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HomeMy WebLinkAbout16-06 Southern Hills Residential & Commerical - Opequon - Backfile (2)rA a MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: VDOT County Engineer Fire Marshal City of Winchester Sanitation Authority c/J GIS (Mapping) Inspections Dept,_ Parks &Recreation Health Department �Winchester Regional Airport One copy of the master development plan application. Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings. L-'--- Submission Fee TRACKING Date Q Application received 50 Z ;rid Fee Paid (amount: G Preliminary MDP heard by Planning Commission - Action taken: 4, Preliminary MDP heard by Board of Supervisors -Action taken: — crate , 3 ( 0 Letter to applicant regarding Board action and revisions (if required).' cp O Final MDP submitted with review agency, PC and BOS comments addressed. ' 0 1 Final MDP signed by County Administrator and Planning Director (send two copies to applicant). o Q Administratively approved; letter sent to applicant. NOTES: DATE: 1 - 06 File opened. P- Reference Manual updated/number assigned. f a(d D-base updated. l 06 List of adjoiners given to staff member for verification. CIULn,- �� �(P On-a-black-&-w-hite4ocation map requested from Mapping & Graphics. Four sets of labels requested from Data Processing. File given to Renee' to update Application Action Summary. CLOSE OUT FILE: Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works and Jane Anderson in Real Estate receive a copy of the administrative approval letter. Jane wants a copy of the final action letter even if the application was denied or withdrawn.) (© File stamped "approved"/"denied" or "withdrawn." 3- ©7 Reference Manual updated. D-base updated. ��,�✓ (� File given to Renee' for final update to Application Action Summary. File in file drawer. U 1CarollCommonlTrackmg sheetslTRACKING.MW Rev �0121/03 III O 0 CD co Cc U ir cj u 03 RECEIVED FROM ADDRESS -1 k:,,� LIFOR RENT J FOR DATE t rio. 9356 .Aj,,, C4 Ju k DOLLARS $ MT A ACT CASH AMT. PAID -T)--sm-7 7 CHECK BALANCE MONEY DUE ORDER a Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 April 10, 2007 Harold Plance William H. Gordon Associates, Inc. 24 W. Piccadilly St., Ste. A Winchester, VA 22601 RE: MASTER DEVELOPMENT PLAN #16-06 FOR SOUTHERN HILLS Revised Master Development Plan Approval Property Identification Numbers (PINS): 85D-1-1-1 through 85D-1-1-95B and 85-A-138 Dear Mr. Plance: Frederick County administratively approved the above -referenced revised master development plan on April 9, 2007. The revised master development plan is approved for the potential development of 88 single family detached and 232 single family attached residential uses and commercial uses. The property which would comprise this development is located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane in the Opequon Magisterial District. The Frederick County Board of Supervisors granted staff administrative approval authority on February 28, 2007.. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a subdivision design plan is required prior to the subdivision or development of this parcel. I am providing you with five (5) copies of the approved revised master development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any questions. Sincerely, Michael T. Ruddy Deputy Director Attachments cc: Bill Ewing, Opequon District Supervisor Roger Thomas and Rick Ours, Opequon District Planning Commissioners Jane Anderson, Real Estate Patrick Barker, EDC Joe Wilder, Public Works Commissioner of Revenue Arcadia Development Co., 117 N. Bailey Lane, Purcellville, VA 20132 MTR/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 MASTER DEVELOPMENT PLAN #16-06 SOUTHERN HILLS Staff Report for the Board of Supervisors Prepared: February 20, 2007 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director 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: 01/17/07 Recommended Approval Board of Supervisors: 02/28/07 Pending LOCATION: The property is located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 85D-1-1-1 through 85D-1-1-95B and 85-A-138 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Residential B2 (General Business) Pending RZ# 22-06 Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas Zoning) South: RA (Rural Areas Zoning) East: RA (Rural Areas Zoning) West: RA (Rural Areas Zoning) Use: Residential / Utility Use: Residential / Agricultural Use: Agricultural Use: Vacant / Agricultural PROPOSED USE: 88 single family detached and 232 single family attached residential uses and commercial uses. MDP #16-06, Southern Hills February 20, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The Master Plan for this property appears to have significant measurable impact on Route 1012, Town Run Lane, the VDOT facility which would provide access to the property. The proposed Master Development Plan for Southern Hills appears to be appropriate. VDOT offers the following comments: As noted in Phase III, the entrances noted as approximate locations north of the proposed collector road will need to meet VDOT spacing requirements for a collector road. It should also be noted some of the details currently on the plan sheet do not meet current VDOT standards. These items will need to be addressed or corrected with the site plan submittals. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right- of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: Comments addressed. Approval recommended. Frederick County Sanitation_ Authority: This review is for Phase II only — Phase I is under construction and Phase III is for 1 St review. Approved as noted — one item. A 2nd water feed is needed — see plans. Frederick County Inspections Department: Demolition permit required prior to the removal of any existing structures. No additional comment at this time. GIS Department: New/revised road structure is addressable. However, no names were annotated. A minimum of 8 road names are required. Revised road names approved. Winchester Regional Airport: 'We have completed a review of the proposed Master Development Plan and it should not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. However, the site does lie within the airport's airspace and residents could experience noise from aircraft within that area. Department of Parks and Recreation: The monetary proffer does not appear adequate to offset the impact this development will have on the capital needs of the Parks and Recreation Department. Plan appears to meet open space requirements. Plan should clearly state when and where the County approved recreational units will be installed. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 88 single family detached homes and 232 townhouse units will yield 37 high school students, 33 middle school students and 65 elementary school students for a total of 135 new students upon the build -out of all phases. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The importance of improvements to the transportation system in this undeveloped part of Frederick County is imperative to maintaining an acceptable level of safety MDP #16-06, Southern Hill February 20, 2007 Page 3 within the transportation routes for buses in this area of the County. The construction of the extension of Warrior Drive will help to maintain this acceptable level of safety. It will also add to the efficiency of time that students are on buses and the amount of fuel used for transportation. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new schools facilities to accommodate increased student enrollments. The impact of this project on current and future school needs should be considered during the approval process. 