supervisors approved the above referenced Preliminary Master Development Plan on April 26, 2005. Your firm will need to submit a Final Master Development Plan for this project which addresses all review agency comments, as well as all comments of the Planning Commission and Board of Supervisors. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions regarding the approval of this master plan or requirements needed for submission of your Final Master Development Plan, please do not hesitate to call me. Sincerely, Candice E. Perkins Planner II CEP/bad cc: Brian Condie, Centex Homes, 3684 ee Dr., Ste. 100, Chantilly, VA 20151 Bill M. Ewing, Opequon District Supervisor Roger L. Thomas and Rick C. Ours, Opequon District Commissioners Jane Anderson, Real Estate 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 MASTER DEVELOPMENT PLAN 06-05 MEADOWS EDGE (Formerly the Racy Tract) Staff Report for the Board of Supervisors Prepared: April 19, 2005 Staff Contact: Candice E. Perkins — Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 04/06/05 Recommended Approval Board of Supervisors: 04/26/05 Pending, LOCATION: This property is located east of Interstate 81, 0.5 miles south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), adjacent to the existing Woodside Estates and Ridgefield Subdivisions. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85-A-140 PROPERTY ZONING & PRESENT USE: Zoned: RP( Residential Performance) Use: Unimproved ZONING & PRESENT USE OF ADJOINING PROPERTIES North: Zoning: RP (Residential Performance) Use: Residential (Single Family) South: Zoning: RA (Rural Areas) Use: Agricultural Residential (Single Family) East: Zoning: RP (Residential Performance) Use: Residential (Single Family) West: Zoning: RA (Rural Areas) Use: Public Facilities (Lagoons) RP (Residential Performance) Residential (Townhouses) PROPOSED USE: 228 Single Family Detached Cluster Dwelling Units 0 0 MDP #06-05, Meadows Edge April 19, 2005 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The preliminary master development plan for this property appears to have a measurable impact on Route 1012, Town Run Lane, the VDOT facility which would provide access to the property. We have the following comments: Sheet 1: The Urban Roads Section references Hawthorne Drive, but yet I cannot find a road named this on the remaining sheets. It appears your typical sections are not the appropriate width according to the Subdivision Street Design Standards. Please find attached Table 1 which provides the appropriate widths according to the projected traffic volumes. Sheet 2: Please show the future collector road that will be south of your development and provide how the future intersection will be designed as to where it ties into Ewing Drive. Please bring the Ewing Drive intersection with Town Run Lane in at a 90 degree intersection. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Cul-de-sacs must be a minimum of 90 feet with no on -street parking. Fire hydrants shall be identified on the subdivision plans to reflect Frederick County Code 90-4. Within 400 feet of all units in a single family residential subdivision, fire hydrants shall be set within three feet of the curb. Please try to avoid locating fire hydrants at the end of cul-de-sacs and/or provide a fire hydrant at the intersections to the cul-de-sacs. Plan approval recommended. Frederick County Public Works: See letter dated February 15, 2005 Frederick County Sanitation Authority: 1st review— approved as noted. Frederick County Inspections Department: No comment required at this time. Shall comment at the subdivision review. Frederick -Winchester Service Authority: No comments. Geographic Information Systems (GIS): The following road names to the Meadows Edge Final MDP have been approved: Garden Gate Drive, Waterfall Way, Dollie Mae Lane, Ewing Lane, Eleven Moons Place, Falling Mountain Place, Littlewing Way, Nightbird Way, Driftwood Drive (extension), Branch Court (extension), Dragonfly Way, Marys Wind Court. Frederick County — Winchester Health Department: Development must be served by public water and sewer. 0 0 MDP #06-05, Meadows Edge April 19, 2005 Page 3 Winchester Regional Airport: The Master Plan has been reviewed and it appears that it should not impede operations at the Winchester Regional Airport. The proposed site does lie within the airport's air space; however, it falls outside of the airport's Part 77 close in surfaces. Frederick County Department of Parks and Recreation: The monetary proffer for Parks and Recreation appears to be appropriate to offset the impact the residents of this development will have on the services provided by this department. The 26.5 acres offered the county would appear to provide an outstanding area for the development of a community park to serve this urban development area. Plan appears to meet open space requirements. Bicycle trail to be provided should be a minimum of 10' in width and meet VDOT standards. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 228 single family houses in 3 phases will yield 39 high school students, 32 middle school students, and 89 elementary school students for a total of 160 new students upon buildout. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature in this area, like Southern Hills project, coupled with the number of approved, undeveloped residential lots in the area and other projects in this area will necessitate a future construction site for the purpose of a new school facility to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. Town of Stephens City: The Town has agreed to provide an access easement across its old lagoon site for the Meadows Edge development and find that the developer has adequately addressed concerns about traffic generated from the new subdivision. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location This property is located east of Interstate 81, 0.5 miles south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012). The Woodside Estates and the Ridgefield subdivisions are located adjacent to this property. 0 0 MDP #06-05, Meadows Edge April 19, 2005 Page 4 C) Site History The original Frederick County zoning map (U.S.G.S. Stephens City Quadrangle) identifies the subject property as being zoned A-2 (Agricultural General). The A-1 (Agricultural Limited) and A-2 Districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. Also of historical importance, the Frederick County Board of Supervisors denied a request to incorporate approximately 26 acres of the subject property into the UDA (Urban Development Area) on February 12, 2003. On July 7, 2004 the 105.65 acre portion of the approximately 132 site was rezoned from the RA (Rural Areas) District to the RP (Residential Performance) District with proffers. D) Intended Use 228 Single Family Detached Cluster Dwelling Units (minimum 8,000 square feet individual lot area with an average of 10,000 square feet) E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use Compatibility: The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the county where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The 105 acre portion of the property contained in this Master Development Plan is not part of a small area land use plan, but is entirely within the UDA. Environment: The majority of the acreage of the property is located on a gently sloping open field without any major environmental features that would limit development. A minimal amount of wetlands exist on the property 2.44 acres). The disturbance of wetlands is only permitted in accordance with the requirements of the Unites States Army Corps of Engineers or other qualified state or federal agency. [Frederick County Zoning 0 0 MDP #06-05, Meadows Edge April 19, 2005 Page 5 Ordinance, § 165-31.B. (3]. The old Stephens City sewage treatment lagoon is proposed to be removed with the development of the Meadows Edge Subdivision. The removal of this lagoon is necessary to accommodate the major collector road proposed to access the property. The Commonwealth of Virginia has approved a plan to remove this lagoon which includes the removal of water by pumping, removal of residual solids and incorporating them into soils adjacent to the site, and reclaiming land by filling and property compacting so the site will have structural integrity for future building construction. Soils: The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert-Berks-Blairton soil association, which is the predominant association on land located east of Interstate 81. It is noted that the Weikert-Berks-Blairton soil association presents some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site engineering process associated with subsequent development applications for the proposed project. A couple of small pockets of Carbo and Clearbrook soils also exist on the property. The Meadow's Edge Subdivision is located within the Martinsburg Shale geographic region. Transportation: The Impact Analysis Statement from the Racey Tract rezoning projects a total generation of 2,213 trips per day for the development. Based on the 2000 Virginia Department of Transportation Daily Traffic Volumes, Jurisdiction Report 34, Fairfax Pike (Route 277) currently has an estimated 11,000 average annual daily trips. This projected traffic generation represents an increase of 20% from this 2000 estimate. According to the traffic impact analysis, the level of service for intersections along the Fairfax Pike Corridor currently range from "A" to "F". The poorest conditions are located at the Fairfax Pike (Route 277) and Stickley Drive (Route 1085) intersection, which currently ranges from level of service "B" to "F". Poor conditions (lower than "C") also exist at the northbound signal of the Fairfax Pike (Route 277) and Interstate 81 Northbound Ramp; at the southbound signal of the Fairfax Pike (Route 277) and Interstate 81 Southbound Ramp; and at the northbound and southbound signal of the Fairfax Pike (Route277) and Town Run Lane (Route 1012) intersection. However, both of the Northbound and Southbound I-81 intersections are currently functioning at an overall level of service "C" or above. The TIA concludes that the improvements proposed with the Meadow's Edge development (Racey Tract) will actually improve the level of service at key intersections by decreasing the overall system delays by as much as 94%, while only increasing overall traffic demand by approximately 3%, based on 2007 projections. MDP #06-05, Meadows Edge April 19, 2005 Page 6 Proffer Statement The following list is a summary of the proffered conditions associated with Rezoning #03-04 (The Racy Tract) rezoning application: • Assurance that there will be no more than 228 single-family dwelling units and that these dwelling units shall be designed as single-family detached cluster housing types (minimum 8, 000 square foot lots, average 10, 000 square foot lots). • Construction of a road from Town Run Lane through the Town of Stephens City parcel to the subject properties western boundary. This road shall consist of two lanes, but graded for a possible four lane undivided collector road. The construction of these two travel lanes will be constructed prior to any connections being made to Driftwood Drive and Branch Court from the Meadows Edge development. • Right-of-way shall be dedicated along the southern boundary of the subject parcel for a possible collector road if requested by Frederick County or VDOT. • The 26.5 acres located outside of the UDA shall be available to Frederick County for any use deemed necessary by the Board of Supervisors. • The extension of Stickley Drive shall be constructed prior to the issuance of any building permits. Town Run Lane along the Town of Stephens City parcel shall be paved with bituminous concrete and guardrails shall be installed. • Prior to the issuance of any building permits, the planned improvements at the intersection of Fairfax Pike and Stickley Drive shall be constructed. This includes additional lanes and a new traffic light. If these improvements are constructed prior to the development of the Racey Tract, a $200,000 cash contribution shall be made by the applicant to be used for other road improvements to Fairfax Pike. • The westbound right turn lane at the Fairfax Pike and Town Run Lane intersection shall be re -striped to provide a shared thru right lane. • Prior to the connection with Branch Court and Driftwood Drive, the applicant shall upgrade the intersection of Fairfax Pike and Double Church Road. These improvements shall consist of a modified traffic light and additional lanes. • No construction traffic shall access Branch Court or Driftwood Drive. • Upgrades to Branch Court, Driftwood Drive, and Trunk Drive shall be made if determined appropriate by VDOT after a core sample study of the roads is completed. • Traffic calming measures shall be constructed at the connection points at Driftwood Drive and Branch Court. $40,000 in additional funds for other traffic calming measures shall be made available for a period of three years. • A community pool, bathhouse, tennis court, and sports court shall be bonded and constructed by the applicant prior to the 150"' building permit. Neighboring communities shall have the opportunity to use these facilities. The applicant will provide a bond in an amount adequate to construct the teiuiis court and sports court to provide assurance that if the project does not exceed the 149t" building permit, the funds to construct these two sports courts will be available. MDP #06-05, Meadows Edge April 19, 2005 Page 7 • A 1.3 acre central green space with an additional 50' wide pedestrian linkage area shall be provided. • A minimum of a 40' wide open space area shall be provided around the perimeter of the proposed development which adjoins the Woodside, Ridgefield, and Stephens Ridge communities. In addition, a wooded area shall be protected adjacent to the Stephens Ridge community. No structures shall be permitted within these open space area. • A 200' no build buffer with an 800' long landscape buffer shall be provided along the southern property line. As with the other open space/buffer areas, no structures are permitted. • A five foot wide sidewalk shall be constructed along the east side of Town Run Lane on the Town of Stephens City property. • A ten foot wide hard surfaced bike trail shall be provided from Town Run Lane along the proposed access road to connect with the sidewalks within the proposed development. • A statement shall be provided on future covenants and the General Development Plan which notifies future residents that agricultural uses exist to the south and that wastewater treatment facilities existed or exist to the southwest of the site. • Phasing for the development shall limit the number of houses for the first two years to 75 and 78 in the final year of development. • The more restrictive requirements of Frederick County, the Virginia Erosion and Sediment Control Handbook, and the Virginia Stormwater Management Handbook shall be implemented. No wet ponds shall be used on the site. • The abandoned sanitation lagoon, owned by the Town of Stephens City, shall be closed in accordance to the approved closure plan (see Appendix B 1 for additional procedures). STAFF CONCLUSIONS FOR THE 04/06/05 PLANNING COMMISSION MEETING: This master development plan (MDP) application is for 228 single-family detached cluster houses (minimum 8,000 square feet lots average 10,000) in the RP (Residential Performance) Zoning District. This Master Development Plan appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The master development plan is also in accordance with the proffers of the rezoning and has addressed all staff s concerns. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. PLANNING COMMISSION SUMMARY & ACTION OF THE 04/06/05 MEETING: Commission members were concerned about whether or not the access issues had been resolved with the Young and Scothorn families, who were adjoining property owners. The applicant replied that they had met on several occasions with the Youngs and Scothorns and they are pursuing a satisfactory resolution for both parties; however, the issues have not yet been completely resolved. The applicant was encouraged to resolve the access issue before the Board of Supervisors' review. Commission members also inquired if provisions had been made to accommodate a possible east -west road corridor through the MDP #06-05, Meadows Ede g April 19, 2005 Page 8 property and the applicant pointed out that right-of-way provisions have been made through the southern portion of the property, to be served by an appropriate entrance. In addition, Commissioners asked about phasing and when connections to the adjoining subdivisions would be made; they were concerned about cut -through construction traffic after the connections were made. The applicant assured the Commission that connections to Woodside I and Woodside II will not take place until the completion of the intersection improvements at Double Church Road and Fairfax Pike, which is due to take place at the end of Phase II. The applicant noted that their proffers prohibit construction vehicles using the entrances of adjoining subdivisions; the residents of adjoining subdivisions had been made aware that if cut -through construction traffic occurs, they are to call either him or the County offices. Mrs. Jane Young, representing both the Youngs and the Scothorns, was available to speak about the access issue. The Youngs and Scothorns were requesting both a private, farm -use road, for farm machinery and equipment, and a state -maintained egress/ingress off of the cul-de-sac. They believed both accesses were necessary. In addition, one section of the farm use road showed a 10-10.5% elevation and they were concerned there may be difficulty traversing that area during winter. Also, a resident of Woodside Estates II was concerned about drainage issues and flooding on her property. The applicant was aware of the problems and planned to redirect the drainage during grading work, so that it will flow back into their own storm sewer system. The Planning Commission believed the MDP met the requirements of the zoning ordinance and was also in accordance with the proffers submitted at rezoning. Members were pleased with the detail provided with the plan and believed the applicant had satisfactorily addressed the impacts of the development. The Planning Commission unanimously recommended approval of the MDP. (Note: Commissioner Watt was absent from the meeting.) A � 14 f". '1011f I IN " a ,j�p2.♦ c� A 138 ARCA VELOPMENT yu •ik 85 0 i` CENT A OMES t a 85 A 139 GARY L & STEPHEN P v �e tip e '\~'� R yFReFRT 4? A 86 A 25 STELZL, BETTY R 0 Map Features /' / Bridges M D P # 06 - 05 B Application /�/ awes O Parcels Lakes/Ponds ^Dams ea w� Streams /�/ Retaining Walls AYrlculForestral Districts -D-bl. Double Church N Meadows Edge ( 85 - A -140 ) - Buildings Road Centerlines . Refuge Church - Tanks OV N South Frederick W H 0 250 500 1,000 -.. Trams i S Feet 4 0 0 Mr. Christopher J. Lupia, P.E. Christopher consultants 45940 Horseshoe Drive, Suite 102 Sterlin�, Virginia 20166 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 February 15, 2005 R ECEoWE 5 MAR 1 4 2C': FREDERICK COUNTY PLANNING & DEVELCPMENT RE: Meadows Edge (Formerly Racey Tract) Master Development Plan Frederick County, Virginia 1-1 Dear Mr. Lupia: We have completed our review of the proposed master development plan for the Meadows Edge subdivision and offer the following comments: 1) Sheet I of 6, Note 5: The actual flood plain limits should be based on site specific detailed calculations rather than general Federal Emergency Management Agency studies. 2) Sheet 1 of 6, Note 6: This note indicates that the wetlands information is based on Frederick County digital information. However, based on our site inspection, it appears that a detailed wetlands delineation was performed in the field. This fact should be reflected in the notes. 3) Sheet 1 of 6, Urban Road Section: This section is referenced to a typical cross section for Hawthorne Drive. This road name sloes not appear to be germar►e io this project. Also, the reference to the rural road section does not appear to be applicable to this project. 4) Sheet 3 of 6: Refer to the existing pond owned by the sanitation authority and designated as stormwater management. This facility is actually used as a sewage overflow holding pond and should be so designated. Prospective home buyers should be informed of this use prior to purchase. 5) Sheet 3 of 6, Legend: The legend symbol indicated for wetlands is not legible on the actual master development plan. It is suggested that a new legend symbol be adopted and applied to wetlands similar to the symbol used for disturbed wetlands. 107 North Kent Street • Winchester, Virginia 22601-5000 Meadows Edge Master Development Plan Comments Page 2 February 15, 2005 6) Sheet 6 of 6, Note #27: This brief synopsis is an excellent portrayal of the proposed requirements for controlling stormwater discharge to or through off -site subdivisions. These requirements shall be carefully implemented in designing onsite stormwater management facilities as well as off -site conveyance channels and/or piping. In some cases, it may be necessary to design onsite facilities to control the 100-year storm or greater because of off -site limiting features. Also, additional stormwater facilities beyond those reflected on the master development ,rlan•may be'requined to prevent off -site drainage problems. I can be reached at 540-722-8214 if you should have any questions regarding the above comments. Sincerely, Z. Atiwn84 IZ1k. HarJE.rawsnyder, Jr., P.E. Direublic Works HES/rls cc: Planning and Development file A:\ueadowsed gemd pcom.wpd 0 Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received 13HL O�r Complete. Date of acceptance. Incomplete. Date of return. 1. Project Title: Meadows Edge Application # 6�6"0s 2. Owner's Name: Centex Homes, A Nevada General Partnership (Please list the names of all owners or parties in interest) 3. Applicant: Centex Homes, A Nevada General Partnership Address: c/o Bryan Condie 3684 Centerview Drive, Suite 100, Chantilly, VA 20151 Phone Number: 703-934-2600 4. Design Company: christopher consultants, ltd. Address: 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Phone Number: 703-444-3707 Contact Name: Brian Nolan Page 11 E � V E MAR 14 2005 FREDERICK COUNTY PLANNING & DEVELOPMENT Frederick County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: Stephens City, east of Interstate 81, 0.5 miles south of Rt. 277 (Fairfax Pike), east of Rt. 1012 (Town Run La.), south on Rt. 1065 (Ridgefield Ave.) to Ewings Lane. 6. Total Acreage: 132.1 7. Property Information: a) Property Identification Number (PIN): 85 A 140 b� Current Zoning: RP/RA c Present Use: Vacant d) Proposed Uses: Single -Family Detached e) Adjoining Property Information: Property Identification Numbers Property Uses North See attached sheet South East West Magisterial District: Opequon 8. Is this an original or amended Master Development Plan? Original x Amended I have read the material included in this package'and understand what is required by the Frederick County Department of Planning and Development.,I also understand that the master development plan shall, include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: Date: Page 12 0 Adjoining Property Owners Name and Property Identification Number Use Smith, David & Linda W. Property # 86 E 1 18 Residential Stevenson, James E. & Tammy R. Property # 86 E 1 19 Residential Schultz, Scott & Rebecca Property # 86 E 1 20 Residential Hudson, Freddie E & Carole F. Property # 86 E 1 21 Residential Baker, Christopher W. & Carole Property # 86 E 1 22 Residential Weber, Steven A. & Tracy B. Property # 86 E 1 23 Residential Laporete, Timothy J. & Karen S. Property # 86 E 1 24 Residential Dobersztyn, David M. & Dawn M. Property # 86 E 1 25 Residential Dreyer, Mark R. & Susan L. Property # 86 E 1 26 Residential Ford, Albert D. & Mary D. Property # 86 E 1 27 Residential Dean, Timothy A. Sr., & Christi R. Property # 86 E 1 28 Residential Kidd, James C. & Ingrid K. Property # 86 E 2 2 13 Residential Malik, Jared & Naeema Property # 86 E 2 2 14 Residential Ragaller, Timothy A. & Diane M. Property # 86 E 2 2 15 Residential Schneider, Paul C. & Jennifer G. Property # 86 E 2 2 16 Residential Cooley, Bryan K. & Sharon L. Property # 86 E 2 2 17 Residential Corbit, Steven & Kathryn Property # 86 E 2 2 18 Residential Marks, Alfred H. Jr. & Julia G. Property # 86 E 2 2 19 Residential Duke, Patricia Kelly Property # 86 E 2 2 20 Residential Skeith, Joe David & Sheila K. Property # 86 E 2 2 21 Residential Mitchell, Jent P. III & F. Anne B. Property # 86 E 2 2 22 Residential Smiy, Kenneth P. Property # 86 E 2 2 23 Residential Patton, Dale E. & Diane A. Property # 86 E 2 2 24 Residential Philibin, Gary L. & Stacey D. Property # 86 E 2 2 25 Residential Smith, Paul A. & Jackson, Mildred Jan Property # 86 E 2 2 26 Residential Rodgers, Ronald E. & Ellan S. Property # 86 E 2 2 27 Residential Berlowitz, Morris & Helene Property # 86 E 2 2 28 Residential Shickle, Lester G. & Jeanette C. Property # 86 E 2 2 29 Residential Sybert, Ronald E. & Nancy M. Property # 86 E 2 2 30 Residential Disque, Dale W. & Dayle P. Property # 86 E 2 2 31 Residential Burch, Patricia A. Property # 86 E 2 2 32 Residential Mohan, Robert & Mary Beth Property # 86 E 2 2 33 Residential Dirnagl, Alfred & Christine Property # 86 E 2 2 34 Residential MacGregor, Gregory T. & Pamela D. Property # 86 E 2 2 35 Residential Phillips, William R. II Property # 85 B 1 17 Residential Dursey, Walter H. Jr. Property # 85 B 1 18 Residential Sharon M. LaRoche Living Trust Property # 85 B 1 19 Residential Campbell, Kurt A. & Jammie M. Property # 85 B 1 20 Residential Swain, Rachel C. Property # 85 B 1 21 Residential Dixon, Anthony C. Property # 85 B 1 22 Residential Rose, Thomas B. II Property # 85 C 2 79 Residential Deiter, Cynde Anne Jones Property # 85 C 2 80 Residential Pumphrey, Round W. Property # 85 C 2 82 Residential Soule, Chap R. Property # 85 C 2 83 Residential • Lafollete, Kenneth M. Property # 85 C 2 84 Residential Linaburg, Mikkia Property # 85 C 1 2 92 Residential Bennett, Brady L. & Christine L. Property # 85 C 1 2 93 Residential Murphy, John D. & Shirley M. Property # 85 C 1 2 94 Residential Brown, Mae M. Property # 85 C 1 2 95 Residential Payne, Robert A. Property # 85 C 1 2 96 Residential Artz, Harold A. Jr. & Bridget A. Property # 85 C 1 2 97 Residential Shirley, David E. Property # 85 C 1 2 98 Residential Fiorvanti, Richard L. II Property # 85 C 1 2 99 Residential Livingood, Clara C. Property # 85 C 1 2 100 Residential Sandretzky, Ronald W. & Tammy M.W. Property # 85 C 1 2 101 Residential Gary L. & Stephen P. Scothorn Property # 85 A 139 Agricultural Frederick — Winchester Property # 85 A 141 Local Government Gary L. & Linda O. Scothorn Property # 85 A 139A Residential James R. & Jane S. Young Property # a85 A 139B Residential Town of Stephens City Property # 85 A 142 Local Government Ours, Rick Property # 86 A 25 A ricultural Painter, Herbert M. Property # 86 A 21A A ricultural Stephens Ridge Home Owners Assoc. Property # 85C 2 91A & 85C 2 69A Open Space Mar 11 05 10:25a cc] loudoune 0,444-5230 p.2 q Special Limited Power of Attorney t County of Frederick, Virginia Planning office, County of Frederick, Virginia,107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Ivlen By These Presents: That I (We) (Name)CGNI-EX ��ci/4E Pe Ncv.4t�� %ti✓c%AL `'At'r�/r�_ a�P (Phone) 703J(c,%�—/c 3 (Address) C�,vtt:Pv, k✓ AID. sw'-le 1o® e1-I��f'14 V/� aolsl 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. 5 9 (0 on Page _ F 2 d , and is described as TAX M A P h'—C— Parcel: A Lot: /1/6 Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) ��1�� S rs/t�tC' Co.,su }fin 1 5 (Phone) 7c�3-- r1z7 37c�% (Address) 'XO9 /(� h/u i�5/�� D� d�cly f ! 00 % LiXe6 L/I. ZL Cow To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority 1 (wee) would have if acting personally to file planning applications for my (our) above described Property, including: G Rezoning (Including proffers) G Conditional Use Permits G Master Development Plan (Preliminary and Final) G Subdivision G Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) -have hereto set my (our) hand and seal this day of _ 200 Signature (s)v State of Virginia, CityiCounty of �Qlh%Q� , To -wit: 1�thfor! a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who snstrument and who is (are) known to me, personally appeared before me and has I Py2 nowledged the same before me in the jurisdiction aforesaid this (LU day o r : 200,My Commission ExpiresNo�7 PAGE 212 * RCVD AT 311112005 10:18:21 AM [Eastern Standard Time] * SVR:NVGS0311 * DNIS:9093 * CSID:703 444 5230 *DURATION (mm-ss):01-18 �a COUNTY of FREDERICK rc Department of Public Works 540/665-5643 FAX: 540/ 678-0682 February 28, 2005 Mr. Charles D. Lucas, III, P.E. Urban Engineering & Associates, Inc. 600 Pegasus Court, Suite 101 Winchester, Virginia 22602 RE: Erosion and Sediment Control Plan Comments Meadows Edge - Haul Road Plan Frederick County, Virginia Dear Mr. Lucas: Upon review of the subject plan, we offer the following comments: 1) It will be necessary to install a stone surface for the entire length of the haul road in accordance with VESCH Standard 3.03. In addition, it will be necessary to relocate the road to avoid a conflict with the existing sewer manhole location 2) Provide seeding schedules in accordance with VESCH Standard 3.31 and 3.32. Also, provide seeding rates as applicable and provide a mulching rate in accordance with VESCH Standard 3.35. 