HomeMy WebLinkAbout03-13 The Townes at Tasker - BackfileMASTER DEVELOPMENT PLAN TRACKING SHEET
(Note: The application does not need to be complete to be accepted, but will not be
scheduled for the PC or BOS until all items have been received.)
Submission Package
Comment sheets from the following agencies along with any marked copies of the plan:
✓ VDOT
Fire Marshall
Sanitation Authority
Inspections Dept.
�— Health Dept.
v/ County Engineer
City of Winchester
GIS
Parks & Recreation
Winchester Regional Airport
One copy of the master development plan application.
Appropriate number of plans, colored maps, etc., to cover PC & BOS meetings
Submission Fee
10 11 13 Application received
Q 1 ( Fee Paid
Preliminary MDP heard by Planning Commission
ACTION:
1a - 11- I I Preliminary MDP heard by Board of Supervisors
ACTION: ►'10 Ck0� 1)0
(if required)
Final-lYiIIl' submitted with review a enc C ressed
1 a ! Administratively approved; letter sent to applicant, copy to file and cc's
Sys ID 4
t .
OPEN FILE:
1 0 l ► t3 File opened
10 In l t 3 Reference Manual updated/number assigned
t o D-base updated
I 0 3 List of adjoiners given to staff member for verification
1 0 I 1 13 Location maps requested from Mapping
3 Application Action Summary updated
CLOSE FILE:
Approval (or denial) letter mailed to applicant, copy for file, cc's
Public Works and Real Estate
File stamped "approved", "denied" or "withdrawn"
Reference Manual updated
D-base updated
4*0t -- Application Action Summary updated
•
C7
March 12, 2014
Mr. Scott Stickley, PE
Pennoni Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
RE: MASTER DEVELOPMENT PLAN #03-13 FOR THE TOWNES AT TASKER
Master Development Plan Approval
Property Identification Numbers (PINS): 75-A-86
Dear Scott:
Frederick County administratively approved the above -referenced final revised Master Development
Plan (MDP) on March 12, 2014. This MDP is approved for the potential development of 10.25 acres
of land zoned RA (Rural Areas) District with a total of 81 single family attached units. This property
is being developed as a receiving property with RP (Residential Performance) District standards
through the use of the Transfer of Development Rights (TDR) Program.
All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in
the plan. Please note that approval of a subdivision design plan is required prior to the subdivision or
development of this parcel. I am providing you with five (3) copies of the approved final master
development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me
if you have any questions.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
Attachments
CEP/pd
cc: Dave Holliday, 420 W Jubal Early Drive, Suite 103, Winchester, VA 22601
Gene Fisher, Shawnee District Supervisor
H. Paige Manuel and Lawrence Ambrogi Shawnee District Planning Commissioners
Jane Anderson, Real Estate
Commissioner of Revenue
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
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OFFICIAL RECEIPT
FREDERICK COUNTY CIRCUIT COURT
5 N. KENT STREET
WINCHESTER, VA 22601
540-677-5770
DEED RECEIPT
DATE: 03/05/14 TIME: 16:14:04 ACCOUNT: 069CLR140001666 RECEIPT: 14000003660
CASHIER: EAB
REG: WE17
TYPE:
DBS
PAYMENT: FULL PAYMENT
INSTRUMENT
140001666
BOOK:
PAGE: RECORDED: 03/05/14
AT 16:14
GRANTOR: HOLLIDAY, DAVID
B
EX: N LOC:
CO
GRANTEE: SHAWNEE VILLAGE
LC
EX: N PCT:
100%s
AND ADDRESS
420 JUBAL
EARLY
DRIVE,
STE 103 WINCHESTER, VA. 22601
RECEIVED OF
HOLLIDAY
DATE OF DEED: 03/04/14
CHECK:
$46.00
DESCRIPTION 1:
SH DIST
PAGES:
3 OP 0
2:
11.345 ACRES
NAMES:
0
CONSIDERATION:
'00 A/VAL:
.00 MAP: 75-A-86
PIN:
301 DEEDS
14.50
145 VSLF
1.50
212 TRANSFER
FEE
1.00
106 TECHNOLOGY TRST FND
5.00
035 VOF FEE
1.00
TENDERED
46.00
AMOUNT PAID:
23.00
CHANGE AMT :
23.00
CLERK OF COURT: REBECCA P. HOGAN
PAYOR'S COPY
RECEIPT COPY 1 OF 2
DEED OF TRANSFER
THIS DEED OF TRANSFER is made as of by and
between DAVID B. HOLLIDAY, (to be indexed as "Grantor"), and SHAWNEE VILLAGE,
L.C., a Virginia limited liability company, (to be indexed as "Grantee"). �� �• `� `�'-�i
1. r� vQ- S-t� '� d3 W ��.��.�c• c- v c1�- =X-a to 0 t
WITNESSETH:
That for and in consideration of the sum often dollars, cash in hand paid, and other good and
O
valuable consideration, the receipt of which is hereby acknowledged, the Grantor does hereby
Izt
quitclaim, release, and convey and transfer to the Grantee, all right, title, and interest ofthe Grantor in
27 residential development rights (the "Severed Development Rights"), which Grantor acquired
aJ
pursuant to those certain Deeds of Severance by and between DAVID B. HOLLIDAY, as Grantor,
41
and the COUNTY OF FREDERICK, VIRGLWA, as Grantee, and recorded in the Clerk's Office
�i of the County of Frederick at instrument numbers 140001407,140001408, and 140001409.
v
Grantor hereby transfers the Severed Development Rights unto Grantee, and the Severed
Development .Rights shall hereafter be affixed to the following described property located in the
County of Frederick, Virginia (the "Property"):
Parcel One (Property Identification Number 75 A-86): All that certain tract or parcel of
land in the Shawnee Magisterial District, Frederick County, Virginia, containing 11.345
acres, fronting on Virginia Route 642, and being more particularly described by that certain
plat and survey by Lee A. Ebert, L. S. dated June 17, 1976 of record in the Clerk's Office of
the Circuit Court of Frederick County in Deed Book 553 at page 288; AND BEING
designated as Parcel Two of the land conveyed to Shawnee Village, L. C., by Deed dated
November 10, 2001 from David B. Holliday, of record in the aforesaid Clerk's Office by
instrument number 010017570.
WITNESS the following signatures and seals:
GRANTOR
COMMONWEALTH OF VIRGINIA
[CITY] [COUNTY] OF 6eeJezlckI
The foregoing instrument was
.;2o by j d
My Commission Expires: 10` 0 ( - l 15
Virginia Notary Registration Number: 310 3j?3
[AFFIX SEAL]
GRANTEE
COMMONWEALTH OF VIRGINIA
[CITY] [COUNTY] OF �( r� ��'iUJ1—
me this 01 day of
J�"W,444zl��
0
C.e.)
F�
The foregoing instrument was ck owe ge before rye this 0 day of
by �'f i .
Y PUBLIC
My Commission Expires: . C.
Virginia Notary Registration, Number: �3 1
[AFFIX SEAL] ,
VIRGINIA: FREDERICR COUNTY, SCT.
This instrument of writing was produced to me on
^ ' at lA14 PM
id with certificate of acknowledgement thereto annexed
as admitted to record. Tax imposed by Sec. 58.1-802 of
3 Z&A3# and 58.1-801 have been paid, if assessable
0
2_ryf Gam=1, ,o\\
r
OFFICIAL RECEIPT
FREDERICK COUNTY CIRCUIT COURT
5 N. KENT STREET
WINCHESTER, VA 22601
540-677-5770
DEED RECEIPT
DATE: 03/05/14 TIME: 16:11:54 ACCOUNT: 069CLR140001665 RECEIPT: 14000003659
CASHIER: EAB REG: WE17 TYPE: DBS PAYMENT: FULL PAYMENT
INSTRUMENT 140001665 BOOK: PAGE: RECORDED: 03/05/14 AT 16:11
GRANTOR: DAVID B HOLLIDAY EX: N LOC: CO
GRANTEE: SHAWNEE VILLAGE LC EX: N PCT: 100%
AND ADDRESS 420 JUBAL EARLY DRIVE, STE 103 WINCHESTER, VA. 22601
RECEIVED OF DAVID B HOLLIDAY DATE OF DEED: 03/04/13
CHECK: $69.00
DESCRIPTION 1: SH DIST PAGES: 3 OP 0
2: 11.345 ACRES NAMES: 0
CONSIDERATION: .00 A/VAL: .00 MAP: 75-A-86
PIN:
301 DEEDS 14.50 145 VSLF 1.50
212 TRANSFER FEE 1.00 106 TECHNOLOGY TRST FND 5.00
035 VOF FEE 1.00
TENDERED 69.00
AMOUNT PAID: 23.00
CHANGE AMT : 46.00
CLERK OF COURT: REBECCA P. HOGAN
PAYOR'S COPY
RECEIPT COPY 1 OF 2
t.140001665
DEED OF TRANSFER
THIS DEED OF TRANSFER is made as of i by and
between DAVID B. HOLLIDAY and KATHY G. HOLLIDAY, husbanct and wife, (to be indexed
as "Grantors"), and SHAWNEE VILLAGE, L.C., a Virginia limited liability company, (to be
indexed as "Grantee").
WITNESSETH:
That for and in consideration of the sum often dollars, cash in hand paid, and other good and
valuable consideration, the receipt of which is hereby acknowledged, the Grantors do hereby
quitclaim, release, and convey and transfer to the Grantee, all right, title, and interest of the Grantors
in 20 residential development rights (the "Severed Development Rights"), which Grantors acquired
pursuant to that certain Deed of Severance by and between DAVID B. HOLLIDAY and KATHY
G. HOLLIDAY, as Grantors, and the COUNTY OF FREDERICK, VIltGINIA, as Grantee, and
recorded in the Clerk's Office of the County of Frederick at instrument number 140001411.
Grantors hereby transfer the Severed Development Rights unto Grantee, and the Severed
v
Development Rights shall hereafter be affixed to the following described property located in the
County of Frederick, Virginia (the "Property"):
Parcel One (Property Identification Number 75 A-86): All that certain tract or parcel of
land in the Shawnee Magisterial District, Frederick County, Virginia, containing 11.345
acres, fronting on Virginia Route 642, and being more particularly described by that certain
plat and survey by Lee A. Ebert, L. S. dated June 17, 1976 of record in the Clerk's Office of
the Circuit Court of Frederick County in Deed Book 553 at page 288; AND BEING
designated as Parcel Two of the land conveyed to Shawnee Village, L. C., by Deed dated
November 10, 2001 from David B. Holliday, of record in the aforesaid Clerk's Office by
instrument number 010017570.
O
N
N
co
Ll
WITNESS the following signatures and seals:
GRANTOR
3
COMMONWEALTH OF VTRGWTA
[CITY] [COUNTY] OF Fr'e�{P�►uk-
fir.;
0
N
a
Q0
The foregoing instrunwas acknowled a be ore me this � day of
bC\4 ,te a.
JN(��RY PUBLIC
M Commission Ex ires: + �J
Y p �Q 31 '�� <t
Virginia Notary Registration Number: 3i0 3i' 76 a
[AFFIX SEAL]
GRANTOR
EAL)
COMMONWEALTH OF VIRGINIA
[CITY] [COUNTY] OF e(z.dW, 4
.The foregoing instrument was acknowledizgd pefore me this 0 day of
byIid —
TARY PUBLIC
My Commission Expires:
Virginia Notary Registration Number: 3I o 31' 3
[AFFIX SEAL]
2
•
GRANTEE
COMMONWEALTH OF VIR - IN1
[CITY] [COUNTY] OF F ee-1
_d.
• �qr''i
O
ox"- N
The foregoing inTrum nt was acknoyvI ged before me this 413day of
ar, �l , ��ei by �;� �, ti�llici2q ,
O Y PUBLIC
My Commission Expires: 31- iS "
Virginia Notary Registration Number: 3 j 3f 3 ' . ' • '
[AFFIX SEAL]
VIRGINIA: FFc.-'.DERICK COUNTY.SCI.
This instrument of writing was produced to me on
_ 0 3 - 65 . OLk at q : 11 N
and with certificate acknowledgement thereto annexed
was admitted to record. Tax imposed by Sec. 58.1-802 of
sekmc, and 58.1-801 have been paid, if assessable.
4e4e , Clerk
x
0
�,,� ��., ter•,:
i
OFFICIAL RECEIPT
FREDERICK COUNTY CIRCUIT COURT
5 N. KENT STREET
WINCHESTER, VA 22601
540-677-5770
DEED RECEIPT
DATE: 03/05/14 TIME: 16:16:02 ACCOUNT: 069CLR140001667 RECEIPT: 14000003661
CASHIER: EAB REG: WE17 TYPE: DBS PAYMENT: FULL PAYMENT
INSTRUMENT 140001667 BOOK: PAGE: RECORDED: 03/05/14 AT 16:16
GRANTOR: DAVE HOLLIDAY RENTALS LLC EX: N LOC: CO
GRANTEE: SHAWNEE VILLAGE LC EX: N PCT: 10096
AND ADDRESS 420 W JUBAL EARLY DR STE 103 WINCHESTER, VA. 22601
RECEIVED OF HOLLIDAY DATE OF DEED: 03/04/14
CHECK: $23.00
DESCRIPTION 1: SH DIST PAGES: 3 OP 0
2: 11.345 ACRES NAMES: 0
CONSIDERATION: .00 A/VAL: .00 MAP: 75-A-86
PIN:
301 DEEDS 14.50 145 VSLF 1.50
212 TRANSFER FEE 1.00 106 TECHNOLOGY TRST FND 5.00
035 VOF FEE 1.00
TENDERED 23.00
AMOUNT PAID: 23.00
CHANGE AMT : .00
CLERK OF COURT: REBECCA P. HOGAN
PAYOR'S COPY
RECEIPT COPY 1 OF 2
i
0
YCD
DEED OF TRANSFER .>
THIS DEED OF TRANSFER is made as of by and
between DAVE HOLLIDAY RENTALS L.L.C., a Virginia limited liability company, (to be
indexed as "Grantor"), and SHAWNEE VILLAGE, L.C., a Virginia limited liability company, (to
be indexed as "Grantee"). W • 'Z�
WITNESSETH:
That for and in consideration ofthe sum of ten dollars, cash in hand paid, and other good and
valuable consideration, the receipt of which is hereby acknowledged, the Grantor does hereby
quitclaim, release, and convey and transfer to the Grantee, all right, title, and interest ofthe Grantor in
seven 7 residential development rights (the "Severed Development Rights"), which Grantor
acquired pursuant to that certain Deed of Severance by and between DAVE HOLLIDAY
RENTALS L.L.C., as Grantor, and the COUNTY OF FREDERICK, VIRGLWA, as Grantee,
and recorded in the Clerk's Office ofthe County ofFrederick at instrument numbers 140001410 and
1040001406.
Grantor hereby transfers the Severed Development Rights unto Grantee, and the Severed
Development Rights shall hereafter be affixed to the following described property located in the
County of Frederick, Virginia (the "Property"):
Parcel One (Property Identification Number 75 A-86): All that certain tract or parcel of
land in the Shawnee Magisterial District, Frederick County, Virginia, containing 11.345
acres, fronting on Virginia Route 642, and being more particularly described by that certain
plat and survey by Lee A. Ebert, L. S, dated June 17, 1976 of record in the Clerk's Office of
the Circuit Court of Frederick County in Deed Book 553 at page 288; AND BEING
designated as Parcel Two of the land conveyed to Shawnee Village, L. C., by Deed dated
November 10, 2001 from David B. Holliday, of record in the aforesaid Clerk's Office by
instrument number 010017570.
0
WITNESS the following signatures and seals:
GRANTOR
(SEAL)
COMMONWEALTH OF VIRGINIA
[CITY] [COUNTY) OF F(ed erfGje--
CD
rQ
c�
The foregoing instrum nt was. acknowl dPedZore me
�1 ►, this day of
by v d
L/jOtARY PUBLIC �tZ:�,`•i.:�
My Commission Expires: =
Virginia Notary Registration Number:
.lip'•' .r.. L `,f,•!�`
[AFFIX SEAL]
(SEAL)
COMMONWEALTH OF VIRGINIA
[CITY] [COUNTY] OF(e�
p� The foregoing instrume t was acknowledged before me this L%+'day of
by J; d g �-}� I �i Gil ��/ Nlg��•
7
N6TAkYP1BLIC
My Commission Expires: 10. 31-1 G
Virginia Notary Registration Number: �j 031'3
[AFFIX SEAL]
VIRGINIA: FREDERICK COUNTY, SCT.
This instrument of writing was produced to me on
03 '05 A101 4 at � � to r'onl �
:ind with certificate of acknowledgement thereto annexed
was admitted to record. Tax imposed by Sec. 58.1-802 of
$ Q i ss ,and 58.1-SOl have been paid, if asseable
31
•
•
March 12, 2014
Mr. Scott Stickley, PE
Pennoni Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: MASTER DEVELOPMENT PLAN #03-13 FOR THE TOWNES AT TASKER
Master Development Plan Approval
Property Identification Numbers (PINS): 75-A-86
Dear Scott:
Frederick County administratively approved the above -referenced final revised Master Development
Plan (MDP) on March 12, 2014. This MDP is approved for the potential development of 10.25 acres
of land zoned RA (Rural Areas) District with a total of 81 single family attached units. This property
is being developed as a receiving property with RP (Residential Performance) District standards
through the use of the Transfer of Development Rights (TDR) Program.
All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in
the plan. Please note that approval of a subdivision design plan ' equired prior to the subdivision or
development of this parcel. I am providing you with fi _ copies of the approved final master
development plan. Please ensure that these plans are d'stri�ute accordingly. Feel free to contact me
if you have any questions.
Sincerely, 2 "�
Candice E. Perkins, AICP
Senior Planner
Attachments
CEP/
cc: Dave Holliday
Shawnee District Supervisor .
Shawnee District Planning Commissioners
Jane Anderson, Real Estate
Commissioner of Revenue
S:\Office on Blackbox\Agendas\Approval (or denial) ltrs\MDP's\townesatTasker.docx
MASTER DEVELOPMENT PLAN #03-13
The Townes at Tasker
Staff Report for the Board of Supervisors
Prepared: December 5, 2013
Staff Contact: Candice E. Perkins, AICP, Senior Planner
Reviewed
Planning Commission: 11/06/13
Board of Supervisors: 11/13/13
Planning Commission (revised MDP): 12/04/13
Board of Supervisors (revised MDP): 12/11/13
PROPOSAL: To develop 10.25 acres of land zoned RA (Rural Areas) District with a total of 81 single
family attached (townhouse) units. This receiving property will be utilizing transferred development
rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop with RP
(Residential Performance) District standards. The subject receiving parcel will be utilizing 54
transferred development rights from six parcels (72-A-30, 72-A-34, 72-A-29C, 21-A-7A, 31-A-34
and 34-A-34B) that are located in the County's sending area. Utilizing the TDR conversation rate
for single family attached dwelling units the development has 81 units, (54 x 1.5 = 81). This is the first
property to develop under the adopted TDR ordinance.
MAGISTERIAL DISTRICT: Shawnee
LOCATION: The subject property is located on the east side of Route 642, (Tasker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
STAFF CONCLUSIONS FOR THE 12/11/13 BOARD OF SUPERVISORS MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the severing and application
process for the TDR rights from the sending property to the receiving property and proceed with
approval of the MDP. All of the issues brought forth by the Board of Supervisors should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation ofyour comments,
staff is prepared to move forward with the TDR transfer and approve the MDP.
• •
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist in the review of this application. It may
also be useful to others interested in this zoning matter.
LOCATION: The subject property is located on the east side of Route 642, (Tasker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 75-A-86
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) using RP (Residential Performance) District development standards
through the use of the Transfer of Development Rights (TDR) Ordinance.
Use: Vacant
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North:
B2 (Business General)
Use:
Self Storage Facility
South:
RP (Residential Performance)
Use:
Residential & Vacant
East:
RA (Rural Areas)
Use:
Residential & Church
West:
Interstate 1-81
Use:
Interstate
PROPOSAL: To develop 10.25 acres of land zoned RA (Rural Areas) District with a total of 81 single
family attached (townhouse) units. This receiving property will be utilizing transferred development
rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop with RP
(Residential Performance) District standards. The subject receiving parcel will be utilizing 54
transferred development rights from six parcels (72-A-30. 72-A-34. 72-A-29C. 21-A-7A. 31-A-34
and 34-A-34B) that are located in the County's sending area. Utilizing the TDR conversation rate
for single family attached dwelling units the development has 81 units (54 x 1.5 = 81). This is the first
property to develop under the adopted TDR ordinance.
i r
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 3
REVIEW EVALUATIONS:
Virginia Department of Transportation: The Master Development Plan for this property appears to
have a 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, 8th Edition for
review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way
dedications, traffic signalization, roadway improvements and drainage. Prior to, construction on the
State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to
cover said work.
Frederick County Fire & Rescue: Plan approval recommended.
Frederick County Fire Marshal: Plan approved
Frederick County Public Works: All of our previous comments have been addressed.
Frederick County Inspections Department: No comments at this time. Comments will be made at
site plan and subdivision plan submittal.
Frederick County Sanitation Authority: Approved
Frederick County Parks and Recreation: Plan appears to meet the recreation unit and open space
ordinance. It may be helpful to make sure the three recreation units will fit the site. Recreation units are
now $32,500.00 each.
Virginia Department of Health Comment: Health Department has no objections so long as public
sewer and water are utilized.
Frederick County Public Schools: The applicant has worked with Frederick County Public Schools
to provide adequate turning area for a bus as well as a shelter for students.
Planning & Zoning:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a master
development plan can be approved, it must be reviewed by the Planning Commission, the Board
of Supervisors and all relevant review agencies. Approval may only be granted if the master
development plan conforms to all requirements of the Frederick County Zoning and Subdivision
Ordinances. The purpose of the master development plan is to promote orderly and planned
development of property within Frederick County that suits the characteristics of the land, is
harmonious with adjoining property and is in the best interest of the general public.
Also, pursuant to Article III, Transfer of Development Rights (TDR) Program. (§ 165-303.02.
Development Approval Procedures.), a request to utilize transferred development rights on an
• 0
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 4
eligible receiving property must be in the form of a Master Development Plan and a Subdivision
Design Plan submitted to the Department of Planning and Development in accordance with the
Zoning and Subdivision regulations contained in Chapters 165 and 144 of the County Code.
B) Site History
The original Frederick County Zoning Map (U.S.G.S. Stephens City, VA Quadrangle) identifies
the subject property as being zoned R-1 (Residential Limited). The parcel was re -mapped from
R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative
(Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's
agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District
upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989.
The corresponding revision of the zoning map resulted in the re -mapping of the subject property
and all other A-1 and A-2 zoned land to the RA District.
C) Site Suitability & Project Scope
Comprehensive Policy Plan:
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-1]
Land Use Compatibility:
The parcel comprising this MDP application is located within the County's Urban Development
Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area defines
the general area in which more intensive forms of residential development will occur. The
Townes at Tasker Development is proposed to develop with a density of 7.9 units per acre,
which is consistent with the maximum RP density permitted in the Zoning Ordinance.
The 2030 Comprehensive Plan shows this property with a residential land use designation. The
residential designation was approved by the Board of Supervisors on January 25, 2013, (CPPA
request #01-11, institutional designation to residential).
Transfer of Development Rights (TDR) Program:
The TDR program allows properties designated as receiving properties to be developed to RP
standards. Therefore, the program allows RA -Zoned receiving properties that are proposing
townhouses to develop with a maximum density of 10 units per acre. The MDP depicts the road
network, entrances, buffers, sidewalks and recreational amenities.
Site Access and Transportation:
The Townes at Tasker is proposed to be accessed via one full entrance on Tasker Road. It
should be noted that in 2011-2012 during the Comprehensive Plan change for this parcel, it was
discussed that the entrance for this development should be via Rutherford Lane. The applicant,
however, opted for a full intersection on Tasker Road instead. The MDP also depicts the
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 5
required sidewalk along Tasker Road.
Recreational Amenities:
The MDP proposes a tot lot and picnic shelter as the recreational amenities for the 49 townhouse
units.
PLANNING COMMISSION DISCUSSION SUMMARY OF THE 11/06/13 MEETING
Commission members had a number of safety concerns with the only entrance to the development being
on Tasker Road. Their concerns were based on a number of issues, including the vertical curve coming
down the hill towards the entrance and whether adequate site distances could be achieved; vehicles
coining down the hill typically exceed the posted 45mph; considering the amount of trips leaving the
development, service degradation was expected to occur and a vehicular back-up from the Route 37
signal was expected to extend down to the proposed entrance.
Staff agreed with the points made and noted the applicant was encouraged to relocate the entrance to
Rutherford Lane.. Staff noted this development does not meet the threshold for staff to require a TIA
(transportation impact analysis) in order to specifically comment on back-up queuing information. Staff
noted their greater concerns are with exiting traffic at this location, more so than traffic entering the
development, and staff predicted a future service degradation problem. However, it was noted the
applicant is constructing a left -turn lane and there has been considerable exchange between the applicant
and VDOT as they work to come up with an approvable entrance under VDOT standards.
The applicant's representative felt confident the proposed entrance onto Tasker Road will meet VDOT's
road design requirements for site distance, turn lanes, length of turn lanes, etc. He said an entrance onto
Rutherford Lane was initially attempted; however, not only were the saine improvements needed on
Rutherford Lane as on Tasker Road, but some additional obstacles were encountered on Rutherford as
well. He said a large power pole is situated on the northeast corner of the Rutherford Lane-Tasker Road
intersection; the applicant would be required by VDOT to straighten out this intersection, which would
require the relocation of the power pole. Additionally, the widening would need to be extended across
the box culvert which carries Opequon Creek under Tasker Road; this would require lengthening of the
culvert as well. Lastly, the entrance on Rutherford Lane would result in the site being roughly 30 feet
lower than where it is presently. The applicant's representative believed these conditions added a far
more complex condition to the entrance design than what would be required on Tasker Road.
The applicant's representative noted they were utilizing the older TDR ordinance for this development,
but expects to come back with a revised MDP as the TDR condition changes. It was noted the developer
is working on acquiring additional TDRs in order to fully build out the site. It was further noted that all
of the studies were done using a total of 80 townhouses, as well as the trip calculations for the proposed
entrance.
No other issues were raised. No action was needed by the Commission at this time.
(Note: Commissioners Dunlap, Kenney, and Manuel were absent from the meeting.)
• •
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 6
BOARD OF SUPERVISORS DISCUSSION SUMMARY OF THE 11/13/13 MEETING:
Staff presented the Master Development Plan and noted that a revised MDP would be brought before the
Board at their December 11, 2013 meeting to reflect the adopted TDR Ordinance changes. The Board
requested clarification that VDOT would need to approve the subdivision design plan before the
entrance could be constructed. Staff noted that the design plan would need to be approved and if VDOT
could not approve the Tasker Road entrance location then a revised MDP would be necessary.
No other issues were raised. No action was needed by the Board of Supervisors.