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. Master Development Plans illustrate road locations and deigns, residential areas, recreational amenities, stormwater management areas, buffers and utilities. B) Site History On July 11, 2001, the Board of Supervisors approved Rezoning Application #01-01 to rezone 105 acres from RA (Rural Area) to RP (Residential Performance) to enable the construction of 250 single family residential lots. Frederick County administratively approved Master Development Plan # 09-03 on June 28, 2004 for the Southern Hills project which enabled the subdivision of the project. The Phase 1 subdivision final plats for the creation of 95 single family residential lots was approved on June 16, 2006 This current application is a revision to the approved Master Development Plan for Southern Hills and would implement the latest rezoning for this project, RZ #22-01. C) Intended Use 88 single family detached residential uses and 232 single family attached residential uses on 90 acres and commercial uses on 15 acres. D) 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] 0 0 MDP #16-06, Southern Hills February 20, 2007 Page 4 Generalized Development Plan: The revised Master Development Plan is generally consistent with the original Master Development Plan in terms of area of development and limits of disturbance. The revised Master Development Plan, based upon the Generalized Development Plan submitted with rezoning application RZ#22-06, recognizes the approval of Phase 1 of the Southern Hills project in the design and provides for a connected area of single family attached townhouse units. The townhouse section of the project will be developed in a manner that provides additional areas of open space preservation and active recreational land uses beyond that of the original Master Development Plan. The Ewing Family Cemetery is incorporated into the design of the MDP and access is provided consistent with the proffer addressing this feature. The inclusion of the right-of-way dedication for the extension of Warrior Drive is located correctly. Adjacent to the future right of way, the MDP provides for the appropriate buffering and screening. In addition, interior residential screening is provided between the two residential housing types. The recreational facility requirement is provided for in the MDP. The recreational trails depicted with the Rezoning application should be incorporated into the MDP, in particular, the trail that has been provided for adjacent to the Warrior Drive right-of-way and within the buffer area. Waiver: The townhouse portion of Southern Hills contains some units which will be located more than 500' from a state maintained road but not more than 800'; therefore the applicant needs a waiver of § 144-24C(2)b of the Frederick County Subdivision Ordinance to implement the layout proposed. The Planning Commission should address the approval of this waiver. This Waiver was approved by the Planning Commission. STAFF CONCLUSIONS FOR.THE 01/17/07 PLANNING COMMISSION MEETING: Two actions will be required for this MDP—one for the waiver of Section 144-24C(2)b of the Subdivision Ordinance for the extension of the private streets within the townhouse project and a recommendation for the MDP itself. The revised preliminary master development plan for Southern Hills depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the revised proffers of the rezoning (REZ #22-06) and has, with the inclusion of the trail locations, addressed all of staffs concerns. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Please note this MPD is in conformance with the rezoning application being heard on the same night as this MDP, if the rezoning for Southern Hills is not recommended for approval then the MDP should also not be recommended for approval to the Board of Supervisors. MDP #16-06, Southern Hill • February 20, 2007 Page 5 PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/17/07 MEETING: Members of the Commission had questions about whether the internal private streets would be constructed to State standards and whether the street layout would accommodate school bus pick-up and fire trucks; they were concerned that the tight radius, along with parking along interior streets, would hamper school buses and emergency vehicles. The applicant stated that internal streets will be constructed to VDOT's structural and horizontal geometric standards, but not the vertical geometric standards. The applicant agreed to contact VDOT to determine if school bus pick-up points were needed within the development and if emergency services were okay for access by fire trucks and other emergency vehicles. By a majority vote, the Planning Commission granted the waiver of Section 144-24C(2)b of the Frederick County Subdivision Ordinance to implement the proposed layout for the townhouse portion of the Southern Hills project, allowing units to be located more than 500 feet from a state - maintained road, but not more than 800 feet. (The waiver does not require Board of Supervisors' action.) The majority vote was as follows: YES (TO REC. APPROVAL): Oates, Light, Thomas, Ours, Kriz, Triplett, Kerr, Mohn, Wilmot NO: Unger, Watt ABSTAIN: Manuel Based on the discussion of the proposed rezoning which resulted in the revised proffers and agreed - upon stipulations by the applicant, specifically stating that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and secondly, that a phasing plan will be incorporated for the residential portion which will limit residential development to no more than 75 units per year and will be cumulative through the development of the presidential portion, the Planning Commission recommended approval of the MDP. The majority vote as follows: YES (TO REC. APPROVAL): Oates, Light, Thomas, Ours, Kriz, Triplett, Kerr, Mohn, Wilmot NO: Unger, Watt ABSTAIN: Manuel (Please note: Commissioner Morris was absent from the meeting.) MDP #16-06, Southern Hill February 20, 2007 Page 6 BOARD OF SUPERVISORS SUMMARY FOR THE 02/28/07 MEETING: The revised preliminary master development plan for Southern Hills depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The Preliminary master development plan is also in accordance with the revised proffers of the rezoning (REZ #22-06). Please note this MPD is in conformance with the rezoning application being heard on the same night as this MDP, if the rezoning for Southern Hills is not approved by the Board then the MDP should also not be recommended for administrative approval by the Board of Supervisors. The applicant is seeking authorization of the preliminary master development plan by the Board of Supervisors. The Board's authorization will krant staff with administrative approval authority for the final master development plan. ,IVA���-god 8, 81 A oil � p 'I RAW ', I�'�� - II� Of� 'OR ,, ,V, SOT Fj- pm AV PAP • .r Frederick County, VA Rezoning & MDP REZ# 22-06 ; MDP# 16-06 Application Southern Hills Parcel ID: 85D -1 -1 -1 Thru 95B Location in the Gounty 85 -A -138 Map Features 410 Buildings Zoning streets E=' B1 (Business, Neighborhood District) 'all Primary - B2 (Business, General District) �.... Secondary B3 (Business, Industrial Transition District) '�.. Terciary EM (Extractive Manufacturing District) Application HE (Higher Education District) Eastern Road Plan M1 (Industral, Light District) New Major Arterial M2 (Industrial, General District) Ov .# Improved Major Arterial 40 MH1 (Mobile Home Community District) 41111 New Minor Arterial MS (Medical Support District) Improved Minor Arterial R4 (Residential, Planned Community District) ft New Major Collector R5 (Residential Recreational Community District) ft Improved Major Collector RAZ (Rural Area Zone) New Minor Collector RP (Residential Performance District) Improved Minor Collector Ramp v 4,GK COG 0 125 - 250 50P s eel � A © Y V4AGEArSrEpHEJVS `..:_:::: W4 0, 1 e. X.; , ::85 b' 92.26 . ...❖ OR WOOI'' � � r Frederick County, VA Rezoning & MDP REZ# 22-06 ; MDP# 16-06 Application Southern Hills Parcel ID: 85D -1 -1 -1 Thru 95B Location in the County 85 - A -138 Map Features AW Buildings Long Range Land Use Streets Rural Community Center 'll Primary Residential �.... Secondary-- Business '�.. Terciary ® Industrial Application r6D Institutional Eastern Road Plan x`d Recreation dW New Major Arterial Historic Improved Major Arterial CO Mixed -Use OW New Minor Arterial ® Planned Unit Development Improved Minor Arterial ft New Major Collector ftP Improved Major Collector dW New Minor Collector dW Improved Minor Collector dW Ramp Location in Surrounding Area 4�CK CDG 0 125 250 50� - s eel � Frederick County, VA Location in the County Map Features � Buildings Streets Primary �. Secondary '�. Terciary Eastern Road Plan New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial dW New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ift Ramp Rezoning & MDP EZ# 22-06 ; MDP# 16-06 Application Southern Hills Parcel ID: 85D - 1 - 1 - 1 Thru 95B 85-A-138 Location in Surrounding Area 0 "5 250 50� ® eet C 2 1 2006 Frederick County, Virginia Master Development Plan Application Package 1. Project Title: APPLICATION MASTER DEVELOPMENT PLAN SOUTHERN HILLS 2. Owner's Name: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY ARCADIA-SOUTHERN HILLS, L.L.C. SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. 