3) The nm-off calculations indicates a nun -off "C" value of o.20. Since the ground surface will be disced and sediment placed on the ground in lifts, this value shall be adjusted accordingly. We recommend a "C" value of 0.5 to 0.6. Once these continents have been addressed, resubmit two (2) complete sets of plans for further review. It appears that the bond estimate appears to be adequate for the erosion and sediment control measures. Sincerely, be C- Joe C. Wilder Deputy Director JCW/rls D MAR 1 2005 cc: Planning and Development FREDERICK COUNTY A:\ineadowsedgeE&SPLANcom.wpd PLANNING & DEVELOPME^!T 107 North Kent Street Winchester, Virginia 22601-5000 • • �l ► , Christopher consultants APR 14 2M5 1/ rr•i3e•nmr�3 u�-.ry°n.3 :�r7;9y-nag LETTER OF TRANSMITTAL TO: Ms. Candice E. Perkins, Planner County of Frederick Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601 DATE: April 13, 2005 PROJECT NO: PROJECT: Meadows Edge -Master Development Plan 015103.00 WE ARE SENDING (X) HEREWITH ( ) UNDER SEPARATE COVER SENT VIA ( ) REGULAR MAIL ( ) FEDERAL EXPRESS ( ) YOUR MESSENGER ( ) PRIORITY MAIL ( ) OUR MESSENGER 45940 horseshoe drive, suite 100 sterling, virginia 20166 voice 703.444.3707 fax 703.444.5230 www.christopherconsultants.com NO,. CO IES DWG. NO. DWG. DATE DESCRIPTION / TITLE ~ Z a 2 Uj w O 26 LC-3564 03/11/05 Master Development Plan X REMARKS: RECEIVED BY: COPY TO: Brian Condie BY: RDW For: Mr. Brian Nolan www.christopherconsultants.com COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 February 15, 2005 Mr. Christopher J. Lupia, P.E. Christopher consultants 45940 Horseshoe Drive, Suite 102 Sterling, Virginia 20166 RE: Meadows Edge (Formerly Racey Tract) Master Development Plan Frederick County, Virginia Dear Mr. Lupia: We have completed our review of the proposed master development plan for the Meadows Edge subdivision and offer- the following comments: 1) Sheet 1 of 6, Note 5: The actual flood plain limits should be based on site specific detailed calculations rather than general Federal Emergency Management Agency studies. 2) Sheet 1 of 6, Note 6: This note indicates that the wetlands information is based on Frederick County digital information. However, based on our site inspection, it appears that a detailed wetlands delineation was performed in the field. This fact should be reflected in the notes. 3) Sheet 1 of 6, Urban Road Section: This section is referenced to a typical cross section for Hawthorne Drive. This road name does not appear to be germane to this project. Also, the reference to the Waal road section does not appear to be applicable to this project. 4) Sheet 3 of 6: Refer to the existing pond owned by the sanitation authority and designated as stormwater management. This facility is actually used as a sewage overflow holding pond and should be so designated. Prospective home buyers should be informed of this use prior to purchase. 5) Sheet 3 of 6, Legend: The legend symbol indicated for wetlands is not legible on the actual master development plan. It is suggested that a new legend symbol be adopted and applied to wetlands similar to the symbol used for disturbed wetlands. 107 North Kent Street • Winchester, Virginia 22601-5000 J, El • Meadows Edge Master Development Plan Comments Page 2 February 15, 2005 C WE _— F E B 1 7 2005 DO FREDERICK COUNTY PLANNING &DEVELOPMENT 6) Sheet 6 of 6, Note #27: This brief synopsis is an excellent portrayal of the proposed requirements for controlling stormwater discharge to or through off -site subdivisions. These requirements shall be carefully implemented in designing onsite stormwater managernent facilities as well as off -site conveyance channels and/or piping. In some cases, it may be necessary to design onsite facilities to control the I00-year storm or greater because of off -site limiting features. Also, additional stormwater facilities beyond those reflected on the master development plan may be required to prevent off -site drainage problems. I can be reached at 540-722-8214 if you should have any questions regarding the above comments. HES/rls cc: Planning and Development file A Ameadowsed gemd peom.wpd Sincerely, '�-j - Z. At�j HarJE.rawsnyder, Jr., P.E. Direublic Works COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 January 20, 2005 Mr. Bryan Condie C/O Christopher Consultants 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Ref: Meadows Edge Route 1012, Frederick County Dear Mr. Condie: JERRYA.COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 JAN 2 4 Luuj The preliminary master plan for this properly appears to have a measurable impact on Route 1012, Town Run Lane, the VDOT facility which would provide access to the property. We have the following comments: Sheet l: • The Urban Roads Section references Hawthorne Drive, but yet I cannot find a road named this on the remaining sheets. • 'It appears your typical sections are not the appropriate. width according to the Subdivision Street Design Standards. Please find attached Table 1 which provides the appropriate widths according to the projected traffic volumes. Sheet 2: • Please show the future collector road that will be south of your development and provide how the future intersection will be designed as to where it ties into Ewing Drive. • Please bring the Ewing Drive intersection with Town Run Lane in at a 90 degree intersection. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Should you have any questions, do not hesitate to call me at (540) 984-5605. Since y,. Ben H. Lineberry, r., P.E., Tr , ation Assistant Resident Engineer BHL/rf Enclosures: Comment Sheet, Table I VirginiaDOT.org WE KEEP VIRGINIA MOVING Frederick County, Virginia Master Development Plan Application Package Reauest for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of.Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with.the sheet. Applicant's Name: Address: Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 . Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Virginia Department of Transportation's Comments: Tip • • iT�i■C:i�i%T1vrl�liTil�liTilF��•T•7iT.Tli �Ii71�911t�i:11i�Y.riK:I•■�rluirl��4�J�.liiil:7� OT use only Date received Date reviewed Review Number: Date approved 1 2 3 4 5 (please circle one) Page 20 Revision required s to GEOMETRIC DESIGN STANDARDS FOR RESIDENTIAL SUBDIVISION STREETS (GS- SSR) TABLE 1- CURB AND GUTTER SECTION HORIZONTAL AND VERTICAL CONTROLS CURB AND GUTTER ROADWAYS MAXIMUM 2:1 CUT OR FILL SLOPE (SEE SPECIAL WIDTH REDUCTION CRITERIA) CURVE DATA MINIMUM SIGHT DISTANCE CLEAR ZONE PROJECTED MINIMUM MINIMUM WIDTH WITHOUT MINIMUM TRAFFIC DESIGN SUGGESTED (CURB TO CURB) PARKING VOLUME SPEED CENTERLINE SUPER - o MAXIMUM /o GRADE STOPPING INTERSECTIONS (3) (PARKING MEASURED FROM FACE OF (ADT) (MPH) RADIUS ELEV. ASSUMED) CURB) (6) UP TO 400 20 120' (5) NONE 10 (1) 125' 200' 28' (2) 3 401 -1500 25 165' NONE 10 (1) 155' 280' 36' 3 1501 -2000 30 275' NONE 10 (1) 200' 335' 36' 6 2001 -4000 30 275' NONE 10 (1) 200' 335' 40' (3) 6 1. For mountainous terrain, maximum percent of grade may be 16% for ADT up to 400 and 14% for 400-4000 ADT. NOTES: 2. 26'allowed for streets< 400 vpd with concurrence of local officials: For streets with volumes over 4000 or serving heavy commercial or Industrial traffic; use the appropriate geometric design standard. 3. 36' allowed for streets that are internal to the sub -division, with concurrence of local officials. (see VDOTs road design manual) 4. Pavement widths may be reduced if parking is not allowed. See page 14 for roadway width The roadway with the highest volume will govern the sight distance. exceptions criteria. 5. 95' minimum radius allowed in mountainous terrain 6. For curb and gutter streets with parking lanes, the clear zone is accommodated within the parking lane. However, VDOT has established a 3' minimum setback requirement behind the curb. E 54' 4' 6.5' 30' 1 6.5' 4' S W 13' I 13' S W 1/ ' PER 1' 1/4'r 1' 1/4" PER I/4 PER I' 2� GRASS I GRASS TRTTR P URBAN ROAD SECTION* TYPICAL CROSS SECTION FOR HAWTHORNE DRIVE. OTHER ACCESS WAYS WILL BE CONSIDERED RURAL AND SHALL BE CONSTRUCTED TO THE RURAL ROAD SECTION. SEE DETAIL BELOW. 54' 5' 6.5' 24' 1 SW 10' 10' I S W I/q" PER I' I/4" PER I' j 1/4' PER GRASS ( GRASS 3.5 STRIP STRIP RURAL ROAD SECTION* i D MAR�4- �ER1CK COUN�� -r Frederick County, Virginia Master Development Plan Application Package Reauest for Master Develoment Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: �os-:�-- ^� Frederick County Fire Marshal I st Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) B 665-6350 Y ..r.rara.arr..rr..r... Please fill cut the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: Address: Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Fire Marshal's Comments: Department of s use only Date received /,-- Review Number: 1 2 3 4 5 (please circle one) Date received )-`�-- Date approved 1--5- Revision required Signature and Date Page 26 Control number MDP04-0023 Project Name Meadows Edge Address 3684 Centerview Drive Suite 100 Type Application Master Development Current Zoning RP Automatic Sprinkler System No Other recommendation 0 • Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 12/28/2004 City Chantilly Tax ID Number 85-A-140 Date reviewed 1 /5/2005 Applicant Centex Homes State Zip VA 20151 Fire District 11 Recommendations Automatic Fire Alarm System No Requirements Emergency Vehicle Access Hydrant Location Adequate Not Identified Siamese Location Roadway/Aisleway Width Not Identified Adequate Emergency Vehicle Access Comments Cul-de-sacs must be a minimum cf 90 feet with no on street parking. Date Revised Applicant Phone 703-934-2600 Rescue District 11 Election District Opequon Residential Sprinkler System Yes Fire Lane Required No Special Hazards No Access Comments Fire hydrants shall be identified on the subdivision plans to reflect Frederick County Code 90-4. Within 400 feet of all units in a single family residential subdivision. Fire hydrants shall be set within 3 feet of the curb. Additional Comments Please try to avoid locating fire hydrants at the end of cul-de-sacs and/or provide a fire hydrant at the intersections to the cul-de-sacs. Plan Approval Recommended Reviewed By Signature 11111111114 Yes Timothy L. Welsh, Title M11Mh - --- -- MAR 14 FREDEMCK COUNTY Pi ANN!NU & DEVELOPMENT 02/0;�/LbbS by:12 SQbb/tlbbtlL I'L1lat bL —..—._ .._ .. .- . _...... - �r No IQ rt, (103) '4144- 5,�30 Frederick County, Virginia Master Develo ment Plan A licatlon Packa e Re uest for Master Develo ment Plan Comments Frederick County Inspections Department Mail to Hand deliver to: Frederick County Inspections Department 4th Floor Attn: Winchester, VA Building Official 107 N. Kent Street 107 N. Kent Street (540) 665-5650 Winchester, Virginia 22601 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: Address: Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Name of development and/or description of the request: - Meadows Edge (formerly Racey Tract) Requesting comments for Master. Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Frederick County Inspections Department use only Date received Review Number: 1 2 3 4 5 (please circle one) Date received Signature and Date SS Revision required Pag614 ° e' 02/03/2005 09:12 5406780682 PAGE 01 COU-p,M of FREI)ERICK � 22601-5000 Department of Public Worfcs/Ltspecons • 107 North K�at Stress Wtz hestsr, Y.rginia Telephone: 540/665-5650 FAX 540/675-0682 FAX TO: cohVANY: FAX #: N,aba- MfPZM (malvc}ing cover sbect)_ �b m rr,�2f per �vh-►� `firms-'� � From the desk of E%� C�OUNTYELOPMENT • • =-1111M Frederick County, Virginia Master Development Plan Application Package Reauest for Master Develoipment Plan Comments Department of GIS (Geographic Information Systems) Mail to: Department of GIS, Attn: GIS Manager 107 North Kent Street Winchester, VA 22601 (540) 665-5651 Hand deliver to: Department of GIS 107 North Kent Street Winchester, VA 22601 (540) 665-5651 BY: ------ �-------- The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Address: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Phone Number: 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. GIS Manager Comments: _ .S'.