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Home My WebLink About09-03 Southern Hills Subdividion - Opequon - Backfiler i� 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: V VDOT t/ County Engineer V Fire Marshal City of Winchester ✓ Sanitation Authority GIS (Mapping) ✓ Inspections Dept. :�YParks & Recreation Health Department / Wchester Regional Airport i P'c f5 c/ One copy of the master development plan application. ci— Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings. Submission Fee TRACKING Date Q� Application received W-�� 4 Fee Paid (amount: $ 1 % 0 Preliminary MDP heard by Planning Commission - Action taken: AlIvI � Preliminary DP heard by Board of Supervisors - Action taken: `Z6 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. NOTES: • DATE: l�0 3 File opened. Reference Manual updated/number assigned. D-base updated. List of adjoiners given to staff member for verification. One black & white location map requested from Mapping & Graphics. Four sets of labels requested from Data Processing. /A A - 03 File given to Renee' to update Application Action Summary. CLOSE OUT FILE: 6 �� 41: Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works and Jane Anderson in Real Estate receive a copy of the administrative approval letter. Jane wants a copy of the final action letter even if the application was denied or a� b� o L04-.-- 0--T UO withdrawn.) File stamped "approved"/"denied" or "withdrawn." Reference Manual updated. D-base updated. File given to Renee' for final update to Application Action Summary. File in file drawer. S+qb report JLu b t di'l, U \Carol\Common\Tracking sheers\TRACKING.MDP Rev 01/21/03 CASH _ y$ a 2 t�971 RECEIPT Date Received From --Ac" �� `Lit- V ` gg } � �ddress�v \K\ �' �1~ ' ✓ "- ^ �� '_� ForACCOUNT s U HOW PAID LLW4411 AMT. OF ` ACCOUNT` Z { l'j CASH ,�' ' �,- AMT. PAID CHECKlk , ! BALANCE DUE ?�"" MONEY ORDER ❑ CREDITCARD By 1111 Ik Department of Planning and Development 540/665-5651 March 14, 2006 Don Miller Arcadia Building Company 117 N. Bailey Lane Purcellville, VA 20321 RE: Southern Hills subdivision Dear Mr. Miller: I wanted to thank you and Ms. Coffey for meeting with Mike Ruddy and me on March 1, 2006 to discuss your Southern Hills Development and the planned relocation of 1-81 Exit 307. The County is interested in working with you in an effort to secure the necessary road right-of-way to accommodate the relocated interchange and the extension of Warrior Drive. By jointly planning these improvements today, we will be able to minimize the impacts on residents in the future. As part of our discussion, we recognized that the property is zoned to enable the development of 250 single family residences on this property, and that the first of three planned phases of the project has already been designed and approved. We were pleased to learn that phases 2 and 3 have yet to be designed. We discussed the possibility of working together to enable the conversion of the residential units in these final two phases from single family units to townhouses. This effort would result in the ability for you to introduce your highly regarded townhouse product to the site, enabling you to maintain your previously approved density, while making land available to accommodate the planned extension of Warrior Drive across your site to the planned location of the relocated interstate interchange. Our meeting was concluded leaving two tasks for further investigation: the County staff would contact various County officials to determine their thoughts on the introduction of the townhouses in an effort to secure the road right-of-way; and, Arcadia would evaluate the possibility of introducing the townhouse product, based on a townhouse layout and company business plan. 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 Mr. Don Miller March 14, 2006 Page 2 As I believe Mike Ruddy advised you last week, we have held preliminary discussions with County officials who have expressed interest and a willingness to further consider the details of the proposal. We would request that once your development group has drafted a townhouse development layout that you feel is acceptable for your business plan, that we should reconvene, evaluate the layout, and work toward achieving a collective agreement on the appropriateness of the proposal. When we are prepared to move forward with the proposals implementation, we will establish an expedited time line to assist with the implementation of the proposal. We look forward to hearing from you. Please contact me should you require any additional information. AICP Planning Director cc: Carla E. Coffey, Director of Plamling & Engineering, Arcadia Building Company Richard Shickle, Chairman, Board of Supervisors John R. Riley, Jr., County Administrator ERL/bad -qe n "I 107,iEIP, MEW - 'A� Vr rl isr ...................... t bin IN Immediate TX Result Report ( Sep. 9. 2005 8:12AM ) * Fax Header) File Date Time Destination Mode TXtime Page Result User Name No. ---------------------------------------------------------------------------------------------------- SeD. 9. 8:11AM 5407510431 G3TES) 0"49" P. 3 OK 2128 # Batch M Memory L Send later @ . Forwarding E ECM S Standard D Detail F Fine ) Reduction * LAN —Fax t Delivery Q RX Notice Req. A RX Notice COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 . Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO: COMPANY: FAX #: T C 7V- C Y,31 Remarks: Date: CZ O Number of Pages (including cover sheet) From the desk of: COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 SENT VIA FACSIMILE TO 540-751-0431 CORRECTION TO LETTER DATED SEPTEMBER 7,200 September 8, 2005 Arcadia Development Company 117 N. Bailey Lane Purcellville, VA 20132 RE: Property Identification Number (PIN): 85-A-138 Zoning District: RP (Residential Performance) Dear Madam/Sir: Or! September 7, 2005, I visited the above -referenced property in response to a complaint regarding the alleged disturbance of the 75 foot easement. My inspection of the site revealed the disturbance of the proffered 75 foot easement on the south side of Southern Hills Subdivision. As per our conversation on September 6, 2005, you are aware of this violation. (See attachments) The disturbance, of this easement is in violation of the proffered conditions of Rezoning #01-01 Southern Hills, approved July 11, 2001. Condition #5 of this rezoning states that an easement depth of 75 feet will be maintained, and trees of 4" caliper shall not be removed. Therefore, the destruction of the trees in the 75 foot easement on the south side of the property is a violation of proffer condition #5. Under Section 165-13 E of the Frederick County Zoning Ordinance, the disturbance and removal of trees in this easement constitutes a violation of Rezoning #01-01. This office will allow thirty (30) days from receipt of this letter to resolve this violation. Specifically, the resolution of this violation may be accomplished by submitting a bonded landscape plan to replant the disturbed area with 2 to 4 '/z inch in size caliper trees, and restoring the grading plan to the 75 foot easement. Failure to comply with the Zoning Ordinance will result in a criminal compliant being filed against you. No future approvals will be issued by this office for the Southern Hills Subdivision until this issue is resolved. You have the right to appeal this notice of violation within thirty (30) days of the date of this letter in accordance with Section 15.2-2311 of the Code of Virginia. This decision shall be final and unappealable if it is not appealed within thirty (30) days. Should you choose to appeal, the appeal must be filed with the Zoning Administrator and the Board 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Facsimile to Arcadia Development Company September 8, 2005 Page 2 of Zoning Appeals (BZA) in accordance with Article XXI, Section 165-155A(1), of the Frederick County Zoning Ordinance. This provision requires the submission of an application form, a written statement setting forth the decision being appealed, the date of decision, the grounds for the appeal, how the appellant is an aggrieved party, any other information you may want to submit, and a $250.00 filing fee. Once the appeal application is accepted, it will be scheduled for public hearing and decision before the BZA. Contact me regarding any questions that you may have at (540) 665-5651. Sincerely, �G r eral Zoning and Subdivision Administrator MRC/bad Attachments cc: Ed Strawsnyder, Director Frederick County Public Works John Trenary, Frederick County Building Official Tung Niki Adhikusuma, P.E., Greenway Engineering � ._ L. �.�^✓`'i.�ii_�G� C� .. �Gvf'!Zvli.. v`�n/ S • ��, _ . ��A.�yl�v+ � _�.C4'C v�(�i - � �� (Ntw_.. . #leg f�c ovor e r-4�1 xz, h'. yr- GREENWAY ENGINEERING 151 Windy Hill Lane F,un,udin inn Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Southern Hills Subdivision Phase 1 File No: 3126 Date 4/6/05 To: Frederick County From: Jeremy Tweedielad Department of Planning and Development Attn: David Beniamino GREENWAY ENGINEERING Phone: 540-662-4185 Copied File Fax: 540-722-9528 ❑ Urgent ® For Your Review ❑ As You Requested ❑ Please Comment Message: Mr. Beniamino, Please find attached 1 (one) comment response letter dated 4/6/05 and 1 set of revised plans. Please contact me with any questions or need for additional infcrmation. PLANNIN LIN &�C EVEL OPMENT www.greenwayeng.com rnI) P ,* 6 � - o -*_ f t4 8"S;--fit Barbara - Data Pr FROM: Bev. Plan' lnin Processing Ple77kt�THANKSIII g Dept els by. SOUTHERN HILLS SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Town of Stephens City 85- A -142 i/ P.O. Box 250, Stephens City, VA 22655 Mary Virginia Stickley 85- A -165C & 59 4502 Saint Stephens PL, Midlothian, VA 23113 Ritenour Farn, LP 85- A -131 514 Peace & Pleant Lane, Stephens City, VA 22655 William L. Ramsey 85- A -137D & 60J224 Peace & Pleant Lane, Stephens City, VA 22655 Joyce Myers 85- A -137 ✓ 625 Town Run Lane, Stephens City, VA 22655 Stephen & Gary I. Scothom 85- A -139 L/ 506 Ewings Lane, Stephens City, VA 22655 Frederick Winchester Sanitation Aurthority 85-((A))-141 P.O. Box 433, Winchester VA, 22604 9-5- A-13 8 --/� -7T� S7+epk.��j 4sTOCi��S` V / Ens y pz- U ,e ray 11 RE: Southern Hills MDP - Owner's Signature Subject: RE: Southern Hills MDP - Owner's Signature Date: Thu, 17 Jun 2004 16:33:12 -0400 From: "Evan Wyatt" <ewyatt@greenwayeng.com> To: "Jeremy F. Camp" <jcamp@co.frederick.va.us> CC: "Niki Adhikusuma" <niki@greenwayeng.com>, "Jeremy Tweedie" <jtweedie@greenwayeng.com> Hi Jeremy, The SLPOA form was signed by Neal Rhinehart who is the President of Arcadia Building Company. The MDP was signed by Don Miller who is the Chief Operating Officer for Arcadia Building Company. Both gentlemen are authorized to provide legal signature on behalf of the company. Please let me know if you have any questions and advise me when the final MDP is signed by the County and is ready to be picked up. Thank you, Evan -----Original Message ----- From: Jeremy F. Camp[mailto:jcamp@co.frederick.va.us] Sent: Wednesday, June 16, 2004 6:14 PM To: Evan Wyatt Subject: Southern Hills MDP - Owner's Signature Evan: I have a question for you.' The owner's signature on the Southern Hills MDP is not legible. It appears different than the signature on the Special Limited Power of Attorney Form. Who's signature is it? Thanks, Jeremy 1 of 1 6/17/2004 5:32 PM /dN GREENWAY ENGINEERING 151 Windy Hill Lane %47 Winchester, Virginia 22602 Founded in 1971 RECEIVED JUN 1 0 2004 FREDERICK COUNTY pLANNR4G & DEVELOPMENT T R A N S M I T T A L Project Name: Southern Hills MDP File No: 3126 Date June 9, 2004 To: FC Planning Dept. From: NTA/JNT Attn: Eric Lawrence GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 ❑ Urgent ® For Your Review ❑ As You Requested ❑ Please Comment Eric, Attached for Southern Hills MDP is the following for county signature: 1. 10 Copies of the revised MDP per Frederick County Board of Supervisors. Should you have any question please call. Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com GREENWAY ENGINEERING 151 Windy Hill Lane %*47 Winchester, Virginia 22602 Founded in 1971 T R A N S M I T T A L Project Name: Southern Hills MDP File No: 3126 Date May 6, 2004 To: FC Planning Dept. From: NTA/JNT Attn: Eric Lawrence GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 ❑ Urgent ® For Your Review ❑ As You Requested ❑ Please Comment Eric, Attached for Southern Hills MDP is the following for county signature: 1. 