3. Applicant: Address: Phone Number: 4. Design Company: Address: Phone Number: Contact Name: (Please list the names of all owners or parties in intrest) ARCADIA DEVELOPMENT CO c/o CARLA COFFEY 117 N BAILEY LANE PURCELLVILLE, VA 20132 540-751-0321 x179 WILLIAM H GORDON ASSOCIATES, INC 24 W PICCADILLY STREET, SUITE A WINCHESTER. VA 22601 540-542-1737 HAROLD PLANCE Frederick. County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN ' 5. Location of Property: APPROXIMATELY 105 ACRES LYING ABOUT 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE 6. 7. Total Acrea e• APPROXIMATELY 105 g• Property Information: a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses:. e) Adjoining Property Information: SEE ATTACHED RP SINGLE FAMILY DETACHED & VACANT SINGLE FAMILY DETACHED, TOWNHOMES, MAN 11111 of IV M Ii N DKIIIINlu Property Identification Numbers North 85 A 142 & 142A South 85 A 137, 137E, 137D, 131 East 85 A 139 & 141 West 85 A 59 & 60 fl Magisterial District: Property Uses Vacant & Res. Agri, Res, Res, Agri Agri & FWSA Agri & Agri 8. Is this an original or amended Master Development Plan? Original Amended. X OPEQUON 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: 401-20w Date: Page 12 Master Development Plan FREDERICK COUNTY, VIRGINIA Attachment: # 7. Property Information: Property Identification Numbers 85D 1 1 1 85D 1 131 85D 1 161 85D 1 191 85D 1 12 85D 1 132 85D 1 1 62 85D 1 192 85D 1 13 85D 1 133 85D 1 163 85D 1 193 85D 1 14 85D 1 134 85D 1 1 64 85D 1 194 85D 1 15 85D 1 135 85D 1 165 85D 1 195 85D 1 16 85D 1 136 85D 1 166 85D 1 1 95A 85D 1 17 85D 1 137 85D 1 167 85D 1 1 95B 85D 1 1 8 85D 1 138 85D 1 168 85 A 138 85D 1 19 85D 1 1 39 85D 1 169 85D 1 1 10 85D 1 140 85D 1 170 85D 1 1 11 85D 1 1 41 85D 1 171 85D 1 1 12 85D 1 142 85D 1 1 72 85D 1 1 13 85D 1 143 85D 1 173 85D 1 1 14 85D 1 144 85D 1 174 85D 1 1 15 85D 1 145 85D 1 175 85D 1 1 16 85D 1 146 85D 1 176 85D 1 1 17 85D 1 147 85D 1 177 85D 1 118 85D 1 148 85D 1 1 78 85D 1 1 19 85D 1 149 85D 1 179 85D 1 120 85D 1 150 85D 1 1 80 85D 1 121 85D 1 151 85D 1 181 85D 1 122 85D 1 152 85D 1 182 85D 1 123 85D 1 153 85D 1 183 85D 1 124 85D 1 154 85D 1 1 84 85D 1 125 85D 1 1 55 85D 1 185 85D 1 126 85D 1 156 85D 1 186 85D 1 127 85D 1 1 57 85D 1 187 85D 1 128 85D 1 158 85D 1 188 85D 1 129 85D 1 159 85D 1 189 85D 1 130 85D 1 1 60 85D 1 190 6, 0 Frederick County, Virginia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. Tor the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. NAME ADDRESS / PROPERTY NUMBER Name MYERS, JOYCE E Address Town Run Lane hwerty# 85-A-137 RAMEY, WILLIAM L §24 Stephens Peace and City, Plenty Lane VA 22655 85-A-137E 824 Peace and Plenty Lane RAMEY, WILLIAM L. ens City, VA 22655 85-A-137D RITENOUR FARM L.P. 514 Peace and Plenty Lane C/O MARY RITENOUR Stephens City, VA 22655 85-A-131 506 Ewings Lane SCOTHORN, Gary, Stephen, Dennis Stephens City, VA 22655 85-A-139 PO Box 433 FREDERICK - WINCHESTER Winchester, VA 22604 SERVICE AUTHORITY 85-A-141 PO Box 250 TOWN OF STEPHENS CITY Stephens City, VA 22655 85-A-142 Page 18 Frederick County, Virginia Master Development Plan Application Package Name Addrem14502 Saint, Stephens Place ESTEP, MARY VIRGINIA STICKLEY c/o Robert M Bushong, POA Property# 85 - A - 142A ESTEP, MARY VIRGINIA STICKLEY c/o Robert M Bushong, POA 14502 Saint Stephens Place Midlothian VA 23113 85 - A - 59 RAMEY, WILLIAM & ELIZABETH 824 Peace and Plenty Lane. Stenhens City. VA 22655 85-A-60 Paige 19 Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) ARCADIA DEVELOPMENT CO (Phone) 540-751-0321 (Address) 117 N BAILEY LANE, PURCELLVILLE, VA 20132 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. on Page , and is described as Parcel: Lot: Block: Section: do hereby make, constitute and appoint: Subdivision: SOUTHERN HILLS (Name) WILLIAM H GORDON ASSOCIATES, INC (Phone) 540-542-1737 (Address) 24 W PICCADILLY STREET, SUITE A, WINCHESTER, VA 22601 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with fult power and authority I (we) would have if acting personally to file planning applications for my (our) ab6ve described Property, including: 21 Rezoning (Including proffers) 0 Conditional Use Permits 9 Master Development Plan (Preliminary and Firial) Eq Subdivision 9 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 CIS` day of L)c�p6ax- , 200 (o , Signature(s) 4a State of Virginia, C-ity/County of k,_O , ou.cN , To -wit: I,� �. Co_, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) wbo signed to the foregoing instrument and who is (are) known to me, personally appeared before me and has. acknowledged the same before mein the jurisdiction aforesaid this~day of obi- , 200 (� . My Commission Expires: P- 3O-ZOUZ.O f Notary Public William H. Gordon Associates, Inc. To Frederick County Department of Planning Attn: Mr. Mike Ruddy 107 North Kent Street Winchester, VA 22601 (540) 665-5651 ❑County No./❑Town No. 24 West Piccadilly Street Suite A FEB 2007 Winchester, Virginia 22601 540-542-1737 (fax) 540-542-1923 Date February 2, 2007 Shipped Via Courier Plan Name Southern Hills Project No. 2499-0101 /Task No. 100B Subject MDP From Mike Charron We are sending you ® Print(s) ® Correspondence(s) ❑ Submission ❑ 1 st ❑ 2nd ❑ 3rd ❑ Other ❑Electronic Media ❑ Originals Copies Date Description 25 2/2/07 Master Development Plan, 24x36 1 2/2/07 MDP application These are transmitted ❑ For your use ❑ As requested N For approval U For review and comment ❑Other Comments Dear Mr. Ruddy, Enclosed please find 25 copies of the Master Development Plan. If you have any questions please call directly to Harold Plance. Thank you. Mike Charron INTERNAL PLAN PROCESSING USE ONLY Project Name Description Notes: Signature of Recei Date cc: G1Project\Admin\2499 SOUTHERN HILLS\0101 Section B\TRANSMITTALS\DEPT. OF PLANNING.doc Engineers 9 Surveyors 9 Land Planners • Landscape Architects • s Frederick County, Virginia Master Development Plan Application Package 1. Project Title: APPLICATION MASTER DEVELOPMENT PLAN SOUTHERN HILLS 2. Owner's Name: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY ARCADIA-SOUTHERN HILLS, L.L.C. SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. (Please list the names of all owners or parties in intrest) 3. Applicant: Address: Phone Number: 4. Design Company: Address: Phone Number: Contact Name: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY 117 N BAILEY LANE PURCELLVILLE, VA 20132 540-751-0321 x179 WILLIAM H GORDON ASSOCIATES, INC 24 W PICCADILLY STREET, SUITE A WINCHESTER, VA 22601 540-542-1737 HAROLD PLANCE Frederick. County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: APPROXIMATELY 105 ACRES LYING ABOUT 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277AND TOWN RUN LANE 6. Total Acreage: APPROXIMATELY 105 7. Property Information: a) Property Identification Number (PIN): SEE ATTACHED b) Current Zoning: RP c) Present Use: SINGLE FAMILY DETACHED & VACANT d) Proposed Uses.. SINGLE FAMILY DETACHED, TOWNHOMES, AND FITTTTRF. COMMFgCIAL e) Adjoining Property Information: Property Identification Numbers North 85 A 142 & 142A South 85 A 137, 137E. 137D, 131 East 85 A 139 & 141 West 85 A 59 & 60 fl Magisterial District: Property Uses Vacant & Res. Agri, Res', Res, Agri Agri & FWSA Agri & Agri 8. Is this an original or amended Master Development Plan? Original Amended. X OPEQUON 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 Master Development Plan FREDERICK COUNTY, VIRGINIA Attachment: # 7. Property Information: Property Identification Numbers 85D 1 1 1 85D 1 1 31 85D 1 161 85D 1 12 85D 1 132 85D 1 162 85D 1 1.3 85D 1 133 85D 1 163 85D 1 14 85D 1 134 85D 1 164 85D 1 15 85D 1 135 85D 1 165 85D 1 16 85D 1 136 85D 1 166 85D 1 17 85D 1 137 85D 1 167 85D 1 18 85D 1 138 85D 1 168 85D 1 19 85D 1 139 85D 1 169 85D 1 1 10 85D 1 140 85D 1 1 70 85D 1 1 11 85D 1 1 41 85D 1 171 85D 1 112 85D 1 142 85D 1 172 85D 1 1 13 85D 1 143 85D 1 173 85D 1 1 14 85D 1 144 85D 1 174 85D 1 1 15 85D 1 145 85D 1 175 85D 1 1 16 85D 1 146 85D 1 176 85D 1 1 17 85D 1 147 85D 1 177 85D 1 118 85D 1 148 85D 1 178 85D 1 1 19 85D 1 149 85D 1 179 85D 1 120 85D 1 150 85D 1 180 85D 1 121 85D 1 151 85D 1 181 85D 1 122 85D 1 152 85D 1 1 82 85D 1 123 85D 1 153 85D 1 1 83 85D 1 124 85D 1 154 85D 1 184 85D 1 125 85D 1 155 85D 1 1 85 85D 1 126 85D 1 156 85D 1 1 86 85D 1 127 85D 1 157 85D 1 187 85D 1 128 85D 1 158 85D 1 1 88 85D 1 129 85D 1 159 85D 1 1 89 85D 1 130 85D 1 160 85D 1 190 85D 1 191 85D 1 192 85D 1 193 85D 1 194 85D 1 195 85D 1 1 95A 85D 1 1 95B 85 A 138 0 i Frederick County, Virginia Master Development Plan Application''Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the Ist floor of the Frederick County Administration Building, 107 North Kent Street. NAME ADDRESS / PROPERTY NLA MER Name Address 62.5own Run bane MYERS, JOYCE E Stepbpng City, VA 22659 Property# 85—A-137 824 Peace and Plenty Lane RAMEY, WILLIAM L Stephens City, VA 22655 85-A-137E 824 Peace and Plenty Lane RAMEY, WILLIAM L ens City, VA 22655 85-A-137D RITENOUR FARM L.P. 514 Peace and Plenty Lane C/O MARY RITENOUR a hens City, VA 22655 85-A-131 506 Ewings Lane SCOTHORN, Gary, Stephen, Dennis Stephens City, VA 22655 85-A-139 PO Box FREDERICK - WINCHESTER Winchester, VA 22604 SERVICE AUTHORITY 85-A-141 PO Box 250 EE TOWN OF STEPHENS CITY Stephens City, VA 22655 85-A-142 Page 18 Frederick County, Virginia Master Development Plan Application Package Name ESTEP, MARY VIRGINIA c/o Robert M Bushong, STICKLEY POA Addrm14502 Saint Stephens Place Property# 85 - A - 142A ESTEP, MARY VIRGINIA c/o Robert M Bushong, STICKLEY POA 14502 Saint Stephens Place Midlothian VA 23113 85 - A - 59 RAMEY, WILLIAM & ELIZABETH 824 Peace and Plenty Lane Stephens City, VA 22655 85 - A - 60 Page 19 0 0 Frederick County Virginia Master Development Plan Application Package 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 AMP with the sheet. Applicant's Name: ARCADIA DEVELOPMENT Co c/o CARLA COFFEY Address: 117 N BAILEY 1 AHE -' PURCELLVILLE, VA 20132 Phone Number. 