PLANNING COMMISSION DISCUSSION SUMMARY OF THE 12/04/13 MEETING:
Staff presented the Master Development Plan and noted that it consisted of the same layout reviewed by
the Planning Commission on November 6, 2013. The only revision pertains to the number of residential
units, based on the approval of the TDR Ordinance amendments. The Board of Supervisors approved
the TDR conversion rate which is based on the type of housing unit being developed on the receiving
property — single-family detached, single-family attached or multifamily.
Based on the single-family attached TDR conversion rate, the property owner now has the ability to
build 81 single-family attached units on this property. Staff reported the property is using 54 transferred
rights from six parcels within the sending area; the 54 development units multiplied by the conversion
rate of 1.5 equals the 81 units they now have rights to develop.
A Commissioner commented that VDOT seemed to have questions and safety concerns about the
amount of trips on Tasker Road (Route 642) and he inquired about the applicant's discussions with
VDOT. The applicant's representative stated the major concerns that will need to be overcome involve
the widening of Tasker Road north of the site and the construction of a retaining wall. He explained that
working out how the retaining wall is constructed, as well as how VDOT will provide future
maintenance of it, are the major issues at this time. He said VDOT has asked them to try and acquire an
easement from an adjoining property owner and they are in the process of working on this. The
applicant's representative stated they will need to get VDOT's approval of the site plan before Frederick
County will sign their site plan, which would allow the applicant to subdivide the property.
A Commissioner commented this was the first time a TDR application has come through and he asked
the applicant about the experience and if it was easy to accomplish. The applicant stated it was an easy
process and they were guided and assisted by the Planning Staff and the process has worked out well.
No action was needed by the Planning Commission.
STAFF CONCLUSIONS FOR THE 12/11/13 BOARD OF SUPERVISORS MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the severing and application
process for the TDR rights from the sending property to the receiving property and proceed with
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 7
approval of the MDP. All of the issues brought forth by the Board of Supervisors should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to move forward with the TDR transfer and approve the MDP.
�r
.7►
MW
r y,
Applications
Parcels
Building Footprints
B1 (Business, Neighborhood District)
B2 (Business, General Distrist)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
4° HE (Higher Education District)
M1 (Industrial, Light District)
M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
N
4
Note:
Frederick County Dept of
MDP # 03 - 13 Planning Developments
107 N Kentt St
The Townes at Tasker Suite 202
PINS: Winchester, VA 22601
75 - A - 86 540 - 665 - 5651
Map Created: October 17, 2013
Staff: cperkins
0 130 260 520 Feet
0
FCSA PROJECT INFORMATION
WATER AND SANITARY SEWER USAGE
WATER DEMAND 19,035 CPO
SANITARY SEWER DISCHARGE 19,035 GPO
CALCULATION OF DEMAND/DISCHARGE
WATER DEMAND
RESIDENTIAL: 235 GPD PER CONNECTION
COMMERCIAL: 75 GPD PER 1,000 S.F.
INDUSTRIAL: 25 GAL. PER PERSON PER DAY 0 10 PERSONS PER ACRE
SEWER DISCHARGE
SEWER DISCHARGE EQUALS WATER DEMAND
b1�� � 1- 1,��R? D � ;V� � Ll O P 1111,- T' P L - A -1J rJO R
TIN
-71EE TfilOWNES A Tril TIPASKER
SHAWNEE MAGETC RAL DBTRCT
G REDERCK OOUN'N, VRG� NR
MAY 309 2013
OWNER:
SHAWNEE VILLAGE, L.C.
420 W. JUBAL EARLY DRIVE
WINCHESTER, VIRGINIA 22601
PHONE: 540-667-2120
DEVELOPER:
DAVE HOLLIDAY CONSTRUCTION CO. INC.
420 W. JUBAL EARLY DRIVE
WINCHESTER, VIRGINIA 22601
PHONE: 540-667-2120
ENGINEER / SURVEYOR:
PENNONI ASSOCIATES INC.
117 EAST PICCADILLY STREET, SUITE 200
WINCHESTER, VIRGINIA 22601
PHONE:540-667-2139 FAX:540-665-0493
@E pL TIf OF
� 2
MICHAEL S. STICKLEY a
Uc. No. 031162
��S`SfONALG�
OWNER / DEVELOPER
SHAWNEE VILLAGE, L.C.
C/O DAVE HOLLIDAY CONSTRUCTION CO. INC.
420 W. JUBAL EARLY DRIVE
WINCHESTER, VIRGINIA 22601
PHONE: 540-667-2120
OWNER'S SIGNATURE DATE
APPROVED BY:
DIRECTOR OF PLANNING AND DEVELOPMENT
DATE
COUNTY ADMINISTRATOR
DATE
N1DEX OF SHEETS
COVER SHEET I OF 4
MASTER DEVELOPMENT PLAN 2 OF 4
DETAILS/FCSAJOF4
TASKER ROAD IMPROVEMENT PUN 4 OF 4
PROJECT SUMMARY
TOTAL AREA,
11.3458 ACRES
17 AC.
411E AREA
EXISTING ZONING:
RA (RURAL AREAS) WITH
RP STANDARDS VIA TOR'S
EXISTING USE:
VACANT
PROPOSED USE:
RESIDENTIAL (SINGLE FAMILY ATTACHED)
TAX ID NO.:
75-A-86
MAGISTERIAL DISTRICT
SHAWNEE
OPEN SPACE AREA REWIRED:
30%
kW. DENSITY ALLOWED:
10 D.U. PER ACRE
PROPOSED DENSITY:
7.9 D.U. PER ACRE
TOTAL ALLOWED UNITS:
81
TOTAL PROPOSED UNITS:
81
NOTES:
I. ALL PROPOSED UTILITIES ARE TO BE CONSTRUCTED UNDERGROUND. SEWER
AND WATER CAPACITY ARE AVAILABLE FROM FCSA
j 2. THIS PROPERTY IS SUBJECT TO THE REQUIREMENTS OF THE RP
(RESIDENTIAL PERFORMANCE DISTRICT).
TDR TABLE
DENSITY RIGHTS
DENSITY RIGHTS RECEIVED
SENDING PROPERTY
AVAILABLE
BY 75-A-86
37-A-34
3
3
37-A-349
6
6
21-A-7A
6
6
72-A-30
4
4
72-A-34
15
15
72-A-29C
20
20
TOTAL
54
54
TOR RIGHTS BEING USED FOR A SINGLE FAMILY ATTACHED DEVELOPMENT (54X1.5=81)
RIGHTS BEING USED=81
PROPERTY UNE
— —
BUILDIN6 RESTRICTION LINES I SMKKS
— — —
EXISTING CONTOURS
CONTOURS
DXSTING TREEUNEr
100 YR. EL000PUJN
OWNS STORY STORM DRAIN
DRSONG WATER MAN - - —
-
MNG WATER VALVE
z
PROPOSED WATER WIN
EXISIINC WARY SEWER
•.�
PROP00 SWWTf SEWER
PROPOSED SATURANT! FORCDMN
EXISRN, GlS LINE
PROPOSED GAS UNE
G
SLEEP SLOPES 2 25%
STEEP SLOPES ] 50%
REVISIONS
DATE
DESCRIPTION
BY
CKD
1
06-11-13
REVISED PER FCSA COMMENTS
KLM
MSS
2
10-02-13
REVISED PER COUNTY COMMENTS
KLM
MSS
fN0.
3
10-10-13
REVISED PER COUNTY COMMENTS
KLM
MSS
4
10-30-13
REVISED BOUNDARY LINE
KLM
MSS
5
11-18-13
REVISED FOR 80 LOTS
KLM
MSS
6
11-20-13
ADDED ONE LOT
KLM
MSS
NOTES
1. ON LOT LANDSCAPING SWILL BE PROVIDED PER SECTION 165-203.01 OF THE FREDERICK COUNTY ZONING
ORDINANCE. 6 ORWAIENTAL SHRUBS AND 2 ORNAMENTAL TREES SHALL BE PROVIDED PER 5 LOTS. 1
2. 4.14 (40%) ACRES OF TOTAL OPEN SPACE ARE PROPOSED. (PHASE I=1.38 AC., PHASE 11=0.79 AC.,
PHASE III=0.3B AC., PHASE N =1.59 AC.)
3. NO TREES OR SHRUBS SHALL BE PLANTED WITHIN FCSA EASEMENTS.
4. THE DEVELOPMENT'S COVENANTS SHALL GRANT FCSA THE RIGHT TO ENTER ONTO ANY LOT AND PERFORM
NECESSARY REPAIRS OF THE UTILITIES. AREA OF ACCESS SBE TO THE UTILITIES ONLY. PROPERTY
ADJ. PROPERTY PROPOSED SITE
BUFFER
30' I 20' ACTIVE
BUR BUFFER
6' HIGH, OPAQUE FENCE PROVIDE 3 RANTS PER 10 L-F.
(1/3 DECIOUWS, 1/3 EVERGREEN,
1/3 SHRUBS)
10 LANDSCAPED ESMT.
SECTION
PROVIDE 3 PLANTS PER 10 LF.
(1/3 DECIDUOUS, 1/3 EVERGREEN, 1/3 SHRUBS)
- - 20'
10 LWOSCI�PED ESNT'
::.iBUFFER
EER 50•
PROPOSED SITE
5
- -
-
AD,ACENT PROPERTY Imo- 6' HIGH, OPAQUE FENCES
PLAN
RESIDENTIAL SEPARATION BUFFER
MOT To SCALE
F-
I I I
I VARIES , 2000' TYP. I 20,00' TYP. I
TOWNHOUSE
40.00'
I TYP,
2,00'
TYR
25-W-SEMKK
_
20.00' T
I
11YP. TIP.
SDEWALK TYP.
27.00'
CONC. SIDEWALK
5.00' TYR
1.4D'
-W
W
W
W
W=
-S
S
5
S
S
15.1 WATER AND
22.00' oR 24.00 -
SEWER EASEMENT
RAGE OF CURN TO 2•R 1YP
FACE OF CURB
TYPICAL LOT DETAIL
STALL I'=20'
RIGHT-OF-WAY
40' NACINE R 10' ACTIVE
EARTHEN BERM
I BUFFER
AND WD501PED AREA
PROVIDE 3 PLVAS PER 10 l.F.
(1/3 DECIDUOUS, 1/3 EVERGREEN,
1/3 SHRUBS)
14,1
r -,I
ABOVE AVG. ROAD GRADE
X
I
SECTION
6' EARTHEN BERM AND LANDSCAPED AREA
PROVIDE 3 RANTS PER 10 LF.
(1/3 DECIDUOUS, 1/3 EVERGREEN, 1/3 SHRUBS)
5
36�
40' INACINE
50'
_ -
D'
RIGHT-OF-WAY - - -
PLAN -_ -
ROAD EFFICIENCY BUFFER
NOT TO SCALE
ADJ. PROPERTY PROPOSED SITE
BUFFER
25' IL�TIVE 21' ACTIVE
BUFFER BUFFER
6' HIGH, OPAQUE FENCE PROVIDE 3 PLANTS PER 10 L.F.
(1/3 DECIDUOUS, 1/3 EVERGREEN, 1/3 SHRUBS)
10 LANDSCAPED ESMI.
SECTION
FPROVIDE 3 PLANTS PER 10 L.F.
(1/3 DECIDUOUS, 1/3 EVERGREEN, 1/3 SHRUBS)
- - 25ACTIVE BUFFER
5
30 LAW
- -
25' MUGTNE Bl1fTER 50'
PROPOSED SITE
ADJACENT PROPERTY
5
_
10' 6' HIGH, OPAQUE FENCE
ZONING DISTRICT BUFFER
NOT TO SOME
AREA
PHASING SUMMARY
AREAN
AEA N
AREA N
NUMBER
R4ESE
PROP. USE
TOTAL AREA
OPEN SPACE
ROADS/PKG.
SEA LOTS
OF LOTS
1
I
RESIDENTIII
2.75 AC.
`JS9OS�
0.52 AC.
0.85 AC.
16
0134855_q�C
1
RESIDENTIAL
1.75 AC
0.16 AC.
0.80 AC.
IS
O1L�L'�RI)
II
RESIDENTIAL
1.70 AC.
0.17 AC.
1.15 AC.
18
1.59 AL.
N
RESIOENTAL
4.05 AC.
1 (39%)
1 0.19 AC.
1 2.27 AC.
32
RECREATIONAL AMENITIES SUMMARY
3�. TYR
MACER OF PROPOSED TOWNHO4ES: 81
-)' WATER METER TYP.
RECREATIONAL UNITS REQUIRED (I PER 30 UMTS): 23
RECREATIONAL UNITS PROPOSED: 3
-SANITARY SEWER STUB TYP.
PROPOSED RECREATIONAL UNfS
,,10.00' TYP.
DESCRIFDON RUC UNITS PROVIDED
F6.50' TYP.
Tor LOT 1
MUTIPURPOSE COURT I
PICNIC SHELTER I
W W -
11 IMl pl-CFNIFR
S
S -
N SEWER LIFE
ENE
/ PROPOSED 5
R
I!
A, TNAN PROP.
EECIRIC, /
L
¢�
E%. R/W LINES
APPROKTM,IE I345ED DR
VDOT STATE HIGHWAY
9
PLANS FOR TASKER ROAD
DATED OCT. 20, 1983
PIN 7 -A-7
HACK L ND IR ST
DB 780 PG 703
�'' I jareeRP I7}{
_ se: ocont I
t
jjj
SCHRAMM LOOP
(TYPE 3) URBAN
ENTRAJNCE DRIVE - WIDTH VARIES
RESIDENTIAL PERFORMANCE ZONI STRICT
ENVIRONMENTAL FEATURES TOWNHOUSE DIMENSIONAL REQUIREMENT
4NNAA LOT SIZE: 1,500 S.F.
AREA N ACRES TOTAL
S DISTURBED
S N O.S.
AREA N OS
4WMU11 GROSS UNSNF': 10 UNITS PER ACRE
4N4W LOT WIDTH: 22' (END UNT) 18' (INTERIOR
ROODPLVNS 0
0
0
0
OFF SRBET PAINING SPACES REOURED 2 SP. PER UNIT
UWD% SETBACK FROM R1HC/PRIVATE R.OW.: 25 FT. (WITH GARAGE)
LIKES AND PONDS 0
0
0
0
BADING SETBO FROM OFF-STREET PARKING LOT: 15 FT.
BEAR BUILDING SETBACK 20 Fr.
SIDE BUIONG SETBACK 10 FT.
SETBACKS FOR UNROOFED DECK. STOOPS, LANDINGS, SWILAR FEATURES
FRONT FROM OFF-STREET PAM: 10 "IT.
FRONT FAUN PRIVATE/PUBLIC ROAD 15 FT.
SIDE (END UNIT). 5 Fr.
REAR 5 FT.
NATURAL RETENTION A" 0
I
0
0
0
STEEP SLOPES (♦25S) 0.66
51.52%
48,48%
0,32
NEIIANUS 0
0
0
0
WOODLW05 0.53
30.19%
6921%
0.37
YWWAI BUILDING HEIGHT ON PRINCPAL BURNING. 40 FT.
PROPOSED 5'
TASKER R0 IgIl 45 MPH
VA. SEC ROUrt OR6"2POSV_D SPEED
URBC Tr
(RP)
� Q
NIT) C
C
Q
C
III PROPOSED
N4045'11i GUARDRAIL S
-c--
_ _ G
REDUCED -DISTANCE ROAD EFFICIENCY t
BUFFER (40' RACTNE/10' ACTN•E) S
MULTI
COURT
SEE DETAIL THIS SHEET c
1 t
1 .`
TOT LOT
50' ZONING DISTRICT BUFFER
1 1 �•,� (SEE DETAR THIS SHEET'
SCHRAMM LOOP
(TYPE 2) URBAN
24' PRIVATE DRIVE
OpICryC
1 1
1 1
PHASE N
32 SINGLE FAMILY ATTACHED
sNOEWAIJc
T TOTOPOGRAPHY
SHELTER
1 1
1 1
720' WATER ESMr.
��
/
(TOWNHOMES) LOTS
1 -
1
E
•
• • •
• •
OPEN
SPACE
STREET TREES PLANTED 40'
•
o
O.C. PER FREDOBCK COUNtt N
ZONING OROINWCE. ACTUAL
% w.--- s.- v.� - I LOCATION TO BE
_ s.w- sw--� AT SITE PLAN sr/GF;
�- 25'
PVC NE 35 WYi �I " i Fes.
SEWER LINE I SMC1AE� VNACINF♦ v
/ /� 8• PVC SOB 21 • • I . IBUFTERIBUFFER
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SEFAMILY • ' • " •
PUMP STATION \A i • I I I I PIN 75-A-86C
\x J ATTACHED I PAUL E. B ROBERTA ry
/50' REDUCED DISTANCE ROAD EFFICIENCY
I(TOWNHOMES) LOTS FILTER•I"I• II I eBFcN�NSK
PC
BUFFER (40' NACTIVE/10' ACTIVE) e6"5�bl.
/ SEE DETAIL THIS SHEET I I I Z-ed' 82
/ SWIM7F-- SEWER ESMT. 30. WATER AND �• •� �•
•
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(TYPE 1) URBAN
• OPEN SPACE 22' PRIVATE DRIVE
F,Iq
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3 24' PRIVATE ERNE , SEWER ESMT. I I
9 - - - I PHASE II I I'I 18 SINGE FAMILY ASE IIII ` • I I I
1 I 15 SINGLE FAMILY • • ATTACHED •
( I
45� • R I I �ATTACHED " I'I (TOWNHOMES) LOTS I I I
TOWNHOMES) LOTS � { � • I
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- - -�i
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I
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50 RESIDENTIAL SEPARATION BUFFER - 8• PVC 5. 1!" A IITARY
(30' INACTIVE/20'ACTIVE) SLQL I _. Si*"E
SEE DETAIL
AI THIS SHEET 99. $ t � _ - _ LSPACE
307,78' PIN 75-A-87A
310. 13 �. �. '^"' _ _ -�' AGAPE CHRI.STTAN fELLONSH/P
--- - S4529'39T- - - - _ 'L\ OB j 566 PC 302 Use.' Re7ig�uus nstitulion
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GARY D. RUTHERFORD AND
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ENTRANCE PROFILE
HORIZONTAL SCALE. 1-=50'
VERTICAL SCALE. 1'=5'
TPT-1
81 PROPOSED LOTS
5.81 TRIPS/DAY/LOT
TOTAL TRIPS-471
CONSTRUCTION ENTRANCE NOTES:
I. SHOULD THE TRACKING O MUD ONTO THE PUBLIC ROADS BECOMES A PROBLEM, THE f1ElERE)( COUNTY
INSPECTOR WAY REOURE WASH RAW BE INSTALLED AS REWIRED (If THE CONSIRUCDON ENTRANCE DETAIL ON
SHEET 3.
2. THE CONTRACTOR WILL REMOVE ANY MUD THAT 6 TRACKED ONTO THE ROADMYS NT THE END OF WONT( THAT
DAY
NOTES:
1. ALL PAVEMENT STRPNG SHALL BE IN ACCORDANCE WITH THE VDOT STANDARD DETAIL PM-3.
2. THRU LANE PAVEMENT STRIPING SIVLL MEET AND WATCH THE EXSDNG 10' SNIPS/30' SPACING.
3, ALL PAVEMENT MRRNGS EXCEPT FOR THE W44T TURN LANE CROSS HATCHING STALL BE TYPE B. CUSS R.
4, CONTRACTOR TO PROVIDE ROADWAY STRIPING PUN 10 VOOT INSPECTOR FOR RENEW AND APPROVAL
PRIOR TO APPLICATION
5. VDOT EROSION AND SEDIMENT CONTROL CONTRACTOR CERTIFICATION 6 REOURED,
6. ALL SIGN$ INSTALLED ON THE PROPERTY WALL COMPLY WITH THE REW MENTS OF FREDERICA COUNTY
ZONING ORDINANCE. NO SIGNS BEYOND STOP S06 ARE PROPOSED
WITH 1H6 PLAN.
LIMIT OF x'wp
DISTURBANCE
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'NIP PD STL-
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FOR ROAD WIDENING
SECTIONS SEE SHEET ,
29 OF SITE PU1fF'
45
11
UTE 642 "S1Ep SPEED ER ADMTrr74oD MPH L3W
SEC. RE TOR " PO E* RET_ WALL
TYPE STIR
ORBAN �U C ROAD y f
RIM ELEV. 745.05 .WIDENING -��'
z VP-2 '
STR 6.0 EXISTING PAVEMENT _ 4',HP'NR�S L
TYPE DI-3B -
RIM ELEV= 735.91
STR 5.0 - _-
TYPE DI-3C
ELEV.= 731.41
� s
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PLOP. 8M HP WRPD
S.TL GAS; LINE
' �� 1 : \07 A�° (BY OTHtRS)
i._ moo sop I
7316¢ U = woo sop FOR ROAD WIDENING '
SECTIONS SEE SHEET
29 OF SITE PLAN
PROPOSED 20' WASHINGTON
ICHT GAS EASEMENT
DISTURBANCE
STOP SIGN
STR 4.0 .
DIS AN TYPE DI-3C
rNT RIM :ELEV.= 731.41
� PROP. GRAVEL SHOULDER
PROVIDE ES-1
INV. OUT=724.66
PROP/1.P PROVIDE EC-1
nl VDOT CL Al RIPRAP
`s, L=22
l\ PROVO& CLASS Al RIP -RAP LINING
7 r (SEE SHEET 33 OF SITE PLAN FOR
CHANNEL CAL60LADONS.)
(SEE DETAIL PG-3 SHEET 30 OF STTE. PLAN)
-ft •r R/W APPLIES
12
MIm
' W Z 1/4-1 MIN., MATCH EX. i CROSS SLOPE
Q�
J00
EX. R/W LINE IS =�
APPROXIMATE BASED ON ~ `
VDOT STATE HIGHWAY
PLANS FOR,TASKER ROAD
DATED OCT. 20, 1983 �)
SIGNING AND PAVEMENT MARKING NOTES
L NO proposes sg,ng Ond Povanont mmAng !tall be in mdmdanae .Iw. Uw most
rrant -A.- al each of the fNloenmere g ond y rev,snon thto:
A.Monuol m Unlloo- Toff, Control Devic®
9. The Yr9niu SWer,Nnt to the Monuy on Uniform Trofre control DANKO .
G the Wgna Department of T Onporlatlm Road and Brld9e SPeGlllcatleas.
0. The Yrgnio Dpartrn t of frmgortotton Rood on° Bridge StvWad,
2 All porarnmt mmkirM shall be Mermoploalic (Type B. Dan I). EXCEPT Imo Fines
elti h Nall be point (Type A)
3. Prp .d igrT locations or. oapppp -to d Nall be modified n the field to -M
conflict 'th drgro Und utilt iw or other obstructimf, and to GomPly with stmdord.
refrerload in Not* t.
{ My TA isting m
povYant markings, ebi h will conflict with propaaed Rosemont
morkng. ha be cO pl•toly (1001) rROUoctod.
5. Lmnts No+n of propoa*d morkn9a aro aPplovmale and sholl to mod Red n Mo
Held to in -re Ehat the Prpoaod Pav t marknga cmtxwe Lntd esfat'ng po-1
markings cm be, matched.
6 All Mg., steal be An a Glance .ith VDOT Stmdord WSP 1 un ns noted.
7 Sign support posts Ndl not be located .'thus 3' of the S-toot eke siderall..
8. PTapos°d poet" spoed Imnts require an engineering (peed Rudy flampod
by a limo,00d Pofs..iwo, enginee, be *ubm'lted to VD.O.T, for Teens, and
.W.- Pr to eroctmg aigne.
All ogre ord pavement markngs Rholl to r*.*eed -n Me field eth the VDOT
Infpeetar Prim to it ollation.
10. N1 pornwnont sprl posts to be tub* type posts VDOT STP-1. Wooden posts
only allo.*d Tx cp -,tim trafrx .gnoga
6" GRASS STRIP
UD-4, SEE DETAIL
TO OA`rL R
TASKER ROAD (WITH CURB & GUTTER)
N Ts
x 2• 1.5•
2 1
$AWCUT x LESENQ�
0 SM-9.5A SURFACE ASPHALT
IM-19.OA INTERMEDIATE ASPHALT '•
BM-25.0 BASE ASPHALT
VDOT-21B AGGREGATE
OPEN GRADED SELECT MATERIAL -PER VDOT SP.
DasrHg 4 3 5 G WELL COMPACTED SUBGRADE
6 a' AT MATCH EXISTING CROSS SLOPE
•• OR MATCH EX, TASKER ROAD PVMT. SECTION.
WHICHEVER IS GREATER
TASKFR ROAD VADENING PAVEMENT DESIGN
VADENING PAVEMENT DESIGN
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TW 746.00
END RET. WALL
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PROPOSED 189 LF.
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CONCRETE RETAINING
1
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SHEET 24 OF SITE
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EXISRNG CONTOURS _�0--------
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PROPOSED CONTOURS 920 y o
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PROPOSED STORM DRAM
73.00
PROPOSED SPOT ELEVATION
73,00 TC
PROPOSED TOP O CURB 01VATION
PROPOSED EDGE O PAVEMENT ELEVATION -
73.00 EP '
UMT O DISTURBANCE
PROPOSED ASPHALT PAVEMENT -
O
PROPOSED ASPHALT PAVEMENT (MIL OVERLAY) -
PROPOSED ASPHALT PAVEMENT (COMM. ENIWNCEI -
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MASTER DEVELOPMENT PLA,r
APPLICATION FORM
- Department of Planning & Development Use Only —
Application # Date Application Received:
PC Meeting Date hi' ' .) BOS Meeting Date
Fee Amount Paid $ 1 0" Initials: P 0 Receipt # fj -73(v
1. Project Title: The Townes at Tasker
2. Applicant:
Name: _Pennoni Associates Inc. Telephone: 540-667-2139
Attn: Scott Stickley, PE
Address: 117 E. Piccadilly Street, Suite 200
Winchester. VA 22601
3. Property Owner (if different than above):
Name: Shawnee Village LC
Address: 420 W. Jubal Early Drive, Suite 103
Winchester, VA 22601
4. Design Company:
Name: Pennoni Associates Inc.
Address: 117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Telephone: 540-667-2120
Telephone: 540-667-2139
5. Please list names of all owners, principals, and/or majority stockholders:
Shawnee Village LC
6. Magisterial District: Shawnee
10
0CT 1 .,
t:
��;, ;;i.TY.J
•
•
7. Property Location: mast side of Rt. 642, Tasker Road and nUl cn of Rt. 846, Rutherford Lane,
approximately 0.7 miles south of the 1-81 Interchange 310.