-_ e Ar77�ed exprt"DFF 6hLE6t- Date received �Z ° Review Number: t2 3 4 5 (please circle one) —� Date reviewed 12 30•0� Date approved Revision required Signature and Date �� " ,��\ /.2 -So -0 E Page 21 MAR 14 fREDERICK COUNTY pL�N?',',pdn & DEVEIi C'_ MENT 0 DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: December 30, 2004 STAFF MEMBER: Marcus Lemasters, Director SUBDIVISION: Meadows Edge COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use in the Meadows Edge subdivision, and has made the following determinations: 1. The following road names were APPROVED and RESERVED in the Frederick CountyRoad Naming System for use by Meadows Edge Subdivision: Marys Wind Court Nightbird Way Branch Court (extension) Littlewing Way Dragonfly Way Driftwood Drive (extension) 2. The road name Ewing Lane will be removed from it's current location and renamed to the new Ewing Drive as designated on the plan. 3. The County ofFrederick does not accept road names that are duplicated, either by spelling or phonetically, by other road names with the same first word currently in the system. Therefore the following road names have been DENIED for inclusion in the Frederick County Road Naming System: Golden Garden Way Lilac Way Golden Rose Way Misty Blue Place Rainbow Way 4. Of the optional road names submitted by letter on December 27, 2004, the following road names may be submitted as replacements: Sunflower. Firefly Honeysuckle Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 christophorconsultants j F )nie:criny surveying - Lind planning BY: -------------------- December 27, 2004 Mr. Marcus Lemasters GIS Manager Frederick County Department of GIS 107 North Kent Street Winchester, VA 22601 RE: Meadows Edge - Street Naming Dear Mr. Lemasters: We represent the applicant/developer, Centex Homes, on the Master Development Plan application on Meadows Edge. This letter is to request the approval of street names within the proposed Meadows Edge subdivision. The following list of proposed street names are that which reflect items that reference meadows. Included within these names are a few sentimental names associated with the previous landowner. Lilac IlMarys Wind Golden Garden Sunflower Nightbird Golden Wing Rainbow Grassy Green Dragonfly Hummingbird Golden Rose Firefly Ewing Goldenrod Misty Blue Honeysuckle Little Wing Rose Mallow Fox Glove Thistle We have also provided a separate plan set where each of these street names would be located. We look forward to your review and comments. If you should have any questions, please feel free to contact us. Very truly yours, Bryan Condie Project Manager BC/dml christopher consultants, ltd. voice 703.444.3707 4.5940 horseshoe drive, suite 100 fax 703.444.5230 scer6ng, wgini;a 20166 web site www.christopherconsultants.com • DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: March 10, 2005 01--- STAFF MEMBER: Marcus Lemasters, Director SUBDIVISION: Meadows Edge COMMENTS: Through phone coordination with Bryan Nolan of Christopher Consultants, the following road name changes to the Meadows Edge Final MDP have been APPROVED: From: Ewing Drive From: Lilac Way From: Golden Garden Way From: Littlewing Way From: Golden Rose Way From: Misty Blue Place From: Rainbow Way To: Garden Gate Drive To: Waterfall Way To: Dollie Mae Lane To: Ewing Lane To: Eleven Moons Place To: Falling Mountain Place To: Littlewing Way The following road names will remain the same as presented in the 12/10/04 Plan: Nightbird Way Driftwood Drive (extension) Branch Court (extension) Dragonfly Way Marys Wind Court All changes were noted on the original plan submitted 12/10/04 and will be carried forward through the development process. Frederick County Planning and Development, 107 North Kent Street, Winchester, ?601, (540)665-5651 I LINTY ":LJPMENT Frederick Count, • •r Virginia Master Development Plan ApoicaRrh Atka'e`�� Reauest for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Address: Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Frederick County Sanitation Authority's Comments: 72 Frederick County Sanitation Authority use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date Page 23 r MAR 1 4 GDERICK COUNITY • • R_ _• .1 11 _ 'Y •1 • •• Fa, erver 10/2005 1:37 PM PAGE 3/003 Oax Server 0(0 C -u Frederick County Virginia Master Development Plan Application Package Reauest for Master Development Flan Comments Frederick County -Winchester Health Department Mail to. Hand deliver to. Frederick -Winchester Health Department 2nd Floor, Suite 200 Attn: Sanitation Engineer 107 N Kent Street 107 N Kent Street, Suite 200 Winchester, Virginia Winchester, Virginia 22601 (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MCP with the sheet. App(icant's Name. Address. Phone Number: Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 Name of development andlor description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of properly: Near Stephens City, east of interstate 81; 0.5 miles south or Rt. 277 1Fairfax Pike): east of Rt. 1012 (Town Run Lane): south on Rt. 1065 (Ridaefield Avenue) to Ewings Lane. Frederick County -Winch Frederick County - Winchester Health Department use only Date received Review Number: 1 2 3 4 5 (please circle one) Date received Date approved Revision required Signature and Date�� Page 28 Lu MAR 1 4 FREDERICK COUNTY pEAN N1NG � pEVE1-CPMENT • Re ived Fax Jan 31 2005 •45AM Fax Station • ccl loudoun2 F'ax server 116/2005 8:43 AM PAGE 2/003 16ax Server Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport 491 Airport Road Attn Executive Director (Route 645, off of Route 522 South) 491 Airport Road (540) 662-2422 Winchester, Virginia 22602 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name Address: Phone Number Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 _ 703-934-2600 Name of development and/or description of the request Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property. Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane.W_ Winchester Regional Airport Comments: Winchester Regional Airport use only Date received Review Number: 1 2 3 4 5 (please circle one) Date received Date approved 2-7O �— Revision required Signature and Date_ DIY\ � Page 29 ed Fax Jan - -It do 4-x Server 10/2005 8:43 AM PAGE 3/003 Oax Server WINCHESTER REGIONAL AIRPORT G THE 491 AIRPORT ROAD VXM7TOP OF A WINCHESTER, VIRGINIA 22602 _. _, -2422 (540) 662 January 27, 2005 Bryan Condie Centex Horses 3684 Centerview Drive, Suite 100 Chantilly, Virginia 20151 Re: Master Development Plan Meadows Edge Opequon Magisterial District Dear Mr. Condie: The above referenced Master Plan has been reviewed and it appears that it should not impede operations at the Winchester Regional Airport. The proposed site does lie within the airport's air space, however it falls outside of the airport's Part 77 close in surfaces. Thank you for your cooperation and allowing us the opportunity to review these plans to ensure the safe operations of the Winchester Regional Airport, Sincerely, Serena R. Manuel Executive Director �11 • Fax Server 1101/2005 3:59 PM PAGE 4/004 0ax Server �\0 000 M 8y�� " FCPS'�� O J F Frederick County Public Schools Administrative Assistant to the Superintendent Visit us at www.frederick k12 va.us January 5, 2005 Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Dear Sir or Madam: RE: Meadows Edge (formerly Racey Tract) [Jl Yc U e-mail: kapocsis®frederick k12 va.us This letter is in response to your request for comments concerning the rezoning application for the proposed Meadows Edge project Based on the information provided, it is anticipated that the proposed 228 single-family houses in 3 phases will yield 39 high school students, 32 middle school students, and 89 elementary school students for a total of 160 new students upon build -out Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature in this area, like the Southern Hills project, coupled with the number of approved, undeveloped residential lots in the area and other projects in this area will necessitate a future construction site for the purpose of a new school facility to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. ,Respectfully yours, Stephe Kapocs Administrative Assistant to the Superintendent SMK/dkr cc: William C Dean, Ph D., Superintendent of Schools 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 QJ3 ,'D� Received •l .. 2005 4:01PM Fax Station • •• 1 Fax Server 10/2005 3:59 PM PAGE 2/004 Oax Server Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to. Frederick County 2nd Floor Department of Parks and Recreation 107 N Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: Address: Phone Number. Centex Homes 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 703-934-2600 Name of development and/or description of the request. Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property. Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Department of Parks and Recreation's Comments: See Attached Department of Parks and Recreation use only Date received Review Number: 1 2 3 4 5 (please circle one) Date received Date approved Revision required Signature and Date Page 27 Received Fax : Jan 17 2005 4:01PM Fax Station : cc] loudoun 3 Fax Server e f 1#2005 3:59 PM PAGE 3/004 4kx Server Master Development Plan Comments Meadows Edge (formerly Racey Tract) Department of Parks and Recreation Comments: The monetary proffer for Parks and Recreation appears to be appropriate to offset the impact the residents of this development will have on the services provided by this department. The 26.5 acres offered the county would appear to provide an outstanding area for the development of a community park to serve this urban development area. Plan appears to meet open space requirements. Bicycle trail to be provided should be a minimum of 10' in width and meet VDOT standards. Signature and Date C-,�/�'/%�—'� %�7��s✓ i • D Ec-71V i MAR 1 4 FREDERICK COUNTY PLANNING & DEVELOPMENT Frederick County, Virginia Master Development Plan Application Package Reauest for Master Development Plan Comments Town of Stephens City Mail to: Hand deliver to: Town of Stephens City 1033 Locust Street 14AI Attn: Town Manager Stephens City Town Hallo P.O. Box 250 Stephens City, VA Stephens City, Virginia 22655 (540) 869-3087 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copy of the MDP with the sheet. Applicant's Name: Centex Homes Address: 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Phone Number: 703-934-2600 Name of development and/or description of the request: Meadows Edge (formerly Racey Tract) Requesting comments for Master Development Plan Location of property: Near Stephens City, east of Interstate 81; 0.5 miles south or Rt. 277 (Fairfax Pike); east of Rt. 1012 (Town Run Lane); south on Rt. 1065 (Ridgefield Avenue) to Ewings Lane. Town of Stephens City Comments: SP S -e • de i,a c Town of Stephens City use only Date received Review Number: 1 2 3 4 5 (please circle one) Date received Date approved Revision required Signature and Date {1 Z/ __3s~, / 0 Page 31 PIP S 9 February 1, 2005 Mr. Bryan Condie Christopher Consultants 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 5401665-6395 D E E E I MAR 1 4 200F FBI DERICK COUNTY ni Ahwwl & DEVELG?MENT RE: Preliminary Review Comments for Meadow's Edge Master Development Plan Property Identification Number (PIN) 85-A-140 Dear Mr. Condie: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as Meadow's Edge, submitted to staff on December 28, 2004. Staff s review comments are listed below for your consideration. 1) Site Area Tables. On the cover sheet, please combine the two site area tables into one table, as they contain much of the same information. 2) Recreational Amenities. On Sheet 2 of 6, under the note regarding the pool, provide a statement to the effect that this will be site planned separately. 3) Labeling. On Sheet 2 of 6, label Stickley Drive and state that the lagoon will be removed by the developer. 4) Easements. On Sheet 2of 6, provide a notation that all off site easements must be obtained prior to Subdivision Design Plan approval. 5) Adjoining Properties. Provide the adjoiner information for the townhouses on Ridgefield Avenue. 6) Utilities. Show the location and arrangement of electric and gas utilities. 7) Ingress Egress Easement. On Sheet 3 of 6, the easement that runs through the property needs to be vacated. Label where the new section of the easement will be connecting to Littlewing Way, and state that the remainder of the easement will be vacated. 8) Buffers. Provide details for the buffers being provided. 9) Symbols. There is a black dotted line that is shown on sheets 2, 4 and 5 of 6; however, this is not described in the legend. Please provide a description of this symbol in the legend. 10) Urban Road Detail. The detail for the urban road on the cover sheet should include a five foot sidewalk instead of four foot, as this is preferred by VDOT. Also, the urban road sections states that Hawthorne Drive will be built to this specification; however, on the plan there are not streets named Hawthorne Drive. Please specify which roads the urban detail will include. 11) Notes. On the cover sheet under note #12, also state that water and sewer will be provided by the Frederick County Sanitation Authority. 1107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Bryan Condie Re: Christopher Consultants February 1, 2005 Page 2 In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. The review fee for this application will be $1'S,210 ($2,000 base + $13,210 @$100 per acre). Once this information is received, and all' review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I.S, Frederick County Sanitation Authority, and the Virginia Department of Pransportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins Planner II cc: Stephen Welch, Centex Homes, 3684 Centerview Drive Suite 100, Chantilly, VA 20151 CEP/bad • r� L christophorconsuftants ¢;rrs,}i:er wr: y+crprtr3 ` �+ascl.,�t^rnr LETTER OF TRANSMITTAL TO: Ms. Candice E. Perkins, Planner County of Frederick Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601 DATE: 03/14/05 PROJECT NO: 015103.00 PROJECT: Meadows Edae- Master Development Plan WE ARE SENDING (X) HEREWITH ( ) UNDER SEPARATE COVER SENT VIA ( ) REGULAR MAIL ( ) FEDERAL EXPRESS ( ( ) PRIORITY MAIL ( X ) OUR MESSENGER ( )YOUR MESSENGER ) 45940 horseshoe drive, suite 100 sterling, Virginia 20166 voice 703.444.3707 fax 703.444.5230 www.christopherconsultants.com C U E MAR 1 4 FREDERICK COUNTY PLANNING & DEVELOPMENT NO. COPIES DWG. NO. DWG. DATE DESCRIPTION / TITLE a of } O 44 LC-3564 03/11/05 Final Master Development Plan 24 x 36 X 1 Review Agency Comments X 1 03/11/05 Preliminary Preview Comments- Response Letter X 1 03/11/05 Master Development Plan Application X 1 03/11/05 Special Limited Power of Attorney X 1 List of Adjoining Property Owners X 1 Application Review Fee Check #198923 for $15,210.00 From Centex X REMARKS: RECEIVED BY: COPY TO: Bryan Condie w/enclosure Scott Plein BY: RDW For: Mr. Brian Nolan www.christopherconsultants.com � s Christopher consultants engineering - surveying - land planning March 11, 2005 Ms. Candice E. Perkins Planner II County of Frederick Department of Planning and Development 107 North Kent Street Suite 202 Winchester, VA 22601-5000 RE: Preliminary Review Comments for Meadow's Edge Master Development Plan Property Identification Number (PIN) 85-A-140 Dear Ms. Perkins: Thank you for your extensive review of the above referenced project. We are in receipt of the referral comments from Frederick County Sanitation Authority (dated December 29, 2004), Frederick County Department of Geographic Information Systems (dated December 30, 2004), Town of Stephens City (dated December 30, 2004), Frederick County Fire Marshal (dated January 5, 2005), Frederick County Public Schools (dated January 5, 2005), Frederick County -Winchester Health Department (dated January 7, 2005), Frederick County Department of Parks and Recreation (dated January 7, 2005), Commonwealth of Virginia Department of Transportation (dated January 20, 2005), Frederick County Inspections Department (dated January 24, 2005), Winchester Regional Airport (dated January 27, 2005), Frederick County Department of Planning and Development (dated February 1, 2005), and Frederick County Department of Public Works (dated February 15, 2005). We offer the following in response: Frederick County Sanitation Authority: No Comments. Approved as noted. Frederick County Department of Geographic Information Systems: 1. The following road names were APPROVED and RESERVED in the Frederick County Road Naming System for use by Meadows Edge Subdivision. Marys Wind Court, Nightbird Way, Branch Court (extension), Littlewing Way, Dragonfly Way, Driftwood Drive (extension) Response: The approved road names have been utilized in the Master Development Plan (MDP) and are labeled on the appropriate streets; however, we have relocated some of the road names within the subdivision to meet our clients program. 