540-751-0321, Name of development and/or description of the request: SOUTREW KILLS Location of property-- 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Virginia Department of Transportation's Comments: See attached email from VDOT to William H c',or(inn & ACZCznfljnFes December 15, 2006. Page 20 Southern Hills Master Development Plan - VDOT Comments Page 1 of 1 Harold Plance From: Ingram, Lloyd[Lloyd.ingram@VDOT.Virginia.gov] Sent: Friday, December 15, 2006 10:02 AM To: 'hplance@whga.com' Cc: 'ccoffey@arcadiabuilding.com; Ingram, Lloyd; 'Eric Lawrence' Subject: Southern Hills Master Development Plan - VDOT Comments The master development plan for this property appears to have significant measurable impact on Route 1012, Town Run Lane, the VDOT facility which would provide access to the property. The proposed master development plan for Southern Hills appears to be approvable. VDOT offers the following comments: As noted in Phase III the entrances noted as approximate locations north of the proposed collector road will need to meet VDOT spacing requirements for a collector road. It should also be noted some of the details currently on the plan sheet do not meet current VDOT standards. These items will need to be addressed or corrected with the site plan submittals. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Thank you for allowing us the opportunity to comment. <<SCN_20061215095826_001. pdf>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) 12/21/2006 R=. r E ��O :., 200E Master Development Plan A Request for Master Development Plan Comments Department of GIS (Geographic Information Systems) Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5651 (540) 665-5651 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: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY Address: 1.17 N BAILEY LANE PURCELLVILLE, VA 20132 Phone Number: 540-751-0321 Name of development and/or description of the request: SOUTHERN HILLS Location of property: 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Page 21 IN ''�~"� .�°�"! � % biw'G �y�,. �• »-•Tarr' ��_. � y�.."I ,% f` 7' A'�� •�� ,.✓'""fir' `'xrt,✓;' � ��'..>.'*' "�\ � S� , RMA _ �," f '� ew. ++w,.a •.,..xr;..".,.w>�rk �4�Ytl1Iq ...9ti +.iMw vwr•wi ,per .MMYIii �,.MV •.�+ww.+n+rww+�+rekkiirt..� �,pF-r+rah 3 r+•r u 4ifi�fk"I� � i "iu �: r. ::.. MM GI' DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: January 11, 2007 SUBDIVISION: Southern Hill. - STAFF MEMBER: :Marcus Le1QJ APPLICANT: Arcadia Development Co. Attn Carla Coffey 117 N. Bailey Lane Purcellville, VA 20132 V JAN 17 = COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use bythe Southern Hills Revised MDP (dated October 2006) and has made the following determinations: 1. The following road names have been APPROVED and ADDED into the Frederick County Road Naming and Structure numbering system: Baronherst Drive Strathmore Court Seaton Way Anston Way Westchester Drive (extension) Chancery Loop Ansley Court Amberly Court Beaumont Court 3. Structure numbering will be assigned during the permitting and construction phase of development. Frederick County Planning and Development, 107 North Kent Street. Winchester, VA 22601, (540)665-5614 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: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Phone Number: 540-751-0321 Name of development and/or description of the request: SOUT#iERN HILLS Location of property: I 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Winchester Regional Airport Comments: Page 29 WINCHESTER REGIONAL AIRPORV.... 1 SUNK H 491 AIRPORT ROAD%�Ifli` TOP OFWGIMA WINCHESTER, VIRGINIA 22602 ` `-' ` q Rey (540) 662-2422 December 15, 2006 Carla Coffey Arcadia Development Company 117 North Bailey Lane Purcellville, Virginia 20132 Re: Master Development Plan Southern Hills Opequon Magisterial District Dear Ms. Coffey: We have completed a review of the above referenced Master Plan and it should not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface_ However, this site does lie within the airport's airspace and residents could experience fly -over noise from aircraft within that area. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director • `,`JACgI� 'lq 61, • IFCP O jF.- Coordinator of Construction and Facilities Use Frederick County Public Schools Visit us at www.fr(-derwk.kl2.va.us December 13, 2006 Ms. Carla Coffey Arcadia Development Company 1 17 N. Bailey Lane Purcellville, VA 20132 Dear Ms. Coffey: RE: Southern Hills Master Development Plan s e-mail: ka pocsis(Wrederick. k12. va. us This letter is in response to your request for comments regarding the master development plan for the proposed Southern Hills project. Based on the information provided, it is anticipated that the proposed 88 single-family detached homes and 232 townhouse units will yield 37 high school students, 33 middle school students, and 65 elementary school students for a total of 135 new students upon the build -out of all phases. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The importance of improvements to the transportation system in this undeveloped part of Frederick County is imperative to maintaining an acceptable level of safety within the translx)rtalion routes for buses in this area of the county. The construction of the extension of Warrior Drive will help to maintain this acceptable level of safety. It will also add to the efficiency of time that students are on buses and the amount of fuel used for transportation. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new schools facilities to accommodate increased student enrollments. The impact of this project on current and future school needs should be considered during the approval process. Respectfully yours, Stephen M. Kapoesi Coordinator of Construction and Facilities Use SMK:dkr cc: Patricia Taylor, Superintendent of Schools Al Orndorff, Assistant Superintendent for Administration Charles Puglisi, Director of Transportation 540-6624518 Ext 88112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department. Mail to.. Hand deliver to: Frederick County Inspections Department 4th Floor Atta: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 WAN LP 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: ARCADIA DEVELOPMENT CO C/o CARLA COFFEY Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Phone Number: 540-751-0321 Name of development and/or description of the request: SOUTHERN HILLS Location of property: 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Frederick County Inspections Department's Comments: Page 24 u Control number MDP06-0015 Project Name Southern Hills Address 117 N. Bailey Ln. Type Application Master Development Plan Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Plan Approval Recommended Yes • Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed Date Revised 11 /8/2006 1 1 / 15/2006 Applicant Arcadia Development Co. c/o Carla Coffey City State Zip Applicant Phone Purcellvitle VA 20132 540-751-0321 Tax ID Number Fire District 85D-1-1-1 11 Recommendations Automatic Fire Alarm System No Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Rescue District 11 Election District Opequon Residential Sprinkler System Yes Fire Lane Required No Special Hazards No RECEIVED � i NOV ? 6 2006 ARCADIA Reviewed By Signature j% Jeffrey S. Neal ✓ Title 3 �---...... NOVRECEIVED i 6 0116 f Frederick County, Virginia _ _ _ Master Develi Plan Annlicati 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: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Phone Number. 