(Give State Route # and name, distance and direction from intersection)
S. Is this an original or amended Master Development Plan?
Original Amended , Previous MDP#
9. Property Information:
a)
Property Identification Number (PIN)
b)
Total Acreage:
c)
Current Zoning:
d)
Present Use:
e)
Proposed Uses:
75-A-86
AALacres
RA with RP Standards VIA TDR;s
Vacant
Residential
10. If residential uses are proposed, provide the following:
a) Density: ?,q Units Per Acre
b) Number of Units: -5� / _
c) Housing Types: Single Family Attached
11. Adjoining Property use and zoning:
USE
North
Commercial
East
Residential
South
Vacant
West
Interstate 81
ZONING
B2
RA
RP
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the master
development plan shall include all contiguous land under single or common ownership. All
required material will be complete prior to the submission of my master development plan
application.
I (we) hereby certify that this application and its accompanying materials are true and accurate to
the best of my (our) knowledge.
Applicant(s): Date: b U 1'�
Date:
Owner(s): Date:
Date:
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and the
Board of Supervisors meetings. For the purpose of this application, adjoining property is any
property abutting the requested property on the side or rear or any property directly
across a public right-of-way, a private right-of-way, or a watercourse from the requested
property. The applicant is required to obtain the following information on each adjoining
property including the parcel identification number which may be obtained from the office of the
Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the
Frederick County Administration Building, 107 North Kent Street.
Name and Property Identification Number
Address
Name Hack Winifred W Etals c/o Hackwoods LL
C 974 Tasker Road
Stephens City, VA 22655
Property # 75-A-78
Name Boyd John L
521 Tasker Road
Stephens City, VA 22655
Property # 75-A-78C
Name Rutherford Gary D. & Carolyn
163 Rutherford Lane
Stephens City, VA 22655
Property # 75-A-86A
Name The Hall Partnership II LLC
373 Tasker Road
Stephens City, VA 22655
Property # 75-A-86C
Name Agape Christian Fellowship
199 Agape Way
Stephens City, VA 22655
Property # 75-A-87C
Name
Property #
Name
Property #
Name
Property #
Name
Property #
pv-nn()n , asScc
12 Sco R ,'S+.C^�`.�
14 LEA � � (C:o
•
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: www.co.frederick.va.us
Department of Planning & Development, County of Frederick, Virginia
107 North Kent Street, Winchester, Virginia 22601
Phone (540) 665-5651 Facsimile (540) 665-6395
Know All Men By These Presents: That I (We)
(Name) Shawnee Village LC
(Phone) 540-667-2120
(Address) 420 West Jubal Early Drive, Suite 103, Winchester, VA 22601
the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
instrument No. 010017570 on Page
and is described as
Parcel: 86 Lot: Block: A Section: 75 Subdivision:
do hereby make, constitute and appoint:
(Name) Pennoni Associates Inc.
(Phone) 540-667-2139
(Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601
To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and
authority I (we) would have if acting personally to file planning applications for my (our) above described
Property, including:
Rezoning (including proffers)
Conditional Use Permit
Master Development Plan (Preliminary and Final)
_Subdivision
7_Site Plan
_=Variance or Appeal
My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously
approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified.
In witness thereof, I ()Ke) have hereto se��y(our) hand and seal this I ,�i yopf Jtj ,L ,!�: , 20 (:3 ,
A.
Signature(s)
a i : � :• #8157 74 •;�
State of Viia, CitypEG n/County of / 2� �lr� , le :To-2 i
MY C0MM1SS10N ; t
FXPIRES = S
I, 61 i ch nL: l L+yg h't ►-n L" ✓Z a Notary jurisdiction aforesaid,
certify that the person(s) who signed to the foregoing instrument'��jo al • ed before me and has
acknowledged the same before mein the jurisdiction aforesaid this / r''Fd4`v`w = , 20 13 .
My Commission Expires: Feb, � q, � of (o
N tary Public
MASTER DEVELOPMENT PLAN #03-13
The Townes at Tasker
Staff Report for the Board of Supervisors
Prepared: December 5, 2013
Staff Contact: Candice E. Perkins, AICP, Senior Planner
Reviewed
Planning Commission: 11/06/13
Board of Supervisors: 11/13/13
Planning Commission (revised MDP): 12/04/13
Board of Supervisors (revised MDP): 12/11/13
PROPOSAL: To develop 10.25 acres of land zoned RA (Rural Areas) District with a total of 81 single
family attached (townhouse) units. This receiving property will be utilizing transferred development
rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop with RP
(Residential Performance) District standards. The subject receiving parcel will be utilizing 54
transferred development rights from six parcels (72-A-30, 72-A-34, 72-A-29C, 21-A-7A, 31-A-34
and 34-A-34B) that are located in the County's sending area. Utilizing the TDR conversation rate
for single family attached dwelling units the development has 81 units (54 x 1.5 = 81). This is the first
property to develop under the adopted TDR ordinance.
MAGISTERIAL DISTRICT: Shawnee
LOCATION: The subject property is located on the east side of Route 642, (Tasker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
STAFF CONCLUSIONS FOR THE 12/11/13 BOARD OF SUPERVISORS MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the severing and application
process for the TDR rights from the sending property to the receiving property and proceed with
approval of the MDP. All of the issues brought forth by the Board of Supervisors should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to move forward with the TDR transfer and approve the MDP.
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist in the review of this application. It may
also be useful to others interested in this zoning matter.
LOCATION: The subject property is located on the east side of Route 642, (Tasker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 75-A-86
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) using RP (Residential Performance) District development standards
through the use of the Transfer of Development Rights (TDR) Ordinance.
Use: Vacant
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North:
B2 (Business General)
Use:
Self Storage Facility
South:
RP (Residential Performance)
Use:
Residential & Vacant
East:
RA (Rural Areas)
Use:
Residential & Church
West:
Interstate I-81
Use:
Interstate
PROPOSAL: To develop 10.25 acres of land zoned RA (Rural Areas) District with a total of 81 single
family attached (townhouse) units. This receiving property will be utilizing transferred development
rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop with RP
(Residential Performance) District standards. The subject receiving parcel will be utilizing 54
transferred development rights from six parcels (72-A-30, 72-A-34, 72-A-29C, 21-A-7A, 31-A-34
and 34-A-34B) that are located in the County's sending area. Utilizing the TDR conversation rate
for single family attached dwelling units the development has 81. units (54 x 1.5 = 81). This is the first
property to develop under the adopted TDR ordinance.
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 3
Ii us
I�i:'I��lf7li�4�1 CI]`►
Virlzinia Department of Transportation: The Master Development Plan for this property appears to
have a 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, 8th Edition for
review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way
dedications, traffic signalization, roadway improvements and drainage. Prior to construction on the
State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to
cover said work.
Frederick County Fire & Rescue: Plan approval recommended.
Frederick County Fire Marshal: Plan approved
Frederick County Public Works: All of our previous comments have been addressed.
Frederick County Inspections Department: No comments at this time. Comments will be made at
site plan and subdivision plan submittal.
Frederick County Sanitation Authority: Approved
Frederick County Parks and Recreation: Plan appears to meet the recreation unit and open space
ordinance. It may be helpful to make sure the three recreation units will fit the site.' Recreation units are
now $32,500.00 each.
Virginia Department of Health Comment: Health Department has no objections so long as public
sewer and water are utilized.
Frederick County Public Schools: The applicant has worked with Frederick County Public Schools
to provide adequate turning area for a bus as well as a shelter for students.
Planning & Zonina:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a master
development plan can be approved, it must be reviewed by the Planning Commission, the Board
of Supervisors and all relevant review agencies. Approval may only be granted if the master
development plan conforms to all requirements of the Frederick County Zoning and Subdivision
Ordinances. The purpose of the master development plan is to promote orderly and planned
development of property within Frederick County that suits the characteristics of the land, is
harmonious with adjoining property and is in the best interest of the general public.
Also, pursuant to Article III, Transfer of Development Rights (TDR) Program (§165-303.02.
Development Approval Procedures.), a request to utilize transferred development rights on an
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 4
eligible receiving property must be in the form of a Master Development Plan and a Subdivision
Design Plan submitted to the Department of Planning and Development in accordance with the
Zoning and Subdivision regulations contained in Chapters 165 and 144 of the County Code.
S) Site History
The original Frederick County Zoning Map (U.S.G.S. Stephens City, VA Quadrangle) identifies
the subject property as being zoned R-1 (Residential Limited). The parcel was re -mapped from
R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative
(Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's
agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District
upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989.
The corresponding revision of the zoning map resulted in the re -mapping of the subject property
and all other A-1 and A-2 zoned land to the RA District.
C) Site Suitability & Project Scope
Comprehensive Policy Plan:
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-11
Land Use Compatibility:
The parcel comprising this MDP application is located within the County's Urban Development
Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area defines
the general area in which more intensive forms of residential development will occur. The
Townes at Tasker Development is proposed to develop with a density of 7.9 units per acre,
which is consistent with the maximum RP density permitted in the Zoning Ordinance.
The 2030 Comprehensive Plan shows this property with a residential land use designation. The
residential designation was approved by the Board of Supervisors on January 25, 2013, (CPPA
request #01-11, institutional designation to residential).
Transfer of Development Rights (TOR) Program:
The TDR program allows properties designated as receiving properties to be developed to RP
standards. Therefore, the program allows RA -Zoned receiving properties that are proposing
townhouses to develop with a maximum density of 10 units per acre. The MDP depicts the road
network, entrances, buffers, sidewalks and recreational amenities.
Site Access and Transportation:
The Townes at Tasker is proposed to be accessed via one full entrance on Tasker Road. It
should be noted that in 2011-2012 during the Comprehensive Plan change for this parcel, it was
discussed that the entrance for this development should be via Rutherford Lane. The applicant,
however, opted for a full intersection on Tasker Road instead. The MDP also depicts the
• •
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 5
required sidewalk along Tasker Road.
Recreational Amenities:
The MDP proposes a tot lot and picnic shelter as the recreational amenities for the 49 townhouse
units.
PLANNING COMMISSION DISCUSSION SUMMARY OF THE 11/06/13 MEETING
Commission members had a number of safety concerns with the only entrance to the development being
on Tasker Road. Their concerns were based on a number of issues, including the vertical curve coming
down the hill towards the entrance and whether adequate site distances could be achieved; vehicles
coming down the hill typically exceed the posted 45mph; considering the amount of trips leaving the
development, service degradation was expected to occur and a vehicular back-up from the Route 37
signal was expected to extend down to the proposed entrance.
Staff agreed with the points made and noted the applicant was encouraged to relocate the entrance to
Rutherford Lane. Staff noted this development does not meet the threshold for staff to require a TIA
(transportation impact analysis) in order to specifically comment on back-up queuing information. Staff
noted their greater concerns are with exiting traffic at this location, more so than traffic entering the
development, and staff predicted a future service degradation problem. However, it was noted the
applicant is constructing a left -turn lane and there has been considerable exchange between the applicant -
and VDOT as they work to come up with an approvable entrance under VDOT standards.
The applicant's representative felt confident the proposed entrance onto Tasker Road will meet VDOT's
road design requirements for site distance, turn lanes, length of turn lanes, etc. He said an entrance onto
Rutherford Lane was initially attempted; however, not only were the same improvements needed on
Rutherford Lane as on Tasker Road, but some additional obstacles were encountered on Rutherford as
well. He said a large power pole is situated on the northeast corner of the Rutherford Lane-Tasker Road
intersection; the applicant would be required by VDOT to straighten out this intersection, which would
require the relocation of the power pole. Additionally, the widening would need to be extended across
the box culvert which carries Opequon Creek under Tasker Road; this would require lengthening of the
culvert as well. Lastly, the entrance on Rutherford Lane would result in the site being roughly 30 feet
lower than where it is presently. The applicant's representative believed these conditions added a far
more complex condition to the entrance design than what would be required on Tasker Road.
The applicant's representative noted they were utilizing the older TDR ordinance for this development,
but expects to come back with a revised MDP as the TDR condition changes. It was noted the developer
is working on acquiring additional TDRs in order to fully build out the site. It was further noted that all
of the studies were done using a total of 80 townhouses, as well as the trip calculations for the proposed
entrance.
No other issues were raised. No action was needed by the Commission at this time.
(Note: Commissioners Dunlap, Kenney, and Manuel were absent from the meeting.)
• .
MDP #03-13, The Townes at Tasker
December 5, 2013
Page 6
BOARD OF SUPERVISORS DISCUSSION SUMMARY OF THE 11/13/13 MEETING:
Staff presented the Master Development Plan and noted that a revised MDP would be brought before the
Board at their December 11, 2013 meeting to reflect the adopted TDR Ordinance changes. The Board
requested clarification that VDOT would need to approve the subdivision design plan before the
entrance could be constructed. Staff noted that the design plan would need to be approved and if VDOT
could not approve the Tasker Road entrance location then a revised MDP would be necessary.
No other issues were raised. No action was needed by the Board of Supervisors.
PLANNING COMMISSION DISCUSSION SUMMARY OF THE 12/04/13 MEETING:
Staff presented the Master Development Plan and noted that it consisted of the same layout reviewed by
the Planning Commission on November 6, 2013. The only revision pertains to the number of residential
units, based on the approval of the TDR Ordinance amendments. The Board of Supervisors approved
the TDR conversion rate which is based on the type of housing unit being developed on the receiving
property — single-family detached, single-family attached or multifamily.
Based on the single-family attached TDR conversion rate, the property owner now has the ability to
build 81 single-family attached units on this property. Staff reported the property is using 54 transferred
rights from six parcels within the sending area; the 54 development units multiplied by the conversion
rate of 1.5 equals the 81 units they now have rights to develop.
A Commissioner commented that VDOT seemed to have questions and safety concerns about the
amount of trips on Tasker Road (Route 642) and he inquired about the applicant's discussions with
VDOT. The applicant's representative stated the major concerns that will need to be overcome involve
the widening of Tasker Road north of the site and the construction of a retaining wall. He explained that
working out how the retaining wall is constructed, as well as how VDOT will provide future
maintenance of it, are the major issues at this time. He said VDOT has asked them to try and acquire an
easement from an adjoining property owner and they are in the process of working on this. The
applicant's representative stated they will need to get VDOT's approval of the site plan before Frederick
County will sign their site plan, which would allow the applicant to subdivide the property.
A Commissioner commented this was the first time a TDR application has come through and he asked
the applicant about the experience and if it was easy to accomplish. The applicant stated it was an easy
process and they were guided and assisted by the Planning Staff and the process has worked out well.
No action was needed by the Planning Commission.
STAFF CONCLUSIONS FOR THE 12/11/13 BOARD OF SUPERVISORS MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the severing and application
process for the TDR rights from the sending property to the receiving property and proceed with
•
MDP'#03-13, The Townes at Tasker
December 5, 2013
Page 7
approval of the MDP. All of the issues brought forth by the Board of Supervisors should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to move forward with the TDR transfer and approve the MDP.
MASTER DEVELOPMENT PLAN #03-13
The Townes at Tasker
Staff Report for the Planning Commission
Prepared: November 18, 2013
Staff Contact: Candice E. Perkins, AICP, Senior Planner
.... ........... _ _ ..,, ,, .............._—o"", . . . ..................
Reviewed
Planning Commission: 11/06/13
Board of Supervisors: 11/13/13
Planning Commission (revised MDP): 12/04/13
Board of Supervisors (revised MDP): 12/11/13
PROPOSAL: To develop 10.25 acres of land zoned RA (Rural Areas) District with a total of 81 single
family attached (townhouse) units. This receiving property will be utilizing transferred development
rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop with RP
(Residential Performance) District standards. The subject receiving parcel will be utilizing 54
transferred development rights from six parcels (72-A-30, 72-A-34, 72-A-29C, 21-A-7A, 31-A-34
and 34-A-34B) that are located in the County's sending area. Utilizing the TDR conversation rate
for single family attached dwelling units the development has 81 units (54 x 1.5 = 81). This is the first
property to develop under the adopted TDR ordinance.
MAGISTERIAL DISTRICT: Shawnee
LOCATION: The subject property is located on the east side of Route 642, (Tasker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
STAFF CONCLUSIONS FOR THE 12/04/13 PLANNING COMMISSION MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the 'severing and application
process for the TDR rights from the sending property to the, receiving property and proceed with
approval of the MDP. All of the issues brought forth by the Board of Supervisors should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to move forward with the TDR transfer and approve the MDP.
0 •
MDP #03-13, The Townes at Tasker
November 18, 2013
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to ' the
Planning Commission and the Board of Supervisors to assist in the review of this application. It may
also be useful to others interested in this zoning matter.
LOCATION: The subject property is located on the east side of Route 642, (Tasker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 75-A-86
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) using RP (Residential Performance) District development standards
through the use of the Transfer of Development Rights (TDR) Ordinance.
Use: Vacant
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North:
B2 (Business General)
Use:
Self Storage Facility
South:
RP (Residential Performance)
Use:
Residential & Vacant
East:
RA (Rural Areas)
Use:
Residential & Church
West:
Interstate I-81
Use:
Interstate
PROPOSAL: To develop 10.25 acres of land zoned RA (Rural Areas) District with a total of 81 single
family attached (townhouse) units. This receiving property will be utilizing transferred development
rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop with RP
(Residential Performance) District standards. The subject receiving parcel will be utilizing 54
transferred development rights from six parcels (72-A-30, 72-A-34, 72-A-29C, 21-A-7A, 31-A-34
and 34-A-34B) that are located in the County's sending area. Utilizing the TDR conversation rate
for single family attached dwelling units the, development has 81 units (54 x 1.5 = 81). This is the first
property to develop under the adopted TDR ordinance.
0 0
MDP #03-13, The Townes at Tasker
November 18, 2013
Page 3
REVIEW EVALUATIONS:
Virl4inia Department of Transportation: The Master Development Plan for this property appears to
have a 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, 8th Edition for
review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way
dedications, traffic signalization, roadway improvements and drainage. Prior to construction on the
State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to
cover said work.
Frederick County Fire & Rescue: Plan approval recommended.
Frederick County Fire Marshal: Plan approved
Frederick County Public Works: All of our previous comments have been addressed.
Frederick County Inspections Department: No comments at this time. Comments will be made at
site plan and subdivision plan submittal.
Frederick County Sanitation Authority: Approved
Frederick County Parks and Recreation: Plan appears to meet the recreation unit and open space
ordinance. It may be helpful to make sure the three recreation units will fit the site. Recreation units are
now $32,500.00 each.
Virginia Department of Health Comment: Health Department has no objections so long as public
sewer and water are utilized.
Frederick County Public Schools: The applicant has worked with Frederick County Public Schools
to provide adequate turning area for a bus as well as a shelter for students.
Planniniz & Zonina:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a master
development plan can be approved, it must be reviewed by the Planning Commission, the Board
of Supervisors and all relevant review agencies. Approval may only be granted if the master
development plan conforms to all requirements of the Frederick County Zoning and Subdivision
Ordinances. The purpose of the master development plan is to promote orderly and planned
development of property within Frederick County that suits the characteristics of the land, is
harmonious with adjoining property and is in the best interest of the general public.
MDP #03-13, The Townes at Tasker
November 18, 2013
Page 4
Also, pursuant to Article III, Transfer of Development Rights (TDR) Program (§ 165-303.02.
Development Approval Procedures.), a request to utilize transferred development rights on an
eligible receiving property must be in the form of a Master Development Plan and a Subdivision
Design Plan submitted to the Department of Planning and Development in accordance with the
Zoning and Subdivision regulations contained in Chapters 165 and 144 of the County Code.
B) Site History
The original Frederick County Zoning Map (U.S.G.S. Stephens City, VA Quadrangle) identifies
the subject property as being zoned R-1 (Residential Limited). The parcel was re -mapped from
R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative
(Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's
agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District
upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989.
The corresponding revision of the zoning map resulted in the re -mapping of the subject property
and all other A-1 and A-2 zoned land to the RA District.
C) Site Suitability & Project Scope
Comprehensive Policy Plan:
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-1]
Land Use Compatibility:
The parcel comprising this MDP application is located within the County's Urban Development
Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area defines
the general area in which more intensive forms of residential development will occur. The
Townes at Tasker Development is proposed to develop with a density of 7.9 units per acre,
which is consistent with the maximum RP density permitted in the Zoning Ordinance.
The 2030 Comprehensive Plan shows this property with a residential land use designation. The
residential designation was approved by the Board of Supervisors on January 25, 2013, (CPPA
request #01-11, institutional designation to residential).
Transfer of Development Rights (TDR) Program:
The TDR program allows properties designated as receiving properties to be developed to RP
standards. Therefore, the program allows RA -Zoned receiving properties that are proposing
townhouses to develop with a maximum density of 10 units per acre. - The MDP depicts the road
network, entrances, buffers, sidewalks and recreational amenities.
Site Access and Transportation:
The Townes at Tasker is proposed to be accessed via one full entrance on Tasker Road. It
should be noted that in 2011-2012 during the Comprehensive Plan change for this parcel, it was
•
MDP #03-13, The Townes at Tasker
November 18, 2013
Page 5
discussed that the entrance for this development should be via Rutherford Lane. The applicant,
however, opted for a full intersection on Tasker Road instead. The MDP also depicts the
required sidewalk along Tasker Road.
Recreational Amenities:
The MDP proposes a tot lot and picnic shelter as the recreational amenities for the 49 townhouse
units.
PLANNING COMMISSION DISCUSSION SUMMARY OF THE 11/06/13 MEETING
Commission members had a number of safety concerns with the only entrance to the development being
on Tasker Road. Their concerns were based on a number of issues, including the vertical curve coming
down the hill towards the entrance and whether adequate site distances could be achieved; `vehicles
coming down the hill typically exceed the posted 45mph; considering the amount of trips leaving the
development, service degradation was expected to occur and a vehicular back-up from the Route 37
signal was expected to extend down to the proposed entrance.
Staff agreed with the points made and noted the applicant was encouraged to relocate the entrance to
Rutherford Lane. Staff noted this development does not meet the threshold for staff to require a TIA
(transportation impact analysis) in order to specifically comment on back-up queuing information. Staff
noted their greater concerns are with exiting traffic at this location, more so than traffic entering the
development, and staff predicted a future service degradation problem. However, it was noted the
applicant is constructing a left -turn lane and there has been considerable exchange between the applicant
and VDOT as they work to come up with an approvable entrance under VDOT standards.
The applicant's representative felt confident the proposed entrance onto Tasker Road will meet VDOT's
road design requirements for site distance, turn lanes, length of turn lanes, etc. He said an entrance onto
Rutherford Lane was initially attempted; however, not only were the same improvements needed on
Rutherford Lane as on Tasker Road, but some additional obstacles were encountered on Rutherford as
well. He said a large power pole is situated on the northeast corner of the Rutherford Lane-Tasker Road
intersection; the applicant would be required by VDOT to straighten out this intersection, which would
require the relocation of the power pole. Additionally, the widening would need to be extended across
the box culvert which carries Opequon Creek under Tasker Road; this would require lengthening of the
culvert as well. Lastly, the entrance on Rutherford Lane would result in the site being roughly 30 feet
lower than where it is presently. The applicant's representative believed these conditions added a far
more complex condition to the entrance design than what would be required on Tasker Road.
The applicant's representative noted they were utilizing the older TDR ordinance for this development,
but expects to come back with a revised MDP as the TDR condition changes. It was noted the developer
is working on acquiring additional TDRs in order to fully build out the site. It was further noted that all
of the studies were done using a total of 80 townhouses, as well as the trip calculations for the proposed
entrance.
No other issues were raised. No action was needed by the Commission at this time.
• •
MDP #03-13, The Townes at Tasker
November 18, 2013
Page 6
(Note: Commissioners Dunlap, Kenney, and Manuel were absent from the meeting.)
BOARD OF SUPERVISORS DISCUSSION SUMMARY OF THE 11/13/13 MEETING:
Staff presented the Master Development Plan and noted that a revised MDP would be brought before the
Board at their December 11, 2013 meeting to reflect the adopted TDR Ordinance changes. The Board
requested clarification that VDOT would need to approve the subdivision design plan before the
entrance could be constructed. Staff noted that the design plan would need to be approved and if VDOT
could not approve the Tasker Road entrance location then a revised MDP would be necessary.
No other issues were raised. No action was needed by the Board of Supervisors.
STAFF CONCLUSIONS FOR THE 12/04/13 PLANNING COMMISSION MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the severing and application
process for the TDR rights from the sending property to the receiving property and proceed with
approval of the MDP. All of the issues brought forth by the Board of Supervisors should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to move forward with the TDR transfer and approve the MDP.
M1 (Industrial, Light District)
M2 (Industrial, General District)
• MH1 (Mobile Home Community District)
MS (Medical Support District)
OM (Office - Manufacturing Park)
R4 (Residential Planned Community District)
R5 (Residential Recreational Community District)
RA (Rural Area District)
RP (Residential Performance District)
Note:
Frederick County Dept of
MDP # 03 - 13 Planning Developments
107 N Kentt St
The Townes at Tasker Suite 202
PINS: Winchester, VA 22601
75 - A - 86 540 - 665 - 5651
Map Created: October 17, 2013
Staff: cperkins
0 130 260 520 Feet
0
E
•
VICINITY MAP
SCALE: 1 = 2,000
FCSA PROJECT INFORMATION
WATER AND SANITARY SEWER USAGE
WATER DEMAND 19.035 GPD
SANITARY SEWER DISCHARGE 19.035 GPO
CALCULATION OF DEMAND/DISCHARGE
WATER DEMAND
RESIDENTIAL: 235 GPD PER CONNECTION
COMMERCIAL: 75 GPD PER I,000 S.F.
INDUSTRIAL: 25 GAL. PER PERSON PER DAY 0 10 PERSONS PER ACRE
SEWER DISCHARGE
SEWER DISCHARGE EQUALS WATER DEMAND
�1 r MASTER �,�R1 DEVELOPMENT
PLAN
��O R
TH'
.RE-1
T-ElOWNEN
AT
T.-PASKER
SHAWNEE VAG STERIAL T: T
FREDE 0CK COUNTY, VRGG 0Q
MAY 301 2013
OWNER:
SHAWNEE VILLAGE, L.C.
420 W. JUBAL EARLY DRIVE
WINCHESTER, VIRGINIA 22601
PHONE: 540-667-2120
DEVELOPER:
DAVE HOLLIDAY CONSTRUCTION CO. INC.
420 W. JUBAL EARLY DRIVE
WINCHESTER, VIRGINIA 22601
PHONE: 540-667-2120
ENGINEER / SURVEYOR:
PENNONI ASSOCIATES INC.
117 EAST PICCADILLY STREET, SUITE 200
WINCHESTER, VIRGINIA 22601
PHONE:540-667-2139 FAX:540-665-0493
Pe�l
NLTH 0
MICHAEL S. STICKLEY y
y� Uc. No. 031162
��SS70N'ALGZ
OWNER / DEVELOPER
SHAWNEE VILLAGE, L.C.
C/O DAVE HOLLIDAY CONSTRUCTION CO. INC.
420 W. JUBAL EARLY DRIVE
WINCHESTER, VIRGINIA 22601
PHONE: 540-667-2120
OWNER'S SIGNATURE DATE
APPROVED BY-.