2. The road name Ewing Lane will be removed from its current location and renamed to the new Ewing Drive as designated on the plan. Response: The road name Ewing Lane has been relocated from its current location, and is now called Garden Gate Drive. christopher consultants, ltd. voice 703.444.3707 45940 horseshoe drive, suite 100 fax 703.444.5230 sterling, virginia 20166 web site www.christopherconsuftants.com ccl# 0 15103. 00 Ms. Candice E. Perkins • March 11, 2005 Page 2 3. The County of Frederick does not accept road names that are duplicated, either by spelling or phonetically, by other road names with the same first word curren 1 j' ► the system. Therefore the following road names have been DENIED for inclusion in th Fredeii�k County Road Naming System: Golden Garden Way, Misty Blue Place, Lilac W y„ Rainb w Way, Golden Rose Way. Response: The duplicate road names have been removed and`repladedVitt approved road names that have been reserved for the Meado eTSujdi Those roads are: Garden Gate Drive, Dollie Mae Lane, Watenall Way, Ewing Eleven Moons Place, and Falling Mountain Place. 4. Of the optional road names submitted by letter on December 27, 2004, names may be submitted'as replacements: Sunflower,,AreflP,,�Ioneysi Response: The optional road names have not been utilized for t`he �eadows Edge Subdivision. `mil Town of Stephens City 1. The town has agreed to provide an access easement across its Meadows Edge development, and find that the developer has a concerns about traffic generated from the new subdivision. \\ Response: No response required. Frederick County Fire Marshall 1. Cul-de-sacs must be a minimum of 90 feet with noon street parking. Response: All of the cul-de-sacs have been revised to allow for the design of diameter of pavement that does not include parking. 2. Fire hydrants shall be identified on the subdivision plans to reflect Frederick Cou ty Code 90- 4. Within 400 feet of all units in a single family residential subdivision. Fire hydra�ts shall b -' set within 3 feet of the curb. %� 7 Response: A note #22 has been added to the plat, which states, "Fire hydrant! wily be constructed as per Frederick County code 90-4, within 400 feet of all unit'ss and within 3 feet of proposed curbs. Fire hydrants shall be generally located at they intersection entering into a cul-de-sac." 3. Please try to avoid locating fire hydrants at the end of cul-de-sacs and/or provide afire hydrant at the intersection to the cul-de-sacs. Response: Note #22 has been added to the plat, which states, "Fire hydrants will be constructed as per Frederick County code 90-4, within 400 feet of all units and within 3 feet of proposed curbs. Fire hydrants shall be generally located at the intersection entering into a cul-de-sac." Frederick County Public Schools No Comments. Ms. Candice E. Perkins March 11, 2005 Page 3 Frederick County -Winchester Health Department 1. Development must be served by public water and sewer. Response: Note #12 has been revised to state, "All lots will beservedpublic � water and sewer, provided by the Frederick County Sanitatn�Autho� y�" \ Frederick County Department of Parks and Recreation 1. The monetary proffer for Parks and Recreation appears to be apprd, the residents of this development will have on the services provided Response: No response required. 2. The 26.5 acres offered the county would appear to provide �an outs anding rlea for the development of a community park to serve this urban develdpmentt\ea Response: No response required. 3. Plan appears to meet open space requirements. Response: No response required. 4. Bicycle trail to be provided should be a minimum of 10' in width Response: The trail is noted to be of 10' in width and to meet VDOT requi Commonwealth of Virginia Department of Transportation Sheet 1 • The Urban Roads Section references Hawthorn Drive, but yet I cannot find a this on the remaining sheets. Response: The reference to Hawthorn Drive has been removed from the • It appears your typical sections are not the appropriate width according to t1 Street Design Standards. Please find attached Table 1, which provides the widths according to the projected traffic volumes. Response: The typical sections have been revised accordingly. Sheet 2 • Please show the future collector road that will be south of your development and provide how the future intersection will be designed as to where it ties into Ewing Drive, Response: An inset on sheet 3 of the MDP shows how the intersection of the future collector road's design on how it will tie into what was Ewing Drive and now identified as Garden Gate Drive. Ms. Candice E. Perkins March 11, 2005 Page 4 • Please bring the Ewing Drive intersection with Town Run Lane intersection / Response: The intersection meets the minimum standard Manual of allowing up to an 800 skew. Frederick County Inspection Department 1. No Comment required at this time. Shall comment at the Response: No response required. Winchester Regional Airport The above referenced Master Plan has been reviewed and it impede operations at the Winchester Regional Airport. The airport's airspace, however it falls outside of the airport's far Response: No response required. Frederick County Department of Planning and Development: 1. Site Area Tables. On the cover sheet, please combine the two table, as they contain much of the same information. Response: The site area tabulations have been combined on at a 90 degree n should not ies lie within covers 2. Recreational Amenities. On Sheet 2 of 6, under the note regarding the pool, statement to the effect that this will be site planned separately. Response: The note has been revised to state, "Final design and siting of the recreation pool will be determined during final engineering and will be site planned separately. The pool will maintain a minimum size of 3,500 s.f." 3. Labeling. On Sheet 2 of 6, label Stickley Drive and state that the lagoon will be the developer. Response: Stickley Drive has been labeled, and the lagoon has been noted be removed by the developer. 4. Easements. On Sheet 2 of 6, provide a notation that all off site easements must be prior to Subdivision Design Plan approval. a will Response: A note #24 has been added to sheet 1 of the MDP and states, "Pursuant to proffer #7 of rezoning application #03-04, no building permits may be approved until such time that the offsite easements pertaining to improvements to the Fairfax Pike/Stickley Drive intersection have been obtained and construction of the intersection has been completed." 5. Adjoining Properties. Provide the adjoiner information for the townhouses on Ridgefield Avenue. Ms. Candice E. Perkinse 0 March 11, 2005 Page 5 Response: The adjoining information for Stephens Ridge has been added to the MDP. The townhouse owners are n Edge Subdivision. There is an open space strip of land be of the townhouses and the Meadows Edge Subdivision. 6. Utilities. Show the location and arrangement of electric and gas Tners Association scent to the Meadows theiear oroperty line Response: The location of the electric and gas utilities have been s1!o-wn or typical road sections on sheet 1 of the MDP. Those utilities, as Well as, other to serve the homeowners of the Meadows Edge Subdivision, will loc tt d common shared easement. 7. Ingress Egress Easement. On Sheet 3 of 6, the easeCent tha runs thro \, h the needs to be vacated. Label where the new section of the e'a§ement\ W e cone( Littlewing Way, and state that the remainder of the easement ► ill be vy dated. Response: The easement has been identified where 'trill locations have been identified on sheet 3 of the MDP to tie (formally Littlewing Way) or to Garden Gate Drive. 8. Buffers. Provide details for the buffers being provided. Response: A typical landscape buffer detail for a full screen IWs been 2 of the MDP. 9. Symbols. There is a black dotted line that is shown on sheets 2, 4 and 5 of 6, is not described in the legend. Please provide a description of this symbol in tl Response: The black dotted line that was shown on sheets 2, 4, and 5 of removed. 10. Urban Road Detail. The detail for the urban road on the cover sheet should ind foot sidewalk instead of four foot, as this is preferred by VDOT. Also, the urban rf states that Hawthorne Drive will be built to this specification, however, on the plan not streets named Hawthorne Drive. Please specify which roads the urban detail to s Response: The urban road detail has been revised to include a five foot sidewalk the reference to Hawthorn Drive has been removed from the MDP and the typical section is now identified for Garden Gate Drive. this 11. Notes. On the cover sheet under note #12, also state that water and sewer will be provided by the Frederick County Sanitation Authority. Response: Note #12 has been revised to state, "All lots will be served by public water and sewer, provided by the Frederick County Sanitation Authority." Ms. Candice E. Perkins• March 11, 2005 Page 6 Frederick County Department of Public Works 1. Sheet 1 of 6, Note 5. The actual flood plain limits should be bas''� d, on calculations rather than general Federal Emergency Managemen q Response: The floodplain limits have been showed based or Frederick County digital information at the time of filing for th floodplain study will be conducted if it is deemed required du Garden Gate Drive and the requirements of Frederick County and Development. At this time, a detailed floodplain study is 2. Sheet 1 of 6, Note 6. This note indicates that the wetland!�Inf� rmatioi County digital information. However, based on our site �h spections, it wetlands delineation was performed in the field. This fact ghouO'b�e r Response: Note #6 has been revised to state, "Wetland slq field survey performed by wetland studies and solute o ns, Circle, Chantilly Virginia 20151, completed on Sept T. leer 3. Sheet 1 of 6, Urban Road Section: This section is referencbd to a t� Hawthorn Drive. This road name does not appear to be germ-an�e to reference to the rural road section does not appear to be applicable specific detailed arti eht of'Plannir\ equir is b`a ed on F\re, den ppere t at a t�etaile Elect din the notes i ion is based on a 11 '088-m Sullyfielo Response: The reference to Hawthorn Drive has been remov0dfrom the typical section for an Urban Road is applicable to Garden Gate Drive (fora Lane) due to the amount of proposed daily vehicle trips. 4. Sheet 3 of 6, Refer to the existing pond owned by the sanitation authority and stormwater management. This facility is actually used as a sewage overflow and should be so designed. Prospective home buyers should be informed of purchase. Response: A new note #23 has been added to sheet 1 of the MDP, and it prospective home buyers will be informed of the existing pond owned sanitation authority and its use as a sewage overflow holding pond." 5. Sheet 3 of 6, Legend. The legend symbol indicated for wetlands is not legible on the master development plan. It is suggested that a new legend symbol be adopted to w similar to the symbol used for disturbed wetlands. Response: A new symbol for wetlands has been adopted. as to 6. Sheet 6 of 6, Note #27.• This brief synopsis is an excellent portrayal of the proposed requirements for controlling stormwater discharge to or through off -site subdivisions. These requirements shall be carefully implemented in designing onsite stormwater management facilities as well as off -site conveyance channels and/or piping. In some cases, it may be necessary to design onsite facilities to control the 100 year storm or greater because of off - site limiting features. Also, additional stormwater facilities beyond those reflected on the master development plan may be required to prevent off -site drainage problems. Ms. Candice E. Perkins March 11, 2005 Page 7 Response: No response required. Thank you for your extensive review of this MDP. We feel we have adetlL comments, and have diligently addressed all of the County's referral agen' forward to finalizing this plan set and presenting our MDP to the Planning 2005. We have included 44 copies of the MDP. If you should have any q set, or would like to meet with us and the current property owner to review be happy to provide you with that opportunity. Please do not hesitate to c( Very Truly Yours, Q �� ,e:1-Zci`'� Brian Nolan Landscape Designer II BN/dml cc: Mr. Bryan Condie, Centex Homes ressed all of your gents. We look o , er5,on April 6, • 0 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE .AND TINE OF YOUR. APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YO U WO ULD LIKE TO IM VE COMPLETED. INITIALS Candice Cbl� David Mark Susan Eric COMMENTS: Received by Clerical Staff (Date & Time): DATE & TIME I 1z. 5D; WELLS & ASSOCIATES, LLC TRAFFIC. TRANSPORTATION, AND PAR1INGCONSULTANTS MEMORANDUM To: Mr. Ben Lineberry Virginia Department of Transportation cc: Scott Plein Blue Springs View, LLC Louis Canonico, P.E. Bryan Condie Christopher Consultants, Ltd. From: Michael J. Workosky Melissa T. Hish Date: November 5, 2003 Re: Racey Tract Traffic Analysis Addendum Frederick County, Virginia INTRODUCTION This memorandum presents an addendum to the Racey Tract traffic impact study prepared by Wells & Associates, dated August 21, 2003. The intent of this document is to address the transportation issues and comments regarding the Racey Tract project provided by the Virginia Department of Transportation and Frederick County at a meeting held on October 7, 2003. The following tasks have been completed in an effort to address the issues and comments discussed at the meeting: • Apply a five percent regional annual growth rate to the through traffic on Fairfax Pike and Double Church Road. • Verify the site trip distribution. • Analyze background traffic volumes based on the existing roadway network, without roadway improvements. • Verify the projected average daily traffic with the Racey Tract project on Driftwood Drive and Trunk Drive to ensure that the roadway cross sections are adequate. • Revise traffic volume and report graphics to reflect the revised analyses. • Identify roadway improvements to be funded and constructed by Blue Springs View, LLC as part of the Racey Tract project. TRAFFIC FORECASTS Future traffic forecasts were prepared by applying a five percent annual growth rate to the existing traffic counts and adding traffic generated by adjacent development, including full buildout of the Southern Hills project. These volumes represent background conditions. Traffic generated by the Racey Tract project was added to represent total future conditions. The traffic volume and lane use graphics are contained in Appendix A. Capacity analyses of the study intersections were revised for existing, background, and total future conditions using the Syncho/SimTraffic procedure to incorporate the tasks outlined above. The results of these studies are discussed below. BACKGROUND CONDITIONS The background traffic forecasts were revised to incorporate a five percent regional annual growth rate to the traffic on Fairfax Pike and Double Church Road. Although the trips associated with four pipeline developments were included as part of background conditions, no roadway improvements, including the realignment of Aylor Road, were assumed to be constructed by 2007. Analysis of the existing road network under background conditions indicates the following: • The intersections on Fairfax Pike from the 1-81 ramps to Double Church Road are forecasted to operate at or beyond capacity during the PM peak hour under background conditions. • Queues on Fairfax Pike at Town Run Lane are expected to extend back west to Stickley Drive and east to the 1-81 northbound ramps during the morning and evening peak hours. • The total average delay for the Fairfax Pike corridor is forecasted to increase by over 1900 percent during the AM peak hour and over 2400 percent during the PM peak hour from existing delays experienced on the road network. 