10 Copies of the revised MDP per Frederick County Board of Supervisors. Should you have any question please call. Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com =ounded in 1971 GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Southern Hills File No: 3126 Date March 24, 2004 To: FC Planning From: Evan Wyatt Attn: Jeremy Camp GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 _.� t )rgcnt ❑ For Your Review ❑ As You Requested ❑ Please Comment Message: Hi Jeremy, Please find attached 25 copies of the Southern Hills MDP that has been revised to reflect the issues discussed in our meeting with Mr. Shickle and Mr. Ewing, as well as 25 copies of the two I-81 Exit 307 relocation exhibits that were developed by Greenwqy Engineering. Please contact me if you have an questions regarding this information or if you need aLny additional information. Thank you, Evan Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING March 31, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #09-03 OF SOUTHERN HILLS SUBDIVISION On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, April 14, 2004 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. The meeting is to consider Master Development Plan #09-03 for the revision of Southern Hills Subdivision. This subdivision has been submitted by Greenway Engineering, and is for 250 single family detached urban houses. The site is identified by Property Identification Number 85-A-138, which is within the Opequon Magisterial District. Any interested parties may attend this meeting. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, 0��7 Jeremy F. Camp Planner II JFC/bad 0 107 North Kent Street • Winchester, Virginia 22601-5000 This is to c rtify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: - _ 85 . A- .141- _ - FREDERICK-WINCHESTER A 142 PO BOX 433 85 STEPHENS CITY, TOWN OF WINCHESTER, VA. 22604 043 PO BOX 250 STEPHENS CITY, VA 22655.0250 85 - A- - 138- ARCADIA DEVELOPMENT CO 85 - A- - 59- ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 85 -A. -131- RITENOUR FARM L.P. CIO MARY RITENOUR 514 PEACE AND PLENTY LN STEPHENS CITY, VA 22655.5836 85 - A. - 60- --� 13 -7 S RAMEY, WILLIAM LARRY & ELIZABETH 824 PEACE AND PLENTY LN STEPHENS CITY, VA 22655.5839 PO BOX 5368 SAN JOSE, CA 95150.536860AI 85 - A. - 145-A STEPHENS ASSOCIATES CIO TM ASSOCIATES MGMT, INC 15825 SHADY GROVE RD STE 25 ROCKVILLE, MD 20850.4033 l 85 - A. - 146-A STIMPSON, HARRY F III CIO AIKENS INVESTMENTS PO BOX 2468 WINCHESTER, VA 22604.1668 85 - A- -137- MYERS, JOYCE E 625 TOWN RUN LN STEPHENS CITY, VA 22655.5345 85 -A. .139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A J;my M.CarmnpD Planner I 'n 506 EWINGS LN I Frederick Co. Planning Dept. STEPHENS CITY, VA 22655-5306 STATE OF VIRGINIA COUNTY OF FREDERICK , a Notary Public in and for the State and County I, Planner II for the Department of Planning and aforesaid, doh eby certify that J remy F. Camp, �'e foregoing, datedh `��j � � ��y(�,�has Development, whose name e and acknowgned to ledged dged the same in my State -and County afores td. personally appeared before m -- �- day of Given under my hand this F My commission expires on Mr. Mark D. Smith, P.E., L.S. Greenway Engineering j 151 Windy Hill Lane NOTARY PIk LIC Winchester, VA 22602 A-Ppz- /'YO) P -*b�—a3 S 0 0--7-tf L (L TO: Barbara - Data Processing FROM: Bev - Planning Dept. Please pri t oC sets of labels by: THANKS!!! SOUTHERN HILLS SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Town of Stephens City 85- A -142 P.O. Box 250, Stephens City, VA 22655 Mary Virginia Stickley 85- A -165C & 59 14502 Saint Stephens PL, Midlothian, VA 23113 Ritenour Farn, LP 85- A -131 1 514 Peace & Pleant Lane, Stephens City, VA 22655 William L. Ramsey 85- A -137D & 60 824 Peace & Pleant Lane, Stephens City, VA 22655 Joyce Myers 85- A -137 ✓ 625 Town Run Lane, Stephens City, VA 22655 Stephen & Gary I. Scothorn 85- A -139 ✓ 506 Ewings Lane, Stephens City, VA 22655 Frederick Winchester Sanitation Aurthority 85-((A))-141 P.O. Box 433, Winchester VA, 22604 ,4/QCt9-pra— 6V(i1>��` —'; "�PL �c�- 8-5- A-138 i/ a-.e,,U 5 ,6,5 4 ` i j A- ✓� 14(0 — f4w'v,q S`(-, A,,bso v 177— • • COUNWTY Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 SENT VIA FACSIMILE TO 540-751-0431 September 7, 2005 Arcadia Development Company 117 N. Bailey Lane Purcellville, VA 20132 RE: Property Identification Number (PIN): 85-A-138 Zoning District: RP (Residential Performance) Dear Madam/Sir: On September 7, 2005, I visited the above -referenced property in response to a complaint regarding the alleged disturbance of the 75 foot easement. My inspection of the site revealed the disturbance of the proffered 75 foot easement on the south side of Southern Hills Subdivision. As per our conversation on September 6, 2005, you are aware of this violation. (See attachments) The disturbance of this easement is in violation of the proffered conditions of Rezoning #01-01 Southern Hills, approved July 11, 2001. Condition #5 of this rezoning states that an easement depth of 75 feet will be maintained, and trees of 4" caliper shall not be removed. Therefore, the destruction of the trees in the 75 foot easement on the south side of the property is a violation of proffer condition 45. Under Section 165-13 E of the Frederick County Zoning Ordinance, the disturbance and removal of trees in this easement constitutes a violation of Rezoning #01-01. This office will allow thirty (30) days from receipt of this letter to resolve this violation. Specifically, the resolution of this violation may be accomplished by submitting a bonded landscape plan to replant the disturbed area with 2 to 4 Moot in size caliper trees, and restoring the grading plan to the 75 foot easement. Failure to comply with the Zoning Ordinance will result in a criminal compliant being filed against you. No future approvals will be issued by this office for the Southern Hills Subdivision until this issue is resolved. You have the right to appeal this notice of violation within thirty (30) days of the date of this letter in accordance with Section 15.2-2311 of the Code of Virginia. This decision shall be final and unappealable if it is not appealed within thirty (30) days. Should you choose to appeal, the appeal must be filed with the Zoning Administrator and the Board 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 i Facsimile to Arcadia Development Company September 7, 2005 Page 2 of Zoning Appeals (BZA) in accordance with Article XXI, Section 165-155A(1), of the Frederick County Zoning Ordinance. This provision requires the submission of an application form, a written statement setting forth the decision being appealed, the date of decision, the grounds for the appeal, how the appellant is an aggrieved party, any other information you may want to submit, and a $250.00 filing fee. Once the appeal application is accepted, it will be scheduled for public hearing and decision before the BZA. Contact me regarding any questions that you may have at (540) 665-5651. Sincerely, Mark R. gChZa�F Zoning and Subdivision Administrator MRC/bad Attachments cc: Ed Strawsnyder, Director Frederick County Public Works John Trenary, Frederick County Building Official Tung Niki Adhikusuma, P.E., Greenway Engineering Property Identification Number 85-A-138 Opequon4Wterial District DOROTHY CARBAUGH ESTATE PROPERTY reliminary Matters ursnant to Section 13:.2-2296 et Sea., of the code of Virginia, 1950, as amen: ed, and the provisions of me Frederick County Zoning Ordinance with respect to conditional rezoning, tae undersigned applicant creby proffers that in the event the Board of Supervisors of Frederick Courvy, Virginia, shall approve :croniag Application #i01-01 for the rezoning of 105 acres from Rural 'area (RA) to Residential 'erformance (RP). Development of the subject property shall be done in con: i amity with the terms and onditions set forth herein. except to the extent that such terms and conditions may be subsequently mended or revised by the applicant and such be approved by the Frtilcrick County Board of ;up=visors in accordance with Virginia law. In the event that such rezonm€ is not granted, then these a -offers shall be deemed withdrawn and of no effect whatsoever. These prof'= shall be binding upon he applicant and their legal successor or assigns. 4onetary Contribution to Onset Impact of Development [he undersigned, who owns the above described property, hereby volunranl;, proffers that if the Board >f Supervisors for the County of Frederick, Virginia approves the rezoniri; for the 105 acres, with iontage along Town Run Lane in the Opequrou Magisterial District of Frede>>ck County, Virginia from 2A to RP, the undersigned will pay to Frederick County at the time a buildin - permit is applied for and ssued the sum of $4,910.00 per lot Phis monetary proffer provides for $3,581.00 for Frederick County Schoc, s; $598.00 for Frederick :ounty Parks and Recreation; $446.00 for Frederick County Fire and R:!scute; $105.00 for Public _.ibrary; $59.00 for Sheriffs Office and $121.00 for Administration Building. General Development Plan Voluntarily proffered is the attached Generalized Development Plan including the following improvements: I. On the 105 acres to be zoned RP no more than 250 single family dwelling units shall be constructed- These units shall consist of single family home lots. 2. Stickley Drive (SR 1085) shall be extended as shown to connect with'Cown Run Lane (SR 1012) during the first phase of development(A to B). 3. Town Run Lane (SR 1012) shall be overlayed with a bituminous cone -.te surface from B to C . Guard rail shall be installed right and left along Town Run Lr.uie `fill' areas greater than, 7' vertical . The improvements are to be further described by a VD(, r Permit to be issued at the time of the work This work shall be done prior to the issuance of me 50`b building permit. 4. Town Run Lane (SR 1012) shall be overlayed with a bituminous cc (icrete surface from C to D during the phase where the entrance at "D" is constructed These itnl = ovements are to be further described by a VDOT Permit to be. issued at the time of the work 5. An easement shall be established 75' in depth along the South proper -I line E to F. This easement will be prominently shown on the final plat and will restric! eonstruuction of homes as well as limiting the clear cutting of trees larger than 4" diameter. 6. A statement shall be added to the plat and covenants for all lots creavIby this project advising that agricultural uses exist on the South and East , the Ewing Family '!cmetary exists within the limits of development, and, wastewater treatment facilities exist or p 1:viously existed to the North of this site_ 7. The Ewing family cemetery will be set aside as a separate lot with pi blic road access and conveyed, if possible, to the Ewing family with covenants for future ; mintenancc by the Ev4 ing family. 8. A contribution of $100,000 for construction funding shall be Dade at the time VDOT implements the construction of a stoplight at the intersection of Stic 1ley Drive and Rte 277. ' _ The conditions proffered above shall be binding upon the heirs, executors. administrators, assigns and successors in interest of the Applicant and Owner_ In the event the i rederick County Board of Supervisors pant said rezoning and accepts these conditions, the proffered i;onditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick Cot _ity Code. V 00 O W W Z t� 0 Z WCQ o CD C o7 a11 a_ ' 1 to LO CO LO 0 00 .-, ~> I rn O I �� y, co W x �� C Wcp0Lnb a"' °° v �X Lo � � � d E� G4 rd 0 U)rHr�� F t; rn rn ^ i q t;, N O � W � 0 v ��P of i Z C- - ._ - _ D l -=,'' ✓'% ''' // j�•I'I� �� a4'' - �' ♦ vm7E PNE SEEDLINGS (TV) ' , 'III + ; : 'A,%�� EASEMENT LWE ems 20 NY T . rM1 ` .� ._ \ , , , _- ±MPERTY ulE 4rc ---- 1M EEa ANMG DETAIL RjTm`4v^1fA"% LIMA ca I" roan � : �, � ORANGE CONSTRUCTION _ LL... \ .r'+ FgNCINGs TO BE PROVIDED. THIS SHALL r� ?Ili „r% i / >= _ i `I pR0Tt4f- THE TREES FROM BEING ' I bAMD OR DESTROYED DURING: THE l'+,\ `` ` \ ` `G 1$TkUCT ON PROCESS EXCEPT THOSE \ � # , ,�'��,'', ;`\ `• --- \ tfF EIS LESS -'.HAN 4" IN CALIPER AS PER ' L—AN 5gAf:btIE BUFFER -_ - I ' *♦ i I I �n is ga a Lt �j - — _�FFr R of MR I III + I l l i -- __ ---- \ 1 , , / •^.t'.'