DIRECTOR OF PLANNING AND DEVELOPMENT DATE
COUNTY ADMINISTRATOR DATE
ILEX OF SHEETS
COVER SHEET
I OF 4
MASTER DEVELOPMENT PUN
2 OF 4
30F 4
TASKER ROAD IMPROVEMENT PLAN
4 OF 1
TOTAL .AREA:
11.3458 ACRES
-I. 917 B
SITE ARFA
EXISTING ZONING:
RA (RURAL ARFAS) WITH
RP STANDARDS VIA TDR'S
EXISTING USE:
VACANT
PROPOSED USE:
RESIDENTIAL (SINGLE FAMILY ATTACHED)
TAX ID NO.:
75-A-86
MAGISTERIAL DISTRICT
SHAWNEE
OPEN SPACE AREA REWIRED:
30%
MAX. DENSITY ALLOWED:
10 D.U. PER ACRE
PROPOSED DENSITY:
7.9 D.U. PER ACRE
TOTAL ALLOWED UNITS:
81
TOTAL oROPGSED UNITS:
81
NOTES:
1. ALL PROPOSED UTILITIES ARE
TO BE CONSTRUCTED UNDERGROUND. SEWER
AND WATER CAPACITYARE AVAILABLE FROM FCSA
1. THIS PROPERTY IS SUBJECT
TO THE REQUIREMENTS OF THE RP
(RESIDENTIAL PERFORMANCE DISTRICT).
TDR TABLE
DENSITY RIGHTS
DENSITY RIGHTS RECEIVED
SENDING PROPERTY
AVAILABLE
BY 75-A-86
37-A-34
3
3
37-A-34B
6
6
21-A-7A
6
6
72-A-30
4
4
72-A-34
15
15
72-A-29C
20
20
TOTAL
54
54
FOR RIGHTS BEING USED FOR A SINGLE FAMILY ATTACHED DEVELOPMENT (54X1.5=81)
RIGHTS 9ENG USED=81
PROPERTY UNE - -
BUILDING RESTRICTION LNES / SETBACKS — -
EXISTING CONTOURS
EXISTING 1REDINE
100 YR. RCODPLAA/ — —
DO NG STORM DRNN
EXISTING WATER MAIN
OOSHNG WATER VALVE - I
PROPOSED WATER MAR-
EXISIING SVATARY SEWER ---. - .
PROPOSED SNHRARY SEXIER
PROP033D SANTARY FORCE" -—�u---._—s�--
EXISTING GAS TIE
PROPOSED GAS I►E G G
STEEP SLOPES 2 25% -
STEEP SLOPES 2 SOS
REVISIONS
DATE
DESCRIPTION
BY
DOD
06-11-13
REVISED PER FCSA COMMENTS
KLM
MSS
10-02-13
REVISED PER COUNTY COMMENTS
KLM
MSS
L54
10-10-1.3
REVISED PER COUNTY COMMENTS
KLM
MSS
10-30-13
REVISED BOUNDARY LINE
KLM
MSS
11-18-13
REVISED FOR 80 LOTS
KLM
MSS
6
11-20-13
ADDED ONE LOT
KLM
MSS
NOTES Nw
1. ON LOT LANDSCAPING SHALL BE PROVIDED PER SECTION 165-203.01 OF THE FREDERICK COUNTY ZONING
ORDNANCE. 6 ORNAMENTAL SHRUBS AND 2 ORNAMENTAL TREES SHALL BE PROVIDED PER 5 LOTS. 1
2. 4.14 (40%) ACRES OF TOTAL OPEN SPICE ARE PROPOSED. (PHASE I=1.38 AC., PHASE 11=0.79 AC.,
PHASE III=0.38 AC., PHASE IV =1.59 AC.)
3. NO TREES OR SHRUBS SHALL BE PLANTED WITHIN FCSA EASEMENTS.
4. THE DMOPMEN0'S COVENANTS SHALL GRANT FCSA THE RIGHT TO ENTER ONTO ANY LOT AND PERFORM PROPERTY
REPAIRS OF THE UTILITIES. AREA OF ACCESS SHALL BE TO TIME URUTIES ONLY.
ADJ. PROPERTY PROPOSED SITE
56 DAM
30' ItyCINF 20' ACTIVE
Bil BUFFER
6' HIGH, OPAQUE FENCE I PROVIDE 3 RANTS PER 10 LF.
(1/3 DECDUOUS, 1/3 EVERGREEN,
I I 1/3 SHRUBS)
I I
10 LANDSCAPED ESMT. I I
SECTION
PROVIDE 3 PLANTS PER 10 LF.
(I/3 DECIDUOUS, 1/3 EVERGREEN, 1/3 SHRIBS)
- - - - - - - - - -
20' ACTIVE BUFFER
TMdLANDSGWED ESMS 5' - -
30' INACTIVE BUFFER 50,
- PROPOSED AYE
5
- -
-
ADJACENT PROPERTY
10 6' HIGH, OPAQUE FENCE
PLAN
RESIDENTIAL. SEPARATION BUFFER
MOT 10 SOLE
I RIGHT-OF-TAY
a' INACTIVE I l-10' ACTIVE
EARTHEN BERM I
I BUFFER
AND LADSCAPED AREA
PROVW3E 3 P ANTS PER 10 LF.
(1/3 DECIDUOUS, 1/3 EVERGREEN,
1/3 SHRUBS)
6' ABOVE AVG. ROAD GRADE
36 I I
SECTION
6' EARTHEN EERY AND LANDSCAPED AREA
PROVIDE 3 PAPAS PER 10 LF.
(1/3 DECIDUOUS, i/3 EVERGREEN, 1/3 SHRUBS)
Z.5
1D AC1A£-
-
36
15' - - -
konko a' NACINE 50'
RIGHT-OF-WAY - - -
F-T-
I I
I VARIES , 20.00' TYP. 1 20.00' TYP.
TOWNHOUSE
' r.
AREA
PHASING
SUMMARY
AREA N
ARIA N
AREA IN
NUMBER
ROE;E
PROP. USE
TOTAL AREA
OPEN SPACE
ROADS/PKG.
SFA LOTS
OF LOTS
I
RESIDENTIAL
2.75 AC.
17500%f
0.52 AC,
0.85 AC.
16
OL74
1
RESIDENTIAL
1.75 AC.
If.
0.16 AC.
0.80 AC.
15
0(7�J
II
RESDETML
1.70 AC
0.17 AC.
1.15 AC.
is
1.59 AC.
N
IESDDRYL
1 4.05 AC.
1 (39%)
1 0.19 AO
I 227 AC.
1 32
RECREATIONAL AMENITIES SUMMARY
2,00' 350
NUMBER OF PROPOSED TOWNHOMES 81
•
i' WATER METER TAP.
RECRFATIOIYL UNTS REQUIRED (I PER 30 UNITS): 27
25 NOG. SETBAX
RECREATOIIK UNTS PROPOSED: 3
20.00"
12�•
I IYP. IYP. I $W- iJ f SEWER SR1B TYP.
PROPOSED RECRUnaHY UNITS
SIDEWALK IYP.
27.00' I 0.00' TYP.
1.W'
DESCRIPTION REC UNITS PROVIDED
CONC. SIDEWMK
5.00' TYP.
- TW. .56 TYR
TOT LOT I
MULIFURPOSE COURT 1
-
PICNIC SHELTER I
-W W
W W W W-
_
YN. ON-CEIOER
_ Ts
-S S
5 S S-
10 PLAN -.--- _-.. _J
ROAD EFFICIENCY BUFFER
NOT TO SCALE
ADJ. PROPERTY PROPOSED SITE
50' BUFFER
25' f1ACThE 25' ACTIVE
NFi� BUFFER
6' HIGH, OPAQUE FENCE PROVIDE 3 PUNTS PER 10 LF.
(1/3 DECIDUOUS, 1/3 EVERGREEN. 1/3 SHRUBS)
I I
I I
10 LANDSCAPED ESM7.
SECTION
PROVIDE 3 PUNTS PER 10 LF.
(1/3 DECIDUOUS. i/3 EVERGREEN, 1/3 SHRUBS)
- - 25' ACTIVE REEFER
JO-IANDSCAKII E
PROF
ADJACENT PROPERTY 5 10' HIGH. OPAQUE FENCE �-
ZONING DISTRICT BUFFER
NOT TO TAU
3FOO- WATER AND=-"�22D0' OR 24� OARY SEWER LRE
SEWER EASEMENT FACE
aF CURB TO 2'R TAP. WATER LANE
FACE OF CURB
TYPICAL LOT DETAIL
SOIF; 1'=20'
r PROPOSED 5
l
PROP
UNDERCROIND Et1s!OY
i
i
/El. R/W LINE IS
APPROKIWIE BALSED ON
VDOT STATE HIGHWAY
PLANS FOR TASKER ROAD
DATED OCT. 20, 1983
I
i _�
HA2K CARD TRUST I
DB 780 PG 703 1
&1 RP
se.' ocon7 A
SCHRAMM LOOP
(TYPE 3) URBAN
ENTRANCE DRIVE - WIDTH VARIES
N1
RESIDENTIAL PERFORMANCE ZONING DISTRICT (RP) .C�
ENVIRONMENTAL
FEATURES
AIffA N ACES TOTAL
06RNHD
% 0wum
; N O.S.
mu N OS
FLODWUQRS 0
0
0
0
0
LAKES AND PONDS 0
0
0
0
0
NATURAL RETENTION NEAS 0
0
0
0
0
SEEP SLOPES (N2A 0.66
034
SIS2S
48.48%
0.32
WETLANDS 0
0
0
0
0
W'OOOIANDS 0.53
1 0.16
A19R
69BiS
031
PROPOSED 5'
U
V
ro
V
b
1-1
ROW 4F 0 03
TASK U111i cam\
C ROUTOR642POSTED SPE ro
VACi� ✓
URBAN ��" �' •
G.3
i iI N40_45'47'E
50' REDUCED-DLSTANCE ROAD EFFICIENCY
� � �.- -- BIRFFR (a' WIACRVE/10' ACTIVE)
M51 1 1 SEE PETAL THIS SHEET L�
Ib
Tor LOT w<
50' ZONING D60tICT BIffER ^V
(25' NACW25 AL'TW ` T
SCHRNN LOOP 1 i SEE DETAIL THIS SHEET o
(TYPE 2) URBNI 1 �-
�24' PRIVATE DRIVE w 3
PHASE IV
32 SINGLE FAMILY ATTACHED
(TOWNHOMES) LOTS
\
> • • • • •
SEWER 1SD 3 SN/f
8' PVC SIR 21 •
WRIER LIVE I '
j.
Lor / / I • rwi yR75yN IgC�E LC
INST.010017570
• �! I 10.2541 ACRES
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CONSTRUCTION ENTRANCE NOTES:
1. SHOULD THE TRACKING OF MUD ON10 THE PUBLIC ROADS BECOMES A PROBLEM, THE FEDERICK COUNTY
INSPECTOR MAY REQUIRE WASH RACKS BE INSTALLED AS REDUCED BY THE CONSTRUCTION ENTRANCE DETAIL ON
SHEET 3,
2. THE CONTRACTOR WILL RFMO+E ANY MUD THAT IS TRAM ONTO THE ROADWAYS BY THE END OF Am THAT
DAY.
NOTES:
1. ALL PAVEMENT STRIPING SHALL BE IN ACCORDANCE WITH THE VDGT STMILWm DETAIL P11-3.
2. TICU LANE PAMXNT STRIPING, SHA L MEET AND WATCH THE DUNG 10' SIPS/30' SPACING,
3. ALL PAIEIIENT MIfCNGS EXCEPT FOR THE RIGHT TUN LANE CROSS PATCHING SHALL BE TYPE B, CLASS M.
4. CONTRACTOR TO PROVDE ROAAYAY STRIPING PUN TO VDOT INSPECTOR FOR NEVIEW AND APPRMAL
PRIOR TO APPLICATION
5. VOOT EROSION AND SEDIMENT CONTROL CONTRACTOR CERTIFICATION 5 REWIRED.
6. ALL SIGNS INSTALLED ON THE PROPERTY WALL COMPLY WITH TIE REQUIREMENTS OF THE FROXHICK COUNTY
ZONING ORDINANCE. NO SANS BEYOND STOP SONS ARE PROPOSED WITH THIS PUN.
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SIGNING AND PAVEMENT MARKING NOTES LEGEND wan
1. All proposed Signing and POVanent making Wall be m acoardonae RHM. the most
rant edllion of eadr of Me falornrg and any mial thereto
A. Manua on U.H.- Traff Control D.-.
B. The Vrgnvc Spplemeat to Me Manual an Undpm Traffc Coa" OuTAGRe.
a me Vrg.,so Department of T a,totian Road and BHdp Specift.tions.
D. the Vegn.a Dspo Taeat of Trongortation Road and 11r16ge Standard,
1 Ail pavanant makings Mail be Me 0detic (Type B. Close 1). EXCEPT Two fines
.hick ROTOR a pant (Type A)
7. Proposed sign locations appro mate and Wan be modified in Me Mid to o la
fllct riM dergiound uHi Ile or ottlsr oWuc trtion. and to comply rith Rtandard.
mferena.d n Not. 1.
4, Any e.istn9 pavemant making% wMial N conflict +nth proposed po-ent
markings, Mall te'ennpletely (10(m) eradicated.
�. Linit. whom of proposed marking. an Oppr .t. and .hall be meddied in Me
Mid to nwre t"t Me oroposed paven,mat morkngs aantime un0i eNiting pow ent
marking. car, t>a matched.
•. All sign. Shon be in a GIRIIG,S .Rh VTOT Standard WSP-1 unlms noted.
7. Sign support pasts Wall not be located ithn 3' of Me 5-foot ride aderalk.
BE Proposal posted speed limits regain on engineering speed study stomped
` by a liec.need Profess -di engn..r be eubmilt d to VD.O.T. fa r.Wew and
.We-, pAar to >ectAq signs.
. All Sign, and paiement mo-gs Wall be r.weed in Me f*d eiM OR VDOT
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only Wlored Far aonetrM.U.. Taff. Iiig-9..
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6 A" "B '8 t MATCH EXISTING CROSS SLOPE
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2 ^t 4 MSS
• MASTER DEVELOPMENT PA
APPLICATION FORM
Department of Planning & Development Use Only —
Application # l Date Application Received: 1 I
PC Meeting Date 111011,3
Fee Amount Paid $ C o"
Initials: 1� U
1. Project Title: The Townes at Tasker
2. Applicant:
Name: Pennoni Associates Inc.
Attn: Scott Stickley, PE
Address: 117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
3. Property Owner (if different than above):
Name: Shawnee Village LC
BOS Meeting Date
Receipt #
Address: 420 W. Jubal Early Drive, Suite 103
Winchester, VA 22601
4. Design Company:
Name: Pennoni Associates Inc.
Address: 117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Telephone: 540-667-2139
Telephone: 540-667-2120
Telephone: 540-667-2139
5. Please list names of all owners, principals, and/or majority stockholders:
Shawnee Village LC
6. Magisterial District: Shawnee
io -
0CT 1 1 2013
PLANK, .,, ,, rr_,F1
7: Property Loeation�ast side of Rt. 642, Tasker Road and n'StFi of Rt. 846, Rutherford Lane,
approximately 0.7 miles south of the 1-81 Interchange 310.
(Give State Route # and name, distance and direction from intersection)
8. Is this an original or amended Master Development Plan?
Original Amended , Previous MDP#
9. Property Information:
a)
Property Identification Number (PIN):
b)
Total Acreage:
c)
Cut -rent Zoning:
d)
Present Use:
e)
Proposed Uses:
16"1!-Alff:%
1- acres ko r -(�,t;OLC.
RA with RP Standards VIA TDR;s
Vacant
Residential
10. If residential uses are proposed, provide the following:
a) Density: 7,q Units Per Acre
b) Number of Units:
c) Housing Types: Single Family Attached
11. Adjoining Property use and zoning:
USE
North
Commercial
East
Residential
South
Vacant
West
Interstate 81
ZONING
B2
RA
RP
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the master
development plan shall include all contiguous land under single or common ownership. All
required material will be complete prior to the submission of my master development plan
application.
I (we) hereby certify that this application and its accompanying materials are true and accurate to
the best of my (our) knowledge.
Applicant(s): k ��
Owner(s):
Date:
Date:
Date:
Date:
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and the
Board of Supervisors meetings. For the purpose of this application, adjoining property is any
property abutting the requested property on the side or rear or any property directly
across a public right-of-way, a private right-of-way, or a watercourse from the requested
property. The applicant is required to obtain the following information on each adjoining
property including the parcel identification number which may be obtained from the office of the
Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the
Frederick County Adininistration Building, 107 North Kent Street.
Name and Property Identification Number
Address
Name Hack Winifred W Etals c/o Hackwoods L
C 974 Tasker Road
Stephens City, VA 22655
Property # 75-A-78
Name Boyd John L
521 Tasker Road
Stephens City, VA 22655
Property # 75-A-78C
Name Rutherford Gary D. & Carolyn
163 Rutherford Lane
Stephens City, VA 22655
Property # 75-A-86A
Name The Hall Partnership II LLC
373 Tasker Road
Stephens City, VA 22655
Property # 75-A-86C
Name Agape Christian Fellowship
199 Agape Way
Stephens City, VA 22655
Property # 75-A-87C
Name
Property #
Name
Property #
Name
Property #
Name
Property #
12
i 1--� �� c c� Cl ►�l �� S I-. 5�� ev v
W 1 nA-V-S4 " VA
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: www.co.frederick.va.us
Department of Planning & Development, County of Frederick, Virginia
107 North Kent Street, Winchester, Virginia 22601
Phone (540) 665-5651 Facsimile (540) 665-6395
Know All Men By These Presents: That I (We)
(Name) Shawnee Village LC
(Phone) 540-667-2120
(Address) 420 West Jubal Early Drive, Suite 103, Winchester, VA 22601
the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
Instrument No. 010017570
on Page
Parcel: 86 Lot: Block: A Section
do hereby make, constitute and appoint:
(Name) Pennoni Associates Inc.
and is described as
75 Subdivision:
(Phone) 540-667-2139
(Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601
To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and
authority I (we) would have if acting personally to file planning applications for my (our) above described
Property, including:
_Rezoning (including proffers)
_Conditional Use Permit
_Master Development Plan (Preliminary and Final)
_Subdivision
Site Plan
_Variance or Appeal
My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously
approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified.
In witness thereof, I (fie) have hereto sey yy(our) hand and seal this y,gf. 20 e 3 ,
A. N.
Signature(s)
State of Vi nia, City /County of j 2� /C,� , h .-1`04VI # 157974
• MY COMMISSION. 2
" FYPIRES
i, 61 (4lrt rrt r'Z a Notary P'g1�1'd%jni MZD* A�Alirisdiction aforesaid,
certify that the person(s) who signed to the foregoing instrument"
"'i Tall �t$ed before me and has
acknowledged the same before me in the jurisdiction aforesaid this /5t't1q•• 20 13 .
Z tale-«( - , , t My Commission Expires: r6 b , 02 q� PD! (o
N tary Public
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 665-6395
October 10, 2013
Mr. Scott Stickley, PE
Pennoni Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601
RE: Master Development Plan for the Townes at Tasker
Property Identification Numbers (PINS): 75-A-86
Second Review
Dear Scott:
Thank you for providing me with the opportunity to review the master development plan
for the proposed development referred to as the Townes at Tasker. Please adequately
address each of the comments listed below ° prior to formal submission of the master
development plan referenced above:
Preliminary Review Comments:
1. Transfer of Development Rights. This project proposes to utilize transfer of
development rights (TDR's). The following needs to be addressed:
• As discussed, the TDR's need to be severed from the sending property and
applied to the receiving property before the MDP can be processed and
approved.
• Update the TDR table on the coversheet to reference 49 units not 50.
2. Tasker Road Sidewalk. A sidewalk is required along the site's Tasker Road
frontage; a waiver is not available for sidewalks required along collector
roadways.
3. Future Development Area. Revise the note on sheet 2 to state "future
development area — Revised MDP Required (rezoning/additional TDR's
required)".
4. BRL's. Label the BRL as indicated on sheet 2.
5. Fees and Public Meeting. The fee for this application includes a $3,000.00 base
fee plus $100.00 per acre for the first 150 acres and $50 per acre for the
remainder. Fees may change.
In,order to continue the review of this Master Development Plan, you will need to submit
a complete MDP application, a signed and notarized Special Limited Power of Attorney
Form, all review agency comments and review fee, to this department. Approval
comments are required from the following agencies: Frederick County Department of
Public Works, Frederick County Department of G.I.S., Frederick County Public Schools
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
Mr. Scott Stickley
RE: Townes at Tasker MDP
October 10, 2013
Page 2
and the Virginia Department of Transportation. Please do not hesitate to contact me with
questions regarding this letter.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/pd
Attachment
Pennoni
PENNONI ASSOCIATES INC.
CONSULTING ENGINEERS
OCT 2 20 ii
-UK' C"JUNTY
October 2, 2013 PI ANN rf7l."cl �"!ENT
Ms. Candice Perkins, AICP
County of Frederick
Department of Planning and Development
107 North Kent Street
Winchester, VA 22601
RE: PRELIMINARY MASTER DEVELOPMENT PLAN
TOWNES OF TASKER
FIRST REVIEW
Dear Candice:
We have received your comments dated August 28, 2013 and have revised the plans
accordingly. The following are our responses to the comments:
1. Comment: Transfer of Development Rights: This project proposes to utilize transfer of
development rights (TDR's). The following needs to be addressed:
• The TDR's need to be severed from the sending property.
• This project proposes more lots than proposed available TDR's. The MDP can only
show the portion of the property where development rights are being applied; the
remaining property will need to be shown as vacant (no roads or units can be shown)
and a separate MDP processed once more TDR's are acquired or the property is
rezoned.
• A table needs to be provided on the coversheet stating the number of TDR's being
utilized on this property.
Response: We are now showing 49 lots as proposed so that we are not exceeding the
available TDR's. A TDR table has been added to the cover sheet.
2. Comment: Zoning: The zoning on the coversheet needs to be revised. This property is
currently zone RA (Rural Areas) with development rights consistent with the RP (Residential
Performance) District through the use of the TDR program. A statement also needs to be
provided stating that this property is subject to the requirements of the RP (Residential
Performance District).
Response: The zoning has been revised and a statement has been added to the
cover sheet that the property is subject to the requirements of the RP district.
3. Comment: Proposed Entrance: The VDOT comment provided is not adequate to proceed
with this MDP as it does not approve the entrance location and design or state that VDOT
is satisfied with the location or the ability to approve this entrance location in the future.
Frederick will not schedule the MDP for Planning Commission or Board of Supervisor
review or provide approval for an entrance location shown on a MDP that VDOT is not
117 East Piccadilly Street • Winchester, VA 22601 • Ph: 540-667-2139 • Fx: 540-665-0493
www.pennoni.com
1672410 • October 2, 2013 • Page 2
Ms. Candice Perkins Townes at Tasker MDP
satisfied with. Please work with VDOT further and submit a VDOT approval. Also indicate
why Rutherford Lane was not utilized for site access as discussed during the
Comprehensive Plan change.
Response: VDOT has signed and approved the MDP as evidenced by the Request for
MDP Comments form. The items VDOT mentions in their accompanying e-mail are
Site Plan issues related to the design of the entrance and ability to obtain sight
distance which we will provide during the site plan stage. The entrance on Rutherford
was initially attempted. VDOT would have required realignment of the entire
Rutherford and Tasker intersection which would have required a relocation of a
heavily laden power pole out of line. VDOT had not foreseen the Tasker Road
intersection impacts when reviewed previously. VDOT indicated that they had
previously approved an entrance location on Tasker and that site distance could be
obtained. Therefore we moved in that direction.
4. Comment: Tasker Road Sidewalk: A sidewalk is required along the site's Tasker Road
frontage.
Response: We are requesting a waiver of this requirement from the subdivision
ordinance due to restrictions in the right-of-way consisting of steep slopes and
drainage ditches and due to no other sidewalks remotely in the vicinity of this site.
Sidewalks are provided internally from parking areas and provide pedestrian access
to each lot and use.
5. Comment: Project Summary: On the coversheet, provide the maximum density, the
proposed density, the total allowed units and the actual number being constructed with the
development.
Response: The project summary has been updated.
6. Comment: Townhouse Dimensional Requirements: the dimensional requirements shown on
sheet 2 are incorrect.
Response: The dimensional requirements have been updated.
7. Comment: Typical Lot Detail: Revise the lot detail to conform to the revised townhouse
dimensional standards.
Response: The 25' setback line has been added,to the typical lot detail and the 20'
dimension to from the house to the sidewalk has been clarified.
8. Comment: Zoning District Buffer Detail: The detail shows the distance but states no
landscaping or fencing is required; these elements are required and need to be shown on
the detail.
Response: The detail has been revised.
1672410 • October 2, 2013 0 Page 4
Ms. Candice Perkins Townes at Tasker MDP
Enclosed are 2 sets of revised plans, the MDP application, Power of Attorney and agency
approval sheets for your review. If you have any questions regarding this project please contact
us at your convenience.
Sincerely,
PENNONI ASSOCIATES INC.
Enclosures
P:\Project\16724-Tasker Rd Parc 86\1-0\Engr\Admin\Correspondence\MDP\Response to Co First Review Comments 10-2-13.docx
1672410 • October 2, 2013 • Page 3
Ms. Candice Perkins Townes at Tasker MDP
9. Comment: Road Efficiency Buffer Detail: The buffer plantings are not consistent with the
revised road efficiency buffer standards.
Response: The detail has been revised.
10. Comment: BRL's: Remove the BRL's from the buffer areas.
Response: The BRL's have been removed.
11. Comment: Lot Lines and Parking Lots: MDP's are general in nature, the lot lines and
proposed parking lots need to be removed. Bubbles or shaded areas depicting land uses
and recreational units are appropriate. Specific details will be shown at the design plan
stage.
Response: Lot lines and parking lots have been removed to show a more generalized
plan.
12. Comment: Separation Buffers: Parcel 75-A-86A contains a single family detached dwelling;
therefore a 50' full screen is. required. It appears that this area is wooded; therefore a tree
preservation area may be appropriate.
Response: The plan has been revised to show the residential separation buffer and a
detail has been added.
13. Comment: Type 3 Drive: Sidewalks need to be shown on both sides of this road detail, a
minimum width also needs to be provided.
Comment: Sidewalks and a minimum width have been added.
14. Comment: Graphic on Sheet 3: the graphic on sheet 3 should be expanded to show how it
relates to the subject property; Rutherford Lane also needs to be labeled along with any
easements.
Response: The viewport has been expanded and Rutherford Lane has been labeled.
15. Comment: Sheet References: Sheet 4 of the MDP references a number of different sheets
(sheets 5, 7 and 11), indicate what plan this is referring to.
Response: These notes have been revised.
