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HomeMy WebLinkAbout03-01 Shawnee Village - Shawnee - Backfile (2)t MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted. Submission Package Comment sheets from the following agencies along with any marked copies of the plan: VDOT '�/L'`�i City of Winchester Sanitation Authority �r Z`(°� ✓ Health Department VInspections Dept. _ Fire Marshal Parks & Recreation 1119101 VCounty Engineer 111410 One copy of the master development plan application 25 copies of the plan on a single sheet One reproducible copy of the plan (if required) A 35 mm slide of the plan TRACKING Date Application received Fee Paid (amount: $�g40 ) Preliminary MDP heard by Planning Commission - Action taken: Preliminary MDP heard by Board of Supervisors - Action taken:�R�'� HO-6Letter to applicant regarding 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 (s .n�. copies to applicant) _i /11' Administratively approved; letter sent to applicant U \Carol\Common\TRACKING. MDP Rev. 07/21 /00 NOTES: Date: - File opened Reference Manual updated/number assigned _ D-base updated —J� One black & white location map requested from Mapping & Graphics Four sets of labels requested from Data Processing �9• d File given to Renee' to update Application Action Summary CLOSE OUT FILE: j ' D 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.) File stamped "approved"/"denied" or "withdrawn" Reference Manual updated D-base updated OZ File given to Renee' for final update to Application Action Summary (� File in file drawer UACaro1\Common\TRACKING. MDP Rev. 01/31/01 `J�C j ✓alzy�/ l zyJo/ 4a. — Or : •Io (o"f J. t oVdeii -;a�-�,� JP'C— SH RECEIPT /Date 002434 `\ ku Received From Address ry !! - Doll rs For` 6 Q 3 AMT OF r y„1 ACCOU CASH! W � AMT PAID CHECK fl \ BALANCE - �' MONEY By DUE ORDER COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 RAY D. PETHTEL INTERIM COMMISSIONER Mr. Evan Wyatt, Planning Director County of Frederick Department of Planning 107 North Kent Street Winchester, VA 22601-5000 Ref: Shawnee Village Route 642 Frederick County Dear Mr. Wyatt: March 22, 2002 JERRY A. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 Please be advised VDOT will not be securing right-of-way, planning, designing or constructing additional road improvements between the Bowman Library and Chinkapin Drive as eluded to in the attached letter. Should Frederick County determine this portion of Route 642, Tasker Road, needs upgrading it should be included in the Secondary Improvement Plan. If you have any questions, please call. Sincerely, r Steven A. Melnikoff Transportation Engineer SAM/rf AttachmentV [,' xc: Mr. Dave Heironimus Mr. Chuck Maddox MAR 2 7 T I.OF PLANNING/DEVB.OfMEI\lf WE KEEP VIRGINIA MOVING gilber . Clifford & associate*inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 14 March 2002 Mr. Evan Wyatt Frederick County Planning 107 N. Kent Street Winchester, Virginia 22601 RE: Shawnee Village MDP Dear Evan, Board of Directors President: Thomas J. 0Toole, P.E. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A. Mislowsly, P.E. David J. Seunders, P.E. Directors: William L. Wright Michael A. Hammer Thomas W. Price We are pleased to submit the Final Master Development Plan for signature in accordance with County requirements. The final changes in accord with Agency, Planning Commission, Board of Supervisors and staff comments have been made. It was good that we could work out a Route 642 lane improvements plan which can provide the needed left turn lane into Chinkapin Drive and Lakeside. In accord with meetings and discussions with VDOT and County staff we intend to provide all lane improvements from.Chinkapin to the north; lane transitions south to the library will be by others which we assume will be VDOT. Thank you for your assistance. Sincerely yours, gilbert w. Clifford & assoch s, ine. C. E. Maddox, Jr., P. . ice President CEM/kf Enclosure cc: Mr. Steve Melnikoff, VDOT 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 � (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earthlink.net Member American Con.vuliing E,ngineeny Council T -d 66t-0—S99—Mrs •aasse T PjojjTTo -m-� eE�0:60 a0 8T jeW 0 . Wra.1 NOR COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 December 2, 2002 G.W. Clifford & Associates, Inc. c/o Mr. Ron Mislowsky 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Shawnee Village Subdivision — Secondary Review of Subdivision Design Plan Dear Mr. Mislowsky: I have had the opportunity to review the revised Shawnee Village subdivision design plan received by our office on October 30, 2002. The master development plan (MDP) for the associated development was administratively approved on March 15, 2002. 1 offer the following review comments: ,/ 1. A rectangular fenced feature is shown on Sheet 2, 4, and 5 of 14, label this feature. 2. On Sheet 2 of 14, the statements referring to the road efficiency buffer; "remainder to be provided with the development of the Apartment site" and "450' of the road efficiency buffer to be installed with the single family development," need to be removed; the entire road efficiency buffer along Tasker Road is required upon development of the single family homes. v/ 3. On Sheet 2 of 14, label the road efficiency buffer for Tasker Road by Lot 64. Lots 24 and 25 will require a 35' setback from the access easement to the pump station. ✓ 5. On Sheet 2 of 14 include a street light symbol in the legend. <9� On Sheet 2 an 4c�f 14, make the entire hiking/biking trail bold. ✓ 7. On Sheet 2 of 14, include the Property Identification Numbers for all adjoining properties. ® On Sheet 2, 4 and 5 of 14, include the name of the road that will access the future apartment site. V 9. On Sheet 4 of 14. provide an illustration of the entire road efficiency buffer that is required along Tasker Road. 10. On Sheet 4 of 14, provide all legal references for existing easements and label all easements. V 11. On Sheet 4 of 14, provide a legal reference for the existing telephone cable. ./ 12. On Sheet 4 of 14, label and show the width of the pedestrian access easement between Lots 11 and 12. ✓13. On Sheet 2 of 14, correct the zoning of the proposed Lot 65. 14. Please address the above comments and resubmit. I am enclosing a marked copy of the plans for your reference to assist with the revisions. If you have any questions, please feel free to call. Sincerely, d��-Z �� /z/-" Candice E. Mills - Planner I CEM/PTD/kac Attachment ll:\Candice\Common\SD Review\Shawnee Village s_d review2.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 • a COUNTY of iF REDERIC K Department of Planning and Development 540/665-5651 FAX: 5401665-6395 March 19, 2002 Mr. Charles Maddox, Jr. G.W. Clifford & Associates, Inc. 117 N. Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Administrative Approval of MVP #03-61, Shawnee Village Property Identification Number (PIN): 75-A-86D Dear Chuck: Pj7(1rros Frederick County administratively approved the above -referenced final master development plan on March 13, 2002. The master plan is approved for a mixed use development, consisting of 64 apartment units, and 64 single-family detached zero lot line and detached cluster dwellings. All requirements ofthe Frederick County Zoning and Subdivision Ordinances have been preliminarily satisfied in the plan. Furthermore, all concerns identified by the Frederick County Planning. Commission and Board of Supervisors during their review have been adequately addressed. I am providing you with three signed copies of the approved final master development plan. Please make sure these plans are distributed accordingly. Please feel free to call me if you have any questions or concerns. Sincerely, Jeremy F. Camp Planner II JFC/kac Enclosures cc: Robert M. Sager, Opequon District Supervisor Ed Strawsnyder; Director of Public Works Steve Melni,'¢oif, VDOT, Jane Anderson, Real Estate o em: Robert A. Morris,. Shawnee Planning Commissioner William C. Rosenberry, Shawnee Planning Commissioner U:Ueremy\Master Development P1ans\Shawnee Village\ShawneeVillageAflmApprovaLwpd 107 North Dent Street • Winchester, Virginia 22601-5000 0 ilberk. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 14 March 2002 Mr. Evan Wyatt Frederick County Planning 101 N. Kent Street Winchester, Virginia 22601 R : Shawnee Village NMP Dear Evan, Board of Directors: President: Thomas J. O'Toole, P.E. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A. Mislowsky, P.E. David J_ Saunders, P.E. Directors: William L. Wright Michael A. Hammer Thomas W. Price We are pleased to submit the Final Master Development Plan for signature in accordance with County requirements. The final changes in accord with Agency, Planning Commission, Board of Supervisors and staff comments have been made. It was good that we could work out a Route 642 lane improvements plan which can provide the. needed left turn lane into Chinkapin Drive and. Lakeside. In accord with meetings and discussions with VDOT and County staff we intend to provide all lane improvements from Chinkapin to the north; lane transitions south to the library will be by others which we assume will be VDOT. Thank you for your assistance: Sincerely yours, gilbert w. clifford & associ s, inc. C. E. Maddox, Jr., P. ice President �'�fc� fi CEM/kf LIAR 15 ?00? Enclosure cc: Mr. Steve Melniko#%', VDOT OEPT, OFNIANNING/DCUELOPMEN(.. 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earthlink.net Member American Consulting Engineers Council To: g.w. cliffo d & assoo. 540-665-0493 0 rilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 (540) 667-2139 Phone (540) 665-0493 Fax e-mail: gwearam(a-karthlink.net Facsimile Transmittal Sheet From: Fax: Date: Re: Pages including cover sheet: Cc: Time: Comments: , p - 1 Mar'08 02 09:14a g.w. clifford & assoc. 540-665-04:.: 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, VA 22924 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern pike Winchester, VA 22603 (540)535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: G W Clifford & Associates, Inc Address: c/ Charles E. Maddox, Jr 200 N. Cameron St. Winchester. VA 22601 Phone Number: (540) 667 2139 - Name of development and/or description of the request: SHAWNEE VILLAGE FMDP Location of Property: F-•` Virginia Department of Transportation's Comments: The preliminary master plan for this property appears tQ have signifinnur measurable impact on Route 6142, the VDOT facility which would provide access to the property. Before mny ina comments, t is office will require a complete set of site --,n!�^r,,- dr w a a rom a Trip Generation Mannal Sixth Edit'en fermm n on all right of way needs including right of way riedications, * _ff-_ signalization, and off site roadway improvements and drainage. Prior to construction on the State's right 0 way, the developer will need to apply to this office for issuance of appropriate gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality February 5, 2002 Board of Directors: Jeremy Camp President: Thomas J. O'Toole, P.E. Frederick County Planning Vice Presidents: 107 N. Kent Street Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Winchester, VA 22601 Ronald A. Mislowsky, P.E. David J. Saunders, P.E. Directors: RE: Shawnee Village Final Master Development Plan William L. Wright Michael A. Hammer Thomas W. Price Dear Jeremy, Please find attached six (6) copies of the Final Master Development Plan of Shawnee Village for your approval. Comment sheets from all approving agencies are also attached. If you have any questions, please call. Sincerely, gilbert w. clifford & associates, inc. %�40 1j. a '. Thomas W. Price RECEIVED Eg 0 2002 DEFT, OF ?IANNINGIDEVELOPMENT 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaramgearthlink.net Member American Consulting Engineers Council • • COUNTY of FREDERICK Mr. Thomas W. Price Gilbert W. Clifford and Associates, Inc. 200 N. Cameron Street Winchester, Virginia 22601 Department of Public Works 540/665-5643 FAX: 540/ 678-0682 January 31, 2002 Re: Master Plan Development Comments - Southern Hills Frederick County, Virginia Dear Tom: Upon review of the revised master development plan dated January 23, 2002, all of our previous comments have been addressed. Therefore, we recommend approval of the subject master plan. If you have any questions, do not hesitate to contact me. Sincerely, Joe C. Wilder Civil Engineer jcw cc: Patrick Davenport, Frederick County Zoning Administrator RECEIVED file F E B 0 6 2002 'KEPT, OF PLANNING/DFVFI OPVFU7 107 North Kent Street • Winchester, Virginia 22601-5000 PC REVIEW DATE: 12-19-01 BOS REVIEW DATE: 01-09-02 MASTER DEVELOPMENT PLAN #03-01 SHAWNEE VILLAGE LOCATION: The property is located north and adjacent to Tasker Road, west and adjacent to Lakeside Estates MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 75-A-86D PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) District Land Use: None ADJOINING PROPERTY ZONING & PRESENT USE: North - Zoned: RA (Rural Areas) District South - Zoned: RP (Residential Performance) District East - Zoned: RP (Residential Performance) District West - Zoned: RP (Residential Performance) District Use: Church and Residential Use: Vacant (Woodlands) Use: Residential (townhouses/apartments) Use: Flood plains and Residential PROPOSED USE: 64 apartments and 64 single-family detached cluster and/or zero lot line dwellings. REVIEW EVALUATIONS: Virginia Dept. of Transportation: The preliminary master development plan for this property appears to have significant measurable impact on Route 642, 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 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. See attached letter from VDOT to G.W. Clifford & Associates dated 11/26/01. The future need for a multi -lane highway on Tasker Road may require additional right of way from this property. VDOT will consider this issue when a detailed plan is provided It is anticipated MDP #03-01, Shawnee Village Page 2 January 2, 2002 that at least 30 feet of land will need to be acquired from this property to accommodate a multi -lane highway. Sanitation Authority: No comment. Frederick County Inspections: No comment required at this time. Shall comment at the time of site plan review. Fire Marshal: Parking arrangements do not provide Fire Department access curb cuts with "Fire Lanes" to access between groups of structures for fire control. Two fire hydrants located within 300 feet of all portions of structures with six or more dwelling units per structure. Frederick County Chapter 90. No objection with preliminary plan approval. Layout will need to be modified prior to final master plan and site plan approval. Health Department: The Health Department has no objections as long as adequate sewer and water is provided. Parks and Recreation: Plan appears to meet open space and recreational requirements. County Engineer: See attached letter dated November 13, 2001 from H. E. Strawsnyder, Jr., Director of Public Works. Airport Authority: The Winchester Regional Airport Authority has no objections to this plan. Planning and Zoning: Location: The 3 8.8909 acres are located in the Shawnee Magisterial District approximately one mile south of Exit 310 and a 1/2 a mile northwest of the Bowman Library. Accessibility is provided by Tasker Road (Route 642), which is classified as a major collector road. The Opequon Creek and its flood plain runs along the western edge and northern quarter of the parcel. Site History: The original Zoning Map for Frederick County (U.S.G.S. Stephens City Quadrangle) designated this land in the R-2 (Residential General) District. The land was down -zoned from R2 (Residential General) District to A2 (Agricultural General) District on October 8, 1980. The current Zoning Map for Frederick County identifies the property as part of the RP (Residential Performance) Zoning District. Site Suitability The 3 8.8909 acres are located within the County's Urban Development Area (UDA). Sewer and water is available to the site. No potentially significant historic resources are identified on the property by the Frederick County Rural Landmarks Survey. MDP #03-01, Shawnee Village Page 3 January 2, 2002 Recognized environmental features exist on the site. There are 8.5 acres of flood plains, 9.5 acres of steep slopes, and 7.8 acres of woodlands on the property. The potential development would disturb 0% of existing flood plains, 25% (2.35 acres) of existing steep slopes, and 25% (1.95 acres) of existing woodlands. The proposed disturbance would not violate any of the conditions specified in the Frederick County Zoning Ordinance regarding the preservation of environmental features; 19.64 acres, or rather 50% of the total site area, is dedicated as open space on the plan. Project Scope The preliminary master development plan of Shawnee Village proposes mixed housing types. 13.00 acres is proposed for single-family detached cluster and/or zero lot line dwellings. An additional three acres would be for the development of four apartment buildings and associated parking. 64 dwelling units are proposed for the apartment buildings, bringing the total number of dwellings to 128. This would create an overall gross density of 3.29 dwellings per acre. Several buffers and screens are required for this development. First, the mixing of dwelling units within this development requires an interior residential separation screen between the proposed apartment buildings and single-family dwellings. An interior separation buffer is a 10-foot-wide landscaped easement that includes a double row of evergreen trees planted no more than eight feet apart. The second required buffer is a road efficiency buffer along the entire Tasker Road frontage. A full road efficiency buffer is 80 feet wide and includes a single row of evergreen trees planted no more than eight feet apart. The applicant appears to be proposing a full distance buffer with a double row of evergreen trees and a berm. The proposed road efficiency buffer should be extended along the entire portion of Tasker Road for the final master development plan. The third buffer required for this development is a perimeter residential separation buffer between the proposed single-family dwellings and the multi -family dwellings located on the adjoining property to the east. The required buffer distance is 200 feet with a landscape screen and 100 feet with a full screen. The applicant will be providing a full screen and 100 feet for the front half of the buffer and a landscape screen and 200 feet for the rear half. Curb and gutter, sidewalks, and street lights would accompany the proposed development. A detailed subdivision design plan would be required for the proposed lots and a site plan would be required for the proposed apartments. Issues (A) Residential Lot Location. In order to provide a thorough review of the proposed master development plan, staff will need the applicant to clarify the location of all types of single-family lots. Normally, this is done prior to approval by the Board of Supervisors. However, the Board of Supervisors has the ability to approve the plan and direct staff to ensure that this issue is adequately addressed during the review of the final master development plan and the subdivision design plan. (B) Taster Road Improvements. MDP #03-01, Shawnee Village Page 4 January 2, 2002 Frederick County's Easter Road Plan, which is part of the 2000 Comprehensive Plan, identifies Tasker Road as an Improved Major Collector Road. Once a detailed plan is submitted to the Virginia Department of Transportation for review, preparation for right of way acquisition can begin. At this stage, it would be appropriate to provide a narrative on the master development plan which describes the intent to dedicate necessary right of way to VDOT at the Subdivision Design Plan and Site Plan stage. STAFF CONCLUSIONS FOR 12-19-01 PLANNING COMMISSION MEETING: The layout of the preliminary master development plan conforms to the requirements of the Frederick County Zoning and Subdivision Ordinances, and is consistent with the County's Comprehensive Policy Plan. All proposed dwelling units are appropriate land uses for the RP (Residential Performance) Zoning District. Several design issues have been identified and should be adequately addressed, along with all issues identified by the Planning Commission, prior to final administrative approval of this master development plan. If the Planning Commission has any concerns regarding the development, it would be appropriate to include them in your recommendation to the Board of Supervisors. PLANNING COMMISSION SUMMARY AND ACTION OF 12/19/01: One adjoining property owner was present to voice his concerns about the traffic congestion and the potential traffic hazards that would be created by the increased traffic from the proposed development; the safety of neighborhood children because of increased traffic; he was opposed to the increased housing density; and the possible negative effects of additional development on the drainage patterns in the area. The biggest concern of the Planning Commission was the traffic situation at this location, especially in light of the unknown future construction on Rt. 37 and Tasker Road. They pointed out visibility issues cresting the hill before Chinkapin and the bottleneck situation occurring with left-hand traffic turning onto Chinkapin. Commissioners believed that VDOT erroneously concentrated their evaluation of the traffic situation on the numbers of vehicles, rather than the movement of vehicles. Because of the anticipated traffic congestion, the Planning Commission believed the applicant should do more than the minimum required by VDOT because of the safety issues involved. Some Commissioners suggested a left -turn center lane that would encompass more than just Chinkapin and right -turn acceleration lanes going down Chinkapin at both connections onto Tasker Road. The applicant and staff believed they could work out the details of VDOT's review comments and the safety issues associated with the two entrances. By a majority vote, the Planning Commission recommended approval of the master development plan to the Board of Supervisors with the stipulation that the Planning Commission review the associated site plan and/or subdivision design plan to consider the potential transportation impacts of the development more thoroughly. (Note: Commissioner Morris did not vote in favor of this recommendation.) Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederic County Fire Marshal I" Floor Attn: Fire Marshal 107 N. Kent St. 107 N. Kent St. Winchester, 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 this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Thomas Price 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Village - Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Fire Marshal's Comments: 14 • • Control number MDP02.0002 Project Name Shawnee Village Address 200 N.Cameron Street City Winchester Type Application Master Development Current Zoning RP Date received Date reviewed Date Revised 1 /25/02 1 /29/02 1 /24/02 Applicant C.W.Clifford & Associates Automatic Sprinkler System No Other recommendlon Emergency Vehicle Access Adequate Fire Lane Required Yes Roadway/Aisleway Width Adequate State Zip VA 22601 Tax ID Number 75-A-86D Election District Shawnee Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Adequate Siamese Location Not Identlfled Special Hazards No Applicant Phone 540-667.2139 Fire District 11 Rescue District 11 Residential Sprinkler Syst Yes Emergency Vehicle Access ":-ire Lane 40 Parking" markings and signage at all fire hydrants and fire lane entrances I between buildings. curb cuts to fire department access. All fire hydrants snail be located within 3 feet of the curb. Access Common Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Additional comments Reviewed By Signiture� 'v�4V Timothy L. Welsh Plan Approval Reecommended Title Yes 0 • Frederick County, Virginia Master Development Plan Application Package 9cU lsetj /o -z6 -0/ Request for Master Develooment Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Thomas Price 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Village Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Virginia Department of Transportation's Comments: The preliminary master plan for this property appears to have significant measurable impact on Route b4L, the VL)fJf racility which would provide access to the property. before making any tinai comments, this affice will - plete set of bite p1mrs, drainage calculations mid traffic f! data €rem the I.T.E.- TFip Geeeratim dual,- Sixth Edi tiers for review U= r€sen-mg the right- to comment nn all right of way nrMg. including ri of way dMirations, traffir sianalization, 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 permdts to cover said work. Ste attachE letter from VDOT to G. W. CliffordAssociates dated 111MIU1. COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE CHARLES D. NOTTINGHAM EDINBURG. VA 22824 COMMISSIONER November 26, 2001 Mr. Ronald A. Mislowsky, P.E., V.P. -. G. W. Clifford & Associates, Inc. '" �' 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 ��oi Ref: Shawnee Village MDP Route 642, Tasker Road Frederick County Dear Ron: JERRY A. COPP RESIDENT ENGINEER I ELE (540I %4-5600 FAX (540) %4-5607 A VDOT review has been completed on the revised preliminary master development plan dated October 26, 2001 for the referenced project. The revised plan has addressed major VDOT concerns set forth in review comment letter dated August 21, 2001 and your memo dated October 25, 2001. However, we reiterate our concern that existing Route 642, Tasker Road, is already over utilized by current traffic volumes. We need to consider at site plan stage for Shawnee Village, the necessity to construct adequate road laneage, left and right turn lanes to accommodate the site traffic volume access to and from Route 642. If there are any questions, please call. Since r , 16 all*y *41111% Barry J. Sweitzer Trans. Roadway Engineer BJS/rf xc: Mr. Dave Heironimus Mr. Evan Wyatt For: Steven A. Melnikoff Transportation Engineer WF KFFP \/IP(-,INIIA nnrn/Inlr 0 • Frederick County, Vireinia Master Development Plan Application Package Re nest for Master Development Plan Comments Historic Resources Advisory Board Mail to: Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 Hand deliver to: IC 2 s Zoos Frederick Count3Fp1 ANMNr; `OIVP1 n,,A,� Department of Plannink Co. Admin. Building 4' Floor (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G. W. Clifford & Associates, Inc. Address: c/o Thomas Price 200 N. Cameron Street, Winchester, VA 22601 Phone Number: (540)67-2139 Name of development and/or description of the request: Shawnee Villaize Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates Historic Advisory Board Comments: j A.` r/ - i BP6 18 0 • Frederick County, Virginia Master Deyelopment Plan Application Package Reauest for Master Develonment 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 St. 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) copy of the MDP with the sheet. Applicant's Name: G.W. Clifford & Associates. Inc Address: c/o 200 N. Cameron St., Winchester, VA 22601 Phone Number: C540) 667-2139 Name of development and/or description of the request: �f19wNEE V I L LA fic Location of Property. - Department of Parks and Recreation's Comments: Plan appears to meet open space and recreational requirements. 15 P '".SA OCT 29 Ofl�s k6vlsEd 16 -26-61 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, VA P.O. Box 1877 (540) 868-1061 Winchester, VA 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 this sheet. Applicant's Name: G.W. Clifford & Associates, Inc Address: c/o Thomas Price 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Villave Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Frederick County Sanitation Authority's Comment: Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick Co. Inspections Department 4 thFloor Attn: Building Official 107 N. Kent St. 107 N. Kent St. 