. �.: 1 � '� / I , I I I I ' l i l l l ,��, I ti•. g�41", }.. .�'`" 1 / 1 / / � `� _---�� "- � + 1 I 1 r , ��'. •'••.':1: ti_-', I; i{ I I i � i I \ I I .: . I I r r� i /� � �_��~ ---- ` I I I r •i.•ra.'.'.: � /i 1 i i 'r i�; ' II r+Ir I I �* i i r r„r/i :� %.-'= T -�� '(�:)CCi•.T'r. / ! I I I I i I 1 - •t.'.•.�: t'.': i ' / it r / 1 1 I ` 'I - -- - 1 - � 1 1 r I I I I 1 -�- 11111�11 qA ,,/�iii�{i,� I�r ''ICI �\ _ — � I �� '�:'\~_~` `` i:• I I + � '�.,. FRS 41 ------------- I I•P, diate TX Result Report (Sea, 8•005 10;05AM 1 Fax Header) File Date Time Destination Mode TXtime Page Result User Name No, ---------------------------------------------------------------------------------------------------- Sep. 8. 10:03AM 5407510431 G3TES) 1'46" P. 5 OK 2118 # . Batch M Memory L Send later 0 . Forwarding E ECM S Standard D Detail F Fine Reduction * LAN —Fax + Delivery Q RX Notice Req. A RX Notice COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 . Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO: �Aeeue�4k— COMPANY: FAX #: SVC Remarks: 4�,' PTA) SY -,q - /,.� Y Date: W a — Number of Pages (including cover sheet) From the desk of: 1Q COUNTY of FREDERICK S F F 2 0 2005 September 19, 2005 Ms. Carla Coffey Arcadia Development Company P.O. Box 1150 Purcellville, Virginia 20134 RE: Land Disturbance Permit - Southern Hills Frederick County, Virginia Dear Ms. Coffey: Department of Public Works 540/665-5643 FAX: 540/ 678-0682 We received the revised subdivision plans for the subject subdivision on Thursday, September 15, 2005. After a review of the revised plans, it Was determined that they contain accurate topography of the subject subdivision. Therefore, we have reinstated Arcadia's land disturbance permit and site work may commence on the subject project. Sincerely. r Joe C. Wilder Deputy Director JCW/rls cc: Eric Lawrence. Director of Planning and Development ✓� file C:\Program Files\WordPerfect Office 11\Rhonda\E&S-Drat»age\southenihillslanddistreleaseworlcwpd 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 29, 2004 e FILE COPY Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Administrative Approval of Master Development Plan (MDP) #09-03 Southern Hills Subdivision Property Identification Number (PINS) 85-A-138 (Zoning: RP) Dear Evan: Frederick County administratively approved the above -referenced final master development plan on June 28, 2004. This master development plan is a revision to MDP #04-01 for Southern Hills Subdivision. The new plan is approved for the development of 250 single-family detached urban dwellings on approximately 107 acres of land. The final master development plan for Southern Hills Subdivision satisfies all of the proffered conditions associated with the rezoning of the property in 2001 (Rezoning Application #01-01). This includes, but is not limited to, the extension of Stickley Drive and the overlay of Town Run Lane with bituminous concrete. In addition to the proffered conditions, a single -row of evergreen trees along the southwestern property line shall be provided. 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 and individual plats is required prior to the subdivision or development of this parcel. Furthermore, the approved phasing plan stipulates that prior to the submission of the Phase III design plan, the owner/developer shall meet with County Officials to determine the status of the possible future relocation of the Interstate 81, Exit 307, Interchange. I am providing you with seven (7) copies of the approved final master development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any questions. Sincerely, Jeremy F. Camp, Planner II JFC/bad Attachments 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Re: Administrative Approval of MDP #09-03 Mr. Evan Wyatt June 29, 2004 cc: ,-Arcadia Development Co. chard C. Shickle, Chairman of the Board ,-till Ewing, Opequon District Supervisor /Joe Wilder, Public Works one Anderson, Real Estate em: �o er L. Thomas, Opequon District Planning Commissioner ick C. Ours, Opequon District Planning Commissioner MASTER DEVELOPMENT PLAN #09-03 SOUTHERN HILLS SUBDIVISION (revision of MDP#04-01) Staff Report for the Board of Supervisors Prepared: April 7, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 01/07/04 Recommended Approval Board of Supervisors: 01/28/04 Tabled for up to 90 days 04/14/04 Pendi LOCATION: The property is located south of Stephens City, east of Interstate 81, and approximately 8/10 of a mile south of Fairfax Pike (Route 277) on the east side of Town Run Lane (Route 1012). MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 85-A-138 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Agricultural ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RA (Rural Areas) District South Zoned: RA (Rural Areas) District East Zoned: RA (Rural Areas) District West Zoned: RA (Rural Areas) District PROPOSED USE: Use: Town of Stephens City Lagoon, Residential Use: Residential, Agricultural (Stephens Run) Use: Sanitation Authority Lagoon, Agricultural Use: Residential, Agricultural 250 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights. REVIEW EVALUATIONS: Virginia Dept. of Transportation: The preliminary master plan for this property appears to have a MDP #09-03, Southern Hills Subdivision Page 2 April 7, 2004 measurable impact on Routes 277, 1012, and Stickley Drive, the VDOT facility which would provide access to the property. 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, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Fire Marshal: Fire hydrants shall be located within (3) three feet of the curb. Fire lane signs required at all fire hydrants. Removal of land clearing debris should be considered. Open air burning in this area will not likely be permitted. Plan Approval Recommended. Sanitation Authority: 15` review approved as noted - 2 items. Town Of Stephens City: Future I-81 Interchange plans could be impacted by this development or vice versa. The Town will continue to be impacted by traffic flow that is constricted at the stop light. County Inspections: No comment required at this time. Shall comment during subdivision lot review. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan submission. Geographic Information Systems: The Frederick County Department of GIS has reviewed the requested road names for use in the Southern Hills Subdivision, and has made the following determinations: 1. The following road names were previously approved and reserved in the Frederick County Road Naming System: Neville Court, Suwanee Drive, and Kodiak Court; 2. The following road names are approved and reserved as new requests in the Frederick County Road Naming System: Yukon Court, Nathan Court, and Triston Court; 3. The following names are denied for use in the Frederick County Road Naming System, as duplicating or conflicting with other road names already in the system: Harvest Drive, Sorel Court, and Birch Court. Winchester Regional Airport: The above referenced Master Plan has been reviewed and it appears that 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 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. Frederick County Public Schools: No additional comments at this time. Parks & Recreation: The Parks and Recreation Department recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a connector to adjacent development. The long range plan is for eventual access to Double Church Road and the completion of a connector accessing Sherando High School, Sherando Park. This would also offer the residents r MDP #09-03, Southern Hills Subdivision Page 3 April 7, 2004 of Southern Hills with a connection to the extensive trail system currently being developed on the north of Route 277. Planning Staff Note: The proposed plan offers a 4' sidewalk along the north side of Town Run Lane. This sidewalk does not satisfy the recommendation of the Department of Parks and Recreation for a bike/pedestrian facility, which translates to a 10' wide asphalt trail. Staff would also note that the width of the proposed sidewalk is less than VDOT's 5' standard. Planning & Zoning A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planed development of property within Frederick County that suits the characteristics of the land, is_harmonious armonious with adjoining property and is in the best interest of the general public. B) Location The 107.069 acres is located in the Opequon Magisterial District and is approximately 3/4 of a mile south of Exit 307 and 8/10 of a mile south of Fairfax Pike (Route 277). The parcel of land is.accessible from Town Run Lane (Route 1012) via Fairfax Pike (Route 277). Stephens Run, a tributary of the Opequon Creek, flows along the eastern boundary of the property. C) Site History The original Zoning Map forFrederick County (U.S.G.S. Stephens City Quadrangle) identified this land as being zoned A-2 (Agricultural General) District. The County's agricultural zoning districts were combined to form the RA (Rural Areas) District on May 10, 1989 by the adoption of an amendment to the Zoning Ordinance. The UDA (Urban Development Area) was expanded to include the entire parcel on October 25, 2000. The Frederick County Board of Supervisors approved the rezoning of the property from the RA (Rural Areas) Zoning District to the RP (Residential Performance) Zoning District on July 11, 2001. A detailed proffer statement accompanied this rezoning and has been made part of the proposed master development plan. A master development plan for 225 single-family detached traditional houses was approved MDP #09-03, Southern Hills Subdivision Page 4 April 7, 2004 for the Southern Hills Subdivision on March 13, 2002. This previously approved plan entitled 15,000 square foot lots and 2.94 acres of open space. D) Project Scope & Suitability Analysis Land Use Compatibility: The 107.069 acres are located in an area which is both rural and residential in nature. Indeed, it is in a transitional zone between large agricultural and residential tracts to the south and suburban development to the north. The area is also in close proximity to Interstate 81 and Fairfax Pike, which are key arterial roads in Frederick County. Historic Resources: The Frederick County Rural Landmarks Survey identifies historic structures in the proximity of the subj ect parcel. None of these structures are identified as potentially significant historic resources. The Ewing family cemetery exists on the southeast portion of the site. It is identified as circa 1750 and contains grave sites dating to 1856. The cemetery shall be set aside from this development as a separate lot with public road access for the Ewing family. Environment: The property contains recognized environmental features which includes areas of steep slopes and floodplains. Steep slopes are defined as land areas where the slope exceeds 50%. The plan that has been submitted calls for the disturbance of 24.9% of existing steep slopes and 0% of floodplains. The Zoning Ordinance allows the disturbance of up to 25% of steep slopes during development. Existing vegetation around Stephens Run will be protected via a riparian buffer. Transportation: The Impact Analysis Statement submitted with the rezoning application in 2001 indicates that the proposed development of this property will generate 2,500 daily vehicle trips per day on average. To achieve an acceptable level of service Stickley Drive (Route 1085) will be extended to intersect with Town Run Lane (Route 1012) during phase one of this development. The developer has also proffered to provide guardrails at the Town Run Lane (Route 1012) bridge crossing; overlay Town Run Lane (Route 1012) with bituminous concrete; and provide $100,000 to VDOT for a street light at the intersection of Fairfax Pike (Route 277) and Stickley Drive (Route 1085). All streets within the development will be constructed with curb & gutter, sidewalks on both sides of the street, street lights, street signs, and shall meet the design standards of VDOT. Comprehensive Policy Plan: The subject property is located within the County's Urban Development Area (UDA). The Comprehensive Policy Plan states that suburban residential development must occur within the MDP #09-03, Southern Hills Subdivision Page 5 April 7, 2004 UDA. Asa result of the