16. Comment: Fees and Public Meeting: The fee for this application includes a $3,000.00 based
fee plus $100.00 per acre for the first 150 acres and $50 per acre for the remainder. This is
based on fees as of April 28, 2008. Fees may change. The fees for this MDP need to
account for areas that were not subject to the previous MDP and all areas being modified.
Please note that your fee check is being returned to you, you may submit the fee when the -•
plan is in an approvable form and is ready to be scheduled for review by the Planning
Commission and the Board of Supervisors.
Response: Acknowledged.
• •
MASTER DEVELOPMENT PLAN
APPLICATION FORM
- Department of Planning & Development Use Only —
Application # Date Application Received:
PC Meeting Date _ _ _ BOS Meeting Date_
Fee Amount Paid $ _ Initials: Receipt #
1. Project Title: The Townes at Tasker
2. Applicant:
Name: Pennoni Associates Inc. Telephone: 540-667-2139
Attn: Scott Stickley, PE
Address: 117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
3. Property Owner (if different than above):
Name: Shawnee Village LC Telephone: 540-667-2120
Address: 420 W. Jubal Early Drive, Suite 103
Winchester, VA 22601
4. Design Company:
Name: Pennoni Associates Inc.
Address: 117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Telephone: 540-667-2139
5. Please list names of all owners, principals, and/or majority stockholders:
Shawnee Village LC
6. Magisterial District: Shawnee
to
OCT 2 2013
F : Ty
7. Property Location: East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane,
approximately 0.7 miles south of the 1-81 Interchange 310.
(Give State Route # and name, distance and direction from intersection)
8. Is this an original or amended Master Development Plan?
Original Amended , Previous MDP#
9. Property Information:
a)
Property Identification Number (PIN).
75-A-86
b)
Total Acreage:
11.35 acres
c)
Current Zoning:
RA
d)
Present Use:
Vacant
e)
Proposed Uses:
Residential
10. If residential
uses are proposed, provide the following:
a)
Density:
8 Units Per Acre
b)
Number of Units:
80
c)
Housing Types:
Single Family Attached
11. Adjoining Property use and zoning:
USE ZONING
North Commercial B2
East
South
West
Residential
Vacant
Interstate 81
GE
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the master
development plan shall include all contiguous land under single or common ownership. All
required material will be complete prior to the submission of my master development plan
application.
I (we) hereby certify that this application and its accompanying materials are true and accurate to
the best of my (our) knowledge.
ft��Applicant(s): Date:
Datc:
Owner(s)-
11
Date:
Date:
0 0
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and the
Board of Supervisors meetings. For the purpose of this application, adjoining property is any
property abutting the requested property on the side or rear or any property directly
across a public right-of-way, a private right-of-way, or a watercourse from the requested
property. The applicant is required to obtain the following information on each adjoining
property including the parcel identification number which may be obtained from the office of the
Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the
Frederick County Administration Building, 107 North Kent Street.
Name and Property Identification Number
Address
Name Hack Winifred W Etals c/o Hackwoods L
C 974 Tasker Road
Stephens City, VA 22655
Property # 75-A-78
Name Boyd John L
521 Tasker Road
Stephens City, VA 22655
Property # 75-A-78C
Name Rutherford Gary D. & Carolyn
163 Rutherford Lane
Stephens City, VA 22655
Property # 75-A-86A
Name The Hall Partnership II LLC
373 Tasker Road
Stephens City, VA 22655
Property # 75-A-86C
Name Agape Christian Fellowship
199 Agape Way
Stephens City, VA 22655
Property # 75-A-87C
Name
Property #
Name
Property #
Name
Property #
Name
Property #
12
•
General Information Checklist
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.
15
•
•
Residential Development Information Checklist
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.
6. Statement of required and type of facilities to be provided.
Infrastructure Information Checklist
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 or urban).
6. Use of inter -parcel connectors.
7. Traffic impact analysis. To be submitted to the Frederick County Deputy
Director — Transportation.
16
•
r:
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 Checklist
I. 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.
County Health Department information Checklist
l . Statements and locations pertaining to sewer and water availability.
2. Statements and locations concerning any existing pre- or post -water
treatment facilities.
—1 L 3. Statements and location of any planned private treatment facilities.
17
bI
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: www.co.frederick.va.us
Department of Planning & Development, County of Frederick, Virginia
107 North Kent Street, Winchester, Virginia 22601
Phone (540) 665-5651 Facsimile (540) 665-6395
Know All Men By These Presents: That I (We)
(Name) Shawnee Village LC
(Phone) 540-667-2120
(Address) 420 West Jubal Early Drive Suite 103, Winchester, VA 22601
the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
Instrument No. 010017570 on Page and is described as
Parcel: 86 Lot: Block: A Section: 75 Subdivision:
do hereby make, constitute and appoint:
(Name) Pennoni Associates Inc.
(Phone) 540-667-2139
(Address) 117 E. Piccadilly Street Suite 200, Winchester, VA 22601
To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and
authority I (we) would have if acting personally to file planning applications for my (our) above described
Property, including:
_Rezoning (including proffers)
FConditional Use Permit
F T_Master Development Plan (Preliminary and Final)
_Subdivision
Site Plan
_Variance or Appeal
My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously
approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified.
In witness thereof, I (We) have hereto se a r (our) hand and seal this I A11\JAY�q,�� 1,J _ , 20(3,
A.
Signature(s)
e / • �'• � EG# 157974
State of ' PUBLIC
Vi�nia/County of % 2c. cl ek < c 1c »'To-2 iF.
MY COMMISSION ; K
r, F" nIRES _
I, ►/b1 �h v� 1 !� l--V+ W m n a Notary Nblid -.in'- a3t&6c�t� � % jurisdiction aforesaid,
certify thatthe person(s) who signed J the foregoing instrument', fatly' ,� ed before me and has
acknowledged the same before me in the jurisdiction aforesaid this / d4 ��,� 20 13 .
/ d e-& � My Commission Expires: r& b , � g, ilo I (o
tary Public
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Virginia Department of Transportation
Mail to:
Virginia Department of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, Virginia 22824
Phone: (540) 984-5600
Hand deliver to:
Virginia Department of Transportation
Attn: Resident Engineer
2275 Northwestern Pike
Winchester, Virginia 22603
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach three t3) copies of the Master Development Plan with this sheet.
Applicant's Name: Pennoni Associates Inc.
Mailing Mailing Address: Attn: Scott Stiekley, PE
117 E. Piccadi I Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Telephone: 540-667-2139
Location of Property:
East side of Rt. 642, Taske_ r Road and north of Rt. 846, Rutherford Lane, approximately
0.7 miles south of the 1-81 Interchange 310.
Virginia Department of Transportation Comments:
See attached email from _Matt Smith. VDOT to -Scott Stickley with Pennon
Associates dated July 9, 2013.
-VDOT USE ONLY -
Date Received/3 Review Numbe6 2 3 4 5 (circle one)
Date Reviewed ^, /
Revision Required Date Approved �/'/9 ;3
VDOT Signature & Date: ���—�-_ii ` �1
** Please Return Form to Applicant**
18
w • •
Karen Flynn
From: Scott Stickley
Sent: Tuesday, July 09, 2013 10:37 AM
To: Ronald Mislowsky
Cc: Karen Flynn
Subject: FW: Master Development Plan for The Townes At Tasker, Route 642 - Frederick County
Attachments: Scanned from EDNXerox.pdf
Scott Stickley, PE
Pennoni Associates Inc.
Office 540-667-2139 1 Direct 540-771-2086
Fax 540-665-0493 1 Mobile 540-622-3405
From: Funkhouser, Rhonda (VDOT) [mailto:Rhonda. Fun khouser VDOT^Virginia. oy] On Behalf Of Smith, Matthew,
P.E. (VDOT)
Sent: Tuesday, July 09, 2013 10:35 AM
To: Scott Stickley
Cc: Bishop, John. (VDOT); Ingram, Lloyd (VDOT); Smith, Matthew, P.E. (VDOT)
Subject: Master Development Plan for The Townes At Tasker, Route 642 - Frederick County
A VDOT review has been conducted on the Master Development Plan (MDP) for The Townes at Tasker dated
5/30/2013. Based off of the review of the MDP, VDOT has no objection to the proposed development concept
with the caveat that VDOT has not approved the proposed entrance and associated roadway improvements
design. Obtaining minimum required sight distance and entrance grades may be challenging at the shown
entrance location. An entrance design meeting VDOT's minimum commercial standards will need to be
included with the development's Site Plan submitted to this office for review and approval prior to any
development.
If you have any questions or need further information, please do not hesitate to contact me.
Matthew B. Smith, P.E.
Area Lund Use Engineer-
VDOT - Land Development
Clarke, Frederick, Shenandoah & Warren Counties
14031 Old Valley Pike
Edinburg, VA 22824
Phone # (540) 984-5615
Fax # (540) 984-5607
•
REQUEST FO"j ASTER DEVELOPMEN' PLAN COMMENTS
Frederick County Frederick County
Inspections Department Comment
Mail to:
Frederick County Inspections Department
Attn: Building Official
107 North Kent Street,
Winchester, Virginia 22601
Hand deliver to:
Frederick County Inspections Dept.
107 North Kent Street, 2nd Floor
f` L)
Winchester, Virginia 22601 Public b ork�"k Counc
Phone: (540) 665-5650 inspections
Applicant: It is your responsibility to complete this fonn as accurately as possible in order to assist the agency with their
review. PIcasc attach two (2) gopics of the MustMust�lopnn:nt Plan with this slx 4t.
Applicant's Name: Pennoni Associates Inc.
Telephone: 540-667-2139
Mailing Address: Attn: Scott Stiekley, PE _
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846 Rutherford Lane approximately
0.7 miles 5guth of the 1-81 Interchange 310. —
Inspection-,; Comments:
- - RI:DERICK COUNTY INSPECTIONS DEPARTMENT USE ONLY -
Date Received Review Number 1 2 3 4 5 (circle one)
Date Reviewed
1 1
Revision Required j._ Date Approved COI
Signature & Date:-
G** Please Return Form to Applicant**
20
Frederick County Public Schools
to ensure all students an excellent education
K. Wayne Lee, Jr. LEED GA - Coordinatorof Planning and Development - leew@frederick.k12.va,us
July 9, 2013
Mr. Scott Stickley
Pennoni Associates Inc.
117 East Piccadilly Street, Suite 200
Winchester, VA 22601
Re: The Townes at Tasker — Master Development Plan
Dear Scott:
Frederick County Public Schools has reviewed the Townes at Tasker master development plan
submitted to us on June 5, 2013. We offer the following comments:
1. The cumulative impact of this development and other developments in Frederick County
will require construction of new schools and support facilities to accommodate increased
student enrollment. We estimate that the 80 single-family attached units in in this
development will house 28 students: 8 high school students, 7 middle school students,
and 13 elementary school students. In order to properly serve these additional students,
Frederick County Public Schools would spend $292,000 more per year in operating costs
(or $3,650 per unit per year) and $1,059,000 in one-time capital expenditures (or $13,238
per unit). You will find, enclosed with this letter, a more detailed assessment of the
estimated impact 'of The Townes at Tasker on FCPS, including attendance zone
information.
2. It is noted that the proposed streets will be private, that a taper is provided as a right turn
lane into the development, and that the development's entrance is located on a curve in
Tasker Road. This arrangement presents us with a safety issue. We don't stop buses in
Tasker Road travel lanes unless we have to, because of problems we have experienced
over the years. The taper does not provide enough room for a 40' bus to completely pull
off of the road. We do not enter private lanes and parking lots with buses. Private lanes
are often not maintained well enough, especially in the winter, for us to provide safe,
reliable bus service. For the safety of the children who will live in this development, and
those who ride the buses with them, we would like to see a designated area, outside of
travel lanes, for a school bus stop.
1415 Amherst Street
P.O. Box 3508
Winchester, Virginia 22604-2546
www,frederick. k12,va, us
540-662-3889 Ext. 88249
540-662-4237fax
i
Please feel free to contact meat leew a,frederick.kl2.va.us or 540-662-3888 x88249 if you have
any questions of comments.
Sincerely,
K. Wayne Lee, Jr., LEED GA
Coordinator of Planning and Development
enclosure
cc: Dr. David Sovine, Superintendent of Schools
Mr. Albert Orndorff,, Assistant Superintendent for Administration
Mr. John Grubbs, Transportation Director
Mrs. Elizabeth Brown, Supervisor of Driver Operations
Project Name:
Assessment Date:
Housing Type
Single -Family Detached
Single -Family Attached
Mobile Home/Other
Totals
School Cost
Program Capacity
Per Student Cost
Students Generated by this Development
This Development's Impact on FCPS {
Frederick County Public Schools
Development Assessment
The Townes at Tasker
July 8, 2013
Student Generation
Housing Units
0
80
0
0
80
Costs
Elementary
School Student
Generation
0
13
0
0
13
Costs
Elementary
School Cost
(2014-19 CIP)
$23,475,000
850
$27,618
13
$359,000
Middle School
Student
Generation
0
7
0
0
7
Middle School
Cost
(2014-19 CIP)
$38,930,000
940
$41,415
7
$2
High School
Student
Generation
0
8
0
0
8
High School
Cost
(2014-19 CIP)
$64,140,000
1250
$51,312
8
Total Student
Generation
0
28
0
0
Total Capital
Costs
•
i
Annual Operational Costs
FY 2013
Budgeted Cost Total Student Annual
Per Student Generation Impact
This Development's Impact on FCPS Operational Costs $10,437 28 -S2921001
i
School Facility Information
Elementary
School (Grades Middle School High School
K-5) (Grades 6-8) (Grades 9-12)
2012-13 School Attendance Zone* Orchard View Admiral Byrd Sherando
September 14, 2012 Student Enrollment 401 953 1,440
2012-13 Program Capacity 564 850 1,400
* - School Attendance Zones are subject to change.
•
0
i
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX.- 540/678-0682
June 20, 2013
Mr. Scott Stickley, P.E.
Pennoni Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601.
RE: The Townes at Tasker Master Development Plan Comments
Frederick County, Virginia
Dear Scott:
We have completed our review of the subject master development plan and offer the
following comments:
1. In order to perform the necessary road improvements, off -site excavation will be
required to extend the culvert located north of the property. It will be necessary
to obtain easements from Paul E. and Roberta Bennsky prior to site plan approval.
Please submit copies of the recorded easements.
2. All stormwater facilities shall conform to the water quantity and water quality
standards of Frederick County and the Virginia Department of Conservation
(DCR) and Recreation/Department of Environmental Quality (DEQ).
3. Verify whether or not DEQ permits will be required to cross the 100-year flood
plain during the installation of the water and sewer lines. Verification that all off -
site easements have been obtained shall be provided prior to site plan approval.
4. The pavement design proposed for the Tasker Road widening project indicates a
requirement of 8.0 inches of BM-25.0 Base Asphalt. Ensure that this pavement
thickness is correct.
5. An overlot grading plan shall be submitted for all proposed structures at the time
of site plan submittal.
T:\Rhonda\TEMPCOMMEN'rS\TO W NES@TASKERPMDPCOM.doe
The Townes at Tasker Master Development Plan Comments
Page 2
June 20, 2013
If you should have any questions, do not hesitate to contact me. Please submit one.(1) copy of
the revised plan for further review..
Sincerely,
AC 4/d/,OZ-
Joe C. Wilder
Deputy Director of Public Works
JCW/rls
cc: Planning and Development
file
T:U2ttottdakTGMPCOMMCiY'rWl'oir'Ni:So'r11SKF RPMllPCUDt.doe
riull=rleuelll:K t,u CI1e aOcue 34U 0/o 4iJy UQIUOl1IJ I3.ul MIJ3 r.uulluuL
Frederick County Fire and Rescue
Department
Office of the Fire Marshal
Plan Review and Comments
Date received
Control number
MD? 13 -0 0 01
6/3/2013
Project Name
Townts at Tasker- Tasker Rd. N.
of Rutherford Ln.
Address
City
117 E. Piccadilly St., Suite 20C
Winchester
Type Application
Tax 10 Number
Master Development Plan
75-A-86
Current Zoning
Date reviewed
6/6/2013
Applicant
Scott Stickley, PE
State Zip
VA 22601
Fire District
11
Residential Pert Recommendations
Automatic Sprinkler System Automatic Fire Alarm System
No No
Other recommendation
Requirements
Emergency Vehicle Access Hydrant Location
Adequate Not Identified
Siamese Location Roadway/Aisleway Width
Not Identified Adequate
Emergency Vehicle Access Comments
Access Comments
Additional Comments
Pian Approved
Plan Approval Recommended Reviewed By
Yes Kenneth S: ott
Date Revised
Applicant Phone
540-667-2139
Rescue District
11
Election District
Shawnee
Residential Sprinkler System
Yes
Fire Lane Required
Yes
Special Hazards
No
Signature
Title
rruIll. rIUUe[IGK uu rrIt! a 19CUe 34u oro 41Jy vorus i.t io:uc
#iyo r.uueiuue
RECEIVED JON 03 2M
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Fire Marshal Comment
Mail to:
Frederick County Fire Marshal
Attn: Fire Marshal
1800 Coverstone Drive
Winchester, Virginia 22602
Hand deliver to:
Public Safety Building
1800 Coverstone Drive
Winchester, Virginia 22602
Phone: (540) 665-6350
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach two (2) copies of the Master Development Plan with this sheet.
Applicant's Name
Mailing Address:
Pennoni Associates Inc. Telephone: 540-667-2139
Attn: Scott Stickler PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Dame of development and/or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane approximately
D.7 miles south of the 1-81 Interchange 310.
Fire Marshal Comments:
►- _ t^ h t C
-FREDERICK COUNTY FIRE ,MARSHAL USE ONLY -
Date Received 13 Review Number 1 2 3 4 5 (circle one)
DateReviewed L13 Revi�S 1
Revision Acquired / Date Approved
Signature & Date: /r, ( �
' Please Return Form to Applicant"*
22
•
•
�Pennom
D � �f
PENNON) ASSOCIATES INC.
CONSUMNO ENGINEM
117 East Piccadilly Street
Winchester, VA 22601
Tel: 540 — 667 - 2139
Fax 640 — 665 - 0493 LYY`
LETTER OF TRANSMITTAL
Jam'• Frederick County Sanitation Authority
Y.O. Box 1877
Winchester, VA 22604
DATE June , 2013 JOB NO. 1672410
ATTH1f10 Earl Wiley
RE: I The Townes at Tasker
WE ARE SENDING YOU ® Attached ❑ Under separate cover via the following items:
❑ Shop Drawings ❑ Prints ® Plans ❑ Samples ❑ Specifications
❑ Copy of Letter ❑ Change Order ❑ --
THESE ARE TRANSMITTED as checked below:
® For approval ❑ Approved as submitted
❑ For your use ❑ Approved as noted
❑ As requested (j Returned for corrections
❑ For review and comment ❑ __
❑ FOR BIDS DUE _
REMARKS
❑ Resubmit copies for approval
❑ Submit copies for distribution
❑ Return corrected prints
❑ PRINTS RETURNED AFTER LOAN TO US
COPY TO
Scott Stickley, PE
If enclosures are -nowt as noted, kindly notify us at once.
pfoury W1)P
�
i
TR8100 11120113
•
•
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Parks and Recreation Comment
Mail to:
Frederick County
Department of Parks & Recreation
107 North Kent Street
Winchester, Virginia 22601
Hand deliver to:
107 North Kent Street
Second Floor
Winchester, Virginia 22601
Phone: (540) 665-5678
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach one (I ► eoi)Y___Qth _ aster Dcvcicmm� nt.l'I:m with this sheet.
Applicant's Name: Pennoni Associates Inc. Telephone. 540-667-2139
Mailing Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642 Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0.7 miles south of the 1-81 Interchange 310. _
-FREDERICK COUNTY PARKS AND RECREATION USE ONLY -
Date Received Review Number 1 2 3 4 5 (circle one)
d
Date Revewe
Revision Reduced 1 1 proved
Signature & Date: AJ?
** Please Return Form to Applicant**
•
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Virginia Department of Health Comment
Mail to: Hand deliver to:��
Virginia Department of Hcalth 2°' Floor — Suite 200
Attn: Sanitation Eneineer 107 North Kent Street
107 North Kent Street Winchester. Virginia 22601
Winchester, Virginia 22601 Phone: (540) 722-3480
Applicunc It is your responsibility to complete this limn as accurately as possible in oiler to assist the agency witit their
review. Please attach one (1) copy orthe ivla,ter Developtncat Plan with this sheet.
Applicant's Name: Pennoni Associates Inc. 'Telephone: 540-667-2139.
Mailing Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximated
0.7 miles south of the 1-81 Interchange 310.
VDH Comments:
_�'��.�E1�.peL���'+1��1+3.•li'..�jct):ht"'..ycL_tr•1q_�1jJt_i1�..LLlctltiL si.LS'-�!"•��tlt_4�t�L�^�- _
NIRCINIADEPAR'rNIENTOFUEAL HUSEONLY-
Date Received Review `'umber I ? : -4 5 (circle anel
Datc Reviewed
Revision Required
Signature & Date; =
Date Approved _.
** Please Return Norm to Applicant**
25
•
•
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Virginia Department of Transportation
Mail to:
Virginia Department of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, Virginia 22824
Phone: (540) 984-5600
Hand deliver to:
Virginia Department of Transportation
Attn: Resident Engineer
2275 Northwestern Pike
Winchester, Virginia 22603
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency witi, their
review. Please attach three (3) copies of the Master Development Plan with this sheet.
Applicant's Name: Pennoni Associates Inc. Telephone: 540-667-2139
Mailing Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0.7 miles south of the 1-81 Interchange 310.
Virginia Department of Transportation Comments:
_See attached email from Matt Smith, VDOT to Scott Stickley with Pennoni _
Associates dated July 9, 2013. _
-VDOT USE ONLY -
Date Received ! Review Numbed 2 3 4 5 (circle one)
Date Reviewed Ar
Revision Required _ Date Approved
VDOT Signature & Date:
�r
** Please Return Form to Applicant'
1*
Karen Flynn
From: Scott Stickley
Sent: Tuesday, July 09, 2013 10:37 AM
To: Ronald Mislowsky
Cc: Karen Flynn
Subject: FW: Master Development Plan for The Townes At Tasker, Route 642 - Frederick County
Attachments: Scanned from EDNXerox.pdf
Scott Stickley, PE
Pennoni Associates Inc.
Office 540-667-2139 1 Direct 540-771-2086
Fax 540-665-0493 1 Mobile 540-622-3405
From: Funkhouser, Rhonda (VDOT)[mailto:Rhonda. Funkhouser@VDOT.Vir iq nia.gov] On Behalf Of Smith, Matthew,
P.E. (VDOT)
Sent: Tuesday, July 09, 2013 10:35 AM
To: Scott Stickley
Cc: Bishop, John. (VDOT); Ingram, Lloyd (VDOT); Smith, Matthew, P.E. (VDOT)
Subject: Master Development Plan for The Townes At Tasker, Route 642 - Frederick County
A VDOT review has been conducted on the Master Development Plan (MDP) for The Townes at Tasker dated
5/30/2013. Based off of the review of the MDP, VDOT has no objection to the proposed development concept
with the caveat that VDOT has not approved the proposed entrance and associated roadway improvements
design. Obtaining minimum required sight distance and entrance grades may be challenging at the shown
entrance location. An entrance design meeting VDOT's minimum commercial standards will need to be
included with the development's Site Plan submitted to this office for review and approval prior to any
development.
If you have any questions or need further information, please do not hesitate to contact me.
Matthew B. Smith, P.E.
Arent Lund Use Engineer
VDOT - Land Development
Clarke, Frederick, Shenandoah & Warren Counties
14031 Old Valley Pike
Edinburg, VA 22824
Phone # (540) 984-5615
Fax # (540) 984-5607
Pennon
PENNONI ASSOCIATES INC.
CONSULTING ENGINEERS
MEMORANDUM
TO: Candice Perkins, Frederick County Planning
FROM: Ron Mislowsky, PEOM
DATE: July 23, 2013
SUBJECT: Townes at Tasker
CC: Dave Holliday, Shawnee Village LC
To support a development on the 11 acre parcel on Tasker Road, Tax Map ID 75-A-86, we have
prepared a TDR application and Master Plan as required by the County ordinance. Both
applications along with MDP comment sheets are provided.
The Master Plan proposes 80 townhouse lots be developed off of a new entrance on Tasker
Road. This location has been approved by VDOT. Public water is available on Tasker. Sewer
service will be extended from the Shawnee Village Apartments site. Easements are in hand to
allow this extension.
The TDR application proposes the transfer of 50 units from 4 lots to the development site. This
will allow Phase One of the project to proceed. Once construction is underway, the owner will
submit a request for rezoning of the parcel to allow "the remaining 30 units, conditioning the
zoning on proffered mitigation as determined by the impact model or as negotiated with the
Board of Supervisors.
If you have any questions on this application please feel free to contact me or Mike Hammer.
117 East Piccadilly Street • Winchester, VA 22601 • Ph: 540-667-2139 • Fx: 540-665-0493
www.pennoni.com
Application #
PC Meeting Date
Fee Amount Paid S
• •
MASTER DEVELOPMENT PLAN
APPLICATION FORM
- Department of Planning & Development Use Only —
Date Application Received:
Initials:
1. Project Title: The Townes at Tasker
2. Applicant:
BOS Meeting Date_
Receipt #
Name: Pennoni Associates Inc. Telephone: 540-667-2139
Attn: Scott Stickley, PE
Address: 117 E. Piccadilly Street, Suite 200
Winchester. VA 22601
3. Property Owner (if different than above):
Name: Shawnee Village LC
Address: 420 W. Jubal Early Drive, Suite 103
Winchester, VA 22601
4. Design Company:
Name: Pennoni Associates Inc.
Address: 117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Telephone: 540-667-2120
Telephone: 540-667-2139
5. Please list names of all owners, principals, and/or majority stockholders:
Shawnee Village LC
6. Magisterial District: Shawnee
10
7. Property Locationfast side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane,
approximately 0.7 miles south of the 1-81 Interchange 310.
(Give State Route # and name, distance and direction from intersection)
8. Is this an original or amended Master Development Plan?
Original Amended , Previous MDP#
9. Property Information:
a)
Property Identification Number (PIN):
75-A-86
b)
Total Acreage:
11.35 acres
c)
Current Zoning:
RA
d)
Present Use:
Vacant
e)
Proposed Uses:
Residential
10. If residential uses are proposed, provide the following:
a)
Density:
8 Units Per Acre
b)
Number of Units:
80
c)
Housing Types:
Single Family Attached
11. Adjoining Property use and zoning:
USE ZONING
North Commercial B2
East
Residential
South
Vacant
West
Interstate 81
m
I have read the material included in this package and understand what is required by the
Frederick County Department of Planning and Development. I also understand that the master
development plan shall include all contiguous land under single or common ownership. All
required material will be complete prior to the submission of my master development plan
application.
I (we) hereby certify that this application and its accompanying materials are true and accurate to
the best of my (our) knowledge.