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) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Thomas Price 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Villaee Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates Frederick County Inspections Department nna�y: No comnent required at this time . Rj_-L comment at the time of site plan review. 11 12 fREDERICK COUNTY MUG WORK & INSPECTIONS Frederick County, Virginia Master Development Plan Application Package —O Reguest for Master Development Plan Comments Frederick County — Winchester Health Department Mail to: Frederick -Winchester Health Dept Attn: Sanitation Engineer 107 N. Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Hand deliver to: 107 N. Kent St. Suite 201 Winchester, VA (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G.W. Address: c/o i, 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Location of Frederick n County - Winchester Health Dept. Comments: A�-Ij::IrA �DaMe IL /-A, [/o obT-ec'/—/ons Gc,5 Long Gt S 0. ot! �_ ��. va 7- G / a n a1 4,/4 T- 4ro v i doIV .� 16 u C r -� ;; ' 0 , / 16 — Z.G --D / Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Winchester Regional Airport Mail to: Winchester Regional Airport Attm Executive Director 491 Airport Road Winchester, VA 22602 Hand deliver to: 491 Airport Road (Route 645, off of Route 522 South) (540) 662-2422 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o I h �' n,�a `, ►� ;� P 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Villaize Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Winchester Regional Airport Comments: \\� 17 as G°ms i e COMMONWEALTH of VIRQINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE CHARLES D. NOTTINGHAM EDINBURG, VA 22824 COMMISSIONER November 26, 2001 Mr. Rona' A. MisloVV�sky, °.E., :�.;�. � � ;­ G. W. Clifford & Associates, Inc. F- �, E 117 E. Piccadilly Street, Suite 200 262001 Winchester, VA 22601 IKV Ref: Shawnee Village MDP Route 642, Tasker Road Frederick County Dear Ron: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984-5607 A VDOT review has been completed on the revised preliminary master development plan dated October 26, 2001 for the referenced project. The revised plan has addressed major VDOT concerns set forth in review comment letter dated August 21, 2001 and your memo dated October 25, 2001. However, we reiterate our concern that existing Route 642, Tasker Road, is already over utilized by current traffic volumes. We need to consider at site plan stage for Shawnee Village, the necessity to construct adequate road laneage, left and right turn lanes to accommodate the site traffic volume access to and from Route 642. If there are any questions, please call. Si ncer , Barry J. Sweitzer Trans. Roadway Engineer RECEIVED For: Steven A. Melnikoff NOV 2 7 2001 Transportation Engineer BJS/rf IPT. OF PLANNING, DEVELOPMRr xc: Mr. Dave Heironimus C(f. Evan Wya WE KEEP VIRGINIA MOVING 0 • • • COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 November 13, 2001 Mr. Charles E. Maddox, Jr., P.E. Vice President Gilbert W. Clifford and Associates, Inc. 117 East Piccadilly Street Winchester, Virginia 22601 RE: Shawnee Village - Preliminary Master Development Plan Frederick County, Virginia Dear Chuck: We have completed our review of the revised preliminary master development plan for Shawnee Village. Your revisions have addressed a majority of our previous comments especially those related to wetlands and detailed site plans. You have also eliminated the lower main street entrance in favor of a secondary commercial entrance into the proposed apartment parking lot. Even though this secondary entrance will have considerably less traffic than the main entrance road, Nature Drive, it still represents a potential safety problem. The design of two (2) steep downhill curves intersecting at a perpendicular angle will definitely be a challenge. The sight distances should be carefully checked in the field considering the traffic volumes and speeds associated with Tasker Road. Also, consideration should be given to the fact that this section of Tasker Road is susceptible to prolonged periods of icing. We will grant our approval of the revised master plan. However, we reserve the right to perform a detailed review of the final site plan design. In particular, we will carefully review the design of the intersection of Caledon Lane and Tasker Road to insure a safe traffic condition. HES/rls cc: Frederick County Planning and Zoning file Sincerely, tHa�rveyZtrawsnyder, Jr., P.E. Director of Public Works RFCFNED ►vuv 2. 6 "1.001 �G PLANNING NF`JFlOP�A;V- A:\shawnervihnd p.com.wpd 107 North Kent Street - Winchester, Virginia 22601-5000 i �I I jl I I I i 'I I HOLLIDAY G� 75 A 86 � RUTHERFORD &WE CHRISTIAN 75 A 86A FELLOWSHIP o� 75 A 87C HACK SATIAN 75 A 78 ENTERPRISES, INC. 75 A 80 i FREDERICK UNITED NFfHODISTHOUSIN 75 A 80B HACK HOLLI DAY, DAMD B 75 A 78 75 A 86D Lakeside Condom rps �hNf na a _- CLAYTOR 75 A MA HACK 75 A 78B HACK Lakeview 75 A 79 Tonnhouses y, �o Q MDP #03-01 Location Map For: Shawnee Village PIN: 75 - A - 86D a Dept. of Planning and Development, 11/01, Agray 00 • 0 Frederick County, Virginia Master Development Plan Application Package 1. 2. 3. 4. APPLICATION MASTER DEVELOPMENT PLAN Project Title: Shawnee Village Owner's Name: David B. Holliday 205 N. Cameron Street Winchester, VA 22601 (Please list the names of all owners or parties in interest) Applicant: G.W. Clifford & Associates, Inc. Address c/o Charles E. Maddox, Jr. 117 E. Piccadilly Street, Winchester, VA 22601 Phone (540)667-2139 Design Company: G. W. Clifford & Associates, Inc. Address 117 E. Piccadilly Street Winchester_ VA 22601 Phone Number (540) 667-2139 00 • 0 Frederick County, Virginia Master Development Plan Application Package APPLICATION cont' d MASTER DEVELOPMENT PLAN 5. Location of Property: North and adjacent to Tasker Road, west and Adjacent to Lakeside Estates. 6. Total Acreage: 38.89 Acres 7. Property Information: a) Property Identification Number (PIN): 75-A-86D b) Current Zoning: RP c) Present Use: Vacant d) Proposed Use: 64 SF Detached Cluster and Or Zero Lot Line Apartments e) Adjoining Property Information: Property Identification Property Uses North See attached South East West f) Magisterial District: 8. Is this an original or amended Master Development Flan? Original X Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan a plic Signature: eCl Date: !`/-/, �a o✓C Frederick County, Virginia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administration Building, 107 North Kent Street. 75-A-78B Vacant RP 75-A-78 Vacant RP 75-A-78A Vacant RP 75-A-86A Residential RA 75-A-87C Church RA 75B-1-1-D Townhouses RP 75B-1-1-C Townhouses RP 75-B-1-5-A Townhouses RP 75G-15-1 Open Space RP 75B-1-IA Open Space RP • 6 January 10, 2002 Mr. Charles Maddox, Jr. G. W. Clifford & Associates, Inc. 117 N. Piccadilly Street, Suite 200 Winchester, VA 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: MASTER DEVELOPMENT PLAN #03-01 OF SHAWNEE VILLAGE Dear Chuck: The Frederick County Board of Supervisors approved the above -referenced Preliminary Master Development Plan on January 9, 2002, for 64 single-family detached cluster and/or zero lot line dwellings and 64 apartment units. Your firm will need to submit a Final Master Development Plan for this project which addresses all review agency comments, as well as all comments of the Planning Commission and Board of Supervisors. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions regarding the approval of this master plan or requirements needed for submission of your Final Master Development Plan, please do not hesitate to call me Sincerely, �eremy F. amp Planner II JFC\ch 107 North Kent Street - Winchester, Virginia 22601-5000 • • FILE COPY COUNTY of FREDERICK Department.of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 September 5, 2001 Mr. Thomas Price G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Preliminary Master Development Plan - Review of Shawnee Village Dear Tom: I am in receipt of the Preliminary Master Development Plan for Shawnee Village, submitted to this office on August 16, 2001. This PMDP provides for 62 Single -Family Detached Cluster dwellings, and 62 Garden Apartments on a 39-acre site. Based on the initial review of this project, I would offer the following comments for your consideration. Please provide: Required Information Checklist items The address and telephone number of the property owner. 2. The new address of the project's designer. 3. Signed certificate of the engineer. 4. Surveyed boundaries of all lots and parcels. 5. A schedule of phases, boundary of phases, and order of development. 6. Amount and percentage of disturbed and protected land in common open space. 7. Location and dimension of Residential Separation Buffers. These buffers are required between the proposed single-family detached cluster development and the existing apartments to the south. This separation buffer should be located and details of the plantings provided. The minimal distance buffer (100 feet) requires the installation of a full landscape screen. 8. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). Include acreage of environmental features located within open space. 9. Number of dwelling units (by type, phase, and in total). Provide a note if phasing will not be used. 107 North Kent Street • Winchester, Virginia 22601-5000 Mr. Thomas Price PMDP for Shawnee Village Page 2 September 5, 2001 10. Location and configuration of required recreational facilities. Address Department of Parks and Recreation comments. 11. Location, arrangements, and right-of-way widths of roads and property access. 12. Type of road design. 13. Traffic impact analysis. 14. Statement regarding the feasibility and capacity of sewer and water mains proposed for use. 15. Location of Zoning District and Road Efficiency buffers. Confirmation that the proposed Reduced Road Efficiency Buffer will not interfere with required sight -distance requirements. 16. Acreage of each type of environmental protection land (amount and percentage of disturbed and protected land in common open space.) 11. Amount, boundaries, and location of common open space (indicate the percentage of the entire site to be placed in common open space.) 18. Location of environmental protected areas to be included in common open space. Information Marked on PMDP (Attached is a marked -up copy of the PMDP) M Confirmation that the proposed road system may be constructed while still complying with County and State requirements, as well as not causing a traffic hazzard with two entrances onto Tasker Road. The terrain on the site, as well at the proposed entrances onto Tasker Road, appear quite steep. 20. Project Summary. Clarify the differential from the two "Open Space Req'd." I suspect the second might be "Open Space Provided." 21. Legend; Residential Performance District. Include a statement regarding the minimum total lot area required per dwelling unit for the Single -Family Detached Cluster dimensional requirements. The minimum area per dwelling should be 10,000 square feet. 22. Provide the new address for G.W. Clifford & Associates, Inc. 23. The required Residential Separation Buffer between the proposed single-family lots and the existing Lakeside Apartments complex should be provided. The minimum distance would be Mr. Thomas Price PMDP for Shawnee Village Page 3 September 5, 2001 100 feet with a full landscape screen [§165-37.C(2)(a)]. Provide the detail and identify the location. 24. Clarify property boundaries for this project. There appears to be a property line running parallel to the existing gas line, and labeled with Satian Enterprises as owner. 25. Street names for the development. 26. Continuation of the Interior Residential Screen around the proposed recreation area. 27. Clarification on the area labeled "Future Development (Commercial)." This area would require a rezoning, as well as conformance to zoning setback and buffer requirements. In a simple exercise of applying the buffer requirements, it appears the actual useable footprint of the `proposed commercial site' would be extremely minimal. I would encourage you to re-evaluate the proposed use as a commercial use. Please address these comments and resubmit for further review. Once you have obtained all agency comments, this PMDP may be formally submitted for placement on a Planning Commission agenda. This formal submission will require the review fee of $2,862.40 [$1,300 base + $40/acre (39.06 acres). Please not hesitate to contact me with questions regarding this letter. Sin C /1y, Elic R. Lawrence, AICP, CZA Deputy Director ERL/ch U:\Eric\Common\MDP\Shawnee Village MDP.Review.wpd S'%awl VluAg N\bf is ZEv1p8(2OI0/ Frederick County, Virginia Master Development Plan Application Package Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Yes No 1. Name of proposed development. 2. Name, address, and telephone number of owner. 3. Name, address, and telephone number of developer. X4. Name, address and telephone number of der. _ 5. ,Siiined certificate of surveyor, engineer, or architect. 6. Date plan prepared and date of revisions. 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should / be cited. 8. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of approval. 9. A space labeled "Approved by the County Administrator" for the approval signature and date of approval. 10. Magisterial District. 11. Sheet size less than 42 inches. Page 13 • • Frederick County, Virginia Master Development Plan Application Package General Information Yes No 1. Location map (scale 1:2000). 2. Scale of the MDP is not to exceed 1:100. 3. North Arrow. 4. Legend describing all symbols. 