rezoning approved on July 11, 2001, residential land development of this nature is a permitted use. There is no small area land use plan for the Fairfax Pike (Route 277) corridor or the subject parcel. Density: The preliminary master development plan for Southern Hills Subdivision consists of 250 single-family detached urban houses on a parcel of land consisting of 107.069 acres. This calculates to a gross density of 2.33 dwelling units per acre. The Frederick County Zoning Ordinance allows a maximum gross density of four dwelling units per acre for developments over 100 acres in size. However, during the rezoning process, the owner proffered to limit development of the parcel to no more than 250 single-family dwelling units. Development is proposed to occur in three phases. Phase one will consist of 82 lots; phase two will consist of 80 lots; and phase three will consist of 88 lots. Landscaping, Buffers and Open Space: The preliminary master development plan indicates that the developer will provide either street trees or ornamental landscaping to comply with the County's new landscaping requirements. Additional landscaping shall be provided within the 75' landscape buffer located along the south property line to supplement all existing trees over 4" in caliper. A general replanting detail of this buffer area is shown on the preliminary master development plan. Open space for the development meets the minimum requirements. The majority of the open space is located in floodplain areas. The open space will be accessible at the end of Hayvenhurst Drive and through the proposed Ewing cemetery lot. Proffer Compliance: All of the proffers, approved with the rezoning of the property on July 11, 2001, are addressed by this preliminary master development plan. One condition of the proffer statement is that a payment of $4,910.00 will be paid to Frederick County upon receipt of the first building permit for each lot. The money will be allocated to Schools, Parks and Recreation, Fire and Rescue, Public Library, Sheriff's Office, and Administration Building as designated in the proffer statement. The other proffered conditions require road improvements to and along Town Run Lane (Route 1012) and Stickley Drive (Route 1085); a maximum density of 250 dwellings; the establishment of a preservation and buffer easement along the south property line; the creation of a lot for the Ewing family cemetery; a statement of notification on all plats and deeds; and payment of $100,000 to VDOT for the construction of a stop light at Stickley Drive (Route 1085) and Fairfax Pike (Route 277). E) Unresolved Issues The following issues remain unresolved with this preliminary master development plan: 1. Bike/Pedestrian Trail. The bike trail, recommended by the Frederick County Department of Parks and Recreation, is not provided for in this preliminary master MDP #09-03, Southern Hills Subdivision Page 6 April 7, 2004 development plan. As required by the Zoning Ordinance, a sidewalk is proposed along Town Run Lane where individual building lots will have frontage. Staff suggests that this sidewalk be extended at least to the end of the property line to allow for a future possible connection with the regional trail planned by the Department of Parks and Recreation. PLANNING COMMISSION SUMMARY & ACTION FOR THE MEETING OF 01/07/04: A petition was submitted at the Planning Commission's public meeting from adjoining property owners to the east who were opposed to both the addition of the 25 lots and to the relocation of the Southern entrance off of Town Run Lane. An adjoining property owner, who farms cattle, inquired about the possibility of establishing an agreement with the applicant about sharing the cost of repairing and maintaining the fence line along the eastern side of the property. It was the applicant's understanding that the bike/pedestrian trail system was conceptual in nature at this point in time. In addition, they questioned the ability, of the trail system to actually link into their property because of three existing box culverts and space needed for guard rail installation. The applicant argued that imposing a ten -foot wide trail through their development would necessitate a redesign and a loss of lots. Considering that all of the lots within their proposed subdivision were connected internally by sidewalks, the applicant noted that future residents could safely access the northern limits of the property, should the trail system be implemented. The applicant offered to increase the width of the sidewalk along Town Run Lane from four feet to five feet. Due to the Commission's desire to see the Stickley Drive extension completed as soon as possible, the applicant also agreed to commit to opening the Stickley Drive extension after the issuance of the 20`" building permit. The Board of Supervisors Liaison expressed concern about access to the open space through the Ewing Family Cemetery. The applicant responded that a lot will be established for the land area around the cemetery which meets the County's requirements for frontage along a state -maintained road and the lot will be conveyed to the Ewing family. The language of the proffer specifies that the Ewing family will be responsible for maintaining the family cemetery, as they have done in the past. It was also noted that the Ewing family had indicated their desire to place a fence around the cemetery. Commission members agreed that the revised master development plan, proposing curb and gutter with sidewalks and streetlights on 12,000 square foot lots, was a far superior product than the previous proposal of 15,000 square foot lots with open ditches. It was also pointed out that the rezoning for the proposed master development plan was approved with a capacity of 250 homes. However, members of the Commission{believed the traffic congestion in this area was so unacceptable, that the traffic from an additional 250 homes, let alone 225, in addition to other pending future development in this area, was sufficient justification not to approve the revised master development plan. While some Commissioners believed it was important to have Stickley Drive functional as early as possible for safety reasons, especially for construction traffic, others felt the need for the Stickley Drive extension MDP #09-03, Southern Hills Subdivision Page 7 April 7, 2004 was not as paramount. Concern was expressed, however, about the danger of allowing construction traffic to come out at Fairfax Pike (Rt. 277) by the Red Apple convenience store, without a traffic signal. Additional viewpoints expressed by members of the Commission included: the continual impact of additional children on schools that were either already at capacity or over capacity; the need for consideration of the impacts to the existing property owners to the south; the impacts of additional housing on the tax structure; and, the possibility of postponing construction until possible impacts from the pending I-81 and Rt. 277 improvement projects could be determined. By a maj ority vote, the Planning Commission recommended approval of Revised Master Development Plan #09-03 for Southern Hills subdivision, submittedby GreenwayEngineering, for 250 single-family detached urban houses with the increased sidewalk width along Town Run Lane from four feet to five feet. The majority vote was as follows: YES (TO APPROVE): Rosenberry, Triplett, Fisher, Kriz, Ours, Thomas, DeHaven NO: Straub, Gochenour, Watt, Unger, Morris, Light (For the record, Commissioners Morris and Unger expressed their desire to accept the applicant's offer guaranteeing that the Stickley Drive extension would be opened after the issuance of the 20`h building permit. Because this was not a part of the motion, Commissioners Morris and Unger voted against the motion.) (All members of the Commission were present.) BOARD OF SUPERVISORS SUMMARY & ACTION FOR THE MEETING OF 01/28/04: The Board of Supervisors deferred action on this master development plan for up to 90 days to give the applicant a chance to address several concerns and recommendations which were discussed during the public meeting. These issues included the following: • Demonstrate how the planned relocation of the Stephens City interstate interchange will link to theproposed extension ofStickleyDrive and incorporate this information with theproposed master development plan. • Consider extending the required sidewalk along Town Run Lane to Stickley Drive so as to provide a potential link to the planned regional trail system which will ultimately extend from Town Run Lane to Double Church Road. • Consider extending the proposed buffer and screen along the entire southern property line between the proposed development and the existing residences. • Clarify how access to the open space will be provided without impacting the Ewing family MDP #09-03, Southern Hills Subdivision Page 8 April 7, 2004 cemetery. Consider providing the stipulation that no building permits will be issued until the Stickley Drive Extension is complete. , Clarify when during the development process the traffic light at the intersection of Stickley Drive and Fairfax Pike will be complete. Consider providing the stipulation that no construction activities will take place until this traffic light is complete. STAFF CONCLUSIONS FOR 04/14/04 BOARD OF SUPERVISORS MEETING: This master development plan (MDP) application is for 250 single-family detached urban houses (12,000 square foot lots) in the RP (Residential Performance) Zoning District. The application is a revision of the original MDP for Southern Hills which was approved for 225 single-family detached traditional houses (15,000 square foot lots) on March 13, 2002. The proposed change in density is permitted by the Frederick County Zoning Ordinance and consistent with what was proffered during the rezoning of the property. The applicant has changed the preliminary master development plan to address most of the issues discussed during the January 28, 2004 Board Meeting. The following changes have been made to the preliminary master development plan in response these issues, as noted above. • No changes have been made to address the recommendation from the Department ofParks and Recreation for a bike trail. • Exhibits have been prepared by the applicant which generally demonstrate where theproposed subdivision is in relationship to the possible future road improvements associated with the relocation of the Stephen's City Interchange. Exhibit A illustrates a possible future major collector road (Warrior Drive Extended) crossing through the northern portion of the development. Exhibit illustrates the possibility of connecting the relocatedlnterchange with Stickley Drive. In response to the former, the applicant has agreed to reverse the phasingplan and meet with County Officials prior to the submittal of the phase 3 subdivision plan. • A single row of evergreen trees is being provided along the south property line adjoining the existing residences. • A statement has been provided on the preliminary master development plan indicating that access to the proposed open space will not occur through the Ewing Family Cemetery Parcel. • A statement has been provided on the preliminary master development plan indicating that the Stickley Drive extension will be completed prior to the issuance of the first occupancy permit. 0 0 MDP #09-03, Southern Hills Subdivision Page 9 April 7, 2004 A time has not been specified by the applicant as to when the traffic light at Stickley Drive will be installed. The applicant is seeking authorization of the preliminary master development plan by the Board of Supervisors. The Board's authorization will grant staff with administrative approval authority for the final master development plan. OWN BYTE mgki�-, NO I ♦ �` �: f.y WWI ' r V .Southern Hills Subdivision `p�. ♦ : :::.■ ■iiiiii■■ ■■■■■■■■■■ ■■■■■■■■■■ ■■■■■■■■■■■ 0 300 Feet ■■■■ ■■■ ■■ f ,� yJ Y � '� yy�V�.t �f Ad _ { A - ., ..P xf f t. ��5.s �` � s ��/��li� 4 �i t rt c 4 �� a� J � S 1� �, �fii�q t$ � k ,� ' , 1�R�•. �'�g� a a , 'C 1 L �Pi i f eyp^ �. ..1 iy Yi.•... ..