Applicant(s): Date:
Date:
Owner(s): Date:
Date:
• Adjoining Property Owners
g P tY
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and the
Board of Supervisors meetings. For the purpose of this application, adjoining property is any
property abutting the requested property on the side or rear or any property directly
across a public right-of-way, a private right-of-way, or a watercourse from the requested
property. The applicant is required to obtain the following information on each adjoining
property including the parcel identification number which may be obtained from the office of the
Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the
Frederick County Administration Building, 107 North Kent Street.
Name and Property identification Number
Address
Name Hack Winifred W Etals c/o Hackwoods L
C 974 Tasker Road
Stephens City, VA 22655
Property # 75-A-78
Name Boyd John L
521 Tasker Road
Stephens City, VA 22655
Property # 75-A-78C
Gary D. & Carolyn
163 Rutherford Lane
Stephens City, VA 22655
peRutherford
erty # 75-A-86A
Name The Hall Partnership 11 LLC
373 Tasker Road
Stephens City, VA 22655
Property # 75-A-86C
Name Agape Christian Fellowship
199 Agape Way
Stephens City, VA 22655
Property # 75-A-87C
Name
Property #
Name
Property #
Name
Property #
Name
Property #
12
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 Checklist
l . Name of proposed development.
2. Name, address, and telephone number of owner.
3. Name, address, and telephone number of developer.
4. Name, address, and telephone number of designer.
5. Signed 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.
14
General Information Checklist
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.
MI
Residential Development Information Checklist
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.
6. Statement of required and type of facilities to be provided.
Infrastructure Information Checklist
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 or urban).
6. Use of inter -parcel connectors.
7. Traffic impact analysis. To be submitted to the Frederick County Deputy
Director — Transportation.
16
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 Checklist
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.
County Health Department Information Checklist
1. Statements and locations pertaining to sewer and water availability.
2. Statements and locations concerning any existing pre- or post -water
treatment facilities.
C 3. Statements and location of any planned private treatment facilities.
WA
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: www.co.frederick.va.us
Department of Planning & Development, County of Frederick, Virginia
107 North Kent Street, Winchester, Virginia 22601
Phone (540) 665-5651 Facsimile (540) 665-6395
Know All Men By These Presents: That I (We)
(Name) Shawnee Village LC
(Phone) 540-667-2120
(Address) 420 West Jubal Early Drive, Suite 103, Winchester, VA 22601
the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
Instrument No. 010017570
on Page
and is described as
Parcel: 86 Lot: Block: A Section: 75 Subdivision:
do hereby make, constitute and appoint:
(Name) Pennoni Associates Inc.
(Phone) 540-667-2139
(Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601
To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and
authority I (we) would have if acting personally to file planning applications for my (our) above described
Property, including:
Rezoning (including proffers)
_Conditional Use Permit
Master Development Plan (Preliminary and Final)
_Subdivision
571 Site Plan
Variance or Appeal
My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously
approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified.
In witness thereof, I OKe) have hereto sey y�(our) hand and seal this , a _ y�af_ 111 lu C , 20(3,
A.
Signature(s)
c PUBLIC P
' G # 157974
State of Vi nia, City/County of��rLc'/re 1 c- (e, � o-s�viFE
r^ ; MY COMMISSION � t
EXPIRES 2
I, iM � r-h vtc= L m t ►'Z a Notary I;itl. l)c•.in:. "18or'� jurisdiction aforesaid,
certify that the person(s) who signed to the foregoing instrument` al ed before me and has
acknowledged the same before me in the jurisdiction aforesaid this /9 'd� , v' _ , 20 1 S .
,i My Commission Expires: F&b. ;2 g. 9-016
tary Public
REQUEST FOIKMASTER DEVELOPMEN) PLAN COMMENTS
Frederick County Frederick County
Inspections Department Comment
Mail to:
Frederick County Inspections Department
Attn: Building Official
107 North Kent Street,
Winchester, Virginia 22601
Hand deliver to:
Frederick County Inspections Dept.
107 North Kent Street, 2"" Floor
—• V ED
Winchester, Virginia 22601 Public Works:! runty
Phone: (540) 665-5650 pectionS
Applicant: It is your responsibility to complete this fonn as accurately as possible in order to assist the agency with their
review. Please attach two (2 ) copies of the Master Development Plan with this sheet.
Applicant's Name: Pennoni Associates Inc.
Mailing Address: Attn: Scott Stickler, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Telephone: 540-667-2139
Location of Property:
East side of Rt. 642 Tasker Road and north of Rt. 846 Rutherford Lane, approximately
0 7 miles south of the 1-81 Interchange 310
Inspections
Date Received
Date Reviewed
Revision Requi
Signature & Date:
CK COUNTY INSPECTIONS DEPARTMENT USE ONLY -
Review Number 1 2 3 4 5 (circle one)
Date Approved 441711-3
** Please Return Form to Applicant**
20
Department of Public Works
5401665-5643
FAX: 540/ 678-0682
June 20, 2013
Mr. Scott Stickley, P.E.
Pennoni Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601.
RE: The Townes at Tasker Master Development Plan Comments
Frederick County, Virginia
Dear Scott:
We have completed our review of the subject master development plan and offer the
following comments:
1. In order to perform the necessary road improvements, off -site excavation will be
required to extend the culvert located north of the property. It will be necessary
to obtain easements from Paul E. and Roberta Bennsky prior to site plan approval.
Please submit copies of the recorded easements. `
2. All stormwater facilities shall conform to the water quantity and water quality
standards of Frederick County and the Virginia Department of Conservation
(DCR) and Recreation/Department of Environmental Quality (DEQ).
3. Verify whether or not DEQ permits will be required to cross the 100-year flood
plain during the installation of the water and'sewer lines. Verification that all off -
site easements have been obtained shall be provided prior to site plan approval.
4. The pavement design proposed for the Tasker Road widening project indicates a
requirement of 8.0 inches of BM-25.0 Base Asphalt. Ensure that this pavement
thickness is correct.
5. An overlot grading plan shall be submitted for all proposed structures at the time
of site plan submittal.
T:\Rbonda\TEMPCOMMENTS\TOW NES@TASKERPMDPCOM.doc
The Townes at Tasker Master Development Plan Comments
Page 2
June 20, 2013
If you should have any questions, do not hesitate to contact me. Please submit one (1) copy of
the revised plan for further review.
Sincerely,
Joe C. Wilder
Deputy Director of Public Works
JCW/rls
cc: Planning and Development
file
T:\Rhonda\TEMPCOMMENTS\TOWNES@TASKERPMDPCOM.doe
r i um : r l eue i I UK l,U r i l e a rie (tUe
R
D4u 0/0 41Jy uoiuf/Lull) ID.Ul iflyo r.uuituuL
Control number Date received Date reviewed Date Revised
MDP 13 -0 001 6/3/2013 6/6/2013
Project Name Applicant
Towat5 at Tasker - Tasker Rd. N. of Rutherford Ln. Scott Stickley, PE
Address City State Zip
117 E. Piccadilly St., Suite 200 Winchester VA 22601
Type Application Tax ID Number Fire District
Master Development Plan 75-A-86 11
Current Zoning
Residential Perf Recommendations
Automatic Sprinkler System Automatic Fire Alarm System
No No
Other recommendation
Requirements
Emergency Vehicle Access Hydrant Location
Adequate Not Identified
Siamese Location Roadway/Aisleway Width
Not Identified Adequate
Emergency Vehicle Access Comments
Access Comments
Additional Comments
Plan Approved
Plan Approval Recommended Reviewed By
Yes Kenneth Scott
Applicant Phone
540-667-2139
Rescue District
11
Election District
Shawnee
Residential Sprinkler System
Yes
Fire Lane Required
Yes
Special Hazards
No
Signature
Title �� �✓L—�i�/~��.i��Ll
rrum:rreuericrc uu rire a nine o4u oro 4r3y uoiulleuij io:uc
#ivo r.uueiuue
RECEIVED JUN 43 2m
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Fire Marshal Comment
Mail to:
Frederick County Fire Marshal
Attn: Fire Marshal
1800 Coverstone Drive
Winchester, Virginia 22602
Hand deliver to:
Public Safety Building
1800 Coverstone Drive
Winchester, Virginia 22602
Phone: (540) 665-6350
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the
aA__a-__.n„_._t..�........a nr�.,...,:•t, rl.:�.�hser .. .. _ ..
Applicant's Name: Pennoni Associates Inc.
Mailing Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Telephone: 540-667-2139
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0 7 miles south of the 1-81 Interchange 310.
22
with their
•
Pennon['
ennn ,�►
PENNONI ASSOCIATES INC.
CONSULTING ENGINEERS
117 East Piccadilly Street
Winchester, VA 22601
Tel: 540 — 667 - 2139
Fax: 540 — 665 - 0493
LETTER OF TRANSMITTAL
Frederick County Sanitation Authority
P.O. Box 1877
Winchester, VA 22604
DATE I June/ , 2013 JOB NO. 11672410
A 10 Earl Wiley
RE: I The Townes at Tasker
WE ARE SENDING YOU ® Attached ❑ Under separate cover via
❑ Shop Drawings ❑ Prints ® Plans
❑ Copy of Letter ❑ Change Order ❑
the following items:
❑ Samples ❑ Specifications
LIST OF ITEMS TRANSMITTED
COPIES DATE NO: I DESCRIPTION
2 1 1 Master Development Plan Revised per your comments
THESE ARE TRANSMITTED as checked below:
® For approval ❑ Approved as submitted ❑ Resubmit copies for approval
❑ For your use ❑ Approved as noted ❑ Submit _ copies for distribution
❑ As requested ❑ Returned for corrections ❑ Return corrected prints
❑ For review and comment ❑
❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US
REMARKS
COPY TO
NED. Scott Stickley, PE
If enclosures are not as noted, kindly notify us at once.
TR8100 1 /2013
•
•
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Parks and Recreation Comment
Mail to:
Frederick County
Department of Parks & Recreation
107 North Kent Street
Winchester, Virginia 22601
Hand deliver to:
107 North Kent Street
Second Floor
Winchester, Virginia 22601
Phone: (540) 665-5678
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach one (l l copy of the Master Development Plan with this sheet
Applicant's Name: Pennoni Associates Inc.
Mailing Address: Attn: Scott Stiekley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Telephone: 540-667-2139
Location of Property:
East side of Rt. 642 Tasker Road and north of Rt. 846 Rutherford lane approximately
0 7 miles south of the 1-81 Interchange 310.----
Date Received
Date Reviewed
Revision Requit
Signature & Dal
-FREDERICK COUNTY PARKS AND RECREATION USE ONLY -
Review Nurnber 1 2 3 4 5 (circle one)
** Please Return Form to Applicant**
ft
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Virginia Department of flealth Comment
Mail to:
Virginia Department of Health
Attn: Sanitation Engineer
107 North Kent Street
Winchester, Virginia 22601
Hand deliver to:
2"t Floor —Suite 200
107 North Kent Street
Winchester. Virginia 22601
Phone: (540) 722-3480
Applicant: It is your responsibility to complete this torn as accurately as possible in order to assist the agency with their
review. Please attach one ( I ) copy of the Master Development Plan with this sheet.
Applicant's Name: Pennoni Associates Inc. Telephone
Mailintr Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
540-667-2139
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0 7 miles south of the 1-81 Interchange 310.
VDH Comments: r
^fY/� TT /�+� l�> 7...r r.t' G.-. .)t�4'1�" t..u(•f .nrl S'-or•.".fh t�/r�7-��.
Date Received
Date Reviewed _
Revision Required
Signature &
-VIRGINIA DEPARTMEN'C OF REAL: H USE ONLY -
Review Number 1 2 3 4 5 (circle one)
Date Approved —
** Please Return Form to Applicant**
25
�Fredf rick County Pubill Schools
... to ensure all students an excellent education
K. Wayne Lee, Jr. LEED GA . Coordinator of Planning and Development . leew@frederick.kl2.va.us
July 9, 2013
Mr. Scott Stickley
Pennoni Associates Inc.
117 East Piccadilly Street, Suite 200
Winchester, VA 22601
Re: The Townes at Tasker — Master Development Plan
Dear Scott:
Frederick County Public Schools has reviewed the Townes at Tasker master development plan
submitted to us on June 5, 2013. We offer the following comments:
1. The cumulative impact of this development and other developments in Frederick County
will require construction of new schools and support facilities to accommodate increased
student enrollment. We estimate that the 80 single-family attached units in in this
development will house 28 students: 8 high school students, 7 middle school students,
and 13 elementary school students. In order to properly serve these additional students,
Frederick County Public Schools would spend $292,000 more per year in operating costs
(or $3,650 per unit per year) and $1,059,000 in one-time capital expenditures (or $13,238
per unit). You will find, enclosed with this letter, a more detailed assessment of the
estimated impact of The Townes at Tasker on FCPS, including attendance zone
information.
2. It is noted that the proposed streets will be private, that a taper is provided as a right turn
lane into the development, and that the development's entrance is located on a curve in
Tasker Road. This arrangement presents us with a safety issue. We don't stop buses. in
Tasker Road travel lanes unless we have to, because of problems we have experienced
over the years. The taper does not provide enough room for a 40' bus to completely pull
off of the road. We do not enter private lanes and parking lots with buses. Private lanes
are often not maintained well enough, especially in the winter, for us to provide safe,
reliable bus service. For the safety of the children who will live in this development, and
those who ride the buses with them, we would like to see a designated area, outside of
travel lanes, for a school bus stop.
1415 Amherst Street www.frederick,k12.va.us 540-662-3889 Ext. 88249
RO. Box 3508 540-662-4237 fax
Winchester, Virginia 22604-2546
0
•
Please feel free to contact meat leew@frederick.kl2.va.us or 540-662-3888 x88249 if you have
any questions or comments.
Sincerely,
u V .w
K. Wayne Lee, Jr., LEED GA
Coordinator of Planning and Development
enclosure
cc: Dr. David Sovine, Superintendent of Schools
Mr. Albert Orndorff, Assistant Superintendent for Administration
Mr. John Grubbs, Transportation Director
Mrs. Elizabeth Brown, Supervisor of Driver Operations
Project Name:
Assessment Date:
Housing Type
Single -Family Detached
Single -Family Attached
Home/Other
Frederick County Public Schools
Development Assessment
The Townes at Tasker
July 8, 2013
Student Generation
Housing Units
0
80
0
0
80
School Cost
Program Capacity
Per Student Cost
Students Generated by this Development
This Development's Impact on FCPS Capital Costs
Elementary
School Student
Generation
0
13
0
0
13
Capital Costs
Elementary
School Cost
(2014-19 CIP)
$23,475,000
850
$27,618
13
Middle School
Student
Generation
0
7
0
0
7
Middle School
Cost -_
(2014-19 CIP)
$38,930,000
940
$41,415
7
$290,000
High School
Student
Generation
0
8
0
0
8
High School
Cost
(2014-19 CIP)
$64,140,000
1250
$51,312
8
$410,000
Total Student
Generation
0
28
0
0
28.
Total Capital
Costs
0
U
Annual Operational Costs
FY 2013
Budgeted Cost Total Student Annual
Per Student - Generation Impact
This Development's Impact on FCPS Operational Costs $10,437 28 $2922000
School Facility Information
Elementary
School (Grades Middle School High School
K-5) (Grades 6-8) (Grades 9-12)
2012-13 School Attendance Zone* Orchard View Admiral Byrd Sherando
September 14, 2012 Student Enrollment 401 953 1,440
2012-13 Program Capacity 564 850 1,400
X - School Attendance Zones are subject to change.
0
0
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Department of
Planning & Development
Mail to:
Frederick County
Department of Planning & Development
107 North Kent Street,
Winchester, Virginia 22601
Phone: (540) 665-5651
Hand deliver to:
Frederick County
Department of Planning & Development
107 North Kent Street, 2nd Floor
Winchester, Virginia 22601
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach two (2) copies of the Master Development Plan with this sheet.
Applicant's Name: Pennoni Associates Inc. Telephone: 540-667-2139
Mailing Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0.7 miles south of the 1-81 Interchange 310.
Department of Planning & Development Comments:
-PLANNING DEPARTMENT USE ONLY -
Date Received Review Number 1 2 3 4 5 (circle one)
Date Reviewed
Revision Required Date Approved
Signature & Date:
** Please Return Form to Applicant**
19
From:Frederick Co Fire & Res*
540 678 4739 06/0*13 15:04
#196 P.002/002
RECEIVED JUN 03 2013
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Fire Marshal Comment
Mail to:
Frederick County Fire Marshal
Attn: Fire Marshal
1800 Coverstone Drive
Winchester, Virginia 22602
Hand deliver to:
Public Safety Building
1800 Coverstone Drive
Winchester, Virginia 22602
Phone: (540) 665-6350
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
r.t_..Wn_...__r%_..lt-._..___.ift__��.:.A_..t.:_.:a_..:":,:."._.:,:".:.:s:.:..`.;...:.:.
Applicant's Name: Pennoni Associates Inc. Telephone: 540-667-2139
Mailing Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0.7 miles south of the 1-81 Interchange 310.
Fire Marshal Comments:
r �E�j'�F
-FREDERICK COUNTY FIRE MARSHAL USE ONLY -
Date Received ash? Review Number 1 2 3 4 5 (circle one)
Date Reviewed-- 13
Revision Required Date Approved
Signature & Dat, _��
x* Please Return Form to Applicant-'*
22
From:Frederick Co Fire & Res* 540 678 4739 06/07.13 15:03 #196 P.001/002
Department
Office of the Fire Marshal
A
Plan Review and Comments
.� x
\ 1
Control number Date received Date reviewed Date Revised
MDP13 - 0 0 01 6/3/2013 6/6/2013
Project Name Applicant
Towflt3 at Tasker - Tasker Rd. N. of Rutherford Ln. Scott Stickley, PE
Address City State Zip Applicant Phone
117 E. Piccadilly St-, Suite 200 Winchester VA 22601 540-667-2139
Type Application Tax ID Number Fire District Rescue District
Master Development Plan 75-A-86 11 11
Current Zoning
Residential Perf Recommendations
Automatic Sprinkler System Automatic Fire Alarm System
No No
Other recommendation
Requirements
Emergency Vehicle Access
Hydrant Location
Adequate
Not Identified
Siamese Location
Roadway/Aisleway Width
Not Identified
Adequate
Emergency Vehicle Access Comments
Access Comments
Additional Comments
Plan: Approved
Plan Approval Recommended Reviewed By
Yes Kenneth Scott
Election District
Shawnee
Residential Sprinkler System
Yes
Fire Lane Required
Yes
Special Hazards
No
Signature
Title - - ---- - -"11
0« _�,__�
JUL 2 3 2013
Document Approval Form
PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS
YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF
YOUR APPROVAL.
IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL, PLEASE PROVIDE
COMMENTS AS TO WHAT YOU WOULD LIKE TO HA VE COMPLETED.
Initials Date & Time
Candice
Mark
Dana
Eric
Mike
John
COMMENTS:
Received by Clerical Staff (Date & Time):
(S:Gffice on BfackboxTorms0ocument Approval Forth — 08/15/12)
0
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Virginia Department of Transportation
Mail to:
Virginia Department of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, Virginia 22824
Phone: (540) 984-5600
Hand deliver to:
Virginia Department of Transportation
Attn: Resident Engineer
2275 Northwestern Pike
Winchester, Virginia 22603
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach threeA�jcgp es of the Master Development Plan with this sheet.
Applicant's Name: Pennon! Associates Inc.
Telephone: - 540-667-2139
Mailing Address: Attn: Scott Stickley, PE _
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0.7 miles south of the 1-81 Interchange 310.
Virginia Department of Transportation Comments:
See attached email from Matt Smith, VDOT to Scott Stickley with Pennoni
Associates dated July 9, 2013.
-VDOT USE ONLY -
Date Received 3 / Review Numbetj 2 3 4 5 (circle one)
Date Reviewed
Revision Required___- _ Date Approved
VDOT Signature & Date:
** Please Return Form to Applicant"
18
Karen Flynn
From: Scott Stickley
Sent: Tuesday, July 09, 2013 10:37 AM
To: Ronald Mislowsky
Cc: Karen Flynn
Subject: FW: Master Development Plan for The Townes At Tasker, Route 642 - Frederick County
Attachments: Scanned from EDNXerox.pdf
Scott Stickley, PE
Pennoni Associates Inc.
Office 540-667-2139 1 Direct 540-771-2086
Fax 540-665-0493 1 Mobile 540-622-3405
From: Funkhouser, Rhonda (VDOT) [maiIto: Rhonda. Funkhouser(cbVDOT.Virginia.gov] On Behalf Of Smith, Matthew,
P.E. (VDOT)
Sent: Tuesday, July 09, 2013 10:35 AM
To: Scott Stickley
Cc: Bishop, John. (VDOT); Ingram, Lloyd (VDOT); Smith, Matthew, P.E. (VDOT)
Subject: Master Development Plan for The Townes At Tasker, Route 642 - Frederick County
A VDOT review has been conducted on the Master Development Plan (MDP) for The Townes at Tasker dated
5/30/2013. Based off of the review of the MDP, VDOT has no objection to the proposed development concept
with the caveat that VDOT has not approved the proposed entrance and associated roadway improvements
design. Obtaining minimum required sight distance and entrance grades may be challenging at the shown
entrance location. An entrance design meeting VDOT's minimum commercial standards will need to be
included with the development's Site Plan submitted to this office for review and approval prior to any
development.
If you have any questions or need further information, please do not hesitate to contact me.
Matthew B. Smith, P.E.
Area Land Use Engineer
VDOT - Land Development
Clarke, Frederick, Shenandoah & Warren Counties
14031 Old Valley Pike
Edinburg, VA 22824
Phone # (540) 984-5615
Fax # (540) 984-5607
•
0
Candice Perkins
From: Smith, Matthew, P.E. (VDOT) [Matthew.Smith@vdot.virginia.gov]
Sent: Tuesday, October 15, 2013 1:07 PM
To: Candice Perkins
Cc: Ronald Mislowsky; Funkhouser, Rhonda (VDOT); Rhodes, Timothy. (VDOT)
Subject: Townes at Tasker MDP
The Master Development Plan for this property appears to have a 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, 8th Edition for review.
VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications,
traffic signalization, roadway improvements and drainage. Prior to construction on the State's right-
of-way the developer will need to apply to this office for issuance of appropriate permits to cover said
work.
Thank you for allowing us the opportunity to comment.
Matthew B. Smith, P.E.
Area Land Use Engineer
VDOT - Land Development
Clarke, Frederick, Shenandoah & Warren Counties
14031 Old Valley Pike
Edinburg, VA 22824
Phone # (540) 984-5615
Fax # (540) 984-5607
1
From:Frederick Co Fire & R * e 540 676 4739 06/ 0013 15:01 #195 P.001/002
r Frederick County Fire and Rescue
Department
Office of the Fire Marshal
Plan Review and Comments
Control number Date received Date reviewed Date Revised
MDP 13 -0 0 01 6/3/2013 6/6/2013
Project Name
'j'ownu at Tasker - Tasker Rd. N. of Rutherford Ln.
Address City
117 E. Piccadilly St., Suite 200 Winchester
Type Application Tax ID Number
Master Development Plan 75-A-86
Current Zoning
Applicant
Scott Stickley, PE
State Zip
VA 22601
Fire District
11
Residential Perf Recommendations
Automatic Sprinkler System Automatic Fire Alarm System
No No
Other recommendation
Requirements
Emergency Vehicle Access
Hydrant Location
Adequate
Not Identified
Siamese Location
Roadway/Aisieway Width
Not Identified
Adequate
Emergency Vehicle Access Comments
Access Comments
Additional Comments
Plan Approved
Plan Approval Recommended Reviewed By
Yes Kenneth Scott
Applicant Phone
540-667-2139
Rescue District
11
Election District
Shawnee
Residential Sprinkler System
Yes
Fire Lane Required
Yes
Special Hazards
No
Signature p
Title
06/07/2013 3:02PM (GMT-04:00)
From:Frederick Co Fire & R * e 540 678 4739 06/00013 15:02
#195 P.002/002
RECEIVED JUN 03 2gU
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Fire Marshal Comment
Mail to:
Frederick County Fire Marshal
Attn: Fire Marshal
1800 Coverstone Drive
Winchester, Virginia 22602
Hand deliver to:
Public Safety Building
1800 Coverstone Drive
Winchester, Virginia 22602
Phone: (540) 665-6350
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach two (2) copies of the Master Development Plan with this sheet.
Applicant's Name: Pennoni Associates Inc.
Mailing Address: Attn: Scott Stickler PE
117 E. Piccadilly Street Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Telephone: 54 0-667-2139
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0.7 miles south of the 1-81 Interchange 310.
Fire Marshal Comments:
____....... .... .............. ._._...._._..._.. __..- _
-FREDERICK COUNTY FIRE MARSHAL USE ONLY -
Date Received 3 I2J Review Number 1 2 3 4 5 (circle one)
Date Reviewed P
Revision Required Date Approved
Signature & Dater
"Please Return Form to Applicant"
22
06/07/2013 3:02PM (GMT-04:00)
n
u
LETTER OF TRANSMITTAL
-Pennom
w,
PENNONI ASSOCIATES INC.
CONSULTING ENGINEERS
117 East Piccadilly Street
Winchester, VA 22601
Tel: 540 — 667 - 2139
Fax: 540 — 665 - 0493
Frederick County Sanitation Authority
P.O. Box 1877
Winchester, VA 22604
DATE I June , 2013 JOB NO. 1672410
A 10 Earl Wiley
RE: I The Townes at Tasker
WE ARE SENDING YOU ® Attached ❑ Under separate cover via
❑ Shop Drawings ❑ Prints ® Plans
❑ Copy of Letter ❑ Change Order ❑
the following items:
❑ Samples ❑ Specifications
LIST OF ITEMS TRANSMITTED
COPIES DATE NO: DESCRIPTION
2 1 Master Development Plan Revised per your comments
THESE ARE TRANSMITTED as checked below
® For approval ❑ Approved as submitted ❑ Resubmit copies for approval
❑ For your use ❑ Approved as noted ❑ Submit copies for distribution
❑ As requested ❑ Returned for corrections ❑ Return corrected prints
❑ For review and comment ❑
❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US
REMARKS _ -
COPY TO
SIGNED: Scott Stickley, PE
If enclosures are not as noted, kindly notify us at once.
ONO
�57wf)
TR8100 1I2013
•
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Public Works Comment
Mail to:
Frederick County Public Works Department
Attn: County Engineer
107 North Kent Street,
Winchester, Virginia 22601
Hand deliver to:
Public Works Department
107 North Kent Street, 2nd Floor
Winchester, Virginia 22601
Phone: (540) 665-5643
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach two (2) copies of the Master Development Plan with this sheet
Applicant's Name: Pennoni Associates Inc. Telephone: 540-667-2139
Mailing Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester. VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0.7 miles south of the 1-81 Interchange 310.