5. Surveyed boundaries of all lots and parcels. 6. Acreage of all parcels included in the MDP. 7. Topography contour lines at acceptable intervals. 8. A schedule of phases, boundary of phases, and order of development. 9. Use, zoning, and property owner of all adjoining properties. 10. Location of proposed uses (location, boundaries, arrangement). 11. Location and treatment of historic structures and sites. 12. History of all land divisions in relation to this tract. 13. Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. 14. Amount and percentage of disturbed and protected land_ in common open space. Page 14 • • Frederick County, Virginia Master Development Plan Application Package Residential Development Information Yes No 1. Location and dimension of Residential Separation Buffers. IVr4tc. CtAR,r'c, "d-nl 2. Acreage in common open spage, jn housing type, in road I L410i Aa11�ftblyfAase). At. Al & t rights -of -way, and for the entire development 3. Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. 4. Number of dwelling units (by type, phase, and in total). �t�D 5. Location antQ2nf required recreational facilities. Statement of required and type of facilities to be provided. Infrastructure Information Yes No 1. Location of adjoining streets and utilities. 2. Location, arrangements, and right-of-way widths of roads / and property access. 3. Location and arrangement of street entrances, driveways, and parking areas. 4. Location of entrances to the development from public streets. 5. Type of road design (rural urban). 6. Use of inter -parcel connectors. �'V /n:.' J:;OL C. ph tc."°' Page 15 Tv & JdKtSIbf— • • Frederick County, Virginia Master Development Plan Application Package K- 7. Traffic impact analysis. To be submitted to the Virginia Department of Transportation. 8. Location of sewer and water mains with statements concerning the connection with and availability of facilities. 9. Location and arrangement of electric and gas utilities. Other Design Information Yes No C ��^�"' XC f 1. Location of Zoning District �-ncy buffers, and examples specifying the screening to be provided. 2. Plan for stormwater management. Location of stormwater facilities. 3. Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected _ land in common open space.) Shown in a table format. 4. Amount, boundaries, and location of common open space. (Indicate the percentage of the entire site to be placed in common open space.) 5. Location of environmental protected areas to be included in common open space. Page 16 0 • Frederick County, Virginia Master Development Plan Application Package Counjy Health Department Inf ormation Yes No 1. Statements and locations pertaining to sewer and water availability. 2. Statements and locations concerning any existing pre- or post -water treatment facilities. 3. Statements and location of any planned private treatment facilities. Page 17 • IH • • Frederick County, Virginia Master Development Plan Application Package RECEIVED Request for Master Development Plan Comments 'VOOT - Edinburg Residency Virginia Department of Transportation AUG 2 Q Z001 Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5600 MACH C L3 8HL Hand deliver to: El L�SAM Virginia Department of Transporta ton 2275 Northwestern pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc Address: c/o Thomas Price 200 N. Cameron St., Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Village Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Virginia Department of Tray isportation's Comments: See attached letter datPci A„g,,.Gt- 29, 2001 CIOM MONW EA LTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE CHARLES D. NOTTINGHAM EDINBURG, VA 22824 COMMISSIONER August 29, 2001 Mr. Thomas Price c/o G.W. Clifford& Associates, Inc. 117 E. Piccadilly St., Suite 200 Winchester, VA 22601 Dear Mr. Price: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984-5607 Ref: Shawnee Village — Preliminary MDP Route 642 Tasker Road Frederick County A VDOT review has been completed on the preliminary Master Development Plan dated August 15, 2001 for the referenced project. Our comments follow: Reference to the Master Development Plan application package of Frederick County, page 15 (copy attached). Infrastructure Information ❖ Items 1 thru 4: would be helpful if these items could be provided. ❖ Item 5: Should be provided, (appears to be Urban Design), a typical section could be shown. ❖ Item 7: Considering the extremely high density of developmental growth in the immediate vicinity coupled with and resulting in high traffic volumes on existing VDOT facilities, a Traffic Impact Analysis should be prepared for this MDP application. An excerpt from VDOT Land Development Manual — Volume 1 (12/l/95) is attached. This is a general outline of contents for a Traffic Impact Study along with a dialog defining the elements. The existing Traffic Volumes on adjacent and nearby VDOT facilities are: Route 642 Tasker Road Route 1187 Chinkapin Dr. *8,600G (with growth) *4,100R (raw data) WE KEEP VIRGINIA MOVING 0 • I Mr. Thomas Price August 29, 2001 Page #2 *These volumes are year 2000 estimates and should be projected at 5% per annum to the build out year of MDP for analysis purposes. It would appear in early preparation for MDP volumes that a 12' parallel/concentric traffic lane should be constructed between Route 1187 Chinkapin Dr. and the 36' paved entrance to MDP parcel. Also, the volumes suggest multi lane construction for Route 642 through the site area. It appears that very heavy grading on site and especially along the proposed entrance on the northwest side would be required to meet VDOT standards on the proposed road. With no grading we visualize percents of gradient in the area of 10% to 24%, which exceed VDOT standards. Additionally, the entrance proximity to the Route 642 roadway bridge over Opequon Creek causes early concern. This entrance should either be abandoned or relocated to a more suitable, safer position. We recommend reconsideration be given to a single entrance at the 36' location. Due to the incomplete nature of the MDP application background information, we will be happy to finalize the VDOT review on receipt of a revised plan which addresses the above concerns. If there are any questions, please call me at (540) 984-5600. Sincerelfoadw4ay B110 dome Barry J. Sweitzer, Trans.ngineer For: Steven A. Melnikoff, Transportation Engineer BJS/bw Attachments cy: Mr. Dave Heironimus Mr. Evan Wyatt Mr. H.E. (Ed) Strawsnyder 0 Frederick County, Virginia Master Development Plan Application Package Residential Development Information Yes No 1. Location and dimension of Residential Separation Buffers. 2. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). 3. Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. 4. Number of dwelling units (by type, phase, and in total). 5. Location and configuration of required recreational facilities. Statement of required and type of facilities to be provided. Infrastructure Information Yes No 1. Location_ of adjoining streets and utilities. 2. Location, arrangements, and right-of-way widths of roads a:id property access. 3. Location and arrangement of street entrances, driveways, and parking areas. 4. Location of entrances'to the development from public streets. 5. Type of road design (rural or urban). 6. Use of inter -parcel connectors. 7. Traffic impact analysis. To be submitted to the Virginia Page 15 Frederick County, Virginia Master Development Plan Application Package Department of Transportation. 8. Location of sewer and water mains with statements concerning the connection with and availability of facilities. 9. Location and arrangement of electric and gas utilities. Other Design Information Yes No 1. Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. 2. Plan for stormwater management. Location of stormwater facilities. 3. Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected land in common open space.) Shown in a table format. 4. Amount,. boundaries, and location of common open space. (Indicate the percentage of the entire site to be placed in common open space.) 5. Location of environmental -protected areas to be included in common open space. Page 16 • VDOT Land Development Manual - Volume 1 © December 1, 1995 Table 5-1 Traffic Impact Study Contents 1. INTRODUCTION A. Site location and Study Area B. Existing and Proposed Site Uses C. Existing and Proposed Nearby Uses D. Existing Roadways and Programmed Improvements 2. ANALYSIS OF EXISTING CONDITIONS A. Daily and Peak Hour(s) Traffic Volumes B. Capacity Analyses at Critical Points C. Levels of Service at Critical Points 1 ANALYSIS OF FUTURE CONDITIONS WITHOUT DEVELOPMENT A. Daily and Peak Hour(s) Traffic Volumes B.' Capacity Analyses at Critical Points C. The analysis can include any programmed improvements that will be in place by the future year. D. Levels of Service at Critical Points 4. TRIP GENERATION 5. SITE TRAFFIC DISTRIBUTION AND TRAFFIC ASSIGNMENTS 6. ANALYSIS OF FUTURE CONDITIONS WITH DEVELOPMENT A. Future Daily and Peak.Hour(s) Traffic Volumes. B. Capacity Analyses,, at Critical Points C. The analysis should include-.those,additional improvements that will be proffered by the developer. D. Levels of Service at Critical Points 7. RECOMMENDED H-APROVEMENTS A. Froposed'linpr'ovements B. Capacity Analyses at Critical Points (with improvements) C. Levels of Service at Critical Points (with improvements) 8. CONCLUSIONS Chapter 5 - 3 VDOT Land Development Manual - Volume 1 © December 1, 1995 A brief narrative for each chapter of the traffic impact study follows. Chapter 1. Introduction A. Site location and Study Area Boundaries Include a map (Figure 5-1) displaying the site and a brief description of the land parcel, the general terrain features, and the location within the jurisdiction and region. In addition, identify the roadways that provide access to the site and are included in the study area. The exact limits of the study area should be based on the area impacted by the site related traffic. Understanding the existing traffic conditions in the site vicinity is essential in determining the study limits. The study area limits are subject to approval by the local jurisdiction and VDOT. If the project is being completed in phases, the report should describe the total project and the phases of development. The report should identify the existing and proposed uses of the site in terms of the various zoning categories. In addition, it should identify the number and the type of residential units, and type and amount of commercial, industrial, or office uses in accordance with ITE trip generation categories. 1' • 1 1 1 1 1:11 :1: 1 A complete description of the existing land uses in the vicinity of the site, as well as their current zoning should be provided. This section should also describe the proposed developments of adjacent land using the local jurisdiction's comprehensive land use plan. This is especially important where large tracts of underdeveloped land are in the vicinity of the site and are within or influence the traffic growth in the study area. This information should be displayed as shown in Figure 5-2. This section should describe and provide diagrams of the existing roadways and intersections (including road geometrics, lane usage, and traffic control) within the study area as well as improvements contemplated by the local jurisdictions and state. Figure 5-3 is a typical display for the existing road network. This description should include the type of improvement project, its extent, the implementation schedule, and the agency or funding source responsible. These proposed improvements should not be included in the analysis unless they are programmed for implementation within three years or the developer can ensure their construction through proffers. i Chapter 5 - 4 4i VDOT Land Development Manual - Volume 1 © December 1, 1995 Chanter 2 Analysis of Existing Conditions A. Daily and Peak Hour(W Traffic Volumes The report must present diagrams depicting daily and peak hour traffic volumes for roadways within the study area. Typical displays for daily and peak hour traffic are shown in Figure 5-4 and. 5 5. Turning movement and mainline volumes for the peak hour conditions (a.m. and p.m.) should be presented. In special cases, the site -generated peak hour should also be utilized. Only . mainline volumes are needed for the daily traffic volumes. Also the report should present the source and/or the method of computation for all traffic volumes. The a.m. and p.m: peak hours will normally fall within the 7:00-9:00 a.m. and 4:00-6:00 p.m. peak periods. However, on certain .developmnts, the a.m. and p.m. peak hour may fall outside these time frames. Utilizing techniques as described in the 1985 Highway Capacity Manual (or a subsequent version), assess the relative balance between roadway volumes and capacity. Analyze existing conditions (roadway geometrics and traffic signal control) for all peak hours. The results should be displayed as* shown in Figure 5-6 with levels of service provided for each lane group. For capacity analysis and level of service determinations, the most recent Federal Highway Administration (FHWA-HCS) software package should be used for the different types of analysis required (e.g., signalized intersections, freeways, ramps). Other software, if approved by the county and VDOT in advance, may also be. used. All data used in the calculations must be provided along with the results of the capacity analysis so that VDOT may check the results with its own analysis. Any assumptions made that deviate from the programmed default table must be documented and an explanation provided as to why there was a change (i.e., lane utilization factor). Where a great number of intersections or road sections are analyzed, the engineer may perform the analysis with network analysis programs such as TRANSYT-717 or TRAF-NETSIM. See v`DOTs policy on