2 • Fuel efficiency for the corridor is expected to decrease by approximately 35 to 70 percent during the peak hours. • Carbon monoxide emissions are projected to increase by approximately 40 to 10 percent from existing emissions during the commuter peak hours. Motorists traveling on Fairfax Pike are expected to experience a significant increase in delay due to the additional trips generated by approved future development, ambient traffic growth, and the absence of any funded roadway improvements. Although long- range plans are in place, current state and county funding does not include upgraded facilities along this section of Fairfax Pike. SITE TRAFFIC The distribution of site -generated trips for the proposed Racey Tract project was developed based on current travel patterns. The existing traffic volume count data was analyzed for both the AM and PM peak hours on a cordon basis to identify the distribution of residential trips in the area. The site traffic distribution analysis is contained in Appendix B. This appendix also includes detailed figures illustrating the assignment of peak hour site trips to the intersection turning movements. FUTURE CONDITIONS WITH RACEY TRACT Using the existing road network as a base, the future traffic volumes were analyzed to identify the roadway improvements required to mitigate traffic generated by the Racey Tract project. Based on this study, Blue Springs View, LLC proposes to fund and construct the following roadway improvements with the development of Racey Tract: • Restripe the westbound right turn lane on Fairfax Pike at Town Run Lane to a shared through -right lane, which will carry traffic through to the 1-81 northbound on -ramp. • Provide additional funds to construct a new traffic signal on Fairfax Pike at Stickley Drive. • Construct a second through travel lane on Fairfax Pike in both the eastbound and westbound directions at Stickley Drive. • Construct an exclusive right turn lane on eastbound Fairfax Pike at Stickley Drive. 3 • Upgrade northbound Stickley Drive to three lanes at Fairfax Pike, to accommodate an exclusive left turn lane, a shared left -through lane, and an exclusive right turn lane for exiting project traffic. • Construct a second eastbound through travel lane on Fairfax Pike at Double Church Road. • Construct an exclusive southbound left turn lane on Double Church Road at Fairfax Pike. • Restripe the northbound approach on Double Church Road at Fairfax Pike to provide an exclusive left turn lane and a shared through -right lane. • Provide for, or wait for improvements to Town Run Lane/Stickley Drive, pursuant to the Southern Hills proffers, prior to homeowner access from the project to Town Run Lane. QUANTITATIVE ANALYSIS The existing, background, and total future traffic forecasts and analyses were analyzed to determine the overall effects of the Racey Tract project, and quantify the proposed improvements on the road network. The total system average delay under current conditions (based on all intersections studied), is 77.0 to 86.9 seconds per vehicle. This delay would increase to 1,594.6 seconds per vehicle during the AM peak hour and 2,203.9 seconds per vehicle during the PM peak hour under background conditions, without road improvements. This represents an increase of 25 minutes (or nearly 2,000 percent) in delay during the AM peak hour and almost a 35-minute (or nearly 2,500 percent) increase during the PM peak hour that will be experienced by motorists in the area. The roadway improvements proposed by the Racey Tract project would greatly reduce the overall system delay, by 94 percent during the AM peak hour and 89 percent during the PM peak hour. These calculations are summarized in Table I in Appendix C. This appendix also contains a summary of each of the individual intersections and quantifies the effects of the proposed roadway improvements. A cordon analysis was also prepared to identify the net increase in traffic that would be realized with the development of the Racey Tract property. This was prepared by calculating the amount of traffic that is currently entering and exiting the study area, and adding the traffic expected to be generated by the site. The results indicate that the Racey Tract project would increase traffic within the study area by approximately 3.0 percent during the AM peak hour and 3.2 percent during the PM peak hour. CROSS SECTION ANALYSIS The roadway sections of Trunk Road and Driftwood Drive were reviewed to determine if these facilities would adequately accommodate the additional traffic generated by Racey Tract. Roadway plans for these facilities were obtained by Christopher Consultants, and indicate that a cross section of 36 feet, curb -to -curb, with a two -foot gutter pan, is currently provided. Based on the "Subdivision Street Requirements" published by the Virginia Department of Transportation, these roadways could adequately accommodate a total of up to 2,000 average daily (24-hour) trips each. These roadways were designed by Gilbert W. Clifford & Associates, Inc. in anticipation of these future demands. These roadways currently carry 710 trips (Trunk Road) and 680 trips (Driftwood Drive), respectively. Racey Tract traffic would add 410 trips to Trunk Road and 770 trips to Driftwood Drive, resulting in a total of 1,120 trips on Trunk Road and 1,450 trips on Driftwood Drive under total future conditions. Thus, the roadway cross sections would be adequate with the development of the site. CONCLUSIONS The conclusions of this traffic analysis addendum are as follows: The existing road network would experience a significant increase in congestion and delay without the development of the Racey Tract, due to background development, ambient growth, and the absence of roadway improvements. 2. The roadway improvements planned to be funded and constructed by the Racey Tract developer would reduce the overall system delays by 94 percent during the AM peak hour and 89 percent during the PM peak hour, while only increasing overall traffic demand by three percent. 3. The revised analyses indicate that no further roadway improvements would be required at the Trunk Road and Driftwood Drive intersections with the development of the Racey Tract. 5 4. The improvements proposed by the developer of the Racey Tract project address existing and future traffic issues not directly related to the development. Many of these improvements are required without the development of the property. The Racey Tract site is being designed in a manner that would not promote cut -through traffic. 6. Trunk Road and Driftwood Drive were both designed to facilitate interparcel access in anticipation of future traffic demands. Based on VDOT standards, the existing roadway cross sections would adequately accommodate the additional traffic generated by the Racey Tract O:PROJECTS%1903 RACEY TRACl1RACEY TRACT ADDENDUM 3 Appendix A Revised Traffic Forecasts 0� ge) R , I _ — -- — — — — — — — -- —� Figure A-1 I_� � XXX Average Daily Traffic (24-Hour) ,� � Existing Peak Hour Traffic Volumes � Q4 North OUOAM Schematic Rocey Tract AA, WELLS & ASSOCIATES LLC ` Frederick County, Virginio "Un7; reapeawmrnw, .eowarIMMo ZMurs' Figure A-2 -�4� _ z Background Peak Hour Traffic Forecasts xx Average Daily Traffic (24-Hour)` North 000ioaa Schematic Racey Tract WELLS & ASSOCIATES LLC Frederick County, Virginia ww M47"C, JM&gMPoRMrJ , And sraxll+B 93MAILMl7Hra I Figure A-3 le .1� ,I&- Total Future Peak Hour Traffic Forecasts xx Average Daily Traffic (24-Hour) dJ* Qr j dr North aoo/ooa Schematic Racey Tract WELLS & ASSOCIATES UC `Frederick County, Virginia Iw Iw "U"2w, "Uwaru "Jov, &WMaansmwrnr"ffs Figure A-4 Future Lane Use and Traffic Control Re -Stripe Only 4 Represents One Travel Lone Signalized Intersection T Stop Sign = Future Proposed Improvement North Schematic Racey Tract WELLS & ASSOCIATES LLC `Frederick County, Virginia 1w 1w M&MC, MUWMAWMrIM And AUMW a� Appendix B Site Traffic Distribution Analysis 10 °/ \0 10% 9% 1 Figure B-1 .� M c�p Site -Generated Directional Distribution za' XX Average Daily Traffic (24-Hour) Site —Generated Trip Assignments dr North cao/ooa Schematic Racey Tract WELLS & ASSOCIATES UC Frederick County, Virginia Iw "Wwra, Mw"MMV-4w, weoMRKDWavetrzr"Ys J 10% 25 % 7% 9% rry '12t .,�70 1� m ►� 9x —45% Fairfax 7SJ, 3Ox 1. ez — • 277 e% Pike 30% 647 ov Z)7 Nvi Avenue Drive 29% 1 641 / 14% t 33% 0 j 48 % _ < 2�c SIT E IN i 19% -- — — —-— — — — — — — — — — — — 9% Figure B-2 Site —Generated Trip Distribution F� % Site -Generated Directional Distribution Ift- North Schematic Rocey Tract WELLS & ASSOCIATES LLC Frederick County, VirgWo rAAFVW, BROOMAT"1M And saaan+va-IMMOvcwrra Appendix C Summary of Intersection Delays and Capacity Analyses Table I Racey Tract Level of Service Summary Existing Background Total Future Delay Difference with existing lane - with existing lane use withpr000sed improvements Background vs Total Future Intersection Control AM AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Fairfax Pike (Rte. 277)/ Signal B (17.9) C (24.3) C (26.1) E (56.0) �. C (21.7) E (62.5) I-81 SB Ramps WB A (5.6) A (8.5) B (11.7) C (25.9) A (8.4) C (24.Q SB D (41.9) E (57.3) E (61.1) E (73.3) D (43.1) E (66.9) Overall 'h 8(18.0) A (4.3) C (26.3) B (12.6) C (27.9) A (6.1) D (49.4) t F (101.0) [ C (20.9) 13(10.3) D (49.5) F (118.3) 0.1 Fairfax Pike (Rte. 277)/ Signal EB I-81 NB Ramps WB A (2.1) A (0.8) A (1.2) A (0.6) j A (2.6) A (2.2) NB D (44.3) F (139.5) F (119.2) F (215.5) ? E (56.9) F (304.1) Overall A (9.0) C (26.6) B (19.2) E (74.8) B (12.7) F (95A) Fairfax Pike (Rte. 277)/ -- - Signal EB....: A (4.7) A (9.1) B (10.3) S C (32.2) A (5.1) D (35.9) Town Run Lane/Aylor Road WB 8(17.9) C (23.0) C (25.7) F (102.3) B (14.9) B (17.8) NB D (42.8) D (47.7) D (53.6) D (51.0) ' D (38.9) D (36.4) SB C (32.0) E (56.0) D (49.1) F (117.5) [ C (34.6) F (137.0) Overall B (16.1) C (21.7) C (24.3) E (70.7) ). B (I S.0) D (43.8) Fairfax Pike (Rte. 277)/ TWSC NB E [4&6] F [87.9] F [�J F [*] NA NA Stickley Drive SB E [39.1] F [72.9] F [138.1] F ['] NA NA Signal EB NA NA NA NA A (6.8) B (15.2) WB NA NA NA NA A (5.3) B (10,6) NB NA NA NA NA D (41.0) D (45.4) SB NA NA NA NA D (48.7) D (47.0) Ove NA NA NA NA B (12.2) B (19.8) Fairfax Pike (Rte. 277)/ SignalJNB C (26.9) C (29.3) C (31.4) E (62.2) C (22.6) C (26.7) Double Church Road B (16.9) B (17.6) B (18.9) C (32.0) 8(18.5) C (27.5) C (24.1) C (27.0) C (28.4) E (70.1) C (27.5) C (32.0) C (26.6) C (32.2) C (30.5) F (108.4) C (27.0) C (27.4) C (22.8) C (25.7) C (26.2) E (5&4) ,. C (22.3) C (28.2) Double Church Road/ TWSC NBLTR A [7.S] A [7.6] A [7.6] A [8.0] A [7.7] A [8.2] Driftwood Drive/Brandy Lane SBLT A [7.6] A [7.6] A [7.8] A [8.0] A [7.8] A [8.0] WB B[10.1] 8[10.2] B[10.9] B[12.6] ' B[11.2] B[13.3] EB a(11.0] 8[11.4] B[126] C(16.1] B(13.7] C[18.2] 0.3 0.1 Double Church Road/ TWSC NBL A [7.5] A (7.6j A [7.6] A [7.9] A [7.6] A [8.0] Trunk Drive E B[10.3] B[10.3] 8[11.4] B(13.4] B[I1.6] B[13.9] 0.6 0A Total Average Delay 77.0 8&9 I,S94.6 2,203.9 92.9 24M .1501.7-1957.5 Wen: & Associates. LLC McLean, Virginia 2,500.0 2,000.0 a� 1,500.0 500.0 Network Performance Average System Delay 2,203.9 1,594.6 PM Reduction AM (89%) Reduction (94%) 246.4 77.0 86.9 92.9 Existing Background (without Racey Tract imnrovementsl Total Future (with Racey Tract imnrovements) ■AM Peak ■ PM Peak Delay Comparison and Improvement Program Intersection Average Intersection Delay (PM Peak Hour) Improvements Fairfax Pike (Rte. 277)/1-81 26.3 SB Ramps 49.5 +0% Fairfax Pike (Rte. 277)/1-81 NB Ramps 95.6 +28% Fairfax Pike (Rte. 277)/Town Run Lane/Aylor •Restripe WBR to WBTR Road 143.8 -38% *Signal Fairfax Pike (Rte. 3'6 *Construct second EBT and WBT 277)/Stickley Drive 19 8 -99% *Construct EBR -Construct NBL and NBR Fairfax Pike (Rte. •Construct second EBT 277)/Double Church Road •Construct SBL 28.2 -52% •Restripe NB approach for NBL, NBTR Double Church Road/Driftwood Drive/Brandy Lane R +1 % Double Church 1.2 0.8 Road/Trunk Drive 1.2 +46% - - - - -I-- -- F- 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 0Existing Average Delay (seconds) ■ Future without Racey Tract improvements 13 Future with Racey Tract improvements EX B 18.0 C 26.3 AM PM EX A 9.0 C 26.6 BG B 19.2 E 74.8 TF B 12.7 F 95.6 DIFF -6.5 +20.8 Figure C-1 AM PM EX B 16.1 C 21.7 BG C 24.3 E 70.7 TF B 15.0 D 43.8 DIFF -9.3 -26.9 AM PM EX 2.1 3.6 AM PM '��' BG 1488.1 1941.6 EX C 22.8 C 25.7 o` TF 12.2 19.8 BG C 26.2 E 58.4 Q� DIFF-1475.9-1921.8 TF C 22.3 C 28.2 DIFF 277 Fairfax Pike a� c @ @ o 647 Avenue Drive 641 \ / i !ri / SITE <`\ \ I' \ � 4 \ I � I \ I Level of Service/Overall Intersection Delay (seconds per vehicle) Comparison AM PM EX 8.0 7.5 BG 8.2 8.2 TF 8.5 8.3 DIFF +0.3 +0.1 AM PM Figure C-1 AM PM EX B 16.1 C 21.7 BG C 24.3 E 70.7 TF B 15.0 D 43.8 DIFF -9.3 -26.9 AM PM EX 2.1 3.6 AM PM '��' BG 1488.1 1941.6 EX C 22.8 C 25.7 o` TF 12.2 19.8 BG C 26.2 E 58.4 Q� DIFF-1475.9-1921.8 TF C 22.3 C 28.2 DIFF 277 Fairfax Pike a� c @ @ o 647 Avenue Drive 641 \ / i !ri / SITE <`\ \ I' \ � 4 \ I � I \ I Level of Service/Overall Intersection Delay (seconds per vehicle) Comparison AM PM EX 8.0 7.5 BG 8.2 8.2 TF 8.5 8.3 DIFF +0.3 +0.1 AM PM AM PM EX 2.1 3.6 AM PM '��' BG 1488.1 1941.6 EX C 22.8 C 25.7 o` TF 12.2 19.8 BG C 26.2 E 58.4 Q� DIFF-1475.9-1921.8 TF C 22.3 C 28.2 DIFF 277 Fairfax Pike a� c @ @ o 647 Avenue Drive 641 \ / i !ri / SITE <`\ \ I' \ � 4 \ I � I \ I Level of Service/Overall Intersection Delay (seconds per vehicle) Comparison AM PM EX 8.0 7.5 BG 8.2 8.2 TF 8.5 8.3 DIFF +0.3 +0.1 AM PM AM PM EX 1.0 1.2 BG 0.7 0.8 TF 1_3 1_2 DIFF +0.6 +0.4 EX - Existing LOS and overall average intersection delay (seconds) BG - Background LOS and overall average intersection delay (seconds) TF - Total Future LOS and overall average intersection delay (seconds) North DIFF. - Difference between total future and background delay (seconds) Schernotic LRoctacey TrWELLS &ASSOCIATES LLC Frederick County, Virginia awirrc, 2w4nswa►arJW aec maiCnre DMEEMru"s LRoctacey TrWELLS &ASSOCIATES LLC Frederick County, Virginia awirrc, 2w4nswa►arJW aec maiCnre DMEEMru"s AM PM EX 749 690 BG 928 1038 TF 970 1095 42 DIFF 57 Percent 4.5 % 5.5 AM PM EX 1056 1250 BG 1205 1502 TF 1221 1525 16 DIFF 23 Percent 1.3 % 1.5 AM PM EX 667 660 BG 768 879 TF 784 899 16 DIFF 20 Percent 2.1 % 2.3 AM PM EX 259 453 BG 335 582 TF 347 598 12 DIFF 16 Percent 3.6 % 2 7 i R 0 277 Fairfax Pike o c co� o L 8 647 -j = zT Avenue Drive �,e 641 NETWORK TOTAL i 41. a SITE - i — .