Date Received _
Date Reviewed _
Revision Required
Signature &
-FREDERICK COUNTY PUBLIC WORKS USE ONLY -
Review Number 1 2 3 4 5 (circle one)
Date Approved
21
REQUEST FO MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Frederick County
Inspections Department Comment
Mail to:
Frederick County Inspections Department
Attn: Building Official
107 North Kent Street,
Winchester, Virginia 22601
Hand deliver to:
Frederick County Inspections Dept
107 North Kent Street, 2nd Floor
_� , V ®
Winchester, Virginia 22601 public Worhs kC Unty
Phone: (540) 665-5650 pections
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach two 121 copies of the Master Development Plan with this sheet.
Applicant's Name
Mailing Address:
Pennoni Associates Inc.
Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Telephone: 540-667-2139
Location of Property:
East side of Rt. 642 Tasker Road and north of Rt. 846 Rutherford Lane, approximately
0 7 miles south of the 1-81 Interchange 310
Inspections Comments:
- •'REDERICK COUNTY INSPECTIONS DEPARTMENT USE ONLY -
Date Received SW Review Number 1 2 3 4 5 (circle one)
Date Reviewed � 1 f /
Revision Required Date Approved
Signature & Date:
G** Please Return Form to Applicant**
20
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Parks and Recreation Comment
Mail to: Hand deliver to:
Frederick County 107 North Kent Street
Department of Parks & Recreation Second Floor
107 North Kent Street Winchester, Virginia 22601
Winchester, Virginia 22601 Phone: (540) 665-5678
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
review. Please attach one I l) copy of the Master Development Plan with this sheet.
Applicant's Name
Pennoni Associates Inc. Telephone: 540-667-2139
Mailing Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Location of Property:
East side of Rt. 642 Tasker Road and north of Rt. 846 Rutherford Lane, approximately
0 7 miles south of the 1-81 Interchange 310
Date Received _
Date Reviewed _
Revision Redui ei
Signature & Date
-FREDERICK COUNTY PARKS AND RECREATION USE ONLY -
Review Number 1 2 3 4 5 (circle one)
** Please Return Form to Applicant**
•
•
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Virginia Department of Health Comment
Mail to:
Virginia Department of Health
Attn: Sanitation P.neineer
107 North Kent Street
Winchester. Virginia 22601
Hand deliver to:
2n" Floor - Suite 200
107 North Kent Street
Winchester. Virginia 22601
Phone: (540) 722-3480
:%pplicant: It is your responsibility to complete this Corm as accurately as possible in order to assist the agency with their
review. Please attach one ( I ) copy of the Master Development Plan with this sheet.
Applicant's Name: Pennoni Associates Inc.
Mailing Address: Attn: Scott Stickley, PE
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Name of development and/or description of the request:
The Townes at Tasker
Telephone: 540-667-2139
Location of Property:
East side of Rt. 642, Tasker Road and north of Rt. 846, Rutherford Lane, approximately
0.7 miles south of the 1-81 Interchange 310.
VDH Comments:
PA/JA / h., 110AVf1 iO�&-SjaVb1,'G IMII-ef ad wew -nA a L x-L
-%'IRGINI:% DEPAR-rJiENT OF HEALTH USE ONLY -
Date Received Review Number 1 2 3 4 5 (circle one)
Date Reviewed
Revision Required — Date Approved
Signature & Date' 6
** Please Return Form to Applicant**
25
0
0
Frederick County Public Schools
... to ensure all students an excellent education
K. Wayne Lee, Jr. LEED AP . Coordinator of Planning and Development . leew@frederick.kl2.va.us
October 8, 2013
Nfi•. Scott Stickley
Pennoni Associates Inc.
117 East Piccadilly Street, Suite 200
Winchester, VA 22601
Re: The Townes at Tasker — Site Plan
Dear Scott:
Frederick County Public Schools has reviewed the Townes at Tasker site plan submitted to us on
September 13, 2013. We offer the following comment:
The currently proposed arrangement of streets creates a safety hazard for our school
buses. The proposed streets will be private, a taper only is provided as a right turn lane
into the development, and the development's entrance is located on a curve in Tasker
Road. Stopping a school bus in the travel lane of Tasker Road is something we do not do
unless there is no other solution, because of incidents we have experienced over the
years. The taper does not provide enough room for a 40' bus to completely pull off of the
road. We do not enter private lanes and parking lots with buses. For the safety of the
children who will live in this development, and those who ride the buses with them, we
would like to see a designated area, outside of travel lanes, for a school bus to stop.
Please feel free to contact me at leew(cr�,froderick.kl2.va.us or 540-662-3888 x88249 if you have
any questions or comments.
Sincerely,
K. Wayne Lee, Jr., LEED GA
Coordinator of Planning and Development
cc: Dr. David Sovine, Superintendent of Schools
Mr. Albert Orndorff, Assistant Superintendent for Administration
Mr. John Grubbs, Transportation Director
1415 Amherst Street www.frederick.k12.va.us 540.662-3889 Ext. 88249
P.O. Box 3508 540-662-4237 fax
Winchester, Virginia 22604-2546
,�Frederick County Public Schools
O... to ensure all students an excellent education
K. Wayne Lee, Jr. LEED GA . Coordinator of Planning and Development . leew@frederick.k12.va.us
July 9, 2013
Mr. Scott Stickley
Pennoni Associates Inc.
117 East Piccadilly Street, Suite 200
Winchester, VA 22601
Re: The Townes at Tasker — Master Development Plan
Dear Scott:
Frederick County Public Schools has reviewed the Townes at Tasker master development plan
submitted to us on June 5, 2013. We offer the following comments:
The cumulative impact of this development and other developments in Frederick County
will require construction of new schools and support facilities to accommodate increased
student enrollment. We estimate that the 80 single-family attached units in in this
development will house 28 students: 8 high school students, 7 middle school students,
and 13 elementary school students. In order to properly serve these additional students,
Frederick County Public Schools would spend $292,000 more per year in operating costs
(or $3,650 per unit per year) and $1,059,000 in one-time capital expenditures (or $13,238
per unit). You will find, enclosed with this letter, a more detailed assessment of the
estimated impact of The Townes at Tasker on FCPS, including attendance zone
information.
2. It is noted that the proposed streets will be private, that a taper is provided as aright turn
lane into the development, and that the development's entrance is located on a curve in
Tasker Road. This arrangement presents us with a safety issue. We don't stop buses in
Tasker Road travel lanes unless we have to, because of problems we have experienced
over the years. The taper does not provide enough room for a 40' bus to completely pull
off of the road. We do not enter private lanes and parking lots with buses. , Private lanes
are often not maintained well enough, especially in the winter, for us to provide safe,
reliable bus service. For the safety of the children who will live in this development, and
those who ride the buses with them, we would like to seea designated area,,outside of
travel lanes, for a school bus stop.
1415 Amherst Street www.frederick.k12.va.us 540-662-3889 Ext. 88249
P.O. Box 3508 540-662-4237 fax,
Winchester, Virginia 22604-2546
•
Please feel free to contact me at leew@frederick.kl2.va.us or 540-662-3888 x88249 if you have
any questions or comments.
Sincerely,
toa�-T—
K. Wayne Lee, Jr., LEED GA
Coordinator of Planning and Development
enclosure
cc: . Dr. David Sovine, Superintendent of Schools
Mr. Albert Orndorff, Assistant Superintendent for Administration
Mr. John Grubbs, Transportation Director
Mrs. Elizabeth Brown, Supervisor of Driver Operations
Project Name:
Assessment Date:
Housing Type
Single -Family Detached
Single -Family Attached
Multifamily
Mobile Home/Other
Totals
School Cost .
Program Capacity
Per Student Cost
Students Generated by this Development
This Development's Impact on FCPS (
Frederick County Public Schools
Development Assessment
The Townes at Tasker
July 8, 2013
Student Generation
Housing Units
0
80
0
0
80
Costs
Elementary
School Student
Generation
0
13
0
0
13
Capital Costs
Elementary
School Cost
(2014-19 CIP)
$23,475,000
850
$27,618
13
$359,000
Middle School
Student
Generation
0
7
0
0
7
Middle School
Cost
(2014-19 CIP)
$38,930,000
940
$41,415
7
$290,000
High School
Student
Generation
0
8
0
0
8
High School
Cost
(2014-19 CIP)
$64,140,000
1250
$51,312
8
$410,000
Total Student
Generation
0
28
0
0
Total Capital
Costs
i
Annual Operational Costs
FY 2013
Budgeted Cost Total Student Annual
Per Student Generation Impact
This Development's Impact on FCPS Operational Costs $10,437 28 $292,000
School Facilitv Information
Elementary
School (Grades Middle School High School
K 5) (Grades 6-8) (Grades 9-12)
2012-13 School Attendance Zone* Orchard View Admiral Byrd Sherando
September 14, 2012 Student Enrollment 401 953 1,440
2012-13 Program Capacity 564 850 1,400
* - School Attendance Zones are subject to change.
i
40
0
I
June 20, 2013
Mr. Scott Stickley, P.E.
Pennoni Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, Virginia 22601.
RE: The Townes at Tasker Master Development Plan Comments
Frederick County, Virginia
Dear Scott:
COUNTY of FREDERIiCK
Department of Public Works
5401665-5643
FAR: 540/678-0682
We have completed our review of the subject master development plan and offer the
following comments:
1. In order to perform the necessary road improvements, off -site excavation will be
required to extend the culvert located north of the property. It will be necessary
to obtain easements from Paul E. and Roberta Bennsky prior to site plan approval.
Please submit copies of the recorded easements.
2. All stormwater facilities shall conform to the water quantity and water quality
standards of Frederick County and the Virginia Department of Conservation
(DCR) and Recreation/Department of Environmental Quality (DEQ).
3. Verify whether or not DEQ permits will be required to cross the 100-year flood
plain during the installation of the water and sewer lines. Verification that all off -
site easements have been obtained shall be provided prior to site plan approval. .
4. The pavement design proposed for the Tasker Road widening project indicates a
requirement of 8.0 inches of BM-25.0 Base Asphalt. Ensure that this pavement
thickness is correct.
5. An overlot grading plan shall be submitted for all proposed structures at the time
of site plan submittal.
T:\Rhonda\TEMPCOMMENTS\TO W NES@TASKERPMDPCOM.doc
The Townes at Tasker Master Development Plan Comments
Page 2
June 20, 2013
If you should have any questions, do not hesitate to contact me. Please submit one (1) copy of
the revised plan for further review.
Sincerely,
Joe C. Wilder
Deputy Director of Public Works
JCW/rls
cc: Planning and Development
file
T:\Rhonda\TEMPCOMMENTS\TO WNES@TASKERPMDPCOM.doe
Document Approval Form
OCT 1 1 2013
1
PLAN. 7
PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS
YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF
YOUR APPROVAL.
IF THIS DOCUMENT DOES NOT MEET YOUR APPRO VAL, PLEASE PRO BIDE
COMMENTS AS TO WHAT YOU WOULD LIKE TO HA VE COMPLETED.
Initials Date & Time
Candice l� � ��
Mark
Dana
Eric
Afike
John
COMMENTS: 0(, " ` 1 I —o
Received by Clerical Staff (Date & Tune): P. `D
(9:0-Mce on SlackboxlForms0ocoment Approval Form — 09/15/12)
91
(Pennoni)
I
PENNONI ASSOCIATES INC.
CONSULTING ENGINEERS OCT 2013 i
October 11, 2013 �--
FRi_iii.i ;K COUNTY
PIANO,: i^ P'VEI C?iJIENT
Ms. Candice Perkins, AICP
County of Frederick
Department of Planning and Development
107 North Kent Street
Winchester, VA 22601
RE: PRELIMINARY MASTER DEVELOPMENT PLAN
TOWNES OF TASKER
SECOND REVIEW
Dear Candice:
We have received your comments dated October 10, 2013 and have revised the plans
accordingly. The following are our responses to the comments:
1. Comment: Transfer of Development Rights: This project proposes to utilize transfer of
development rights (TDR's). The following needs to be addressed:
• As discussed the TDR's need to be severed from the sending property and applied to
the receiving property before MDP can be approved and processed.
• Update the TDR table on the cover sheet to reference 49 units not 50.
Response: The TDR table has been revised to reflect the 49 units.
2. Comment: Tasker Road Sidewalk: A sidewalk is required along the site's Tasker Road
frontage; a waiver is not available for sidewalks required along collector roadways.
Response: A sidewalk has been added to the plan.
3. Comment: Future Development Area: Revise the note on sheet 2 to state "future
development area — Revised MDP Required (rezoning/additional TDR's required)".
Response: The note has been revised as requested.
4. Comment: BRL's. Label the GBRL as indicated on sheet 2.
Response: The BRL label has been provided.
5. Comment: Fees and Public Meeting: The fee for this application includes a $3,000.00 base
fee plus $100.00 per acre for the first 150 acres and $50 per acre for the remainder. Fees
may change.
Response: Review fee is attached.
117 East Piccadilly Street • Winchester, VA 22601 • Ph: 540-667-2139 • Fx: 540-665-0493
www.pennoni.com
1672410 • October 11, 2013 Page 2
Ms. Candice Perkins Townes at Tasker MDP
Enclosed are 2 sets of revised plans, the MDP application, Power of Attorney, review fee and
the agency approval/comment sheets. We have received the School's comments regarding a
bus pull off location, since we cannot find an ordinance requirement we are not providing a bus
pull off lane. In addition, there is not'a form for GIS in the MDP package, however it will be
provided during the Site Plan approval process.
If you have any questions regarding this project please contact us at your convenience.
Sincerely,
PENNONI ASSOCIATES INC.
M. SsQtt Stickley, RE
Enclosures
P:\Project\16724-Tasker Rd Parc 86\1-0\Engr\Admin\Correspondence\MDP\Response to Co 2nd Review Comments 10-11-13.docx
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
NOTIFICATION OF PUBLIC MEETING
November 22, 2013
TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #03-13 THE TOWNES AT TASKER
You are hereby notified of a Frederick County Planning Commission public meetinz beinm held on
Wednesday, December 4, 2013 at 7. 00 p.m. and a Board ofSupervisors public meeting beinz held on
Wednesday, December 11, 2013, at 7.00 p.m., in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia for the following application:
This meeting is to consider Master Development Plan #03-13 for The Townes at Tasker, submitted
by Pennoni Associates Inc., to develop 81 unit townhouse development. The subject property is located
on the east side of Route 642, Tasker Road, and north of Route 846, Rutherford Lane, approximately 0.7
miles south of the I-81 Interchange 310 and is identified with Property Identification Number 75-A-86
in the Shawnee Magisterial District. Please note this item is presented for informational purposes only.
A copy of the application will be available for review at the Handley Library and the Bowman
Library the week of the meeting or at the Department of Planning and Development located at 107
North Kent Street in Winchester, Virginia. Information regarding this application will also be
available via the Planning Department's Web Page at www.co.frederick.va.us.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/pd
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
i
I
i
This s to certify that the attached correspondence was mailed to the following on
1 l -,I j-- 1 13 from the Department of Planning and Development, Frederick
Count , Virginia:
75 A- - 86-
SHAWNEE VILLAGE LC
CIO DAVE HOLLIDAY CONSTR. INC
420 W JUBAL EARLY OR STE 103
WINCHESTER VA 22601.6435
75 -A- . 78-
HACK WINIFRED W ETALS
CIO HACKWOODS LLC
974 TASKER RD
STEPHENS CITY VA
75 A- - 78-C
BOYD JOHN L
521 TASKER RD
STEPHENS CITY VA
22655.2319
22655.2224
- -- — — - ------
- - ---75 A. - 87-C
AGAPE CHRISTIAN FELLOWSHIP
199 AGAPE WAY
STEPHENS CITY VA 22655.2211
II i
75 -A- - 86-A
RUTHERFORD GARY D
RUTHERFORD CAROLYN S
163 RUTHERFORD LN
STEPHENS CITY VA 22655.6011
75 - A- - 86-C --
THE HALL PARTNERSHIP II LLC
373 TASKER RD
STEPHENS CITY VA 22655.2220
Candice E. Perkins, Senior Planner
Frederick County Planning Dept. .
STATE OF VIRGINIA
COUNTY OF FREDERICK
1, ��c, C , a Notary Public in and for the State and County
aforesaid, do hereby certify that Candice E. Perkins, Senior Planner for the Department of Planning
and Development, whose name is signed to the foregoing, dated 1( =2 a j ( , has
personally appeared before me and acknowledged the same in my State and d County aforesaid.
Given under my hand this day of 0-b-",t �-R , 0 3
My commission expires on CJ �" '2/ '--2 Q f --2
PAMALA D,EETER
NOTARY PUBLIC
REGISTRATtON # 354474
COMMONWEALTH OF VIRGINIA
MY COMMISSION FYPIRES
DECEMBER 31, 2017
arnr..+nrM1m9S�VM�'''gY'F,YM4C`'wn�'
v0a,7 2co-/4 ---
NOTARY PUBLIC
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
FAX: 540/ 665-6395
NOTIFICATION OF PUBLIC MEETING
November 22, 2013
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN 403-13 THE TOWNES AT TASKER
You are hereby notified of a Frederick County Planning Commission public meeting being held on
Wednesday, December 4, 2013 at 7. 00 p.m. and a Board ofSupervisors public meeting being held on
Wednesday, December 11, 2013, at 7.00 p.m., in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia for the following application:
This meeting is to consider Master Development Plan #03-13 for The Townes at Tasker, submitted
by Pennoni Associates Inc., to develop 81 unit townhouse development. The subject property is located
on the east side of Route 642, Tasker Road, and north of Route 846, Rutherford Lane, approximately 0.7
miles south of the I-81 Interchange 310 and is identified with Property Identification Number 75-A-86
in the Shawnee Magisterial District. Please note this item is presented for informational purposes only.
A copy of the application will be available for review at the Handley Library and the Bowman
Library the week of the meeting or at the Department of Planning and Development located at 107
North Kent Street in Winchester, Virginia. Information regarding this application will also be
available via the Planning Department's Web Page at www.co.frederick.va.us.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/pd
107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 665-6395
NOTIFICATION OF PUBLIC MEETING
November 22, 2013
TO: THE APPLICANT(S).AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #03-13 THE TOWNES AT TASKER
You are hereby notified of a Frederick County Planning Commission public meeting being held on
Wednesday, December 4, 2013 at 7. 00 p.m. and a Board ofSugervisors public meeting being held on
Wednesday, December 11, 2013, at 7.00 p.m., in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia for the following application:
This meeting is to consider Master Development Plan #03-13 for The Townes at Tasker, submitted
by Pennoni Associates Inc., to develop 81 unit townhouse development. The subject property is located
on the east side of Route 642, Tasker Road, and north of Route 846, Rutherford Lane, approximately 0.7
miles south of the I-81 Interchange 310 and is identified with Property Identification Number 75-A-86
in the Shawnee Magisterial District. Please note this item is presented for informational purposes only.
A copy of the application will be available for review at the Handley Library and the Bowman
Library the week of the meeting or at the Department of Planning and Development located at 107
North Kent Street in Winchester, Virginia. Information regarding this application will also be
available via the Planning Department's Web Page at www.co.frederick.va.us.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/pd
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
MASTER DEVELOPMENT PLAN #03-13
The Townes at Tasker
Staff Report for the Planning Commission
Prepared: October 21, 2013
Staff Contact: Candice E. Perkins, AICP, Senior Planner
Reviewed Action
Planning Commission: 11/06/13 Pending
Board of Supervisors: 11/13/13 Pending
PROPOSAL: To develop ,l 1.3458 acres of land zoned RA (Rural Areas) District with a total of 49
single family attached (townhouse) units. This receiving property will be utilizing transferred
development rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop
with RP (Residential Performance) District standards. The subject receiving parcel will be utilizing 49
transferred development rights from four parcels (72-A-30, 72-A-34, 72-A-29C and 21-A-7A) that are
located in the County's sending area. The applicant currently has the TDR rights to develop half of the
site; the remainder of the site could be developed through the transfer of additional TDR rights (revised
MDP would also be required) or through a rezoning. This is the first property to develop under the
adopted TDR ordinance.
MAGISTERIAL DISTRICT: Shawnee
LOCATION: The subject property is located on the east side of Route 642, (Tacker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
STAFF CONCLUSIONS FOR THE 11/06/13 PLANNING COMMISSION MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the severing and application
process for the TDR rights from the sending property to the receiving property and proceed with
approval of the MDP. All of the issues brought forth by the Planning Commission should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to move forward with the TDR transfer and approve the MDP.
MDP #03-13, The Townes at Tasker
October 21, 2013
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist in the review of this application. It may
also be useful to others interested in this zoning matter.
LOCATION: The subject property is located on the east side of Route 642, (Tacker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 75-A-86
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) using RP (Residential Performance) District development standards
through the use of the Transfer of Development Rights (TDR) Ordinance.
Use: Vacant
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North:
B2 (Business General)
Use:
Self Storage Facility
South:
RP (Residential Performance)
Use:
Residential & Vacant
East:
RA (Rural Areas)
Use:
Residential & Church
West:
Interstate I-81
Use:
Interstate
PROPOSAL: To develop 11.3458 acres of land zoned RA (Rural Areas) District with a total of 49
single family attached (townhouse) units. This receiving property will be utilizing transferred
development rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop
with RP (Residential Performance) District standards. The subject receiving parcel will be utilizing 49
transferred development rights fiom four parcels (72-A-30, 72-A-34, 72-A-29C and 21-A-7A) that are
located in the County's sending area. The applicant currently has the TDR rights to develop half of the
site; the remainder of the site could be developed through the transfer of additional TDR rights (revised
MDP would also be required) or through a rezoning. This is the first property to develop under the
adopted TDR ordinance.'
MDP #03-13, The Townes at Tasker
October 21, 2013
Page 3
REVIEW EVALUATIONS:
Virginia Department of Transportation: The Master Development Plan for this property appears to
have a significant measurable impact on Route 642, the VDOT facility which would .provide access to
the property. Before snaking 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, 8th Edition for
review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way
dedications, traffic signalization, roadway improvements and drainage. Prior to construction on the
State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to
cover said work.
Frederick County Fire & Rescue: Plan approval recommended.
Frederick County Fire Marshal: Plan approved
Frederick County Public Works: All of our previous comments have been addressed.
Frederick County Inspections Department: No comments at this time. Comments will be made at
site plan and subdivision plan submittal.
Frederick County Sanitation Authority: Approved
Frederick County Parks and Recreation: Plan appears to meet the recreation unit and open space
ordinance. It may be helpful to make sure the three recreation units will fit the site. Recreation units are
now $32,500.00 each.
Virginia Department of Health Comment: Health Department has no objections so long as public
sewer and water are utilized.
Frederick County Public Schools: The currently proposed arrangement of streets creates a safety
hazard for our school buses: The proposed streets will be private, a taper only is provided as a right turn
lane into the development and the development's entrance is located on a curve in Tasker Road.
Stopping a school bus in the travel lane of Tasker Road is something we do not do unless there is no
other solution, because of incidents we have experienced over the years. The taper does not provide
enough room for a 40' bus to completely pull off of the road. We do not enter private lanes and parking
lots with buses. For the safety of the children who will live in this development, and those who ride the
buses with them, we would like to see a designated area, outside of travel lanes, for a school bus to stop.
Planning & Zoning:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a master
development plan can be approved, it must be reviewed by the Planning Commission, the Board
of Supervisors and all relevant review agencies. Approval may only be granted if the master
development plan conforms to all requirements of the Frederick County Zoning and Subdivision
MDP #03-13, The Townes at Tasker
October 21, 2013
Page 4
Ordinances. The purpose of the master development plan is to promote orderly and planned
development of property within Frederick County that suits the characteristics of the land, is
harmonious with adjoining property and is in the best interest of the general public.
Also, pursuant to Article III, Transfer of Development Rights (TDR) Program (§165-303.02.
Development Approval Procedures.), a request to utilize transferred development rights on an
eligible receiving property must be in the form of a Master Development Plan and a Subdivision
Design Plan submitted to the Department of Planning and Development in accordance with the
Zoning and Subdivision regulations contained in Chapters 165 and 144 of the County Code.
B) Site History
The original Frederick County Zoning Map (U.S.G.S. Stephens City, VA Quadrangle) identifies
the subject property as being zoned R-1 (Residential Limited). The parcel was re -mapped frorn
R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative
(Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's
agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District
upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989.
The corresponding revision of the zoning map resulted in the re -mapping of the subject property
and all other A-1 and A-2 zoned land to the RA District.
C) Site Suitability & Project Scope
Comprehensive Policy Plan:
The Frederick County Comprehensive Policy Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-1]
Land Use Compatibility:
The parcel comprising this MDP application is located within the County's Urban Development
Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area defines
the general area in which more intensive forms of residential development will occur. The
Townes at Tasker Development is proposed to develop with a density of 4.3 units per acre,
which is consistent with the maximum RP density permitted in the Zoning Ordinance.
The 2030 Comprehensive Plan shows this property with a residential land use designation. The
residential designation was approved by the Board of Supervisors on January 25, 2013, (CPPA
request #01-11, institutional designation to residential).
Transfer of Development Rights (TDR) Program:
The TDR program allows properties designated as receiving properties to be developed to RP
standards. Therefore, the program allows RA -Zoned receiving properties that are proposing
townhouses to develop with a maximum density of 10 units per acre. The MDP depicts the road
network, entrances, buffers, sidewalks and recreational amenities.
MDP #03-13, The Townes at Tasker
October 21, 2013
Page 5
Site Access and Transportation:
The Townes at Tasker is proposed to be accessed via one full entrance on Tasker Road. It
should be noted that in 2011-2012 during the Comprehensive Plan change for this parcel, it was
discussed that the entrance for this development should be via Rutherford Lane. The applicant,
however, opted for a full intersection on Tasker Road instead. The MDP also depicts the
required sidewalk along Tasker Road.
Recreational Amenities:
The MDP proposes a tot lot and picnic shelter as the recreational amenities for the 49 townhouse
units.
STAFF CONCLUSIONS FOR THE 11/06/13 PLANNING COMMISSION MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the severing and application
process for the TDR rights fiom the sending property to the receiving property and proceed with
approval of the MDP. All of the issues brought forth by the Planning Commission should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to move forward with the TDR transfer and approve the MDP.
m
5
low
'000"
SITE
�.0
1
Na 7
r
�G
NG
VICINITY MAP
SCALE: i = 2,000
FCSA PROJECT INFORMATION
WATER AND SANITARY SEWER USAGE
WATER DEMAND 18,800 GPD
SANITARY SEWER DISCHARGE 18.800 GPD
CALCULATION OF DEMAND/DISCIWRGE
WATER DEMAND
RESIDENTIAL: 235 GPD PER CONNECTION
COMMERCIAL: 75 GPD PER 1,000 S.F.
INDUSTRIAL: 25 CAL. PER PERSON PER DAY 0 10 PERSONS PER ACRE
SEWER DISCHARGE
SEWER DISCHARGE EQUALS WATER DEMAND
r J � 5�TPEIR DEVEbOPMENT FbAN FOR
T"H
..j .3E T.POWNESK AT TA SKER
SHAWNEE MAGISTERIAL D STR CT
FREDERCK COUN-ff, VRGI Q
MAY 309 2013
OWNER:
SHAWNEE VILLAGE, L.C.