capacity analysis. C. Level of Service at Critical points Based on the results obtained in the previous section, determine and present levels of service (A through F). Include a description of typical operating conditions at each fevel ofiervice: Chapter 5 - 5 VDOT Land Development Manual - Volume 1 © December 1, 1995 Chapter 3 Analysis of Future Conditions Without Development This Chapter describes the anticipated traffic volumes in the future and the ability of the roadway network to accommodate this traffic without the proposed site development. The future year(s) for which projections are made will be specified by the local jurisdiction or VDOT and will be determined by the timing of the proposed development. In general, the analysis must include the "build out" year, when the development is expected to be completed. It should also include an analysis for each year in which significant phases are to be completed. A. Future Daily and Peak Hours) Traffic Volumes There should be a clear indication of the method and assumptions used to forecast future traffic volumes so that the local jurisdiction and VDOT staff can approve the projected volumes. For short term forecasts (3-5 years) the nearby zoning and traffic growth should be considered. In long term (10-15 year) forecasts, the long range transportation plan forecasts may be used to determine the base forecast. See Figures 5-7 and 5-8 for typical displays for future average daily traffic and future peak hour traffic without development. The analysis must determine the ability of the existing roadway system to accommodate future traffic (without site development) for all peak hours based on the 1985 Highm= Capacity Manual (or subsequent update). If roadway improvements or modifications are committed for implementation, present the capacity analysis for these conditions so that the local jurisdiction and VDOT staff can replicate these calculations on FHWA-HCS. See VDOTs Policy on Capacity Analysis. C. Levels of Service at Critical Points Based on the results obtained in the previous section, determine the levels of service (A through F). See Figure 5-9 for the typical display of levels of service for intersection lane groups. . The report must clearly present the traffic generated by the site for the AM and PM peak hour conditions of the adjacent roadway system, plus the peak hour conditions for the site if different from above. A table showing the land use amount, land use code, the trip rate or trip equation and the number of trips generated by the site must be provided as shown in Table 5-2. Trip generation rates to be used should be those presented in the current edition of the ITE TT' Generation Manual, as outlined in VDOTs Trip Generation Policy. NOTE: The user should carefully review VDOT's policy on Trip Generation as trip rates or equations are acceptable. Any deviation from these rates must be justified and documented to the satisfaction of the local jurisdiction and VDOT. Chapter 5 - 6 LE '_J VDOT Land Development Manual - Volume 1 © December 1, 1995 I Land Use & ITE Code* Shopping Center - 820 Office Park - 750 TOTALS *ITE Trip Generation, Sth ed. TABLE 5-2 SAMPLE SITE TRIP GENERATION MIXED USE DEVELOPMENT Size In Out In Out ' 600,000 GSF . 300 170 1020 1020 25 acres ZQ 870 240 1100 1640 This chapter describes the direction of approach for site -generated traffic and shows the traffic.assignment to the road network serving the site for the appropriate time periods. The basic method and assumptions used must be clearly stated so that the local jurisdiction and VDOT can review and approve the results. The directional distribution should be based on anticipated employment, commercial, and residential sites that will serve as the market or "draw" for the proposed development. In urban areas, the trip distributions for traffic zones in the development area may be used. Figure 5-10 shows the accepted method for displaying the directional distribution of site generated traffic. The utilization of study area roadways by site -generated traffic must also be shown as displayed in Figure 5-11. The traffic for each land use should be assigned to the adjacent roadways based on the applicable trip distributions from Figure 5-10. These layers of traffic assignments (Figures 5-11A and 5-11B) are combined to form the total traffic distribution for the site. The site -generated traffic volumes are then combined with the anticipated traffic volumes from Chapter to illustrate, as shown in Figure 5-12, the mainline traffic and turning movement volumes for future conditions with the site development. The report must clearly state the basic methods and assumptions used. Note: VDOTs pass -by trip policy may be applied to the trips generated by certain land uses. Chapter 5 - 7 VDOT Land Development Manual - Volume 1 © December 1, 1995 Chapter 6. Analysis of Future Conditions With Development Display the mainline and turning movement volumes (as shown in Figure 5-12) for the highway network in the study area, as well as for the driveways and internal circulation roadways for all time periods. Perform a capacity analysis for all peak hours for future conditions with the site developed as proposed using the 1985 Highway Capacity Manual (or subsequent update). See VDOT's policy on capacity analysis. TE y M. I'• As a result of the capacity analysis, compute and describe the level of service on the study area roadway system. If the analysis indicates that unsatisfactory levels of service will occur on study area roadways, improvements must be recommended to remedy deficiencies. The recommended improvements should be in addition to any programmed projects that were described in Chapter 1 and reflected in the analysis contained in Chapters 2 and 3. The report must clearly describe and diagram the location, nature, and extent of proposed improvements to ensure sufficient roadway capacity and safe access to the site. Accompanying this list of improvements should be preliminary cost estimates, source of funding, timing, and assurance of implementation. M-ENEM-T-MOM 1 , Emnmw 0 4 ' • . Describe the anticipated results of making these improvements. •NOT11114M. I'• 1 As a result of the revised capacity analyses from'the previous section, present the levels of service for the roadway system with improvements. Chapter 8. Conclusions The last chapter of the report should be a clear, concise description of the study findings. This concluding chapter should serve as an executive summary. Chapter 5 - 8 VDOT Land Development Manual - Volume 1 © December 1, 1995 Table 5-3 List of Figures Figure Title Description Fig 5-1 Site Location A vicinity map showing the site and, its surroundings Fig 5-2 Existing & Planned A land use map showing existing and expected land uses Development that may affect the site. Fig 5-3 Existing Trans Existing roads that serve the site, includes all travel Network modes, traffic control devices, and moving lanes. Fig 5-4 Existing Daily Traffic A map showing the existing daily traffic on all roads shown in Figure 5-3 (may be combined with Fig. 5-3). Fig 5-5 Existing Peak Hour Current AM and PM peak hour traffic turning movements at all critical access pints or intersections. (Note: Separate schematics for AM and PM). Fig 5-6 Existing Levels of A map showing the existing levels of service for each Service lane group (through -left -right) on each approach at all existing intersections and on roadway sections that serve the proposed development site. This analysis is based on the traffic volumes displayed in Figure 575 (a.m. and P.M.). Fig 5-7 Future Average Daily This map displays the future average daily w/out Traffic, Development volumes for the non site traffic. - These traffic volumes (also called "background traffic" by many consultants) represent the future traffic without the proposed development. Fig 5-8 Future Peak Hour This is also referred to as (non site traffic) "background Traffic traffic." It is all of the traffic growth on the adjacent road network without the site. Ti shouId be developed for AM and PM peak hours for the "build out" year as well as development phases. Fig 5-9 Future Peak Hour This figure displays the Levels of Service (without Levels development) Service for each lane group (through -left -right) on all approaches at all intersections (a.m. and p.m.) for the future year in which the development is expected to be "built out". The analysis should include any programmed improvements. Fig 5-10 Directional Percent of traffic to and from the of Site Traffic site by Distribution land use (a.m. and p.m.) Chapter 5 - 9 0 VDOT Land Development Manual - Volume 1 © December 1, 1995 Fig 5-11 Total Site Traffic AM and PM peak hour site traffic assigned to the 5-11A Land Use Site Traffic adjacent road network. It includes turning movements at 5-11B Land Use Site Traffic all access points. This should be developed for ultimate development and phases of development. It should also be developed in layers for each land use on the site. (See figures 5-1 lA and 5-11B.) Fig 5-12 Total Peak Hour Includes traffic from Figures 5-7 and 5-11 for AM and Traffic Volumes (with PM peak hours at ultimate development and/or phases of Development) the development. Fig 5-13 Future Peak Hour This figure displays the levels of service for each lane Levels of Service - group (through -left -right) on all intersection approaches. With Development- or_ This heAps to identify any deficiencies that may occur if existing Road Network the new development traffic is added to the existing road system. Note: A Level of Service C should be maintained on the existing road system. Fig 5-14 Future Peak Hour This figure displays the levels of service for each lane Level of Service (with group (through -left -right) on all approaches at all Development) intersections impacted by the development. This analysis based on traffic volumes from Figure 12, should include the improvements that are required to provide an acceptable level of service with the new development in place. Fig 5-15 Recommended . Map showing locations of recommended off -site Improvements improvements, access points, additional lanes, length of auxiliary lanes, traffic signals, and on site circulation. A table and a description in the text of all recommended improvements should be provided. These improvements must alleviate any adverse conditions caused by the development. This may require special designs and large scale drawings. Chapter 5 - 10 n N S DEPARTMENT OF PLANNING AND DEVELOPMENT FREDERICK COUNTY, VIRGINIA E STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: December 4, 2001 STAFF MEMBER: Marcus Lemasters, GIS Manager SUBDIVISION: Shawnee Village COMMENTS: The GIS Manager has reviewed road names for the Shawnee Village subdivision names with the following results and comments: 1. The following road names have been accepted into the Frederick County Road Naming System as "Paper Streets." Upon development of the subdivision, these names will -be numbered and officially adopted as road names in Frederick County. Nature Drive Legacy Court 2. The following road name has been reserved for use with this subdivision, however the street does not fall under the suffix classification of a lane and must be changed one of the following; drive, court, or place. Caledon (Court suggested) 3. The following road names are currently in use or conflict with a road name in use in Frederick County and are therefore denied for use in the Frederick County System: Skyline Court Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 Frederick County, Virginia Master Development Plan Application Package 9EU r5ed 16-Z6 - o/ Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Thomas Price 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Village Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Virginia Department of Transportation's Comments: The preliminary master plan for this property appears to have significant measurable impact on Route 642, the VDOT facility whicti wouid prove a access to me property. Before making any 131na comments, this office will require a canplete set of site plans, drainage calculatiOlLs wid traffiew data frem the 1.T.E. Trip Generation Manual, Sixth Edition for roAQw_ I.Ma reser-eq I -he right to commnt on all r;g7t of way nPeds , including ri.gbt 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. See attached letter from VDOT to G. W. Clifford & Associates dated 111267ul. 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, VA P.O. Box 1877 (540) 868-106� �. Winchester, VA 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 this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Thomas Price 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Villaee Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Frederick County Sanitation Authority's Comment: 11 • Frederick County, Virizinia Master Development Plan Application Package ,2EO .,.Ed /o -Z -oi Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick Co. Inspections Department T Floor Attn: Building Official 107 N. Kent St. 107 N. Kent St. 