� I \ I \ I --------- ----------------j AM PM EX 474 531 BG 556 688 TF 572 711 16 DIFF 23 Percent 2.9 % 3.3 AM PM EX 4411 4969 BG 5509 7142 TF 5676 7368 167 DIFF 226 Percent 3.0 % 3.2 Figure C-2 Site —Generated Traffic Cordon Analysis AM PM EX 925 1131 BG 1311 1897 TF 1361 1964 50 DIFF 67 Percent 3.8 % 3.5 AM PM EX 281 254 BG 406 556 TF 421 576 15 DIFF 20 Percent 3.7 % 3.6 EX - Existing 2-way peak hour traffic volum= BG - Background 2-way peak hour traffic volume TF - Total Future 2-way peak hour traffic volume North DIFF. - Difference in 2-way traffic volume (Total Future vs. Background) Scheme tic Percent - Percent difference in 2-way traffic volume (Total Future vs. Background) Racey Tract WELLS & ASSOCIATES I.LC Frederick County, Virginia MaFrrc, aVNsw°Rarr®,And sAaRnoemumaayra COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING April 12, 2005 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #06-05 OF MEADOWS EDGE (PREVIOUSLY CALLED RACEY TRACT) On behalf of th&Ftederick County�Board-of Supervisors, yov fare hereby notified of a public meeting.. being held on Tuesday, April 26, 2005, at 7:15 p.m. in the Board Room of the Frederick County =-Administration-Building at l.,07.North dent fleet,,inchester� Virginia. This meeting is to consider Master Developift& t Plan #06.-05 for- Meadows- Edge, - (previously --called Racey Tract), . submitted, by Christopher Consultants, Ltd., -for. 228 Single Family Detached Dwelling Units. The property is located east of Interstate 81, 0.5 miles south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), adjacent to the existing Woodside Subdivision, and is identified with Property Identification Number 85-A-140, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, t:;:.t., My Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 lg-; lb a r FREDERICK COUNTY PLANNING & DEVELOPMENT O ii E S T v Si. PO <.,C, E* %'S v n APR 12' 05 „ U H METE? -1 nos,:, V Q 85C - 2- - 91-A STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARMS BOYCE,VA 22620 NIXIE 201 1 OE) 04/14/05 RETURN TO SENDER INSUrFICIENT ADDRESS UNAE3UE TO FORWARD DC: :2260iSOOO99 *.30117-0.3740-12--39 I„I'IlII1I1II"II),)))1ll) 11ll111111) I)II)II111 t COUNTY of FREDERICK - _ Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING March 23, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) . RE: MASTER DEVELOPMENT PLAN #06-05 OF MEADOWS EDGE (PREVIOUSLY CALLED RACEY TRACT) On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, April 6, 2005 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 06-05 for Meadows Edge, (previously called Racey Tract), submitted by Christopher Consultants, Ltd., for 228 Single Family Detached Dwelling Units. The property is located east of Interstate 81, 0.5 miles south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), adjacent to the existing Woodside Subdivision, and is identified with Property Identification Number 85-A-140, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's_Web Page at www.co.frederick.va.us. Sincerely, `�_. Lam. ��il.�L. {.,1. t.. , �l'_:,✓��5...�c.'1' ��r' Candice E. Perkins Planner II CEP/bad . 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 —, MAR23'05 V r� FREDERICK CQUNTY NIT PLAN"PIr.. r--- 85C - 2- - 91-A _ STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARMS BOYCE,VA 22620 U.14. K". 3 H METER 0 INSUFFICIENT ADDRESS UNADLE: 'r0 FORWARD i COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING March 23, 2005 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #06-05 OF MEADOWS EDGE (PREVIOUSLY CALLED RACEY TRACT) On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, April 6, 2005 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 #06-05 for Meadows Edge, (previously called Racey Tract), submitted by Christopher Consultants, Ltd., for 228 Single Family Detached Dwelling Units. The property is located east of Interstate 81, 0.5 miles south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), adjacent to the existing Woodside Subdivision, and is identified with Property Identification Number 85-A-140, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 iOUNTYELOPMENT 85 - A- - 141- FREDERICK-WINCHESTER PO BOX 433 WINCHESTER, VA. nnrr.r•tr.r�s� t.7Nol pe,.� • �na5/e t0er�b/egs;gdd D 47" Fo�ard oM°Ved e1�gdd�� clamed NOgddess qbe DRef 22D Y � °yh St eelo;Kepwn D� M,�rD;deo/n �N117 * DSCxC/ Ya�epa�e DRelu'-70 °sed• pro Or D PosB8 Ov gor gemer q ddre C H E-sr\ MAR23'05 U.S. Po', H METER _16 i-i'I COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING April 12, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #06-05 OF MEADOWS EDGE (PREVIOUSLY CALLED RACEY TRACT) On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Tuesday, April 26, 2005, 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 #06-05 for Meadows Edge, (previously called Racey Tract), submitted by Christopher Consultants, Ltd., for 228 Single Family Detached Dwelling Units. The property is located east of Interstate 81, 0.5 miles south of Fairfax.Pike (Route 277), east of Town Run Lane (Route 1012), adjacent to the existing Woodside Subdivision, and is identified with Property Identification Number 85-A-140, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 P! This is to certify that the attached correspondence was mailed to the following on l411d p from the Department of Planning and Development, Frederick County, Virginia: 86E -1- - 22- 85 . A 140 BAKER, CHRISTOPHER W & CAROLYN M CENTEX HOMES 14121 PARKE LONG CT STE 201 CHANTILLY, VA 20151-1647 Christopher Consultants, Ltd. 45940 Horseshoe Dr., Ste. 100 Sterling, VA 20166 86E - 1- - 18- SMITH, DAVID A & LINDA W 134 DRIFTWOOD DR STEPHENS CITY, VA 22655.2987 86E - 1- - 19- STEVENSON, JAMES E & TAMMY R 100 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 20- SCHULTZ, SCOTT & REBECCA 102 BARKWOOD DR STEPHENS CITY, VA 22655-2991 86E - 1- - 21- MYERS, BRADLEY E & NATALIE 1 104 BARKWOOD DR STEPHENS CITY, VA 22655.2991 106 BARKWOOD DR STEPHENS CITY, VA 22655-2991 86E - 1- - 23- WEBER, STEVEN A & TRACY B 108 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 24- LAPORTE, TIMOTHY J & KAREN S 110 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 25- DOBERSZTYN, DAVID MARK & DAWN MARIE 112 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E -1- - 26- DREYER, MARK R & SUSAN L 114 BARKWOOD DR STEPHENS CITY, VA 22655-2991 Candice E. Perkins, Planner II Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERI K I, E CJ, a Notary Public in and for the State and County aforesaid, do Oreby certify that CandjVe E. Perkins, Planner II for tWl')-zos— partent of Planning and Development, whose name is signed to the foregoing, dated , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of ®� My commission expires on NOTARYVJBL�-19C'�-L&, vv-6c I 86E - 1- - 27- FORD, ALBERT D & MARY D 116 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 28- DEAN, TIMOTHY A SR & CHRISTI R 11B BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 2- 2- 13- SAULT, DAVID L & STEPHANIE M 114 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 14- MALIK, JAVED & NAEEMA 116 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 15- RAGALLER, TIMOTHY A & DIANE M 11 B TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 16- SCHNEIDER, PAUL C & JENNIFER G 120 TRUNK OR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 17- COOLEY, BRYAN K & SHARON L 122 TRUNK OR STEPHENS CITY, VA 22655.2911 86E - 2- 2. 18- CORBIT, STEVEN & KATHRYN 124 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2. 19- MARKS, ALFRED H JR & JULIA G 126 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2. 20- DUKE, PATRICIA KELLEY 12B TRUNK OR STEPHENS CITY, VA 22655-2911 86E - 2- 2- 21- SKEITH, JOE DAVID & SHEILA K 130 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2- 22- MITCHELL, JENT P III & F ANNE B 132 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2- 23- SMIY, KENNETH P 134 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2. 24- PATTON, DALE E & DIANE A PO BOX 3457 WINCHESTER, VA 22604-1157 86E - 2- 2. 25- PHILIBIN, GARY L & STACEY D 138 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 26- SMITH, PAUL A 129 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2- 2- 27- ROGERS, RONALD E & ELLEN S 127 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 28- BERKOWITZ, MORRIS & HELENE 125 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2- 2- 29- SHICKLE, LESTER G & JEANETTE C 123 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2- 2- 30- SYBERT, RONALD E & NANCY M 121 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2- 2. 31- DISQUE, DALE W & DAYLE P 119 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 32- BURCH, PATRICIA A PO BOX 5 STEPHENS CITY, VA 22655.0005 86E - 2- 2- 33- OWENS, GARY L & HOPE Y 115 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 34- DIRNAGL, ALFRED & CHRISTINE 113 BRANCH CT STEPHENS CITY, VA 22655.2937 This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: _ 85B 1 22- 86E - 2- 2. 35- DIXON, ANTHONY C. MACGREGOR, GREGORY T & PAMELA D 128 MEADOWBROOK DR 111 BRANCH CT STEPHENS CITY, VA. 22655-2925 STEPHENS CITY, VA 22655-2937 85C - 2- • 79- 85B - I. - 17- ROSE, THOMAS B II PHILLIPS, LAURETTA C 501 RIDGEFIELD AVE 118 MEADOWBROOK DR STEPHENS CITY, VA 22655-2902 STEPHENS CITY, VA 22655.2925 -- 85C .2- - 80- 85B - I. - 18. HARTER, JOSEPH J BURSEY, WALTER H. JR. 211 BRANDYLION DR 22655 2364 120 MEADOWBROOK DR STEPHENS CITY, VA STEPHENS CITY, VA. 22655.2925 85C • 2- • 82- • - 85B 1- 19- PUMPHREY, RONALD W SHARRON M LAROCHE LIVING TRUST 7 507 RIDGEFIELD AVE 122 MEADOWBROOK DR STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA. 22655.2925 85C - 2- - 83 SOULE, CHAD R 85B - 1- - 20. - 509 RIDGEFIELD AVE BOOVEY, ELIZABETH A STEPHENS CITY, VA 22655.2902 '124 MEADOWBROOK DR STEPHENS CITY, VA 22655-2925 85B - 1- - 21•' SWAIN, RACHEL C 126 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 STATE OF VIRGINIA COUNTY OF FREDERICK Candice E. Perkins, Planner II Frederick County Planning Dept. I, , a Notary Public in and for the State and County aforesaid, do hereby certify that Candice E. Perkins, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this . day of My commission expires on NOTARY PUBLIC , C) v6K 85C -2- - 84. GORDON, LAURA E 511 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2902 85C - 1. 2. 92. LINABURG, MIKKIA M 112 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1. 2. 93. BENNETT, BRADY L & CHRISTINE L 114 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1. 2. 94. MURPHY, JOHN D & SHIRLEY M 113 GROVE CT STEPHENS CITY, VA 22655-2905 85C - 1- 2. 95. BROWN, MAE M 111 GROVE CT STEPHENS CITY, VA 22655-2905 85C - 1- 2- 96- PAYNE, ROBERT A. 109 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 97- ARTZ, HAROLD A JR & BRIDGET A 107 GROVE CT STEPHENS CITY, VA 22655.2905 85C -1- 2- 98- SHIRLEY, DAVID E 105 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2. 99. FIORVANTI, RICHARD L II 103 GROVE CT STEPHENS CITY, VA 22655-2905 85C - 1- 2- 100- COOK, ANGELA M 101 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2. 101- SANDRETZKY, RONALD W & TAMMY M.W. 217 RIDGEFIELD AVE STEPHENS CITY, VA. 22655.2942 85 - A- - 139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655-5306 85 - A- - 139-B YOUNG, JAMES R & JANE S 511 EWINGS LN STEPHENS CITY, VA 22655.5309 85 - A- - 142-A ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113-6358 86 - A- - 25- STELZL, BETTY R 968 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3223 86 -A- - 21-A PAINTER, HERBERT M. 1113 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3217 85C - 2- - 91-A STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARMS BOYCE,VA 22620 85 - A- - 141- FREDERICK-u(INCHESTER PO BOX 43, WINCHESTER, VA. 22604.0433 M 7) P -A�- b1, -05- Al p111:-�AP— C—Fo,yG Adjoining Property Owners Name and Property Identification Number Use Smith, David & Linda W. Property # 86 E 1 18 Residential Stevenson, James E. & Tammy R. Property # 86 E 1 19 Residential Schultz, Scott & Rebecca Property # 86 E 1 20 Residential udson, Freddie E & Carole F. Property # 86 E 1 21 Residential Baker, Christopher W. & Carole ,'Property# 86 E 1 22 Residential Weber, Steven A. & Tracy B. Property # 86 E 1 23 Residential Laporete, Timothy J. & Karen S. Property # 86 E 1 24 Residential Dobersztyn, David M. & Dawn M. Property # 86 E 1 25 Residential Dreyer, Mark R. & Susan L. Property # 86 E 1 26 Residential Ford, Albert D. & Mary D. Property # 86 E 1 27 Residential Dean, Timothy A. Sr., & Christi R. Property # 86 E 1 28 Residential Kidd, James C. & Ingrid K. Property # 86 E 2 2 13 Residential Malik, Jared & Naeema Property # 86 E 2 2 14 Residential Ragaller, Timothy A. & Diane M. Property # 86 E 2 2 15 Residential Schneider, Paul C. & Jennifer G. Property # 86 E 2 2 16 Residential Cooley, Bryan K. & Sharon L. Property # 86 E 2 2 17 Residential Corbit, Steven & Kathryn Property # 86 E 2 2 18 Residential Marks, Alfred H. Jr. & Julia G. Property # 86 E 2 2 19 Residential Duke, Patricia Kelly Property # 86 E 2 2 20 Residential Skeith, Joe David & Sheila K. Property # 86 E 2 2 21 Residential TO: Barbara - Data Processing FROM: Bev - Planning Dept. Please print sets of labels by: THANKS!!