540-751-0321 Name of development and/or description of the request: SOUTHERN HILLS Location of property: 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Department of Parks and Recreation's Comments: The monetary proffer does not appear adequate to offset the impact this development will have on the capital needs of the county Parks and Recreation Department. Plan appears to meet open space requirements. Plan should l a lv state when and where the county approved recreational units will be installed. Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Vuginia 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: ARCADIA_ DEVELOPMENT CO /o CARLA COFFEY Address: 117 N BAILEY LAME PURCELLVILLE, VA 20132 Phone Number: 540-751-0321 Name of development and/or description of the request: SOUTHERN HILLS Location of property: 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND w TOWN RUN LANE Frederick Coun Sanitation Authority's Comments: 7�/S yzig-w /S Foo9 0414Y /5 Ct)iY STR 0CT/a4- -s p4g,4S.�` I11' /S 7 / 5T'.gC V46W v V 7A ,d 1; All-' ©irk .1 �,c " D W4 T,E,q r-;E,Ed 1S A'�FD % D - Page 23 M,ri1U Ant ' 01 01-ITI"Ho Department of Public Works 5401665-5643 FAX: 540/ 678-0682 December 28, 2006 Mr. Harold Plance William H. Gordon Associates, Inc. 24 West Piccadilly Street, Suite A Winchester, Virginia 22601 RE: Revised Master Development Plan (MDP) for Southern Hills Frederick County, Virginia Dear Mr. Plance: We have completed our review of the revised MDP for Southern Hills and offer the following comments: 1. Sheet 1 of 2: Label the existing stormwater management (SWM) facility located between Phases I and II. Also, delineate the SWM facility serving the proposed Phase III or B-2 area. 2. Sheet 1' of 2: hidictite if a wetlands studywas perforinpd for this site.. Delineate. associated. a+etland: areas even tf these areas will not be disturbed during constructlori 3. Sheet l of 2: b6liiieate areas to be developed withiii'Phase'U and',M Indiei t'eopen space versus ` building lots. Areas requiring deep fills or cuts resulting in slopes steeper than 3h to 1v will require slope stability analyses. This requirement will be enforced at the time of the subdivision design submission. I can be reached at 722-8214 if you should have any questions regarding the above comments. Sincerely, Harvey E S rawsnyder, Jr., P.E. Director o ublic Works HES/rls cc: Planning and Development file C:\Program Tiles\wordPerfect office X3\Rhonda\southernhillsrevmdpeom.wpd 107 North Kent Street a Winchester, Virginia 22601-5000 9 0 MASTER DEVELOPMENT PLAN #16-06 SOUTHERN HILLS Staff Report for the Board of Supervisors Prepared: February 1, 2007 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director 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: 01/17/07 Recommended Approval Board of Supervisors: 02/14/07 Pending LOCATION: The property is located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 85D-1-1-1 through 85D-1-1-95B and 85-A-138 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Residential B2 (General Business) Pending RZ# 22-06 Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas Zoning) South: RA (Rural Areas Zoning) East: RA (Rural Areas Zoning) West: RA (Rural Areas Zoning) Use: Residential / Utility Use: Residential / Agricultural Use: Agricultural Use: Vacant / Agricultural PROPOSED USE: 88 single family detached and 232 single family attached residential uses and commercial uses. MDP #16-06, Southern Ho • February 1, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The Master Plan for this property appears to have significant measurable impact on Route 1012, Town Run Lane, the VDOT facility which would provide access to the property. The proposed Master Development Plan for Southern Hills appears to be appropriate. VDOT offers the following comments: As noted in Phase III, the entrances noted as approximate locations north of the proposed collector road will need to meet VDOT spacing requirements for a collector road. It should also be noted some of the details currently on the plan sheet do not meet current VDOT standards. These items will need to be addressed or corrected with the site plan submittals. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right- of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: Comments addressed. Approval recommended. Frederick County Sanitation Authority: This review is for Phase II only — Phase I is under construction and Phase III is for 1st review. Approved as noted — one item. A 2"d water feed is needed — see plans. Frederick County Inspections Department: Demolition permit required prior to the removal of any existing structures. No additional comment at this time. GIS Department: New/revised road structure is addressable. However, no names were annotated. A minimum of 8 road names are required. Revised road names approved. Winchester Regional Airport: We have completed a review of the proposed Master Development Plan and it should not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. However, the site does lie within the airport's airspace and residents could experience noise from aircraft within that area. Department of Parks and Recreation: The monetary proffer does not appear adequate to offset the impact this development will have on the capital needs of the Parks and Recreation Department. Plan appears to meet open space requirements. Plan should clearly state when and where the County approved recreational units will be installed. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 88 single family detached homes and 232 townhouse units will yield 37 high school students, 33 middle school students and 65 elementary school students for a total of 135 new students upon the build -out of all phases. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The importance of improvements to the transportation system in this undeveloped part of Frederick County is imperative to maintaining an acceptable level of safety MDP #16-06, Southern HO • February 1, 2007 Page 3 within the transportation routes for buses in this area of the County. The construction of the extension of Warrior Drive will help to maintain this acceptable level of safety. It will also add to the efficiency of time that students are on buses and the amount of fuel used for transportation. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new schools facilities to accommodate increased student enrollments. The impact of this project on current and future school needs should be considered during the approval process. 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. Master Development Plans illustrate road locations and deigns, residential areas, recreational amenities, stormwater management areas, buffers and utilities. B) Site History On July 11, 2001, the Board of Supervisors approved Rezoning Application #01-01 to rezone 105 acres from RA (Rural Area) to RP (Residential Performance) to enable the construction of 250 single family residential lots. Frederick County administratively approved Master Development Plan # 09-03 on June 28, 2004 for the Southern Hills project which enabled the subdivision of the project. The Phase 1 subdivision fmal plats for the creation of 95 single family residential lots was approved on June 16, 2006 This current application is a revision to the approved Master Development Plan for Southern Hills and would implement the latest rezoning for this project, RZ #22-01. C) Intended Use 88 single family detached residential uses and 232 single family attached residential uses on 90 acres and commercial uses on 15 acres. D) 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] MDP #16-06, Southern Hil • February 1, 2007 Page 4 Generalized Development Plan: The revised Master Development Plan is generally consistent with the original Master Development Plan in terms of area of development and limits of disturbance. The revised Master Development Plan, based upon the Generalized Development Plan submitted with rezoning application RZ#22-06, recognizes the approval of Phase I of the Southern Hills project in the design and provides for a connected area of single family attached townhouse units. The townhouse section of the project will be developed in a manner that provides additional areas of open space preservation and active recreational land uses beyond that of the original Master Development Plan. The Ewing Family Cemetery is incorporated into the design of the MDP and access is provided consistent with the proffer addressing this feature. The inclusion of the right-of-way dedication for the extension of Warrior Drive is located correctly. Adjacent to the future right of way, the