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) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Thomas Price 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Village Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Frederick County Inspections Department uSe ly: No cadent required at this time . Sshaff comment at the time of site plan review. I 12 fREOERICK COUNTY MLIC WORK & INSPE00PS PO�' RECEIVED OCT 2 qW 051 Frederick County, Virginia Master Development Plan Application Package 10 - -06 -D / Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederic County Fire Marshal I" Floor Attn: Fire Marshal 107 N. Kent St. 107 N. Kent St. Winchester, 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 this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Thomas Price 200 N. Cameron St., Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Village Location of Property: North and adjacent to Tasker Road west and adjacent to Lakeside Estates. Fire Marshal's Comments: 14 • 0 Fieldl : COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No. MDPO1-0004R Date Received 10/26/01 Date Reviewed 11/9/01 Applicant G.W.Clifford & Associates Address 200 N. Cameron Street Winchester, Va. 22601 Project Name Shawnee Village Phone No. 540-667-213 9 Type of Application Master Development Current Zoning RP 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election District Shawnee Tax I.D. No. 75-A-86D RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System XX Automatic Fire Alarm System XX Other Knox Entry System REQUIREMENTS Emergency Vehicle Access Adequate Inadequate Not Identified XX Fire Lanes Required Yes XX No Comments : Parking arrangements do not provide Fire Department Access Curb cuts with "Fire Lanes" to access between groups of structures for fire control. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes XX No Comments : Two fire hydrants located within 300 feet of all portions of structures with 6 or more dwelling units per structure. Frederick County Chapter 90. Hydrant Locations Adequate Inadequate Not Identified XX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes XX No Plan Approval Recommended? �Yrress No XX Signatur't�: 'witle NaA e- 1,1 y/01 • • 0 Frederick County, Virginia Master Development Plan Application Package Reauest for Master Development Plan Comments Frederick County — Winchester Health Department Mail to: Frederick -Winchester Health Dept Attn: Sanitation Engineer 107 N. Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Hand deliver to: 107 N. Kent St. Suite 201 Winchester, VA (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Address: c/o —1 m P r i 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Location of Property: -4 Cacb Cyr Ce i -k' TOI eU M) Frederick County -n/ Winchester Health Dept. Comments: A�Iq eel, AG � 1 r4 D a f t M e -1 / �� v � l/o d 6rLon g Gt S 0.. 4.54 /�. va ?- a1 4r/4 T_e r 1' S Qi'o Lz ova .l IV 16 lirT ';' ri 0 Frederick County, Virtania Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N Kent Street Department of Parks and Recreation 2nd Floor 107 N. Kent St. 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) copy of the MDP with the sheet. Applicant's Name: G.W. Clifford & Associates. Inc Address: c/o 200 N. Cameron St.. Winchester, VA 22601 Phone Number: C40) 667-2139 Name of development and/or description of the request: .= f/.9wNEE V I e_LH e E Location of Property. - Department of Parks and Recreation's Comments: Plan appears to meet open space and recreational requirements. 15 P__� ;\ Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport 491 Airport Road Attn: Executive Director (Route 645, off of Route 522 South) 491 Airport Road (540) 662-2422 Winchester, VA 22602 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Villaee Location of Property. - North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Winchester Regional Airport Comments: \ ,� f \ r.) S r 0 N co `('k 11v� S U C 17 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 September 5, 2001 Mr. Thomas Price G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Preliminary Master Development Plan - Review of Shawnee Village Dear Tom: I am in receipt of the Preliminary Master Development Plan for Shawnee Village, submitted to this office on August 16, 2001. This PMDP provides for 62 Single -Family Detached Cluster dwellings, and 62 Garden Apartments on a 39-acre site. Based on the initial review of this project, I would offer the following comments for your consideration. Please provide: Required Information Checklist items The address and telephone number of the property owner. 2. The new address of the project's designer. 3. Signed certificate of the engineer. k 4. Surveyed boundaries of all lots and parcels. ,�'. A schedule of phases, boundary of phases, and order of development. 6. Amount and percentage of disturbed and protected land in common open space. 7. Location and dimension of Residential Separation Buffers. These buffers are required between the proposed single-family detached cluster development and the existing apartments to the south. This separation buffer should be located and details of the plantings provided. The minimal distance buffer (100 feet) requires the installation of a full landscape screen. 8. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). Include acreage of environmental features located within open space. 9. Number of dwelling units (by type, phase, and in total). Provide a note if phasing will not be used. 107 North Kent Street - Winchester, Virginia 22601-5000 • 0 Mr. Thomas Price PMDP for Shawnee Village Page 2 September 5, 2001 10. Location and configuration of required recreational facilities. Address Department of Parks and Recreation comments. 11. Location, arrangements, and right-of-way widths of roads and property access. 12. Type of road design. 13. Traffic impact analysis. 14. Statement regarding the feasibility and capacity of sewer and water mains proposed for use. 15. Location of Zoning District and Road Efficiency buffers. Confirmation that the proposed Reduced Road Efficiency Buffer will not interfere with required sight -distance requirements. 16. Acreage of each type of environmental protection land (amount and percentage of disturbed and protected land in common open space.) 17. Amount, boundaries, and location of common open space (indicate the percentage of the entire site to be placed in common open space.) 18. Location of environmental protected areas to be included in common open space. Information Marked on PMDP (Attached is a marked -up copy of the PMDP) 19. Confirmation that the proposed road system may be constructed while still complying with County and State requirements, as well as not causing a traffic hazzard with two entrances onto Tasker Road. The terrain on the site, as well at the proposed entrances onto Tasker Road, appear quite steep. 20. Project Summary. Clarify the differential from the two "Open Space Req'd." I suspect the second might be "Open Space Provided." 21. Legend; Residential Performance District. Include a statement regarding the minimum total lot area required per dwelling unit for the Single -Family Detached Cluster dimensional requirements. The minimum area per dwelling should be 10,000 square feet. 22. Provide the new address for G.W. Clifford & Associates, Inc. 23. The required Residential Separation Buffer between the proposed single-family lots and the existing Lakeside Apartments complex should be provided. The minimum distance would be 0 Mr. Thomas Price PMDP for Shawnee Village Page 3 September 5, 2001 100 feet with a full landscape screen [§ 165-37.C(2)(a)]. Provide the detail and identify the location. 24. Clarify property boundaries for this project. There appears to be a property line running parallel to the existing gas line, and labeled with Satian Enterprises as owner. 25. Street names for the development. 26. Continuation of the Interior Residential Screen around the proposed recreation area. 27. Clarification on the area labeled "Future Development (Commercial)." This area would require a rezoning, as well as conformance to zoning setback and buffer requirements. In a simple exercise of applying the buffer requirements, it appears the actual useable footprint of the `proposed commercial site' would be extremely minimal. I would encourage you to re-evaluate the proposed use as a commercial use. Please address these comments and resubmit for further review. Once you have obtained all agency comments, this PMDP may be formally submitted for placement on a Planning Commission agenda. This formal submission will require the review fee of $2,862.40 [$1,300 base + $40/acre (39.06 acres). Please not hesitate to contact me with questions regarding this letter. Sin r ly, r E is R. Lawrence, AICP, CZA Deputy Director ERL/ch UAEric\Common\MDP\Shawnee Village MDP.Review.wpd 0 0 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments VC%-, Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5600 "V Hand deliver to: ^ L 'L Virginia Department of Transportation 2275 Northwestern pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc Address: c/o Thomas Price 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Villasze Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Virginia Department of Transportation's Comments: See attached letter dated a„g„;r 29 2001 9 • C� I -6 -bp+�f (-�( `� C cv\-VA-,i s s � (co u CHARLES D. NOTTINGHAM COMMISSIONER COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 August 29, 2001 Mr. Thomas Price c/o G.W. Clifford& Associates, Inc. 117 E. Piccadilly St., Suite 200 Winchester, VA 22601 Dear Mr. Price: JERRY A. COPP RESIDENT ENGINEER TELE(540)984-5600 FAX(540)984-5607 Ref: Shawnee Village — Preliminary MDP Route 642 Tasker Road Frederick County A VDOT review has been completed on the preliminary Master Development Plan dated August 15, 2001 for the referenced project. Our comments follow: Reference to the Master Development Plan application package of Frederick County, page 15 (copy attached). Infrastructure Information ❖ Items 1 thru 4: would be helpful if these items could be provided. ❖ Item 5: Should be provided, (appears to be Urban Design), a typical section could be shown. •:• Item 7: Considering th-e extremely high density of developmental growth in the immediate vicinity coupled with and resulting in high traffic volumes on existing VDOT facilities, a Traffic Impact Analysis should be prepared for this MDP application. An excerpt from VDOT Land Development Manual — Volume 1 (12/l/95) is attached. This is a general outline of contents for a Traffic Impact Study along with a dialog defining the elements. The existing Traffic Volumes on adjacent and nearby VDOT facilities are: Route 642 Tasker Road Route 1187 Chinkapin Dr. *8,600G (with growth) *4,1 OOR (raw data) WE KEEP VIRGINIA MOVING 0 Mr. Thomas Price August 29, 2001 Page #2 *These volumes are year 2000 estimates and should be projected at 5% per annum to the build out year of MDP for analysis purposes. It would appear in early preparation for MDP volumes that a 12' parallel/concentric traffic lane should be constructed between Route 1187 Chinkapin Dr. and the 36' paved entrance to MDP parcel. Also, the volumes suggest multi lane construction for Route 642 through the site area. It appears that very heavy grading on site and especially along the proposed entrance on the northwest side would be required to meet VDOT standards on the proposed road. With no grading we visualize percents of gradient in the area of 10% to 24%, which exceed VDOT standards. Additionally, the entrance proximity to the Route 642 roadway bridge over Opequon Creek causes early concern. This entrance should either be abandoned or relocated to a more suitable; safer position. We recommend reconsideration be given to a single entrance at the 36' location. Due to the incomplete nature of the MDP application background information, we will be happy to finalize the VDOT review on receipt of a revised plan which addresses the above concerns. If there are any questions, please call me at (540) 984-5600. Sincerely, Barry J. Sweitzer, Trans. oadway Engineer For: Steven A. Melnikoff, Transportation Engineer BJS/bw Attachments cy: Mr. Dave Heironimus Mr. Evan Wyatt Mr. H.E. (Ed) Strawsnyder VDOT Land Development Manual - Volume 1 © December 1, 1995 Table 5-1 Traffic Impact Study Contents 1. INTRODUCTION A. Site location and Study Area B; Existing and Proposed Site Uses C. Existing and Proposed Nearby Uses D. Existing Roadways and Programmed Improvements 2. ANALYSIS OF EXISTING CONDITIONS A. Daily and Peak Hour(s) Traffic Volumes B. Capacity Analyses at Critical Points C. Levels of Service at Critical Points 3. ANALYSIS OF FUTURE CONDITIONS WITHOUT DEVELOPMENT A. Daily and Peak Hour(s) Traffic Volumes B. Capacity Analyses at Critical Points C. The analysis can include any programmed improvements that will be in place by the future year. D. Levels of Service at Critical Points 4. TRIP GENERATION 5. SITE TRAFFIC DISTRIBUTION AND TRAFFIC ASSIGNMENTS 6. ANALYSIS OF FUTURE CONDITIONS WITH DEVELOPMENT A. Future Daily and Peak Hour(s) Traffic Volumes B. Capacity Analyses at Critical Points C. The analysis should include those additional improvements that will be proffered by the developer. D. Levels of Service at Critical Points 7. RECOMMENDED IMPROVEMENTS A. Proposed Improvements B. Capacity Analyses at Critical Points (with improvements) C. Levels of Service at Critical Points (with improvements) 8. CONCLUSIONS Chapter 5 - 3 VDOT Land Development Manual - Volume 1 © December 1, 1995 A brief narrative for each chapter of the traffic impact study follows. A. Site location and Study Area Boundaries Include a map (Figure 5-1) displaying the site and a brief description of the land parcel, the general terrain features, and the location within the jurisdiction and region. In addition, identify the roadways that provide access to the site and are included in the study area. The exact limits of the study area should be based on the area impacted by the site related traffic. Understanding the existing traffic conditions in the site vicinity is essential in determining the study limits. The study area limits are subject to approval by the local jurisdiction and VDOT. If the project is being completed in phases, the report should describe the total project and the phases of development. t'r!• .