► 3 P� V Mitchell, Jent P. III & F. Anne B. Property # 86 E 2 2 22 Residential Smiy, Kenneth P. Property # 86 E 2 2 23 Residential Patton, Dale E. & Diane A. Property # 86 E 2 2 24 Residential Philibin, Gary L. & Stacey D. Property # 86 E 2 2 25 Residential Smith, Paul A. & Jackson, Mildred Jan Property # 86 E 2 2 26 Residential Rodgers, Ronald E. & Ellan S. Property # 86 E 2 2 27 Residential Berlowitz, Morris & Helene Property # 86 E 2 2 28 Residential Shickle, Lester G. & Jeanette C. Property # 86 E 2 2 29 Residential Sybert, Ronald E. & Nancy M. Property # 86 E 2 2 30 Residential Disque, Dale W. & Dayle P. Property # 86 E 2 2 31 Residential Burch, Patricia A. Property # 86 E 2 2 32 Residential Mohan, Robert & Mary Beth Property # 86 E 2 2 33 Residential Dirnagl, Alfred & Christine Property # 86 E 2 2 34 Residential MacGregor, Gregory T. & Pamela D. Property # 86 E 2 2 35 Residential Phillips, William R. II "Property # 85 B 1 17 Residential ursey, Walter H. Jr. Property # 85 B 1 18 Residential haron M. LaRoche Living Trust Property # 85 B 1 19 Residential ampbell, Kurt A. & Jammie M. Property # 85 B 1 20 Residential Swain, Rachel C. Property # 85 B 1 21 Residential Dixon, Anthony C. Property # 85 B 1 22 Residential Rose, Thomas B. II Property # 85 C 2 79 Residential Deiter, Cynde Anne Jones Property # 85 C 2 80 Residential Pumphrey, Round W. Property # 85 C 2 82 Residential Soule, Chap R. Property # 85 C 2 83 Residential Lafollete, Kenneth M. Property # 85 C 2 84 Residential Linaburg, Mikkia Property # 85 C 1 2 92 Residential Bennett, Brady L. & Christine L. Property # 85 C 1 2 93 Residential Murphy, John D. & Shirley M. Property # 85 C 1 294 Residential Brown, Mae M. Property # 85 C 1 295 Residential Payne, Robert A. Property # 85 C 1 296 Residential Artz, Harold A. Jr. & Bridget A. Property # 85 C 1 297 Residential hirley, David E. Property # 85 C 1 298 Residential Fiorvanti, Richard L. II Property # 85 C 1 299 Residential Livingood, Clara C. Property # 85 C 1 2 100 Residential Sandretzky, Ronald W. & Tammy M.W. Property # 85 C 1 2 101 Residential Gary L. & Stephen P. Scothorn Property # 85 A 139 Agricultural Frederick — Winchester Property # 85 A 141 Local Government Gary L. & Linda O. Scothorn Property # 85 A 139A Residential James R. & Jane S. Young Pro ert# e5 A 139B Residential Town of Stephens City Property # 85 A 142 " Local Government Ours, Rick Property # 86 A 25 Agricultural Painter, Herbert M. /Property # 86 A 21A A ricultural Stephens Ridge Home Owners Assoc. Property # 85C 2 91 A & 85C 2 69A Open Space Copy A10A-Do wS �S Adjoining Property Owners Name and Property Identification Number Use Smith, David & Linda W. Property # 86 E 1 18 Residential Stevenson, James E. &�ammy R. Property # 86 E 1 19 Residential Schultz, Scott & Rebecca Property # 86 E 1 20 <% Residential ,Hudson, Freddie E & Carole F. Property # 86 E 1 21 Residential Baker, Christopher W. & Carole ""Property # 86 E 1 22 ✓ Residential Weber, Steven A. & Tracy B. Property # 86 E 1 23 , Residential Laporete, Timothy J. & Karen S. Property # 86 E 1 24 / Residential Dobersztyn, David M. & D wn M. Property # 86 E 1 25 Residential Dreyer, Mark R. & Susan L. r Property # 86 E 1 26 Residential Ford, Albert D. & Mary D. Property # 86 E 1 27 ✓ Residential Dean, Timothy A. Sr., & Christi R. Property # 86 E 1 28 Z Residential Kidd, James C. & Ingrid K. Property # 86 E 2 213 Residential Malik, Jared & Naeema Property # 86 E 2 2 14 Residential Ragaller, Timothy A. & Diane M. Property # 86 E 2 2 15 Residential Schneider, Paul C. & Jennifer G. Property # 86 E 2 2 16 / Residential Cooley, Bryan K. & Sharon L. Property # 86 E 2 2 17 Residential Corbit, Steven & Kathryn Property # 86 E 2 2 18 Residential Marks, Alfred H. Jr. & Julie G. Property # 86 E 2 219 Residential Duke, Patricia Kelly Property # 86 E 2 2 20 Residential Skeith, Joe David & Sheila K. Property # 86 E 2 2 21 ./ Residential . TO: Barbara - Data Processing FROM. Bev - Planning Dept. Please print _ sets of labels by: THANKS!!! 3 P� r Mitchell, Jent P. III & F. Anne B. Property # 86 E 2 2 22 Residential Smiy, Kenneth P. Property # 86 E 2 2 23 Residential Patton, Dale E. & Diane A. Property # 86 E 2 2 24 <% Residential Philibin, Gary L. & Stacey D. Property # 86 E 2 2 25 Z Residential r Smith, Paul A. & Jackson, Mildred Jan Property # 86 E 2 2 26 / Residential Rodgers, Ronald E. & Ellan S. Property # 86 E 2 2 27 z Residential Berlowitz, Morris & Helene/ Property # 86 E 2 2 28 / Residential Shickle, Lester G. & Jea�%te C. Property # 86 E 2 2 29 Residential Sybert, Ronald E. & Nancy M. Property # 86 E 2 2 30 Residential Disque, Dale W. & Dayle P/ Property # 86 E 2 2 31 / Residential Burch, Patricia A. Property # 86 E 2 2 32 / Residential Mohan, Robert & Mary Beth Property # 86 E 2 2 33 Residential Dirnagl, Alfred &. Christin� Property # 86 E 2 2 34 Residential MacGregor, Gregory T. & Pamela D. Property # 86 E 2 2 35 / Residential Phillips, William R. II "Property# 85 B 1 17 Residential ursey, Walter H. Jr. Propeqy # 85 B 1 18 Residential haron M. LaRoche Livin Trust Property # 85 B 1 19 Residential .,Campbell, Kurt A. & Jaie M. Property # 85 B 1 20 / Residential Swain, Rachel C. Property # 85 B 1 21 Residential Dixon, Anthony C. Property # 85 B 1 22 % Residential Rose, Thomas B. II Property # 85 C 2 79 Residential Deiter, Cynde Anne Jones Property # 85 C 2 80 Residential Pumphrey, Round W. / Property # 85 C 2 82 / Residential Soule, Chap R. Property # 85 C 2 83 Residential J L ti afollete, Kenneth M. Property # 85 C 2 84 Residential x"Linaburg, Mikkia Property # 85 C 1 2 92 Residential Bennett, Brady L. & Christine L. Property # 85 C 12 93 / Residential Murphy, John D. & Shirley M Property ## 85 C 1 2 94 Residential Brown, Mae M. Property # 85 C 1 2 95 Residential Payne, Robert A. Property # 85 C 1 2 96 Residential Ariz, Harold A. Jr. & Bridget A. Property # 85 C 12 97 /' Residential hirley, David E. Property # 85 C 1 2 98 / Residential Fiorvanti, Richard L. II �.- Property # 85 C 1 2 99 Residential ivingood, Clara C. Property # 85 C 1 2 100 Residential Sandretzky, Ronald W. & Ta y M.W. Property # 85 C 12 101 Residential -Gary L. & Stephen P. Scothorn Property # 85 A 139 Agricultural -Frederick -Winchester Property # 85 A 141 x Local Government Gary L. & Linda O. Scothorn Property # 85 A 139A / Residential James R. & Jane S. Young _Property#*5 A 139B Residential Town of Stephens City / Property # 85 A 142 / Local Government Ours, Rick Property # 86 A 25 / Agricultural Painter, Herbert M. /Property # 86 A 21A A ricultural Stephens Ridge Home Owners Assoc Pro ert # 85C 2 91A & 85C 2 69A Open Space COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING March 23, 2005 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #06-05 OF MEADOWS EDGE (PREVIOUSLY CALLED RACEY TRACT) On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, April 6, 2005 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 #06-05 for Meadows Edge, (previously called Racey Tract), submitted by Christopher Consultants, Ltd., for 228 Single Fainily Detached Dwelling Units. The property is located east of Interstate 81, 0.5 miles south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), adjacent to the existing Woodside Subdivision, and is identified with Property Identification Number 85-A-140, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 This is to certify that th attached correspondence was mailed to the following on 3105 from the Department of Planning and Development, Frederick County, Virginia: 86E - 1- - 22- 85 - A- - 140- CENTEX'HOMES /U 14121 PARKE LONG CT STE 201 CHANTILLY, VA 20151.1647 Christopher Consultants, Ltd. 45940 Horseshoe Dr., Ste. 100 Sterling, VA 20166 86E -1- - 18- SMITH, DAVID A & LINDA W 134 DRIFTWOOD OR STEPHENS CITY, VA 22655-2987 ,86E -1. - 19- STEVENSON, JAMES E & TAMMY R 100 BARKWOOD DR 22655.2991 STEPHENS CITY, VA 86E - 1- - 20- SCHULTZ,SCOTT & REBECCA 102 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 21- MYERS, BRADLEY E & NATALIE 1 104 BARKWOOD DR STEPHENS CITY, VA 22655-2991 STATE OF VIRGINIA COUNTY OF FREDERICK BAKER, CHRISTOPHER W & CAROLYN M 106 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 23- WEBER, STEVEN A & TRACY B 108 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 24- LAPORTE, TIMOTHY J & KAREN S 110 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 25- DOBERSZTYN, DAVID MARK & DAWN MARIE 112 BARKWOOD DR STEPHENS CITY, VA 22655-2991 86E - 1- - 26- DREYER, MARK R & SUSAN L 114 BARKWOOD DR STEPHENS CITY, VA 22655-2991 (--an-dice E. Perkins, Planner II Frederick County Planning Dept. I, yz, , a Notary Public in and for the State and County aforesaid, do hei6by certify that Candi E. Perkins, Planner II for the De art t of Planning and Development, whose name is signed to the foregoing, dated -� pS— , has personally appeared before me and acknowledged the same in my Statd and County aforesaid. Given under my hand this ' ,3A—d day of 71 W t a C 6'e My commission expires on a06 4 NOTARY UBLIC l U ('l-C: is r 86E - 1- - 27- 86E - 2- 2- 23- FORD, ALBERT 0 & MARY 0 SMIY, KENNETH P 116 BARKWOOD DR 134 TRUNK DR STEPHENS CITY, VA 22655.2991 STEPHENS CITY, VA 22655.2911 86E - 1- - 28- 86E - 2- 2- 24- DEAN, TIMOTHY A SR & CHRISTI R PATTON, DALE E & DIANE A 118 BARKWOOD DR PO BOX 3457 STEPHENS CITY, VA 22655-2991 WINCHESTER, VA 22604.1157 86E - 2- 2- 13- 86E - 2- 2. 25- SAULT, DAVID L & STEPHANIE M PHILIBIN, GARY L & STACEY D 114 TRUNK OR 138 TRUNK DR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 14- 86E - 2- 2- 26- MALIK, JAVED & NAEEMA SMITH, PAUL A 116 TRUNK OR 129 BRANCH CT STEPHENS CITY, VA 22655-2911 STEPHENS CITY, VA 22655-2937 86E - 2- 2- 15- 86E - 2- 2- 27- RAGALLER, TIMOTHY A & DIANE M ROGERS, RONALD E & ELLEN S 118 TRUNK DR 127 BRANCH CT STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2937 86E - 2- 2- 28- 86E - 2- 2- 16- BERKOWITZ, MORRIS & HELENE SCHNEIDER, PAUL C & JENNIFER G 125 BRANCH CT 120 TRUNK DR STEPHENS CITY, VA 22655.2937 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 29- 86E - 2- 2. 17- SHICKLE, LESTER G & JEANETTE C COOLEY, BRYAN K & SHARON L 123 BRANCH CT 122 TRUNK DR STEPHENS CITY, VA 22655.2937 STEPHENS CITY, VA 22655-2911 86E - 2- 2- 30- 86E • 2- 2- 18- SYBERT, RONALD E & NANCY M CORBIT, STEVEN & KATHRYN 121 BRANCH CT 124 TRUNK DR STEPHENS CITY, VA 22655 2937 STEPHENS CITY, VA 22655.2911 86E -2-2- 31- 86E 2. 19- OISOUE, DALE W & DAYLE P MARKS, ALFRED H JR & JULIA G 119 BRANCH CT 126 TRUNK OR STEPHENS CITY, VA 22655-2937 STEPHENS CITY, VA 22655.2911 86E - 2- 2. 32- 86E - 2- 2- 20- BURCH, PATRICIA A DUKE, PATRICIA KELLEY PO BOX 5 128 TRUNK DR STEPHENS CITY, VA 22655.0005 STEPHENS CITY, VA 22655-2911 86E - 2- 2. 21- 86E - 2- 2- 33- SKEITH, JOE DAVID & SHEILA K OWENS, GARY L & HOPE Y 130 TRUNK DR 115 BRANCH CT STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655-2937 86E - 2- 2- 22- 86E • 2- 2- 34- MITCHELL, JENT P III & F ANNE B DIRNAGL, ALFRED & CHRISTINE 132 TRUNK OR 113 BRANCH CT STEPHENS CITY, VA 22655-2911 STEPHENS CITY, VA 22655.2937 This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: - 86E 2 2 36 85B - 1- - 22- ANTHONY C. MACGREGOR, GREGORY T & PAMELA D 28DIXM 1 28 MEADOWBROOK DR 111 BRANCH CT STEPHENS CITY, VA. 22655 2925 STEPHENS CITY, VA 22655.2937 85B -1- - 17- 85C 2- • 79- PHILLIPS, LAURETTA C ROSE, THOMAS B II 118 MEADOWBROOK DR 501 RIDGEFIELD AVE 22655.2902 STEPHENS CITY, VA 22655.2925 STEPHENS CITY, VA 85C - 2• - 80- 85B - 1- • 18• HARTER, JOSEPH J BURSEY, WALTER H. JR. 211 BRANDYLION DR 120 MEADOWBROOK DR STEPHENS CITY, VA 22655.2364 STEPHENS CITY, VA. 22655.2925 85C - 2- - 82- 85B 1 19 PUMPHREY, RONALD W SHARRON M LAROCHE LIVING TRUST 507 RIDGEFIELD AVE 122 MEADOWBROOK DR STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA. 22655.2925 85C - 2- - 83- - SOULE, CHAD R 85B - 1- - 20- 509 RIDGEFIELD AVE BOOVEY, ELIZABETH A STEPHENS CITY, VA 22655.2902 124 MEADOWBROOK OR STEPHENS CITY, VA 22655.2925 85B - 1- - 21 - SWAIN, RACHEL C 126 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 STATE OF VIRGINIA COUNTY OF FREDERICK Candice E. Perkins, Planner H Frederick County Planning Dept. I, , a Notary Public in and for the State and County aforesaid, do hereby certify that Candice E. Perkins, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on NOTARY PUBLIC 0 va-m 85C - 2- - 84. GORDON, LAURA E 511 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 1- 2- 92- LINABURG, MIKKIA M 112 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2. 93. BENNETT, BRADY L & CHRISTINE L 114 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 94- MURPHY, JOHN D & SHIRLEY M 113 GROVE CT STEPHENS CITY, VA 22655-2905 85C - 1- 2- 96- PAYNE, ROBERT A. 109 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 97- ARTZ, HAROLD A JR & BRIDGET A 107 GROVE CT STEPHENS CITY, VA 22655-2905 85C - 1- 2- 98- SHIRLEY, DAVID E 105 GROVE CT 22655 2905 STEPHENS CITY, VA 85C - 1- 2- 99- FIORVANTI, RICHARD L 11 103 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 100- COOK, ANGELA M 101 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 101- SANDRETZKY, RONALD W & TAMMY M.W. 217 RIDGEFIELD AVE STEPHENS CITY, VA. 22655.2942 85 - A- - 139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655-5306 85 - A- - 141- FREDERICK-WINCHESTER PO BOX 433 WINCHESTER, VA. 22604.0433 85 - A- - 139-B YOUNG, JAMES R & JANE S 511 EWINGS LN STEPHENS CITY, VA 22655.5309 85 - A- - 142-A ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 86 - A- - 25- STELZL, BETTY R 968 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3223 86 - A- - 21-A PAINTER, HERBERT M. 1113 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3217 Stephens Ridge Home Owners Assoc. Rosney Farms Boyce, VA 22620 DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGRUA GIS, M"PING, GRAPHICS WORKREQUEST S j DATE RECEIVED: / 1 REQUESTED COMPLETION DATE: : REQUESTING AGENT: Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: FAX: DESCRIPTION W REQUEST: (Write additional information on back of request) L.-q-0 DIGITAL: PAPER: FAX: E-MAIL: SIZES: COLOR: BLACK/WHITE: NUMBER OF COPIES: STAFF MEMBER COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651)