MDP provides for the appropriate buffering and screening. In addition, interior residential screening is provided between the two residential housing types. The recreational facility requirement is provided for in the MDP. The recreational trails depicted with the Rezoning application should be incorporated into the MDP, in particular, the trail that has been provided for adjacent to the Warrior Drive right-of-way and within the buffer area. Waiver: The townhouse portion of Southern Hills contains some units which will be located more than 500' from a state maintained road but not more than 800'; therefore the applicant needs a waiver of § 144-24C(2)b of the Frederick County Subdivision Ordinance to implement the layout proposed. The Planning Commission should address the approval of this waiver. This Waiver was approved by the Planninz Commission. STAFF CONCLUSIONS FOR THE 01/17/07 PLANNING COMMISSION MEETING: Two actions will be required for this MDP—one for the waiver of Section 144-24C(2)b of the Subdivision Ordinance for the extension of the private streets within the townhouse project and a recommendation for the MDP itself. The revised preliminary master development plan for Southern Hills depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the revised proffers of the rezoning (REZ #22-06) and has, with the inclusion of the trail locations, addressed all of staffs concerns. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Please note this MPD is in conformance with the rezoning application being heard on the same night as this MDP, if the rezoning for Southern Hills is not recommended for approval then the MDP should also not be recommended for approval to the Board of Supervisors. MDP #16-06, Southern Ho • February 1, 2007 Page 5 PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/17/07 MEETING: Members of the Commission had questions about whether the internal private streets would be constructed to State standards and whether the street layout would accommodate school bus pick-up and fire trucks; they were concerned that the tight radius, along with parking along interior streets, would hamper school buses and emergency vehicles. The applicant stated that internal streets will be constructed to VDOT's structural and horizontal geometric standards, but not the vertical geometric standards. The applicant agreed to contact VDOT to determine if school bus pick-up points were needed within the development and if emergency services were okay for access by fire trucks and other emergency vehicles. By a majority vote, the Planning Commission granted the waiver of Section 144-24C(2)b of the Frederick County Subdivision Ordinance to implement the proposed layout for the townhouse portion of the Southern Hills project, allowing units to be located more than 500 feet from a state - maintained road, but not more than 800 feet. (The waiver does not require Board of Supervisors' action.) The majority vote was as follows: YES (TO REC. APPROVAL): Oates, Light, Thomas, Ours, Kriz, Triplett, Kerr, Mohn, Wilmot NO: Unger, Watt ABSTAIN: Manuel Based on the discussion of the proposed rezoning which resulted in the revised proffers and agreed - upon stipulations by the applicant, specifically stating that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and secondly, that a phasing plan will be incorporated for the residential portion which will limit residential development to no more than 75 units per year and will be cumulative through the development of the presidential portion, the Planning Commission recommended approval of the MDP. The majority vote as follows: YES (TO REC. APPROVAL): Oates, Light, Thomas, Ours, Kriz, Triplett, Kerr, Mohn, Wilmot NO: Unger, Watt ABSTAIN• Manuel (Please note: Commissioner Morris was absent from the meeting.) MDP #16-06, Southern HAD 0 February 1, 2007 Page 6 BOARD OF SUPERVISORS SUMMARY FOR THE 02/14/07 MEETING: The revised preliminary master development Plan for Southern Hills depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the revised proffers of the rezoning (REZ #22-06). Please note this MPD is in conformance with the rezoning application being heard on the same night as this MDP, if the rezoning for Southern Hills is not approved by the Board, then the MDP should also not be recommended for administrative approval by the Board of Supervisors. The applicant is seeking authorization of the preliminary master development plan by the Board of Supervisors. The Board's authorization will -rant staff with administrative approval authority for the final master development plan. MASTER DEVELOPMENT PLAN #16-06 SOUTHERN HILLS Staff Report for the Planning Commission Prepared: January 3, 2007 Staff Contact: Michael T. Ruddy, Deputy Planning Director 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: 01/17/07 Pending Board of Supervisors: 02/14/07 Pending LOCATION: The property is located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 85D-1-1-1 through 85D-1-1-95B and 85-A-138 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Residential B2 (General Business) Pending RZ# 22-06 Commercial ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas Zoning) Use: Residential / Utility South: RA (Rural Areas Zoning) Use: Residential / Agricultural East: RA (Rural Areas Zoning) Use: Agricultural West: RA (Rural Areas Zoning) Use: Vacant / Agricultural PROPOSED USE: 88 single family detached and 232 single family attached residential uses and commercial uses. MDP #16-06, Southern Hip • January 3, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The Master Plan for this property appears to have significant measurable impact on Route 1012, Town Run Lane, the VDOT facility which would provide access to the property. The proposed Master Development Plan for Southern Hills appears to be appropriate. VDOT offers the following comments: As noted in Phase III, the entrances noted as approximate locations north of the proposed collector road will need to meet VDOT spacing requirements for a collector road. It should also be noted some of the details currently on the plan sheet do not meet current VDOT standards. These items will need to be addressed or corrected with the site plan submittals. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right- of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: Comments pending. Frederick County Sanitation Authority: This review is for Phase II only — Phase I is under construction and Phase III is for 1" review. Approved as noted — one item. A 2nd water feed is needed — see plans. Frederick County Inspections Department: Demolition permit required prior to the removal of any existing structures. No additional comment at this time. GIS Department: New/revised road structure is addressable. However, no names were annotated. A minimum of 8 road names are required. Winchester Regional Airport: We have completed a review of the proposed Master Development Plan and it should not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. However, the site does lie within the airport's airspace and residents could experience noise from aircraft within that area. Department of Parks and Recreation: The monetary proffer does not appear adequate to offset the impact this development will have on the capital needs of the Parks and Recreation Department. Plan appears to meet open space requirements. Plan should clearly state when and where the County approved recreational units will be installed. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 88 single family detached homes and 232 townhouse units will yield 37 high school students, 33 middle school students and 65 elementary school students for a total of 135 new students upon the build -out of all phases. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The importance of improvements to the transportation system in this undeveloped part of Frederick County is imperative to maintaining an acceptable level of safety MDP #16-06, Southern Hip • January 3, 2007 Page 3 within the transportation routes for buses in this area of the County. The construction of the extension of Warrior Drive will help to maintain this acceptable level of safety. It will also add to the efficiency of time that students are on buses and the amount of fuel used for transportation. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new schools facilities to accommodate increased student enrollments. The impact of this project on current and future school needs should be considered during the approval process. 