� ._ (/r ` . � � a �` 400 100 Frederick County, Virginia Master Development Plan Application Package 1. Project Title: APPLICATION MASTER DEVELOPMENT PLAN Southern Hills Subdivision 2. Owner's Name Arcadia (Please list name of all owners or parties in irterest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Winchester, VA 22602 Phone Number: 540)_662-4185 4. Design Company: Greenway Engineering Address: Same as above Phone Number: Same as above Contact Name: Niki Adl ikusuma or Jeremy Tweedie • 0 • • 5. Location of Property Southeast of Stephens City, east side of Town Run Lane (Route 1012 6. Total Acreage: 107.0690 Acres 7. Property Information a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoinirg Property Information: North South East West Property Identification Numbers See Attached Sheet III f) Magisterial District: 85-((A))-138 RP Vacant Single Family Detached Urban C X50) T Property Uses See Attached Sheet if 11 Opequon 8. Is this an original or amended Master Development Plan? Original ❑ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planningand 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: IZ• 5 • Qf 00 SOUTHERN HILLS SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Town of Stephens City 85- A -142 P.O. Box 250, Stephens City, VA 22655 Mary Virginia Stickley 857A -165C & 59 14502 Saint Stephens PL, Midlothian, VA 23113 Ritenour Farn, LP 85- A -131 514 Peace & Pleant Lane, Stephens City, VA 22655 William L. Ramsey 85- A -137D & 60 824 Peace & Pleant Lane, Stephens City, VA 22655 Joyce Myers 85- A -137 625 Town Run Lane, Stephens City, VA 22655 Stephen & Gary I. Scothorn 85- A -139 506 Ewings Lane, Stephens City, VA 22655 Frederick Winchester Sanitation Aurthority 85-((A))-141 P.O. Box 433, Winchester VA, 22604 00 Adioining Property Information: Property Identification # I Property Uses North 85-((A))-142 RP -Vacant 85-((A))-165C RP South 85-((A))-131 RP 85-((A))-137D RP 85-((A))-137E RP 85-((A))-137 RP East 85-((A))-139 RP 85-((A))-141 RA West 85-((A))-59 RP 85-((A))-60 RP -VACANT * 0 00 w Special Limited Power of Attorney County of Frederick, Virginia pGIN, 11]S 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) 117N. 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. 010012065 on Page 2 3 2 , and is described as Parcel: T.M#: 85-((A))-138 Subdivision: Southern Hills Subdivision do hereby make, constitute and appoint: (Name) Greenway Engineering (Address) 151 Windy Hill Lane Winchester, VA 22602 (Phone) 540-662-4185 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ICI 'Master Development Plan (Preliminary and Final) ® Subdivision ❑ Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this 8 thday of Dec. , 2003 Signature(s) C'41li(01-Al& State of Vi-igi44.ia, City/County of �2r_tn , To -wit: 1, Vy- v\H I�/\ u' , a Notary Public in and for the jurisdiction aforesaid, certify that the person' who signed to the foregoing instrument and whc(3i (a* known to me, personally appeared before me and has acknowledged the same before mein the jurisdiction aforesaid this day of f ' , 200`3,. PENNY HUNTER Commission# 12=4 4y ommission Expires: /l%Uu q Notary Public - CardaM10 Santa Clara County Mgr Cornet. bcpires Nov 8, 2004 Petition about Southern Hills Revision As property owners and tenants who live near or adjacent to the proposed Southern Hills subdivision, we are very upset about this request to revise the plan for Southern Hills. We believe that our community will be negatively impacted by the increase from 225 to 250 houses in the conceptual plan. In the new plan, one of the entrances has been changed and moved near the outlet of Peace and Plenty Lane, further decreasing the buffer between rural and urban areas. This and the increased number of homes raise important concerns about noise pollution, increased traffic congestion, safety problems, school planning and funding issues, and light pollution. We urge the Planning Commission to oppose this request and to help provide more responsible stewardship of the important buffer between agricultural and urban development areas. RA'&WD Signature Date SigAatu4 i Signature Signature Date I ib Date "/l &/&V Date Signature Dat wgnawre D to Date Petition about Southern Hills Revision As property owners and tenants who live near or adjacent to the proposed Southern Hills subdivision, we are very upset about this request to revise the plan for Southern Hills. We believe that our community will be negatively impacted by the increase from 225 to 250 houses in the conceptual plan. In the new plan, one of the entrances has been changed and moved near the outlet of Peace and Plenty Lane, further decreasing the buffer between rural and urban areas. This and the increased number of homes raise important concerns about noise pollution, increased traffic congestion, safety problems, school planning and funding issues, and light pollution. We urge the Planning Commission to oppose this request and to help provide more responsible stewardship of the important buffer between agricultural and urban development areas. Signature Date r/x J � Signature Signature VV Signature Signature Signature Date 1 - (� --- o IV Date Date -° (��-- C) LI Date /; .- Date l0 Signature Date Petition about Southern Hills Revision As property owners and tenants who live near or adjacent to the proposed Southern Hills subdivision, we are very upset about this request to revise the plan for Southern Hills. We believe that our community will be negatively impacted by the increase from 225 to 250 houses in the conceptual plan. In the new plan, one of the entrances has been changed and moved near the outlet of Peace and Plenty Lane, further decreasing the buffer between rural and urban areas. This and the increased number of homes raise important concerns about noise pollution, increased traffic congestion, safety problems, school planning and funding issues, and light pollution. We urge the Planning Commission to oppose this request and to help provide more responsible stewardship of the important buffer between agricultural and urban development areas. digature ate 4 - - Signature Da Signature Signature Date 1 Date Signature Date Signature Date Signature Date 00 00 Petition about Southern Hills Revision As property owners and tenants who live near or adjacent to the proposed Southern Hills ,subdivision, we are very upset about this request to revise the plan for Southern Hills. We believe that our community will be negatively impacted by the increase from 225 to 250 houses in the conceptual plan. In the new plan, one of the entrances has been changed and moved near the outlet of Peace and Plenty Lane, further decreasing the buffer between rural and urban areas. This and the increased number of homes raise important concerns about noise pollution, increased traffic congestion, safety problems, school planning and funding issues, and light pollution. We urge the Planning Commission to oppose this request and to help provide more responsible stewardship of the important buffer between agricultural and urban development areas. 70 Ao Signature Signature Signature Signature Signature / - Oq Date 0V —0 �-/ Date /0� vy- Dat Date Date Date Date. a A a 85 A 60 RAMEY j� RA 85 s5 RA :c�, TOWN OF STEPHENS CITY ` 85 A 142 RA 85 A 59 } C ESTEP RA `> imy �c p � .. c 85 A 138 ARCADIA DEVELOPMENT CO 85 A 131 RITENOUR FARM L.P. �y RA 44 85 A 139 SCOTHORN RA MDP#09-03 Southern Hills Subdivision PIN: 85 - A -138 0 300 Feet ■ IVA r] • • Flu COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 February 5, 2004 Mr. Niki Adhikusuma Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Deferment of Southern Hills Master Development Plan Revision Dear Niki: The purpose of this letter is to summarize the action taken by the Frederick County Board of Supervisors during their January 28, 2004 public meeting, held for the consideration of the revised master development plan for Southern Hills. During this meeting, the Board deferred action on this master plan for up to 90 days to give an applicant the opportunity to address a number of concerns which were discussed during the meeting. These concerns are listed below: • Demonstrate how the planned relocation of the Stephens City interstate interchange will link to the proposed extension of Stickley Drive and incorporate this information with the proposed master development plan. • Consider extending the required sidewalk along Town Run Lane to Stickley Drive so as to provide a potentiallink to the planned regional trail system which will ultimately extend from Town Run Lane to Double Church Roark • Consider extending the proposed buffer and screen along the entire southern property line between the proposed development and the existing residences. • Clarify how access to the open space will be provided without impacting the Ewing family cemetery. • Considerprovidingthestipulation that no buildingpermits will be issued until theStickley Drive Extension is complete. • Clarify when during the developmentprocess the traffic light at the intersection ofStickley Drive and Fairfax Pike will be complete. Consider providing the stipulation that no construction activities will take place until this traffic light is complete. 107 North Kent Street • Winchester, Virginia 22601-5000 -0 • Page 2 Deferment of Southern Hills Master Development Plan Revision Mr. Niki Adhikusuma, Greenway Engineering February 5, 2004 Staff has tentatively scheduled the return of this application to the Board of Supervisors on April 14, 2004. Staff requests that we meet to discuss these issues as soon as possible to allow you adequate time to prepare any additional information or obtain any revised review agency comments which may be needed to adequately address the Board's concerns. Please contact me when you are available to meet regarding these concerns. You may contact staff at anytime in the future if you have any questions or concerns. Sincerely, Jeremy F. Camp, Planner lI JFC/CMM/ERL/bad cc: Richard C. Shickle, Chairman of the Board Barbara E. Van Osten, Back Creek District Supervisor Gary Dove, Gainesboro District Supervisor Bill M. Ewing, Opequon District Supervisor W. Harrington Smith, Jr., Shawnee District Supervisor Lynda J. Tyler, Stonewall District Supervisor Gina A. Forrester, Red Bud District Supervisor John Riley, County Administrator Eric Lawrence, Planning Director MASTER DEVELOPMENT PLAN #09-03 SOUTHERN HILLS SUBDIVISION (revision of MDP#04-01) Staff Report for the Board of Supervisors Prepared: January 20, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 01/07/04 Recommended Approval Board of Supervisors: 01/28/04 Pending LOCATION: The property is located south of Stephens City, east of Interstate 81, and approximately 8/10 of a mile south of Fairfax Pike (Route 277) on the east side of Town Run Lane (Route 1012). MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 85-A-138 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Agricultural ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RA (Rural Areas) District South Zoned: RA (Rural Areas) District East Zoned: RA (Rural Areas) District West Zoned: RA (Rural Areas) District PROPOSED USE: Use: Town of Stephens City Lagoon, Residential Use: Residential, Agricultural (Stephens Run) Use: Sanitation Authority Lagoon, Agricultural Use: Residential, Agricultural 250 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights. MDP #09-03, Southern Hills Subdivision Page 2 Januaiy 20, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The preliminary master plan for this property appears to have a measurable impact on Routes 277, 1012, and Stickley Drive, the VDOT facility which would provide access to the property. 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, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Fire Marshal: Fire hydrants shall be located within (3) three feet of the curb. Fire lane signs required at all fire hydrants. Removal of land clearing debris should be considered. Open air burning in this area will not likely be permitted. Plan Approval Recommended. Sanitation Authority: lst review approved as noted - 2 items. Town Of Stephens City: Future I-81 Interchange plans could be impacted by this development or vice versa. The Town will continue to be impacted by traffic flow that is constricted at the stop light. County Inspections: No comment required at this time. Shall comment during subdivision lot review. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan submission. Geographic Information Systems: The Frederick County Department of GIS has reviewed the requested road names for use in the Southern Hills Subdivision, and has made the following determinations: 1. The following road names were previously approved and reserved in the Frederick County Road Naming System: Neville Court, Suwanee Drive, and Kodiak Court; 2. The following road names are approved and reserved as new requests in the Frederick County Road Naming System: Yukon Court, Nathan Court, and Triston Court; 3. The following names are denied for use in the Frederick County Road Naming System, as duplicating or conflicting with other road names already in the system: Harvest Drive, Sorel Court, and Birch Court. Winchester Regional Airport: The above referenced Master Plan has been reviewed and it appears that 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 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. Frederick County Public Schools: No additional comments at this time. 0 MDP #09-03, Southern Hills Subdivision Page 3 January 20, 2004 Parks & Recreation: The Parks and Recreation Department recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a connector to adjacent development. The long range plan is for eventual access to Double Church Road and the completion of a connector accessing Sherando High School, Sherando Park. This would also offer the residents of Southern Hills with a connection to the extensive trail system currently being developed on the north of Route 277. Planning Staff Note: The proposed plan offers a 4' sidewalk along the north side of Town Run Lane. This sidewalk does not satisfy the recommendation of the Department of Parks and Recreation for a bike/pedestrian facility, which translates to a 10' wide asphalt trail. Staff would also note that the width of the proposed sidewalk is less than VDOT's S' standard. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planed development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The 107.069 acres is located in the Opequon Magisterial District and is approximately 3/4 of a mile south of Exit 307 and 8/10 of a mile south of Fairfax Pike (Route 277). The parcel of land is accessible from Town Run Lane (Route 1012) via Fairfax Pike (Route 277). Stephens Run, a tributary of the Opequon Creek, flows along the eastern boundary of the property. C) Site History The original Zoning Map for Frederick County (U.S.G.S. Stephens City Quadrangle) identified this land as being zoned A-2 (Agricultural General) District. The County's agricultural zoning districts were combined to form the RA (Rural Areas) District on May 10, 1989 by the adoption of an amendment to the Zoning Ordinance. The UDA (Urban Development Area) was expanded to include the entire parcel on October 25, 2000. The Frederick County Board of Supervisors 0 • MDP #09-03, Southern Hills Subdivision Page 4 January 20, 2004 approved the rezoning of the property from the RA (Rural Areas) Zoning District to the RP (Residential Performance) Zoning District on July 11, 2001. A detailed proffer statement accompanied this rezoning and has been made part of the proposed master development plan. A master development plan for 225 single-family detached traditional houses was approved for the Southern Hills Subdivision on March 13, 2002. This previously approved plan entitled 15,000 square foot lots and 2.94 acres of open space. D) Project Scope & Suitability Anal Land Use Compatibility: The 107.069 acres are located in an area which is both rural and residential in nature. Indeed, it is in a transitional zone between large agricultural and residential tracts to the south and suburban development to the north. The area is also in close proximity to Interstate 81 and Fairfax Pike, which are key arterial roads in Frederick County. Historic Resources: The Frederick County Rural Landmarks Survey identifies historic structures in the proximity of the subject parcel. None of these structures are identified as potentially significant historic resources. The Ewing family cemetery exists on the southeast portion of the site. It is identified as circa 1750 and contains grave sites dating to 1856. The cemetery shall be set aside from this development as a separate lot with public road access for the Ewing family. Environment: The property contains recognized environmental features which includes areas of steep slopes and floodplains. Steep slopes are defined as land areas where the slope exceeds 50%. The plan that has been submitted calls for the disturbance of 24.9% of existing steep slopes and 0% of floodplains. The Zoning Ordinance allows the disturbance of up to 25% of steep slopes during development. Existing vegetation around Stephens Run will be protected via a riparian buffer. Transportation: The Impact Analysis Statement submitted with the rezoning application in 2001 indicates that the proposed development of this property will generate 2,500 daily vehicle trips per day on average. To achieve an acceptable level of service Stickley Drive (Route 1085) will be extended to intersect with Town Run Lane (Route 1012) during phase one of this development. The developer has also proffered to provide guardrails at the Town Run Lane (Route 1012) bridge crossing; overlay Town Run Lane (Route 1012) with bituminous concrete; and provide $100,000 to VDOT for a street light at the intersection of Fairfax Pike (Route 277) and Stickley Drive (Route 1085). All streets within the development will be constructed with curb & gutter, sidewalks on both sides of the street, street lights, street signs, and shall meet the design standards of VDOT. 0 • MDP #09-03, Southern Hills Subdivision Page 5 January 20, 2004 Comprehensive Policy Plan: The subject property is located within the County's Urban Development Area (UDA). The Comprehensive Policy Plan states that suburban residential development must occur within the UDA. As a result of the rezoning approved on July 11, 2001, residential land development of this nature is a permitted use. There is no small area land use plan for the Fairfax Pike (Route 277) corridor or the subject parcel. Density: The preliminary master development plan for Southern Hills Subdivision consists of 250 single-family detached urban houses on a parcel of land consisting of 107.069 acres. This calculates to a gross density of 2.33 dwelling units per acre. The Frederick County Zoning Ordinance allows a maximum gross density of four dwelling units per acre for developments over 100 acres in size. However, during the rezoning process, the owner proffered to limit development of the parcel to no more than 250 single-family dwelling units. Development is proposed to occur in three phases. Phase one will consist of 82 lots; phase two will consist of 80 lots; and phase three will consist of 88 lots. Landscaping, Buffers and Open Space: The preliminary master development plan indicates that the developer will provide either street trees or ornamental landscaping to comply with the County's new landscaping requirements. Additional landscaping shall be provided within the 75' landscape buffer located along the south property line to supplement all existing trees over 4" in caliper. A general replanting detail of this buffer area is shown on the preliminary master development plan. Open space for the development meets the minimum requirements. The majority of the open space is located in floodplain areas. The open -space will be accessible at the end. of Hayvenhurst Drive and through the proposed Ewing cemetery lot. Proffer Compliance: All of the proffers, approved with the rezoning of the property on July 11, 2001, are addressed by this preliminary master development plan. One condition of the proffer statement is that a payment of $4,910.00 will be paid to Frederick County upon receipt of the first building permit for each lot. The money will be allocated to Schools, Parks and Recreation, Fire and Rescue, Public Library, Sheriff's Office, and Administration Building as designated in the proffer statement. The other proffered conditions require road improvements to and along Town Run Lane (Route 1012) and Stickley Drive (Route 1085); a maximum density of 250 dwellings; the establishment of a preservation and buffer easement along the south property line; the creation of a lot for the Ewing family cemetery; a statement of notification on all plats and deeds; and payment of $100,000 to VDOT for the construction of a stop light at Stickley Drive (Route 1085) and Fairfax Pike (Route 277). MDP #09-03, Southern Hills Subdivision Page 6 Januaiy 20, 2004 E) Unresolved Issues The following issues remain unresolved with this preliminary master development plan: 1. Bike/Pedestrian Trail. It is recognized that the currently approved master development plan does not provide a bike and pedestrian trail system. However, since the original master development plan was approved, the Frederick County Department of Parks and Recreation has developed a comprehensive strategy for a regional trail system in this area. This strategy calls for a trail from Town Run Lane (Route 1012) to Double Church Road (Route 641) to serve local residents. The proposed master development plan could be revised to accommodate this future regional trail by changing the 4' wide sidewalk along Town Run Lane (Route 1012) to a 10wide bike and pedestrian trail. The extent of this trail should begin at Stickley Drive (Route 1085) and end at Hayvenhurst Drive. For safety and convenience reasons the trail would be best located on the east side of Town Run Lane (Route 1012). 2. Timing of Stickley Drive. Stickley Drive (Route 1085) is proffered to be extended during phase one of the development. It should be clarified on the master development plan that this means there will be no building permits issued until the Stickley Drive extension is complete. STAFF CONCLUSIONS FOR 01/07/04 PLANNING COMMISSION MEETING: This master development plan (MDP) application is for 250 single-family detached urban houses (12,000 square foot lots) in the RP (Residential Performance) Zoning District. The application is a revision of the original MDP for Southern Hills which was approved for 225 single-family detached traditional houses (15,000 square foot lots) on March 13, 2002. The proposed change in density is permitted by the Frederick County Zoning Ordinance and consistent with what was proffered during the rezoning of the property. Prior to a recommendation to the Board, the applicant should be prepared to adequately address the issues noted above by staff, as well as all issues identified by the Planning Commission during the public meeting process. It is appropriate to forward a recommendation to the Board of Supervisors regarding this preliminary master development plan's conformance with ordinance and agency comments. PLANNING COMMISSION SUMMARY & ACTION FOR THE MEETING OF 01/07/04: A petition was submitted at the Planning Commission's public meeting from adjoining property owners to the east who were opposed to both the addition of the 25 lots and to the relocation of the Southern entrance off of Town Run Lane. An adjoining property owner, who farms cattle, inquired about the possibility of establishing an agreement with the applicant about sharing the cost of repairing and maintaining the fence line along the eastern side of the property. MDP #09-03, Southern Hills Subdivision Page 7 January 20, 2004 It was the applicant's understanding that the bike/pedestrian trail system was conceptual in nature at this point in time. In addition, they questioned the ability of the trail system to actually link into their property because of three existing box culverts and space needed for guard rail installation. The applicant argued that imposing a ten -foot wide trail through their development would necessitate a redesign and a loss of lots. Considering that all of the lots within their proposed subdivision were connected internally by sidewalks, the applicant noted that future residents could safely access the northern limits of the property, should the trail system be implemented. The applicant offered to increase the width of the sidewalk along Town Run Lane from four feet to five feet. Due to the Commission's desire to see the Stickley Drive extension completed as soon as possible, the applicant also agreed to commit to opening the Stickley Drive extension after the issuance of the 20`" building