-' 'u-� The report should identify the existing and proposed uses of the site in terms of the various zoning categories. In addition, it should identify the number and the type of residential units, and type and amount of commercial, industrial, or office uses in accordance with ITE trip generation categories. }M• . TA U71 171774, I= Wli A complete description of the existing land uses in the vicinity of the site, as well as their current zoning should be provided. This section should also describe the proposed developments of adjacent land using the local jurisdiction's comprehensive land use plan. This is especially important where large tracts of underdeveloped land are in the vicinity of the site and are within or influence the traffic growth in the study area This information should be displayed as shown in Figure 5-2. This section should describe and provide diagrams of the existing roadways and intersections (including road geometrics, lane usage, and traffic control) within the study area as well as improvements contemplated by the local jurisdictions and state. Figure 5-3 is a typical display for the existing road network. This description should include the type of improvement project, its extent, the implementation schedule, and the agency or funding source responsible. These proposed improvements should not be included in the analysis unless they are programmed for implementation within three years or the developer can ensure their construction through proffers. Chapter 5 - 4 VDOT Land Development Manual - Volume 1 m December 1, 1995 A. Daily and Peak Hour(s) Traffic Volumes The report must present diagrams depicting daily and peak hour traffic volumes for roadways within the study area. Typical displays for daily and peak hour traffic are shown in Figure 5-4 and 5 5. Turning movement and mainline volumes for the peak hour conditions (a.m. and p.m.) should be presented. In special cases, the site -generated peak hour should also be utilized. Only mainline volumes are needed for the daily traffic volumes. Also the report should present the source and/or the method of computation for all traffic volumes. The a.m. and p.m. peak hours will normally fall within the 7:00-9:00 a.m: and 4:00-6:00 p.m. peak periods. However, on certain developments, the a.m. and p.m. peak hour may fall outside these time frames. .TMOTI, M-1 I X. Utilizing techniques as described in the 1985 Highway Capacity Manual (or a subsequent version), assess the relative balance between roadway volumes and capacity. Analyze existing conditions (roadway geometrics and traffic signal control) for all peak hours. The results should be displayed as'shown in Figure 5-6 with levels of service provided for each lane group. For capacity analysis and level of service determinations, the most recent Federal Highway Administration (FHWA-HCS) software package should be used for the different types of analysis required (e.g., signalized intersections, freeways, ramps). Other software, if approved by the county and VDOT in advance, may also be used. All data used in the calculations must be provided along with the results of the capacity analysis so that VDOT may check the results with its own analysis. Any assumptions made that deviate from the programmed default table must be documented and an explanation provided as to why there was a change (i.e., lane utilization factor). Where a great number of intersections or road sections are analyzed, the engineer may perform the analysis with network analysis programs such as TR.ANSYT 7F or TRAF-NETSIM. See VDOTs policy on capacity analysis. d-TI—N-RMW"TI-Me Based on the results obtained in the previous section, determine and present levels of service (A through F). Include a description of typical operating conditions at each Ievel ofervice. Chapter 5 - 5 VDOT Land Development Manual - Volume 1 ® December 1, 1995 Chapter 3 Analysis of Future Conditions Without Development This Chapter describes the anticipated traffic volumes in the future and the ability of the roadway network to accommodate this traffic without the proposed site development. The future year(s) for which projections are made will be specified by the local jurisdiction or VDOT and will be determined by the timing of the proposed development. In general, the analysis must include the "build out" year, when the development is expected to be completed. It should also include an analysis for each year in which significant phases are to be completed. There should be a clear indication of the method and assumptions used to forecast future traffic volumes so that the local jurisdiction and VDOT staff can approve the projected volumes. For short term forecasts (3-5 years) the nearby zoning and traffic growth should be considered. In long term (10-15 year) forecasts, the long range transportation plan forecasts may be used to determine the base forecast. See Figures 5-7 and 5-8 for typical displays for future average daily traffic and future peak hour traffic without development. The analysis must determine the ability of the existing roadway system to accommodate future traffic (without site development) for all peak hours based on the 1985 Highmy Capacity Manual (or subsequent update). If roadway improvements or modifications are committed for implementation, present the capacity analysis for these conditions so that the local jurisdiction and VDOT staff can replicate these calculations on FHWA-HCS. See VDOTs Policy on Capacity Analysis. Based on the results obtained in the previous section, determine the levels of service (A through F). See Figure 5-9 for the typical display of levels of service for intersection lane groups. . The report must clearly present the traffic generated by the site for the AM and PM peak hour conditions of the adjacent roadway system, plus the peak hour conditions for the site if different from above. A table showing the land use amount, land use code, the trip rate or trip equation and the number of trips generated by the site must be provided as shown in Table 5-2. Trip generation rates to be used should be those presented in the current edition of the ITE Trip Generation Manual, as outlined in VDOT's Trip Generation Policy. NOTE: The user should carefully review VDOTs policy on Trip Generation as trip rates or equations are acceptable. Any deviation from these rates must be justified and documented to the satisfaction of the local jurisdiction and VDOT. Chapter 5 - 6 0 VDOT Land Development Manual - Volume 1 (D December 1, 1995 TABLE 5-2 SAMPLE SITE TRIP GENERATION MIXED USE DEVELOPMENT AM . PM Land Use & ITE Code* Size In Out In Out Shopping Center - 820 600,000 GSF . 300 170 1020 1020 Office Park - 750 25 acres ,570 ZQ $Q 62 TOTALS 870 240 1100 1640 *ITE Trip Generation, 5th ed. This chapter describes the direction of approach for site -generated traffic and shows the traffic.assignment to the road network serving the site for the appropriate time periods. The basic method and assumptions used must be clearly stated so that the local jurisdiction and VDOT can review and approve the results. The directional distribution should be based on anticipated employment, commercial, and residential sites that will serve as the market or "draw" for the proposed development. In urban areas, the trip distributions for traffic zones in the development area maybeused. Figure 5-10 shows the accepted method for displaying the directional distribution of site generated traffic. The utilization of study area roadways by site -generated traffic must also be shown as displayed in Figure 5-11. The traffic for each land use should be assigned to the adjacent roadways based on the applicable trip distributions from Figure 5-10. These layers of traffic assignments (Figures 5-11A and 5-11B) are combined to form the total traffic distribution for the site. The site -generated traffic volumes are then combined with the anticipated traffic volumes from Chapter 3 to illustrate, as shown in Figure 5-12, the mainline traffic and turning movement volumes for future conditions with the site development. The report must clearly state the basic methods and assumptions used. Note: VDOTs pass -by trip policy may be applied to the trips generated by certain land uses. Chapter 5 - 7 VDOT Land Development Manual - Volume 1 ® December 1, 1995 - • 1 ' " • - t • Wax] 11 Display the mainline and turning movement volumes (as shown in Figure 5-12) for the highway network in the study area, as well as for the driveways and internal circulation roadways for all time periods. 1• r '• 1 Perform a capacity analysis for all peak hours for future conditions with the site developed as proposed using the 1985 Highway Capacity Manual (or subsequent update). See VDOT's policy on capacity analysis. C. Levels of Service at Critical Points As a result of the capacity analysis, compute and describe the level of service on the study area roadway system. If the analysis indicates that unsatisfactory levels of service will occur on study area roadways, improvements must be recommended to remedy deficiencies. The recommended improvements should be in addition to any programmed projects that were described in Chapter 1 and reflected in the analysis contained in Chapters 2 and 3. . 11 11 - 1 . • 1111101U.011qlk The report must clearly describe and diagram the location, nature, and extent of proposed improvements to ensure sufficient roadway capacity and safe access to the site: Accompanying this list of improvements should be preliminary cost estimates, source of funding, timing, and assurance of implementation. IC .. s. 1•FTEGGRM. I'• 1 Describe the anticipated results of making these improvements. As a result of the revised capacity analyses frorn'the previous section, present the levels of service for the roadway system with improvements. The last chapter of the report should be a clear, concise description of the study findings. This concluding chapter should serve as an executive summary. Chapter 5 - 8 • 0 VDOT Land Development Manual - Volume 1 m December 1, 1995 Table 5-3 List of Figures Figure Title Description Fig 5-1 Site Location A vicinity map showing the site and its surroundings Fig 5-2 Existing & Planned A land use map showing existing and expected land uses Development that may affect the site. Fig 5-3 Existing Trans Existing roads that serve the site, includes all travel Network modes, traffic control devices, and moving lanes. Fig 5-4 Existing Daily Traffic A map showing the existing daily traffic on all roads shown in Figure 5-3 (may be combined with Fig. 5-3). Fig 5-5 Existing Peak Hour Current AM and PM peak hour traffic turning movements at all critical access pints or intersections. (Note: Separate schematics for AM and PM). Fig 5-6 Existing Levels of A map showing the existing levels of service for each Service lane group (through -left -right) on each approach at all existing intersections and on roadway sections that serve the proposed development site. This analysis is based on ` { the traffic volumes displayed in Figure 5-5 (a.m. and p.m.). Fig 5-7 Future Average Daily This map displays the future average daily Wout Traffic Development volumes for the non site traffic. These traffic volumes (also called "background traffic" by many consultants) represent the future traffic without the proposed development. Fig 5-8 Future Peak Hour This is also referred to as (non site traffic) "background Traffic traffic." It is all of the traffic growth on the adjacent road network :v.hout the site, it should be ,developed for AM and PM peak hours for the "build out" year as well as development phases. Fig 5-9 Future Peak Hour This figure displays the Levels of Service (without Levels development) Service for eaph lane group (through -left -right) on all approaches at all intersections (a.m. and p.m.) for the future year in which the development is expected to be "built out". The analysis should include any programmed improvements. Fig 5-10 Directional Percent of traffic to and from the of Site Traffic site by Distribution land use (a.m. and p.m.) Chapter 5 - 9 VDOT Land Development Manual - Volume 1 ® December 1, 1995 Fig 5-11 5-11A 5-11B Fig 5-12 Fig 5-13 Fig 5-14 Fig 5-15 Total Site Traffic AM and PM peak hour site traffic assigned to the Land Use Site Traffic adjacent road network.. It includes turning movements at Land Use Site Traffic all access points. This should be developed for ultimate development and phases of development. It should also be developed in layers for each land use on the site. (See figures 5-11A and 5-11B.) Total Peak Hour Includes traffic from Figures 5-7 and 5-11 for AM and Traffic Volumes (with PM peak hours .at ultimate development and/or phases of Development) the development. Future Peak Hour This figure displays the levels of service for each lane Levels of Service - group (through -left -right) on all intersection approaches. With Development- on This helps to identify any deficiencies that may occur if existing Road Network the new development traffic is added to the existing road system. Note: A Level'of Service C should be maintained on the existing road system. Future Peak Hour This figure displays the levels of service for each lane Level of Service (with group (through -left -right) on all approaches at all Development) intersections impacted by the development. This analysis based on traffic volumes from Figure 12, should include the improvements that are required to provide an acceptable level of service with the new development in place. Recommended Map showing locations of recommended off -site Improvements improvements, access points, additional lanes, length of auxiliary lanes, traffic signals, and on site circulation. A table and a description in the text of all recommended improvements should be provided. These improvements must alleviate any adverse conditions caused by the development. This may require special designs and large scale drawings. Chapter 5 - 10 Frederick Countv, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, VA P.O. Box 1877 (540) 868-1061 Winchester, VA 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 this sheet. Applicant's Name: G.W. Clifford & Associates. Inc Address: c/o Thomas Price 200 N. Cameron St., Winchester VA 22601 Phone Number. (540) 667-2139 Name of development and/or description of the request: Shawnee Villaae Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates Frederick County Sanitation Authority's Comment: I RECEIVE PAN 1 6 2001 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederic County Fire Marshal I" Floor Attn: Fire Marshal 107 N. Kent St. 107 N. Kent St. Winchester, 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 this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Thomas Price 200 N. Cameron St. Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Villaee Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates Fire Marshal's Comments: 14 Fieldl : COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No. MDPO1-0004 Date Received 8/16/01 Date -Reviewed 8/24/01 Applicant G.W.Clifford & Associates Address 200 N.Cameron Street Winchester, Va. 22601 Project Name Shawnee Village Phone No.540-667-2139 Type of Application Master Development Current Zoning RP 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election District Shawnee Tax I.D. No. 75-A-86D RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System XX Automatic Fire Alarm SystemXX Other REQUIREMENTS Emergency Vehicle Access Adequate Inadequate Not Identified XX Fire Lanes Required Yes XX No Comments Markings and signage at all fire hydrants. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes XX No Comments Radii of cul- de -sac to accomodate Ladder Truck service. Hydrant Locations Adequate Inadequate Not Identified XX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signature Title 0 0 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 September 6, 2001 Mr. Thomas Price G. W. Clifford and Associates, Inc. 117 East Piccadilly Street Winchester, Virginia 22601 RE: Master Development Plan for Shawnee Village Frederick County, Virginia Dear Mr. Price: We have reviewed the preliminary master development plan for proposed Shawnee Village. In conjunction with our review of the proposed development, we visited the site to review the proposed location of the two entrances relative to the existing alignment of Tasker Road. Based on our site inspection, we have serious concerns about site distances associated with the two proposed entrances. We also have concerns about the slopes associated with the internal loop road proposed for the new development. Specifically, the vertical slope associated with the northern loop road intersection could be a problem considering the potential site distance issue. The slope of the internal road network will also affect the constructibility of the small lot, single family dwellings. The projected 62 lots may be dramatically reduced because of , access problems. Detailed site plans for each lot will determine whether this problem will be an issue. The proposed master development plan indicates two locations for stormwater management ponds. The location next to Tasker Road is not a desirable location unless extensive rock excavation is planned. Also, a wetland exists within the proposed area and should be delineated on the master development plan. A wetlands study should be performed prior to approval of the master development 107 North Kent Street • Winchester, Virginia 22601-5000 LI • Shawnee Village Page 2 September 6, 2001 plan to delineate the wetlands within the open space and areas proposed for development. The note referencing wetlands in open space indicates zero acres. Considering that Opequon Creek traverses a portion of the open space, this conclusion is not probable. The results of the wetlands study should be reflected in the environmental features shown on the master development plan. Please resubmit revised copies of the preliminary master plan for our review. Sincerely, Ck " E, � Harvey trawsnyder, Jr. Director f Public Works HES/rls cc: Patrick Davenport, Frederick County Zoning Administrator file Frederick Countv, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick Co. Inspections Department 4 th Floor Attn: Building Official 107 N. Kent St. 107 N. Kent St. 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) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford &_ Associates. Inc. Address: c/o Thomas Price 200 N. Cameron St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Shawnee Villap-e Location of Property: North and adjacent to Tasker Road, west and adjacent to Lakeside Estates. Frederick County Inspections Department use only: No conment required at this time. Shall commnt at the time of subdivision and lot review. �'} . +<rS.r. Y �•;-Kw:3,Y•x?fiY.. v.`. a Y • \.;`..• . :}<\.:G vY;:?:v:S:;.::;; i? v. \i•: r}x i.n: ..\.n, ,.:. \ ., .. ......:..: ...... ,W.: r :•}J,.iny?. t.: avkT'v.?A, •.\}y < {:<•\\. .\aY•Y•YY:`•w?: r}.i{;•}Y:Y?:�i�..+kv:: ��'�}\ .?}T V4 •:: k v.. �.... ` }}i•ti, ::\:'�:?lt;:ty �, . ,r.�C:,. �.y:\ifb•�:?c�.:xw`C%%� `,-,ti4 + \ r ,�;. `:2•. '.�.. Y. �� ?..,.... `.,\..�.x 'i yV{, C�:f}• a;tZ4S;i<,\ + .? k:v$<ktS•..y: S .v\$ik. 'i,.Y.i•.'A* +}a }}•n:•3#.>:E_:,..;kybY.}`\}<., sr<'Yyi'r.'2i'i� •.�r"•,.'6• ,,�`D,.`•\':7.::. �tnY'xf<. �{'-Y:�:y •.:': •:.r,.y. x:: �<�, � w.Y.r..'C�`k•.:�,•,h.�,.�=•: w:: to.Y `•Y t?3`,::a^r.•: k.�.IhyFY?rr_.,•.•.,:�,7.•,.•.:;,:• :.i:.%�. �::r,Y:.:!S.i:�kY.. {�,,yK., ay.i4r:¢O+}:.}:Yv ,f- .{ :.•-•�Tw..+. cf �i ..o ;{. S; k1}Y\...: •n: :n.: '< ,..;C:Q.n Y.�{.,.:.\i, :�l<i��•� aa•^f, ;.N�(2•}hr4` \}: ak v, •.k '':}• .,.+yQ: 2 . ?r....Y vv.J.... \.)4. } {+�?' vr''�`7'}'S::,UO, 1 :•: Vhh i. •. } ^:Y,�. \V%•r�v }i}'.{•\•. y}\%ud•`:i;•. v,?, .:.,�cra y, .(�� i.<h. ti..+: ,• .� !t.�., •'� `• •::.:.k...<:i''.: . . '• ', �F`•:`.j �.. \k .`•�,<ZS` `2 �kY.�. �<i: Y;:.: }.; •: tiJ kyY:ci<.;. ki: ,f•'•,:.`.rn: :.<:k• '$�::: �:?, .:.?4.. .\ aMt�<y •?fy:•'�-vim ...>:::::::: .,.,', '..•;k•+,'•>�.+�,.,.'."...::. C�k• :: k... :o :�:::..a..a �,a/\r.. ;h:.a\:.Y7�,.:<- ,..,e-.+\Y •?}•A•. >r Y. :oi:}}:...;?.::Y::.a.: r}: ...,,.. i..:r: }Y;�:'-}f. •fSi',.`--•..: •, r:3 :::i:r<.:i `:`:: �:'-: '{}. }.�: ., }<•:.k`.�`;:� :.�. .<.<. `�•••a,,. `k n�. ::yyam� . •:.,.. ::. ;:..;, %3i! ,_...q::.�r: a};•};•}::•}`.J:k.::.:;' ::i}.. ;.:. .::<{:2<:`:�>:Y•.:Y;\.<f•:iC.?Y'.,.�?rr.:;"tti .?<::::: k;f$:•:: .k,{nv}. ...:.. ,:,:::., .:�:....}:`;H:<-:: �.:.,+::.,...::.^;. ; {Y.r:::,\..: ..:. ..}:: ,:}::<n-r.<...... .. :.\• : ':i:'C:'.,`i ':<:'.?;" r. vnJ:< RECEIVED 12 (`REDERINCOUNTY PUBLIC WORK R INSPECTION • Frederick County, Virginia Master Development Plan Application Packaee Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2"d Floor 107 N. Kent St. 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) copy of the MDP with the sheet. Applicant's Name: G.W. Clifford & Associates. Inc Address: c/o 200 N. Cameron St. Winchester VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Location of Property: Department of Parks and Recreation's Comments: Plan appears to meet open space and recreational requirements. 15 6 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 13 November 2001 Mr. Eric Lawrence Frederick County Planning 107 N. Kent Street Winchester, Virginia 22601 RE: Shawnee Village PNMP Dear Eric, Board of Directors: President: Thomas J. O'Toole, P.E. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A Mislowsky, P.E. David J. Saunders, P.E. Directors: William L. Wright Michael A. Hammer Thomas W. Price Please find attached an application for PMDP of the Shawnee Village project located on Tasker Road. Comment sheets, 42 copies of plans and a check in the amount of $2,862.40 is also attached as required by Frederick County. If I can answer any questions please give me a call anytime. Thank you, t gilbert W. Clifford & as iates, inc. Z7 Thomas W. Price TWP/kf Enclosure 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcliff@mnsinc.com Member American Consulting Engineers Council I COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 December 27, 2001 J7IF U'VI JAI OF PUIB IC AAEMINr TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: APPLICATION FOR MASTER DEVELOPMENT PLAN #03-01 OF SHAWNEE VILLAGE On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, January 9, 2002, at 7:15 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #03-01 for Shawnee Village, submitted by G. W. Clifford & Associates, Inc., for 64 single-family detached cluster and/or zero lot line dwellings and 64 apartment units. This property is located north and adjacent to Tasker Road, west and adjacent to Lakeside Estates and is identified with Property Identification Number 75-A-86D in the Shawnee Magisterial District. Any interested parties may attend this meeting. A copy of the application will be available for review at the Handley Library the week 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/ch 0AAgendasWdjoiner Ltrs\2001\Shawnee Villagempd 107 North Kent Street - Winchester, Virginia 22601-5000 I This is to certify that the attached correspondence was mailed to the following on ZZ — Z 7— 011 from the Department of Planning and Development, Frederick County, Virginia: 75B -1- 5- A- MILBRANDT, SIGMUND R.& DONNA L Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 75 - A- - 78-B) i $) HACK, WINIFRED W 974 TASKER RD STEPHENS CITY, VA 7 5-A - 111 22655-2319 75 - A- - 78-A CLAYTOR, ROBERT W & SUSAN S 4273 VALLEY PIKE WINCHESTER, VA 22602.2462 75 - A- - 86-A RUTHERFORD, GARY D & CAROLYN S 163 RUTHERFORD LN STEPHENS CITY, VA. 22655-6011 75 - A- - 87-C AGAPE CHRISTIAN FELLOWSHIP mrn �(IIUG1Uf�R�. 22 Aeren:�) cAw Val 0-01oS5 75B - 1- 1- D- � 0- BEARD, DONALD E., TRUSTEE 7451 MIDFIELD AVE WESTCHESTER, CA 90045.3229 01 t11'U Vl' ♦11\V 11'q1A COUNTY OF FREDERICK 1311 N ARGONNE AVE STERLING PARK, VA. 20164.2329 `75-A-ZO 75G -15- - 1- SATIAN ENTERPRISES, INC. 20558 OVERTON CT POTOMAC FALLS, VA 20165.3535 75B - 1- - 1-A LAKEVIEW TOWNHOUSES, INC. PO BOX 3461 WINCHESTER, VA 22604.1161 75 A- - 86-D D HOLLIDAY, DAVID B 205 N CAMERON ST WINCHESTER, VA 22601-4803 75 - A- - 80-B FREDERICK UNITED METHODIST HOUSING 308 HANOVER ST FREDERICKSBURG, VA. 22401.5935 Jeremy F. Cdrnp, Planner II Frederick Co. Planning Dept. I, E6h Onn I- VA U , a Notary Public in and for the State and County aforesaid, do hereby certify that Jeremy F. Camp, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated I ; � 7 () ) , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this r t� day of aa)i My commission expires on _ }���I'✓1 �iU i21 ��. s�,-)W3 L0 0 TARY PUBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 INI 41FICAVICA I OF PUBLIC Mss"MNIG December 5, 2001 TO: THE. APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: APPLICATION FOR MASTER DEVELOPMENT PLAN #03-01 OF SHAWNEE VILLAGE On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, December 19, 2001, at 7:00 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #03-01 for Shawnee Village, submitted by G. W. Clifford & Associates, Inc., for 64 single-family detached cluster and zero lot line apartments. This property is located north and adjacent to Tasker Road, west and adjacent to Lakeside Estates and is identified with Property Identification Number 75-A-86D in the Shawnee Magisterial District. Any interested parties may attend this meeting. A copy of the application will be available for review at the Handley Library the week 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/ch 0AAgendasWdjoiner Urs\200RShawnee Villagempd 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 t 7j 10 M -D O < o C:) C= e'a e jr, pb�",' A su"`Icientddreeed75 - A- - 87-C (10O ove" Add,,,, AGAPE CHRISTIA J�A� orward N FELLOWSHIP , Left IV, 4ddre PO BOX t$z A Uncla"ed VA 22604-0082 t- Ref WINCHESTER, f?rnp. USLd S, I ed-A,O, 'C"0tVn NO Such tj V8c8nt j� lvurnb4l�' t7,v 0 Me# Re Fff 91ble 130r C ceptacle Iosec'-'Vo Order O F?Okm*d f:br Stt P08taVe 0., OrAdd rerrs r LqU.S. PGSTAC-' 9 H M[TER71--'-?4i- i This is to certify that the attached correspondence was mailed to the following on 12 - 9 - Q 1 from the Department of Planning and Development, Frederick County, Virginia: 75B - 1. 5- A- '75 -A- - 78-B �7g MILBRANDT, SIGMUND R.& DONNA L HACK, WINIFRED W 1311 N ARGONNE AVE 974 TASKER RD STEPHENS CITY, VA 22655.2319 STERLING PARK, VA. 20164 2329 75G -15- - 1- ak8 15-A'�� A 78 A SATIAN ENTERPRISES, INC. CLAY75 W & SUSAN S RY 20558 OVERTON CT 4273 AL PIKEOBERT 4273 VALLEY PIKE POTOMAC FALLS, VA 20165-3535 WINCHESTER, VA 22602.2462 75B - 1- - 1-A LAKEVIEW TOWNHOUSES, INC. Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox _ BOX 3461 WI WINCHESTER, VA 22604-1161 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 I P 75 - A- - 86-D 75 - A- - 86-A HOLLIDAY, DAVID B RUTHERFORD, GARY D & CAROLYN S 205 N CAMERON ST WINCHESTER, VA 22601.4803 163 RUTHERFORD LN 75 - A- - 80-B STEPHENS CITY, VA. 22655.6011 FREDERICK UNITED METHODIST HOUSING 75 - A- - 87-C AGAPE CHRISTIAN FELLOWSHIP PO BOX 82 WINCHESTER, VA 22604-0082 75B - 1. 1. D. €C BEARD, DONALD E., TRUSTEE 7451 MIDFIELD AVE WESTCHESTER, CA 90045-3229 STATE OF VIRGINIA COUNTY OF FREDERICK 308 HANOVER ST FREDERICKSBURG, VA. 22401-5935 J my F. Caz p, Planner II rederick Co. Planning Dept. I, + n Ho 11 , a Notary Public in and for the State and County aforesaid, do hereby certify that Jeremy F. Camp, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated )' (S, Q) , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day oflltu-nby, My commission expires on WWL� 8,W� ARY PUBLIC TO: Barbary in Data Processing FROM: Caro ff - Planning Department Please print_ sets of labels by: THANK YOU!! z` Frederick County, Virginia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2"d ,floor of the Frederick County Administration Building, 107 North Kent Street. 75-A-78B Vacant RP 75-A-78 Vacant RP 75-A-78A Vacant RP 75-A-86A Residential RA 75-A-87C Church RA 75B-1-1-D Townhouses RP 75B-1-1-C Townhouses RP 75-B-1-5-A Townhouses RP 75G-15-1 Open Space RP 75B-1-IA Open Space RP P - '75-A-g6D l¢(d: 5--14- 8-ol3 �5- - A- Xo \ -7 s - A-7 9 s r `7 5 A Z c i3 57 - - So -7 S - - 9-7G 75- -- 8 �- -S- A _ `1 SA -l5 -A � 73r3 75S - A - -7 R -7s - A " T�-