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. Master Development Plans illustrate road locations and deigns, residential areas, recreational amenities, stormwater management areas, buffers and utilities. B) Site History On July 11, 2001, the Board of Supervisors approved Rezoning Application 401-01 to rezone 105 acres from RA (Rural Area) to RP (Residential Performance) to enable the construction of 250 single family residential lots. Frederick County administratively approved Master Development Plan # 09-03 on June 28, 2004 for the Southern Hills project which enabled the subdivision of the project. The Phase 1 subdivision final plats for the creation of 95 single family residential lots was approved on June 16, 2006 This current application is a revision to the approved Master Development Plan for Southern Hills and would implement the latest rezoning for this project, RZ #22-01. C) Intended Use 88 single family detached residential uses and 232 single family attached residential uses on 90 acres and commercial uses on 15 acres. D) 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] MDP #16-06, Southern Hilo January 3, 2007 Page 4 Generalized Development Plan: The revised Master Development Plan is generally consistent with the original Master Development Plan in terms of area of development and limits of disturbance. The revised Master Development Plan, based upon the Generalized Development Plan submitted with rezoning application RZ#22-06, recognizes the approval of Phase 1 of the Southern Hills project in the design and provides for a connected area of single family attached townhouse units. The townhouse section of the project will be developed in a manner that provides additional areas of open space preservation and active recreational land uses beyond that of the original Master Development Plan. The Ewing Family Cemetery is incorporated into the design of the MDP and access is provided consistent with the proffer addressing this feature. The inclusion of the right-of-way dedication for the extension of Warrior Drive is located correctly. Adjacent to the future right of way, the MDP provides for the appropriate buffering and screening. In addition, interior residential screening is provided between the two residential housing types. The recreational facility requirement is provided for in the MDP. The recreational trails depicted with the Rezoning application should be incorporated into the MDP, in particular, the trail that has been provided for adjacent to the Warrior Drive right-of-way and within the buffer area. Waiver: The townhouse portion of Southern Hills contains some units which will be located more than 500' from a state maintained road but not more than 800'; therefore the applicant needs a waiver of § 144-24C(2)b of the Frederick County Subdivision Ordinance to implement the layout proposed. The Planning Commission should address the approval of this waiver. STAFF CONCLUSIONS FOR THE 01/17/07 PLANNING COMMISSION MEETING: Two actions will be required for this MDP—one for the waiver of Section 144-24C(2)b of the Subdivision Ordinance for the extension of the private streets within the townhouse project and a recommendation for the MDP itself. The revised preliminary master development plan for Southern Hills depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the revised proffers of the rezoning (REZ #22-06) and has, with the inclusion of the trail locations, addressed all of staffs concerns. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Please note this MPD is in conformance with the rezoning application being heard on the same night as this MDP, if the rezoning for Southern Hills is not recommended for approval then the MDP should also not be recommended for approval to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. i Lo-v� n Fr- 2 9 2006 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 December 28, 2006 Mr. Harold Plance William H. Gordon Associates, Inc. 24 West Piccadilly Street, Suite A Winchester, Virginia 22601 RE: Revised Master Development Plan (MDP) for Southern Hills Frederick County, Virginia Dear Mr. Plance: We have completed our review of the revised MDP for Southern Hills and offer the following comments: Sheet 1 of 2: Label the existing stormwater management (SWM) facility located between Phases I and II. Also, delineate the SWM facility serving the proposed Phase III or B-2 area. 2. Sheet 1 of 2: Indicate if a wetlands study was performed for this site. Delineate associated wetland areas even if these areas will not be disturbed during construction. Sheet 1 of 2: Delineate areas to be developed within Phase II and III. Indicate open space versus building lots. Areas requiring deep fills or cuts resulting in slopes steeper than 3h to Iv will require slope stability analyses. This requirement will be enforced at the time of the subdivision design submission. I can be reached at 722-8214 if you should have any questions regarding the above comments. Sincerely, �. Harvey E S rawsnyder, Jr., P.E. Director o ublic Works HES/rls cc: Planning and Development V, r file CAProgram Files\WordPerfect Office X3\Rhonda\southernhillsrevmdpcom.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 • Frederick County, Virginia Master Development Plan Application Packaee 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: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Phone Number: 540-751-0321 Name of development and/or description of the request: SOUTHEW HILLS Location of property: 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Virginia Department of Transportation's Comments: See attached email from VDOT to William H C�orclnn Acanr December 15, 2006. Page 20 -Southern Hills Master Devepment Plan - VDOT Comments Page 1 of 1 Harold Plance From: Ingram, Lloyd[Lloyd.Ingram@VDOT.Virginia.gov] Sent: Friday, December 15, 2006 10:02 AM To: 'hplance@whga.com' Cc: 'ccoffey@arcadiabuilding.com; Ingram, Lloyd; 'Eric Lawrence' Subject: Southern Hills Master Development Plan - VDOT Comments The master development plan for this property appears to have significant measurable impact on Route 1012, Town Run Lane, the VDOT facility which would provide access to the property. The proposed master development plan for Southern Hills appears to be approvable. VDOT offers the following comments: As noted in Phase III the entrances noted as approximate locations north of the proposed collector road will need to meet VDOT spacing requirements for a collector road. It should also be noted some of the details currently on the plan sheet do not meet current VDOT standards. These items will need to be addressed or corrected with the site plan submittals. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Thank you for allowing us the opportunity to comment. <<SCN_20061215095826_001. pdf>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) 12/21 /2006 Control number MDP06-0015 Project Name Southern Hills Address 117 N. Bailey Ln. Type Application Master Development Plan Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments • • Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed Date Revised 11 /8/2006 11 / 15/2006 Applicant Arcadia Development Co_ c/o Carla Coffey City State Zip Applicant Phone Purcellville VA 20132 540-751-0321 Tax ID Number Fire District Rescue District 85D-1-1-1 11 11 Election District Recommendations Opequon Automatic Fire Alarm System Residential Sprinkler System No Yes Hydrant Location Fire Lane Required Not Identified No Roadway/Aisleway Width Special Hazards Not Identified No RECE!\'i: NOV i 6 2006 ' ARCADIA Plan Approval Recommended Reviewed By Signature Yes Jeffrey S. Neal � Title 3 Frederick County, Virginia Master Development Plan Application Package LP Request for Master Development Plan Comments `d Frederick County Inspections Department Mail to• Hand deliver to: Frederick County Inspections Department 4th Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. 