permit. The Board of Supervisors Liaison expressed concern about access to the open space through the Ewing Family Cemetery. The applicant responded that a lot will be established for the land area around the cemetery which meets the County's requirements for frontage along a state -maintained road and the lot will be conveyed to the Ewing family. The language of the proffer specifies that the Ewing family will be responsible for maintaining the family cemetery, as they have done in the past. It was also noted that the Ewing family had indicated their desire to place a fence around the cemetery. Commission members agreed that the revised master development plan, proposing curb and gutter with sidewalks and streetlights on 12,000 square foot lots, was a far superior product than the previous proposal of 15,000 square foot lots with open ditches. It was also pointed out that the rezoning for the proposed master development plan was approved with a capacity of 250 homes. However, members of the Commission believed the traffic congestion in this area was so unacceptable, that the traffic from an additional 250 homes, let alone 225, in addition to other pending future development in this area, was sufficient justification not to approve the revised master development plan. While some Commissioners believed it was important to have Stickley Drive functional as early as possible for safety reasons, especially for construction traffic, others felt the need for the Stickley Drive extension was not as paramount. Concern was expressed, however, about the danger of allowing construction traffic to come out at Fairfax Pike (Rt. 277) by the Red Apple convenience store, without a traffic signal. Additional viewpoints expressed by members of the Commission included: the continual impact of additional children on schools that were either already at capacity or over capacity; the need for consideration of the impacts to the existing property owners to the south; the impacts of additional housing on the tax structure; and, the possibility of postponing construction until possible impacts from the pending I-81 and Rt. 277 improvement projects could be determined. By a maj ority vote, the Planning Commission recommended approval of Revised Master Development Plan #09-03 for Southern Hills subdivision, submitted by Greenway Engineering, for 250 single- family detached urban houses with the increased sidewalk width along Town Run Lane from four feet to five feet. The majority vote was as follows: MDP #09-03, Southern Hills Subdivision Page 8 January 20, 2004 YES (TO APPROVE): Rosenberry, Triplett, Fisher, Kriz, Ours, Thomas, DeHaven NO: Straub, Gochenour, Watt, Unger, Morris, Light (For the record, Commissioners Morris and Unger expressed their desire to accept the applicant's offer guaranteeing that the Stickley Drive extension would be opened after the issuance of the 20t' building permit. Because this was not a part of the motion, Commissioners Morris and Unger voted against the motion.) (All members of the Commission were present.) 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 Attn: Resident Engineer 2275 Northwestern Pike Winchester, VA 22603 (540)-535-1828 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: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Southern Hills Subdivision Location of property: Southeast of Stephens City, east side Town Run Lane (Route 1012) Virginia Department of Transportation's Comments: T,ho rali� urinary mactar plan fnr thic pmppLb/apnparc, fin have a mpasurahlp impact on Routes 277 1012, and Stickley Drive, the VDOT facility which would provide access to the property. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the rip benpration Manual, Sixth U1155M SiGJR@W�=at^^ ' aa ' RACI ��+e reiRdway�im}�rc�v�mPnttandsirainag prier to rnnctnirtion nn the Statp's r�eivr, right-of-way thesieveloner will need to aDDly to this office for issuance of aDDroDriate oermits to cover said work. 0 :7 Request for Master Development Plan Comments Frederick Cotmty Fire Marshal Mail to: Hand deliver to: Frederick County Fire Marshal V' Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Wmchester, VA Winchester, VA 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 the sheet. Applicant's Name: Address Phone Number Grecnw_�En ineerinp- 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Southern Hills Subdivision Location of property: Southeast of Ste hens City, east side Town Run Lane (Route 1012) Fire Marshal's Comments: U r1r.- ji 4.� t 04 %'n0 _ L Frederick. County Fire and Rescue _ Department: Office of the: Fire Marshal Plans Review and Comments Date received Date reviewed Date Revised Control number 11 /3/2003 11/4/2003 MDP03-0011 Project Name Applicant Southern Hills Subdivision Greenway Engineering Applicant Phone Address City State ZIP 540.662-4185 151 Windy Hill Lane Winchester VA 226M Type Application Tax ID Number Fire District Rescue District Master Development 85-A-138 11 11 Current Zoning Election District RP Recommendations Opequon Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System No No Yes Other recommendation Requirements Emergency Vehicle Access Hydrant Location Fire Lane Required Not Identified Adequate Yes Siamese Location Roadway/Aisleway Width Special Hazards Not Identified Adequate No Emergency Vehicle Access Comments Fire Hydrants shall be Located within (3) three feet of the Curb. Fire Lane signs required at all fire hydrants. Access Comments Removal of land clearing debris should be considered. Open air burning in this area will not likely be permitted Additional Comments Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh Title • 0 Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Name of development and/or description of the request: Southern Hills Subdivision Location of property: Southeast of Stephens City, east side Town Run Lane (Route 1012) Frederick County Sanitation Authority's Comments: Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4`b Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Southern Hills Subdivision Location of property: Southeast of Stephens City, east side Town Run Lane (Route 1012) Frederick Countv Insoections Department's Comments- Request for Master Development Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4`h Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 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 the sheet. Applicant's Name: Greenway En ineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Southern Hills Subdivision Location of property: Southeast of Stephens City, east side Town Run Lane (Route 1012) QEc 1 03 Y. 1 - B � Frederick County, Virginia Master Development ]Plan App le Pack; I Request for Master Development flan 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: Address: Phone Number. ti H L., Wine +eS-rER 22isa2 sod - CaG'Z-41 Name of development and/or description of the request: ti Location ofproperty 5As-r oc ! 9P-14C .s c [&ti-r T -rwW/v Rum L%%rj a GIS Manager Comments: Za6 A-Fr7�4Ft'y �Z uE-Si` � fzD �q-D �v14�h�Fs Page 21 0!6-d M/100 d 6Y�-1 M6z%OV9 0 d 9h1�.3N1 U AYMN:-Hd -WUd • 0 Street Names for Arcadia developments: Fieldstone & Southern Hills These names are good These cannot be used SEMINOLE TEAKWOOD BRENNIER MARUCA MONTE CAMELOT ARTMORE DEVONSHIRE BRANDENBURY NORWICH DARTMOUTH DUNSTABLE SAVANNAH CORONADO W OODV ALE WESTCHESTER CLIFTON DORCHESTER fWAXtFTELID COBBLESTONE BRISKET SUNLAND FOOTHILL CHASE COLDWATER HAYVENHURST LANARK RUNNYMEADE TUPPER WOODMAN FALLON FALSOM BROADWATER RIPPON DELAKE DRIFT NASVILLE NELSCOTT SACRAMENTO SPEAR CRUZ JETE TISCAR FAIRGATE BALMORAL ANCHORAGE VAN CHANDLER BASSETT VINE BLUEGRASS BLUEFIELD Reswus& Fox 441% -#- 74f, Wt4kt4WP- of 5'( 1 W" b-s 1§641LV Vvsvwktw #vK ovule "v< r(Als . 0 0 4TTN -, TePt" 1 ww"m- DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA STREET NAME COMMENTS DATE: November 10, 2003 STAFF MEMBER: Marcus Lemast ", irector SUBDIVISION: Southern Hills Subdivision COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use in the Southern Hills Subdivision, and has made the following determinations: 1. The following road names were previously APPROVED and RESERVED in the Frederick County Road Naming System: Neville Court Suwanee Drive Kodiak Court 2. The following road names arnd reserved as new requests in the Frederick County Road Naming System: Yukon Court Triston Court 3. The following road names are DENIED for use in the Frederick County Road Naming System, as duplicating or conflicting with other road names already in the system: Harvest Drive - Harvester Drive Sorel Court - Sorrel Lane Birch Court - Birch Trail Frederick County Dept of GIS, 107 North Kent Street, Winchester, VA 22601, Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2nd Floor 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Southern Hills Subdivision Location of property: Southeast of Stephens City, east side Town Run Lane (Route 1012) Department of Parks and Recreation's Comments: See Attached Southern Hills Subdivision Comments: The Parks and Recreation Department recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a connector to adjacent development. The long range plan is for eventual access to Double Church Road and the completion of a connector accessing Sherando High School, Sherando Park. This would also offer the residents of Southern Hills with a connection to the extensive trail system currently being developed on the north of route 277. The monetary proffer proposed and open space provided appear to be appropriate to offset the impact this development will have. Request for Master Development Plan Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport 491 Airport Road Attn: Executive Director (Route 645, off of Route 522 South) 491 Airport Road (540) 662-2422 Winchester, Virginia 22602 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Southern Hills Subdivision Location of property: Southeast of Stephens City, east side Town Run Lane (Route 1012) Winchester Regional Airport Comments: n REGI105, O/yq� I � � COPY OWINCHESTER REGIONAL AIRPOR 1 SERVING THE 491 AIRPORT ROAD TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 .1 Hoa�� (540) 662-2422 December 1, 2003 Jeremy Tweedie Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Master Plan Southern Hills Subdivision Opequon Magisterial District Dear Mr. Tweedie: The above referenced Master Plan has been reviewed and it appears that 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 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 } E u 0 3 II, ------------------ • 0 GREENWAY 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 December 9, 2003 Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 Attn: Jeremy Camp, Planner II Re: Southern Hills MDP (Revision of MDP #04-01)-Preliminary Review Comments Dear Mr. Camp: We are in receipt of the comments dated November 24, 2003 and offer the following responses: Comments from Frederick County Department of Planning and Development Comment 1: Owners' Signatures. Prior to any further review or administrative approval staff requires the signatures of all property owners on the master development plan. -Staff is,also attaching a copy of a power of attorney agreement for signature by -the property). owners: Once signed by all parties, the power of attorney agreements would allow Greenway Engineering to represent the property owners. Response: Attached is the power of attorney agreement signed by the property owner. Comment 2: Planning Commission and Board of Supervisors Review. The proposed revision will require the review of the Frederick County Planning Commission and Board of Supervisors. `'T Response: The above -mentioned reviews by the Planning Commission and Board of Supervisors have been noted. Comment 3: Application. A new application and review fee is necessary for this revision. Response: Attached is a new application as requested, along with a review fee for $6853.45. Comment 4: Road Design of Stickley Dave. Please provide typical road design details of the Stickley Drive extension. These details shall meet the standards of VDOT. Response: Stickley Drive was designed by Clifford & Associates and was approved by VDOT, FCSA and Frederick County Public Works in 2002. Comment 5: Tree Preservation Note. Please reword the note titled "tree preservation note " to "required landscaping note ". Response: Title has been revised as noted. File #3126/JNT/dlm Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com Comment 6: Cul-de-sac length. Please ensure that the length of all cul-de-sacs is less than 1, 000 feet in length. Response: Length of Brandenbury Court has been shortened to meet Frederick County Ordinance Section 144-17.G.1. All other cul-de-sac had been checked to ensure compliance with this ordinance. Comment 7: Clarity of Plan.. The clarity of the proposed master development plan is very poor. Please improve the clarity of the plan so all features are easily distinguishable ft. utilities, areas of open space, lot lines, steep slopes, floodplain, steep slopes in open space and disturbed steep slopes). Response: Clarity of the plan has been improved as requested, pen setting in the plot style have been reduced so features of this plan are more easily distinguishable. Comment 8: Temporary Fencing Boundary. Please show temporary fencing along the north boundary of the 75' landscape buffer located along the south propero) line. The fencing will protect the trees in the landscape buffer from being damaged or destroyed during the construction process. Proffer S restricts the cutting of any trees in this area except for those less than 4" in caliper. Response: Temporary orange construction fencing to be provided. This shall protect the trees from being damaged or destroyed during the construction process, except those trees less than 4" in caliper as per proffer 45. See note on MDP Comment 9:, Temporary Cul-de-sacs.. Please show a temporary cul-de-sac at the end of Phase I of Suwannee Lane and Sorel Court. Response: Temporary cul-de-sacs have been provided at the -end of Phase, I along Westchester Drive and Savannah Court. Please note street names changes. Comment 10: Adjoining Property Information. Please confirm that the information for all adjoining properties is correct. Response: Adjoining property owner information was taken from Frederick County GIS 2003.. However, an error was discovered in the GIS for the adjacent property to the north, owner information as shown is correct and has been confirmed with Town Manager Mike Kehoe with the Town of Stephens City. Comment 11: Street and Stop Signs. Please provide a note to the effect that the developer is responsible . for providing street signs and stop signs at all street intersections. Response: It is my understanding that VDOT will not except roads into there public right of way system until all street signs, stop signs, and necessary traffic control devices are installed as per VDOT requirements. However as note has been added as per your request to the MDP for the developer to be responsible for providing street signs and stop signs at all street intersections. Comment 12: Usable Open Space. Please provide the percentage of open space located with the following environmental areas: floodplain, wetlands, lakes, ponds and steep slopes. No more than S,0% (8.03 acres) of the required open space may be located within these areas. Response: As stated in the Frederick comity Zoning Ordinance Section 165-63.13 "No more than 50% of the required open space shall be within the following enviromnental areas: lakes and ponds, wetlands or steep slopes." Please refer to Open Space Tabulation and Total Overall Environmental Features Tabulation for computation of the environmental features that are located within Southern Hills. These computations comply and are in accordance with the Frederick County Zoning Ordinance Section 165-63.B. File #3126/JNT/dlm 2 Comment 13: Application Materials. Please provide the appropriate application materials. This includes an application (signed by all owners), application fee, and review coimments from all relevant agencies and departments. Review comments are required from the following agencies/departments: the Frederick County Department of Public Works, Frederick County Deparhnent of Building Inspections, Frederick County Department of Parks & Recreation, Frederick County Fire Marshal, Frederick County Sanitation Authority, the Frederick CounoJ GISDepartment, and the Virginia Department of Transportation (VDOT). Response: Please find attached the Power of Attorney Agreement, Application, and fee along with the required agency comments/approvals listed above. Please contact us at your convenience if you have any questions or to schedule a meeting if any of the comments need further discussion. Thank you foryour time in this matter. Sincerely, Greenway Engineering Jeremy N. Tweedie Cc: Niki Adhikusumia, PE - Greenway Engineering File #3126/JNT/dhn COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING January 14, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #09-03 OF SOUTHERN HILLS SUBDIVISION On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, January 28, 2004 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. The meeting is to consider Master Development Plan #09-03 for the revision of Southern Hills Subdivision. This subdivision has been submitted by Greenway Engineering, and is for 250 single family detached urban houses. The site is identified by Property Identification Number 85-A-138, which is within the Opequon Magisterial District. Any interested parties may attend this meeting. Please note that this application is scheduled as a public meeting. As such, anyone wishing to speak concerning this application must do so during the citizen comment portion of the agenda, which occurs at the start of each Board of Supervisors meeting. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street e Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street •; Winchester, Virginia 22601 Ot �fliVer Ur�ie To a As 0I nzc1eMAdck "uaimect 0 0AddrOft FRED RICK-WINCHESTER Pte _DA l �y� Su d Knowi PO BOX 433 °h srreerpN mn U ,ant al WINCHESTER, VA. 22604.0433 Illegilte fail q "�Prac% 1,sed-1V0 Order ')ue n�A°dfeae rJ.•ti Pw-4%r.r,-.1 Fr.r.86 r G H EST�A U.S. POSTAGE JAN 14104 y 0 0. i a v A /� H METER 701�), i FT 1+ C— r-3 � O 0 -P i i II I I I I I I I I I I III I I I I I I I I I I III I I I I I I I I I I I I I 111111111111111111111 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING December 23, 2003 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #09-03 OF SOUTHERN HILLS SUBDIVISION On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, January 7, 2004 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. The meeting is to consider Master Development Plan #09-03 for the revision of Southern Hills Subdivision. This subdivision has been submitted by Greenway Engineering, and is for 250 single family detached urban houses. The site is identified by Property Identification Number 85-A-138, which is within the Opequon Magisterial District. Any interested parties may attend this meeting. Please note that this application is scheduled as a public meeting. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp - Planner II JFC/bad 107 North Kent Street o Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 85-A--141- FREDERICK-W ESTER PO BOX 433 WINCHUTER, VA. �S C HESr� 3 b Not oeuverab� �i' Onable To- ' As Addre dj4tt,,Mt Insutliorivardfted 0 1ent A pss Lefr No Atldr etl Refuedss sue tStrNot Known 226 j-,GY 3't L7,1 9;f" urr,ber Matt ti' sox �Ptacle C/os a Postag stue Sen'31Adtlreft v�, U.S. POSTAGE IT-N (� 13 } 4 H METER roWifs 7 m M A Z� M �, c' O� CC w i Y M M 1 01 f • El COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING January 14, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #09-03 OF SOUTHERN HILLS SUBDIVISION On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, January 28, 2004 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. The meeting is to consider Master Development Plan #09-03 for the revision of Southern Hills Subdivision. This subdivision has been submitted by Greenway Engineering, and is for 250 single family detached urban houses. The site is identified by Property Identification Number 85-A-138, which is within the Opequon Magisterial District. Any interested parties may attend this meeting. Please note that this application is scheduled as a public meeting. As such, anyone wishing to speak concerning this application must do so during the citizen comment portion of the agenda, which occurs at the start of each Board of Supervisors meeting. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 ,j • r� L This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick Virginia: 85 - A. -141- County, g � --- -------- --. ----- --- — ---- - -- . -- FREDERICK-WINCHESTER -- - --- - 85 - A- - 142- PO BOX 433 22604 0433 STEPHENS CITY, TOWN OF - WINCHESTER, VA. PO BOX 250 85 - A• -138- STEPHENS CITY, VA 22655 0250 ARCADIA DEVELOPMENT CO I 85 - A- - 59- ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 85 -A- -131- RITENOUR FARM L.P. CIO MARY RITENOUR 514 PEACE AND PLENTY LN STEPHENS CITY, VA 22655-5836 85 - A- - 60- RAMEY, WILLIAM LARRY & ELIZABETH 824 PEACE AND PLENTY LN STEPHENS CITY, VA 22655-5839 85 - A- - 137- MYERS, JOYCE E 625 TOWN RUN LN STEPHENS CITY, VA 22655.5345 85 - A- -139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN j STEPHENS CITY, VA 22655.5306 STATE OF VIRGINIA COUNTY OF FREDERICK PO BOX 5368 SAN JOSE, CA 85 - A- -146-A STIMPSON, HARRY F III CIO AIKENS INVESTMENTS PO BOX 2468 WINCHESTER, VA 95150.5368 i i 22604.1668 85 . A• .145-A STEPHENS ASSOCIATES CIO TM ASSOCIATES MGMT, INC 15825 SHADY GROVE RD STE 25 ROCKVILLF- mn 2nRsp-403 - Mr. Mark D. Smith, P.E., L.S. Greenway Engineering ! C 151 Windy Hill Lane c Winchester, VA 22602/mP�t" j Jerem F. Camp, Planner I Frederick Co. Planning Dept. 3 I, , a Notary Public in and for the State and County Planner II for the Department of Planning has aforesaid, do hereby certify that Jeremy F. Camp, dated Development, whose name is signed to the foregoing, aforesaid. personally appeared before me and acknowledged the same in my State and County Given under my hand this day of My commission expires on NOTARY PUBLIC 11 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING December 23, 2003 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #09-03 OF SOUTHERN HILLS SUBDIVISION On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, January 7, 2004 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. The meeting is to consider Master Development Plan #09-03 for the revision of Southern Hills Subdivision. This subdivision has been submitted by Greenway Engineering, and is for 250 single family detached urban houses. The site is identified by Property Identification Number 85-A-138, which is within the Opequon Magisterial District. Any interested parties may attend this meeting. Please note that this application is scheduled as a public meeting. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp - Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 V This is to certi that the attached correspondence was mailed to the following on a d from the Department of Planning and Development, Frederick r 141- County, irginia: 85 - __ -- � FREDERICK- K-WINCHESTER 85 A 142 PO BOX 433 STEPHENS CITY, TOWN OF WINCHESTER, VA. 22604.0433 PO BOX 250 I 85 - A- • 138- STEPHENS CITY, VA 22655 0250 ARCADIA DEVELOPMENT CO 85 - A. - 59- ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 85 - A- •131- RITENOUR FARM L.P. CIO MARY RITENOUR 514 PEACE AND PLENTY LN STEPHENS CITY, VA 22655.5836 85 A- • 60- RAMEY, WILLIAM LARRY & ELIZABETH 824 PEACE AND PLENTY LN STEPHENS CITY, VA 22655.5839 85 - A- -137- MYERS, JOYCE E 625 TOWN RUN LN CTFPN1:lUq CITY_ VA 27-655.5345 85 - A- - 139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 PO BOX 5368 SAN JOSE, CA 95150.5368 a0/U -- I 85 - A- -145-A STEPHENS ASSOCIATES CIO TM ASSOCIATES MGMT, INC 15825 SHADY GROVE RD STE 25 ROCKVILLE, MD 20850.4033 85 - A- -146-A STIMPSON, HARRY F III CIO AIKENS INVESTMENTS PO BOX 2468 WINCHESTER, VA _ 22604.1668 Artz & Associates PLC 16 E. Piccadilly St. Winchester, VA 22601 Jere;fy F. Camp, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County I, Planner II for the De art ent of Planning and aforesaid, d ereby certify that remy F. Camp, Development, whose name is signed to the foregoing, dated /� �� has personally appeared before me and acknowledged the same in my State an County aforesaid, Given under my hand this /� day of&'V-nd� My commission expires on NOTARY P �LIC