'Please attach one (1) copy of the MDP with this sheet. Applicant's Name Address: Phone Number: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY 117 N BAILEY LANE PURCELLVILLE, VA 20132 540-751-0321 Name of development and/or description of the request: SOUTHERN HILLS Location of property: 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Frederick County Inspections Department's Comments: Page 24 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Band 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: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Phone Number: 540-751-0321 Name of development and/or description of the request: SOUTHERN HILLS Location of property: 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Frederick County Sanitation Authority's Comments: rAU S FoR O�Z,Y — 10W,4S,fL 1S c0415TR0C7-/v1y -f5- PhAfly /S iC04 Uo W/ATEA F�Fd �S iY�FD% D — SFic f�L4/y.) , Page 23 ck Master Devel ;fin\:, ? C. Z006 Plan Applic �h Request for Master Development Plan Comments Department of GIS (Geographic Information Systems) Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5651 (540) 665-5651 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: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Phone Number: 540-751-0321 Name of development and/or description of the request: SOUTHERN HILLS Location of property: 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE _ -b- , Irl _ - � - . - - -A - - - - - - Page 21 Nose FLOWODWPLAIN 41 Wf3 CE.V NOV 16 ?00h 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: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Phone Number: 540-751-0321 Name of development and/or description of the request: SOUTHERN HILLS Location of property: 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Department of Parks and Recreation's Comments: The monetary proffer does not appear adequate to offset the impact this development will have on the capital needs of the county Parks and Recreation Department. Plan appears to meet open space requirements. Plan shoo l dc.Learl:' state when and where the county approved recreational units will be installed. 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: ARCADIA DEVELOPMENT CO c/o CARLA COFFEY Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Phone Number: 540-751-0321 Name of development and/or description of the request: SOUTHERN HILLS Location of property: i 105 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE Winchester Regional Airport Comments: Page 29 WiNCHESTER REGIONAL AIRPORT SERVING THE ?OP OF VIRGINIA / 1�HOR ly December 15, 2006 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 Carla Coffey Arcadia Development Company 117 North Bailey Lane Purcellville, Virginia 20132 Re: Master Development Plan Southern Hills Opequon Magisterial District Dear Ms. Coffey: We have completed a review of the above referenced Master Plan and it should not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. However, this site does lie within the airport's airspace and residents could experience fly -over noise from aircraft within that area. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director rl LJ �L��rnu� 1n Al, r IFCP o F Frederick County Public Schools Coordinator of Construction and Facilities Use Visit us at www.fr(-dvri(-k.kI2.va.us December 13, 2006 Ms. Carla Coffey Arcadia Development Company 117 N. Bailey Lane Purcellville, VA 20132 Dear Ms. Coffey: RE: Southern Hills Master Development Plan e-mail: kapocsis@frederick.kl2.va.us This letter is in response to your request for comments regarding the master development plan for the proposed Southern Hills project. Based on the information provided, it is anticipated that the proposed 88 single-family detached homes and 232 townhouse units will yield 37 high school students, 33 middle school students, and 65 elementary school students tier a total of 135 new students upon the build -out of all phases. Significant residential growth in Frederick Count) has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The importance of improvements to the transportation system in this undeveloped part of Frederick County is imperative to maintaining an acceptable level of safety within the transportation routes for buses in this area of the county. The construction of the extension of Warrior Drive will help to maintain this acceptable level of safety. It will also add to the efficiency of time that students are on buses and the amount of fuel used for transportation. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new schools facilities to accommodate increased student enrollments. The impact of this project on current and future school needs should be considered during the approval process. Respectfully yours, Stephen M. Kapocsi Coordinator of Construction and Facilities Use SMK:dkr cc: Patricia Taylor, Superintendent of Schools AI Omdorff, Assistant Superintendent for Administration Charles Puglisi, Director of Transportation 540-662-4518 Ext 88112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 To Attn: Mike Ruddy Frederick County Dept of Planning & Dev 107 N. Kent Street Winchester, VA 22601 ❑County No./❑Town No. 24 West Piccadilly Street Suite A Winchester, Virginia 22601 5 540-542-1737 (fax) 540-542-1923 Date December 21, 2006 Shipped Via Courier Plan Name Southern Hills Project No. 2499-0101/Task No. Subject MDP Submission From Harold Plance III We are sending you ® Print(s) ® Correspondence(s) ❑Electronic Media ❑ Originals ® Submission ® 1st ❑ 2n1 ❑ 3rd ❑ Other Copies Date Description 1 12-21-06 MDP Application 1 12-21-06 Special Limited Power of Attorney 1 12-1-06 Check # 36637 in the amount of $12,500 1 12-21-06 Comment letters from various agencies 45 12-21-06 24X36 MDP These are transmitted U For your use ❑ As requested N For approval U For review and comment ❑Other Comments Mike, If there is anything additional I can provide for you please let me know. Thank you, Harold Plance III INTERNAL PLAN PROCESSING USE ONLY Project Name Description Notes: Signature of Receipt Date cc: GAProject\Admin\2499 SOUTHERN HILLS\0101 Sedion B\TRANSMITTALS\SUBMISSIONS\2000r11-08 - MDP courtesy copy to ruddy.doc Engineers • Surveyors • Land Planners • Landscape Architects 0 Document Approval Form � � ` PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. INITIALS Candice Bernie Mark Susan Eric Mike Kevin John Lauren COMMENTS: \—Y-� D 1P 0y ( DATE & TIME Q) -,." Y-"� Z. -n % oc) Received by Clerical Staff (Date & Time): P S 1 Zz ju`p U:\Pam\Common\Document Approval Form.wpd Southern Hills MDP Revisions • Project Information — provide the PIN in the table on sheet 1, provide the off street parking requirements for townhouses. • Notes — Provide an additional note that states that public water and sewer is available for this project. • Overall — the MPD still shows the old lagoon which has been removed. • Previous MDP — reference the original MDP somewhere in the revised Plan. Also, this MPD needs to be labeled "Revised Master Development Plan" • Residential Separation Buffers — separation buffers are required between the single family and the townhouses • Zoning District Buffer — the zoning district buffer needs to be labeled as a shared zoning district buffer. • Road Names — approved road names need to be provided on the MDP. • Waiver — a waiver of 144-24C needs to be requested from the Board of Supervisors to allow the townhouse lots indicated on the MDP to be located further than 500' from a state road (not to exceed 800'). • Hatching — the hatching used for the landscape easement and the private roads further than 500' are too similar. • Future ROW — label the future ROW for Warrior Drive • Proffers — signed proffers will need to be provided on the MPD as well as the GDP. • Landscaping Details — the details on sheet 2 are incorrect. The landscape screen needs to show three trees per ten linear feet and needs to have plant sizes (4' evergreen, 2" caliper deciduous). The zoning district screens need to be revised as well. There are three options with different widths (50'-200'), but sheet 1 only shows a 50' buffer being used. If different areas are intended to use different buffer widths, the hatching needs to indicate the areas. On the 50' buffer detail the location of the berm and the tree needs to be reversed. • MDP Notes sheet 2 — references are made to "final site plan", townhouse developments do not have site plans, they have subdivision design plans. • MPD Notes sheet 2 — reference is made to the possibility of eight different sections of townhouses and that the recreational units will be determined separately with each section. The subdivision design plan for the townhouses should be done as one plan that shows eight phases. The location and type of unit needs to be shown on this SDP and the entire amount bonded prior to platting of any lots. • Trails — a 10' asphalt bike path should be provided within the zoning district buffer area along the future Warrior Drive. ,- Lt, ��,a �� �. ,. . -o Xm ; r • Recreational Units - A table that shows the required number of recreational units needs to be provided. `i�> e • Open Space Areas — in addition to the amount of open space being provided in the development, the boundaries and locations needs to be shown as well. • Stormwater Management — the location of any stormwater management facilities needs to be provided. U:\Candice\Master Plans\Southern Hills Rev\MDP Comments.doc