420 W. JUBAL EARLY DRIVE
WINCHESTER, VIRGINIA 22601
PHONE: 540-667-2120
DEVELOPER:
DAVE HOLLIDAY CONSTRUCTION CO. INC.
420 W. JUBAL EARLY DRIVE
WINCHESTER, VIRGINIA 22601
PHONE: 540-667-2120
ENGINEER / SURVEYOR:
PENNONI ASSOCIATES INC.
117 EAST PICCADILLY STREET, SUITE 200
WINCHESTER, VIRGINIA 22601
PHONE:540-667-2139 FAX:540-665-0493
��pLTH DA,
c�a MICHAEL S. STICKLEY y
Lic. No. a31162
o��SSIONALG2
OWNER / DEVELOPER
SHAWNEE VILLAGE, L.C.
C/O DAVE HOLLIDAY CONSTRUCTION CO.
420 W. JUBAL EARLY DRIVE
WINCHESTER. VIRGINIA 22601
PHONE: 540-667-2120
OWNER'S SIGNATURE DATE
APPROVED BY:
DIRECTOR OF PLANNING AND DEVELOPMENT DATE
COUNTY ADMINISTRATOR DATE
INDEX OF SHEETS
COVER SHEET
1 OF 4
MASTER DEVELOPMENT PLAN
2 OF 4
N F
3OF4
TASNER ROAD IMPROVEMENT PLAN
4 OF 4
PROJECT SUMMARY
TOTAL AREA 11.3458 ACRES
EXISTING ZONING. RA (RURAL AREAS) WITH
RP STANDARDS VIA TDR'S
EXISTING USE: VACANT
PROPOSED USE: RESIDENTIAL (51NGLE FAMILY ATTACHED)
TAX ID NO.. 75-A-86
MAGISTERIAL DISTRICT SHAWNEE
OPEN SPACE AREA REQUIRED: 30%
MAX. DENSITY ALLOWED: 8 D.U. PER ACRE
PROPOSED DENSITY: 4.3 D.U. PER ACRE
TOTAL ALLOWED UNITS: 49
TOTAL PROPOSED UNITS: 49
NOTES:
1. ALL PROPOSED UTILITIES ARE TO BE CONSTRUCTED UNDERGROUND. SEWER
AND WATER CAPACITY ARE AVAILABLE FROM FCSA
2, THIS PROPERTY IS SUBJECT TO THE REQUIREMENTS OF THE RP
(RESIDENTIAL PERFORMANCE DISTRICT). - -
MR TABLE
DENSITY RIGHTS
DENSITY RIGHTS RECEIVED
SENDING PROPERTY
AVAILABLE
BY 75-A-86
72-A-30,
72-A-34, AND
72-A-29C
42
42
21-A-7A
7
7
TOTAL
- 49-- -
49
PROPERTY UNE
-
BUILDING RESTRICTION RESTRICTION LINE / SETBAM
- — —
EXISTING CONTOURS CONTOURS
-------- ________
__ �Q________
EXISTING TREBR$
IDO YR. HOODPUW
—
EXISTING STORM STORM DRAIN
EXISTING WATER
-
EXISTING 'WATER VALVE
S
PROPOSED WATER MAIN
- -- • - . — • -
DISIING SANITARY SEWER
—
PROPOSED SANITARY SEWER
—
PROPOSED SANITARY FORCE"
EXSIING GAS LINE -
- G — G --
PROPOSED GAS UIE - - -
- - - - -
MR SLOPES 2 25X
STEEP SLOPES ) 5BX - -
REVISIONS
NO.
DATE
DESCRIPTION
BY
CKD
1
06-11-13
REVISED PER FCSA COMMENTS
KLM
MSS
2
10-02-13
REVISED PER COUNTY COMMENTS
KLM
MSS
3
10-10-13
REVISED PER COUNTY COMMENTS
KLM
MSS
I
NOTES
1. ON LOT LANDSCAPING SHALL BE PROVIDED PER SECTION 165-203.01 OF THE FREDERICK COUNTY ZONING
ORDINANCE. 6 ORNAMENTAL SHRUBS AND 2 ORNAMENTAL TREES SHALL BE PRODDED PER 5 LOTS. I
2. 5.34 (47%) ACRES OF TOTAL OPEN SPACE ARE PROPOSED.
3. NO TREE OR SHRUBS SHAM BE PLATTED WITHIN FCSA EASEMENTS.
4. THE DEVELOPMENT'S COVENANTS SHALL GRANT FCSA THE RIGHT TO ENTER ONTO ANY LOT AND PERFORM
NECESSARY REPAIRS OF THE UTILITIES. AREA OF ACCESS SHALL. BE TO THE UTILMES ONLY.
PROPERTY
ADJ. PROPERTY PROPOSED SITE
BUFFER
30' BIIFN� 20' ACTIVE
EER &INFER
6' HIGH, OPAQUE FENCE PROVIDE 3 PANTS PER 10 LF.
(1/3 DECIDUOUS , 1/3 EVERGREEN,
I I I 1/3 SHRUBS)
10 LANDSCAPED EST. I
SECTION
PROVIDE 3 PLANTS PER 10 LF.
(1/3 DECIDUOUS. 1/3 EVERGREEN. 1/3 SHRUBS)
— —
10 LANDSCAPED ESUT.PRIDI'MED
Elo-
9Fy
5
—
ADIACENr PROPERTY
10' t 6' {ACFI, OPAQUE FENCE
PLAN
RESIDENTIAL SEPARATION BUFFER
NOT TO SCALE
25' BLDG_SETBACK
2000.TO,SIDEWALK TYP.
CONC. SIDEWALK'
5.00' TYP.
-2.00' TYPE
30.00- WATER AND
SEWER EASEMENT
F
I
I
I
I
VARIES
20.00' W.
111.00' TV.
I
TOWNHOUSE
10WNDISE
TOWNHOUSE
I
w.oD'
I
TYP.
2.00'
I RIGHI-OF-WAY
40 INACTIVE allEII -1 D' x7K
EARTHEN BERM
I I BUFFER
AND LANDSCAPED AREA
PROVIDE 3 PLANTS PER 10 LF.
(1/3 DECIDUOUS. 1/3 EVERGREEN
i/3 SHRUBS) I
6' ABOVE AVG. ROAD GRADE
r—
�I
36
I
SECTION I
6' EARTHEN BERM NO LANDSCAPED AREA
PROVIDE 3 PLANTS PER 10 LF.
(1/3 DECIDUOUS, 1/3 EVERGREEN, 1/3 SHRUBS)
36
10' ACTIVE
0' INACTIVE
RIGHT-OF-WAY 1
/
D' PLAN
ROAD EFFICIENCY BUFFER
Nor TO Sul
AOA. PROPERTY PROPOSED SITE
BUFFER
IX.
25' NACTIVE
25' ACTIVE
PPROOMA
VDOT
BUFFER
BUFFER
P1N6 FOR S
6' HIGH, OPAQUE FENCE PROVIDE 3 PLANTS PER 10 LF.
(1/3 DECIDUOUS, 1/3 EVERGREEN. 1/3 SHRUBS)
I I
- DATED d
/
r r
1
1
�—
10 LANDSCAPED ESMT. I
SECTION
PROVIDE 3 PLATS PER 10 L.F.
(1/3 DECIDUOUS, 1/3 EVERGREEN, 1/3 SHRUBS)
— — — — — — — — — — 25' ACTIVE BUFFER
.EO-W�CWC0.E
SITE
— 2. — —
25' INACTIVE BUFFER SO'
5
_PROPOSED
AD,WCENT PROPERTY
10' 6' HIGH, 0 IAOUE FENCE
ZONING DISTRICT BUFFER
NOT TO SCALE
FACE OF CURB TO \-2TR M. �
FACE OF CURB
TYPICAL LOT DETAIL
SCALE: 1'=20'
APPROX. LOCATION PROP. -
UNDERGROUND ELECTRIC
AREA
PHASING
SUMMARY
AREA N
ITEM N
AREA N
NUMBER
PHASE
PROP. USE
T06H NO
OPEN SPACE
RODS/PKG.
SEA LOTS
OF LOTS
1E5�MT
I
RESDENTR
2.75 A.
052 AC.
GAS AC
16
1
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T,
0.16 AC.
OBO AC
15
W
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1.70 AC.
0(71A)'
0.17 AC,
1.15 AC.
18
RECREATIONAL AMENITIES SUMMARY
MEMBER OF PROPOSED TOWNHOME: 49
RECIEATONL URNS REQUIRED (1 PER 30 WITS): 2
0' TYR
RECREATIONAL UNITS PROPOSED: 2
WATER METER TV,
PROPOSED RECREATIONAL UNITS
VUALiY SEWER STUB M.
M05E DECRPEIDN REC UNITS PROVIDED
DO. IMP.
I TOT LOT NO PICNIC SHILTER 2
0' IMP.
FUTAE Tol LOT 1
SCHRAMM LOOP
(TYPE 3) URBAN
ENTRANCE DRIVE - WIDTH VARIES
UIZII. VIwIIJ/l/
I I / 11.3458 ACRES 50' RESDWIAL SEPARATION BUFFE
L� (30' INACTIVE/20'
SFF IIFTAII THIS SHF
ACTIVE
ENVIRONMENTAL FEATURES
AREA N ACRE T074
DISTURBED
% DERRUD
% N OS,
AREA N O.S.
TOOOPIANS 0.02
O
0
1005
0.02
LVES AND PONDS 0
0
0
0
0
NIETURA RETENTION AREAS 0
0
0
0
0
STEEP MOPES (425%) 0.91
0.34
37.36%
62A4A
D.57
WETLANDS 0
0
0
0
0
WOODLANDS 0.67
0.16
ll.
76.12A
0.11
RESIDENTIAL PERFORMANCE ZONING DISTRICT (RP)
WAY LOT Siff: Pvv
^`Ij00 Sf.vRR", •`••,
MAXYUI GROSS DOM
B LINES PER ACRE
MN!" LOT WIDTH:
22' (END UNIT) 16' (INTERIOR
OFF STREET PARKING SPACES REQUIRED:
2 SP. PER UNIT
& IING SETBACK FROM PUBUC/MMATE RO.W_
25 Fl. (WITH CAW6E)
RAIDING SETBACK FROM OFF-STREET PNEUIG LOT:
15 FT.
REAR BALK SETBACK
2D FT.
SIDE BUILDING SETBACK
10 FT.
SETBACKS FOR UNROOFED DECK STOOPS, LANDINGS. SIMILAR FFAVO
FRONT FROM OFF-STREET PARKING:
10 IT
FRONT FROM MWTE/PUBLIC ROAD
15 T.
SIDE (END LAAT):
5 FT.
FEAR:
5 FT.
MAX" BUIEM HEIGHT ON PRINCIPAL BALDING
40 FT.
MAX" BUIDNG_HEIGHT ON ACCESSORY BLSPAS:_-
20. FT.
1ASKER ROAD 45 MIPH
SEC ROUTE 642P��
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5.81 TRIPS/DAY/LOT
TOTAL TRIPS-465
CONSTRUCTION ENTRANCE NOTES:
1. SIOILD THE TRAGW OF MUD ONIO THE FUKC ROING BECOMES A PROBLEM, THE FREDEW CDU(TY
IMSPECTOR MAY REOLIRE RASH RINGS BE IRSTMIED AS RETUNED BY THE CONSTRICTION ENTRANCE DETAIL ON
SHEET 3.
2. THE CONTRACTOR MILL REMOVE ANY MUD THAT 15 TRACKED ONTO THE ROAMYS BY THE END OF WORK THAT
TRADE DAY.
GRADE
NOTES:
1, ALL PAVEMENT STRIPING SHWA BE IN ACCORW WITH THE VDOT STWARD DETAIL PM-3.
2. THRU LANE PAVEMENT STRIPING. SHALL MEET A40 1I THE EXISTING 10 SKIPS/V SPACING.
3, ALL PAVEMENT MARKINGS EXCEPT FOR THE NIGHT TURN LANE CROSS HATCHING SHAII BE TYPE 0, CLASS 1.
4. CONTRACTOR TO PROVIDE ROIDIIAY STRIFING RAN TO VDOT INSPECTOR FOR REVIEW AND Al"WAL
PRIOR 10 APPLICATION.
5. VDOT EROSION AND SEDIMENT CONTROL CONTRACTOR CERTIFICATION IS REQUIRED.
6. ALL SIGNS INSTALLED ON THE PROPERTY WILL COMPLY WITH 74 REWIREMOTTS OF THE FFEEERO( CUM
ZONING ORDNANCE NO SIGNS BEYCOID STOP S06 ARE PROPOSED INITH THIS PLAN.
LIMIT OF
DISTURBANCE
0+00 0+50 1+00
ENTRANCE PROFILE
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DUSTING CONTOURS
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920
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PROPOSED S70RU DIRM
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PROPOSED SPOT MATION
PROPOSED TOP OF CM ELEVATION
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UNIT OF DISTURaVICE
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Planning Commission:
Board of Supervisors:
MASTER DEVELOPMENT PLAN #03-13
The Townes at Tasker
Staff Report for the Board of Supervisors
Prepared: November 7, 2013
Staff Contact: Candice E. Perkins, AICP, Senior Planner
Reviewed
11/06/13
11/13/13
PROPOSAL: To develop 10.25 acres of land zoned RA (Rural Areas) District with a total of 49 single
family attached (townhouse) units. This receiving property will be utilizing transferred development
rights as pennitted by the Transfer of Development Rights (TDR) ordinance to develop with RP
(Residential Performance) District standards. The subject receiving parcel will be utilizing 49
transferred development rights from four parcels (72-A-30, 72-A-34, 72-A-29C and 21-A-7A) that are
located in the County's sending area. The applicant currently has the TDR rights to develop half of the
site; the remainder of the site could be developed through the transfer of additional TDR rights (revised
MDP would also be required) or through a rezoning. This is the first property to develop under the
adopted TDR ordinance.
MAGISTERIAL DISTRICT: Shawnee
LOCATION: The subject property is located on the east side of Route 642, (Tasker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
STAFF CONCLUSIONS FOR THE 11/13/13 BOARD OF SUPERVISORS MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the severing and application
process for the TDR rights from the sending property to the receiving property and proceed with
approval of the MDP. All of the issues brought forth by the Board of Supervisors should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to move.forward with the TDR transfer and approve the MDP.
MDP 403-13, The Townes at Tasker
November 7, 2013
Page 2
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist in the review of this application. It may
also be useful to others interested in this zoning matter.
LOCATION: The subject property is located on the east side of Route 642, (Tacker Road) and north of
Route 846, (Rutherford Lane) approximately 0.7 miles south of the I-81 Interchange 310.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 75-A-86
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) using RP (Residential Perfonnance) District development standards
through the use of the Transfer of Development Rights (TDR) Ordinance.
Use: Vacant
ZONING & PRESENT USE OF ADJOINING PROPERTIES:
North:
B2 (Business General)
Use:
Self Storage Facility
South:
RP (Residential Performance)
Use:
Residential & Vacant
East:
RA (Rural Areas)
Use:
Residential & Church
West:
Interstate I-81
Use:
Interstate
PROPOSAL: To develop 10.25 acres of land zoned RA (Rural Areas) District with a total of 49 single
family attached (townhouse) units. This receiving property will be utilizing transferred development
rights as permitted by the Transfer of Development Rights (TDR) ordinance to develop with RP
(Residential Performance) District standards. The subject receiving parcel will be utilizing 49
transferred development rights from four parcels (72-A-30, 72-A-34, 72-A-29C and 21-A-7A) that are
located in the County's sending area. The applicant currently has the TDR rights to develop half of the
site; the remainder of the site could be developed through the transfer of additional TDR rights (revised
MDP would also be required) or through a rezoning. This is the first property to develop under the
adopted TDR ordinance. .
MDP #03-13, The Townes at Tasker
November 7, 2013
Page 3
REVIEW EVALUATIONS:
Virginia Department of Transportation: The Master Development Plan for this property appears to
have a 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, 8th Edition for
review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way
dedications, traffic signalization, roadway improvements and drainage. Prior to construction on the
State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to
cover said work.
Frederick County Fire & Rescue: Plan approval recommended.
Frederick County Fire Marshal: Plan approved
Frederick County Public Works: All of our previous comments have been addressed.
Frederick County Inspections Department: No comments at this time. Comments will be made at
site plan and subdivision plan submittal.
Frederick County Sanitation Authority: Approved
Frederick County Parks and Recreation: Plan appears to meet the recreation unit and open space
ordinance. It may be helpful to make sure the three recreation units will fit the site. Recreation units are
now $32,500.00 each.
Virginia Department of Health Comment: Health Department has no objections so long as public
sewer and water are utilized.
Frederick County Public Schools: The applicant has worked with Frederick County Public Schools
to provide adequate turning area for a bus as well as a shelter for students.
Planning & Zoning:
A) Master Development Plan Requirement
A master development plan is required prior to development of this property. Before a master
development plan can be approved, it must be reviewed by the Planning Commission, the Board
of Supervisors and all relevant review agencies. Approval may only be granted if the master
development plan conforms to all requirements of the Frederick County Zoning and Subdivision
Ordinances. The purpose of the master development plan is to promote orderly and planned
development of property within Frederick County that suits the characteristics of the land, is
harmonious with adjoining property and is in the best interest of the general public.
Also, pursuant to Article III, Transfer of Development Rights (TDR) Program (§ 165-303.02.
Development Approval Procedures.), a request to utilize transferred development rights on an
MDP #03-13, The Townes at Tasker
November 7, 2013
Page 4
eligible receiving property must be in the form of a Master Development Plan and a Subdivision
Design Plan submitted to the Department of Planning and Development in accordance with the
Zoning and Subdivision regulations contained in Chapters 165 and 144 of the County Code.
B) Site History
The original Frederick County Zoning Map (U.S.G.S. Stephens City, VA Quadrangle) identifies
the subject property as being zoned R-1 (Residential Limited). The parcel was re -snapped from
R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative
(Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's
agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District
upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989.
The corresponding revision of the zoning map resulted in the re -mapping of the subject property
and all other A-1 and A-2 zoned land to the RA District.
C) Site Suitability & Project Scope
Comprehensive Policy Plan:
The Frederick County Comprehensive Policy Plan is an official public document that selves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. 1-11
Land Use Compatibility:
The parcel comprising this MDP application is located within the County's Urban Development
Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area defines
the general area in which more intensive forms of residential development will occur. The
Townes at Tasker Development is proposed to develop with a density of 4.3 units per acre,
which is consistent with the maximum RP density permitted in the Zoning Ordinance.
The 2030 Comprehensive Plan shows this property with a residential land use designation. The
residential designation was approved by the Board of Supervisors on January 25, 2013, (CPPA
request #01-11, institutional designation to residential).
Transfer of Development Rights (TOR) Program:
The TDR program allows properties designated as receiving properties to be developed to RP
standards. Therefore, the program allows RA -Zoned receiving properties that are proposing
townhouses to develop with a maximum density of 10 units per acre. The MDP depicts the road
network, entrances, buffers, sidewalks and recreational amenities.
Site Access and Transportation:
The Townes at Tasker is proposed to be accessed via one full entrance on Tasker Road. It
should be noted that in 2011-2012 during the Comprehensive Plan change for this parcel, it was
discussed that the entrance for this development should be via Rutherford Lane. The applicant,
however, opted for a full intersection on Tasker Road instead. The MDP also depicts the
MDP #03-13, The Townes at Tasker
November 7, 2013
Page 5
required sidewalk along Tasker Road..
Recreational Amenities:
The MDP proposes a tot lot and picnic shelter as the recreational amenities for the 49 townhouse
units.
PLANNING COMMISSION DISCUSSION SUMMARY OF THE 11/06/13 MEETING
Commission members had a number of safety concerns with the only entrance to the development being
on Tasker Road. Their concerns were based on a number of issues, including the vertical curve coming
down the hill towards the entrance and whether adequate site distances could be achieved; vehicles
corning down the hill typically exceed the posted 45mph; considering the amount of trips leaving the
development, service degradation was expected to occur and, a vehicular back-up from the Route 37
signal was expected to extend down to the proposed entrance.
Staff agreed with the points made and noted the applicant was encouraged to relocate the entrance to
Rutherford Lane. Staff noted this development does not meet the threshold for staff to require a TIA
(transportation impact analysis) in order to specifically comment on back-up queuing information. Staff
noted their greater concerns are with exiting traffic at this location, more so than traffic entering the
development, and staff predicted a future service degradation problem. However, it was rioted the
applicant is constructing a left -turn lane and there has been considerable exchange between the applicant
and VDOT as they work to come up with an approvable entrance under VDOT standards.
The applicant's representative felt confident the proposed entrance onto Tasker Road will meet VDOT's
road design requirements for site distance, turn lanes, length of turn lanes, etc. He said an entrance onto
Rutherford Lane was initially attempted; however, not only were the same improvements needed on
Rutherford Lane as on Tasker Road, but some additional obstacles were encountered on Rutherford as
well. He said a large power pole is situated on the northeast corner of the Rutherford Lane-Tasker Road
intersection; the applicant would be required by VDOT to straighten out this intersection, which would
require the relocation of the power pole. Additionally, the widening would need to be extended across
the box culvert which carries Opequon Creek under Tasker Road; this would require lengthening of the
culvert as well. Lastly, the entrance on Rutherford Lane would result in'the site being roughly 30 feet
lower than where it is presently. The applicant's representative believed these conditions added a far
more complex condition to the entrance design than what would be required on Tasker Road.
The applicant's representative noted they were utilizing the older TDR ordinance for this development,
but expects to come back with a revised MDP as the TDR condition changes. It was noted the developer
is working on acquiring additional TDRs in order to fully build out the site. It was further noted that all
of the studies were done using a total of 80 townhouses, as well as the trip calculations for the proposed
entrance.
No other issues were raised. No action was needed by the Commission at this time.
(Note: Commissioners Dunlap, Kenney, and Manuel were absent from the meeting.)
MDP 903-13, The Townes at Tasker
November 7, 2013
Page 6
STAFF CONCLUSIONS FOR THE 11/13/13 BOARD OF SUPERVISORS MEETING:
The Master Development Plan for The Townes at Tasker depicts appropriate land uses and appears to be
consistent with the requirements of Article III, Transfer of Development Rights (TDR) Program and
Article VIII, Master Development Plan, of the Zoning Ordinance. Following the Planning Commission
and Board of Supervisors review of the MDP, staff will proceed with the severing and application
process for the TDR rights from the sending property to the receiving property and proceed with
approval of the MDP.. All of the issues brought forth by the Board of Supervisors should be
appropriately addressed by the applicant.
It appears that the application meets all requirements. Following presentation of the application to
the Planning Commission and the Board of Supervisors, and the incorporation of your comments,
staff is prepared to move.forward with the TDR transfer and approve the MDP.
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/665-6395
NOTIFICATION OF PUBLIC MEETING
October 25, 2013
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #03-13 THE TOWNES AT TASKER
You are hereby notified of a Frederick County Planning Commission public meeting being held on
Wednesday, November 6, 2013 at 7. 00 p.m. and a Board ofSupervisors public meeting being held on
Wednesday, November 13, 2013, at 7.00 p.m., in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia for the following application:
This meeting is to consider Master Development Plan #03-13 for The Townes at Tasker, submitted
by Pennoni Associates Inc., to develop a -9-unit townhouse development. The subject property is
located on the east side of Route 642, Tasker Road, and north of Route 846, Rutherford Lane,
approximately 0.7 miles south of the I-81 Interchange 310 and is identified with Property Identification
Number 75-A-86 in the Shawnee Magisterial District. Please note this item is presented for
infoilnational purposes only.
A copy of the application will be available for review at the Handley Library and the Bowman
Library the week of the meeting or at the Department of Planning and Development located at 107
North Kent Street in Winchester, Virginia. Information regarding this application will also be
available via the Planning Department's Web Page at www.co.frederick.va.us.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/pd
107 North Kent Street; Suite 202 • Winchester, Virginia 22601-5000
` This is to certify that the attached correspondence was mailed to the following on
,a 10 a6 l l 5 from the Department of Planning and Development, Frederick
CoulAy, Vi ginia:
75 A 86-
SHAWNEE VILLAGE LC
CIO DAVE HOLLIDAY CONSTR. INC
420 W JUBAL EARLY OR STE 103
WINCHESTER VA 22601-6435
75 - A- . 78-
HACK WINIFRED W ETALS
CIO HACKWOODS LLC
974 TASKER RD
STEPHENS CITY VA 22655.2319
75 A- 78-C
BOYD JOHN L
521 TASKER RD
STEPHENS CITY VA 22655.2224
75 - A. . 86-A
RUTHERFORD GARY D
RUTHERFORD CAROLYN S
163 RUTHERFORD LN
STEPHENS CITY VA
75 A• - 86-C
THE HALL PARTNERSHIP II LL
373 TASKER RD
22655.6011
C
STEPHENS CITY VA 22655.2220
I
I
_. 75 - A- 87-C
AGAPE CHRISTIAN FELLOWSHIP
199 AGAPE WAY
STEPHENS CITY VA 22655.2211
Candice E. Perkins, Senior Planner
Frederick County Planning Dept.
STATE OF VIRGINIA
COUNTY OF FR` EDERICK
1, 7 0✓Yy`Q )C' 1 2-Q e , a Notary Public in and for the State and County
aforesaid, do hereby certify that Candice E. Perkins, Senior Planner for the Department of Planning .
and Development, whose name is signed to the foregoing, dated 1 � , has
personally appeared before me and acknowledged the same in my State And Co my aforesaid.
r
Given under my hand this day of ("&1j.,, - 013
My commission expires on
PAMALA DEFTER
NOTARY PUBLIC;
REGISTRATION # 354474
COMMONWEALTH Of VIRGINIA
MY COMMISSION EXPIRES
DECEMBER 31, 2017
NOTARY PUBLIC
'J11,C),4
NOTIFICATION OF PUBLIC MEETING
October 25, 2013
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #03-13 THE TOWNES AT TASKER
You are hereby notified of a Frederick County Planning Commission public meeting being held on
Wednesday, November 6, 2013 at 7:00 p.m and a Board of Supervisors public meeting being held on
Wednesday, November 13, 2013, at 7.00 p.m., in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia for the following application:
This meeting is to consider Master Development Plan #03-13 for The Townes at Tasker, submitted
by Pennoni Associates Inc., to develop a 49 unit townhouse development. The subject property is
located on the east side of Route 642, Tasker Roac,4nd north of Route 846, Rutherford Lane,
approximately 0.7 miles south of the I-81 Interchange 310 and is identified with Property Identification
Number 75-A-86 in the Shawnee Magisterial District. Please note t this item is presented for
informational purposes only.
A copy of the application will be available for review at the Handley Library and the Bowman
Library the week of the meeting or at the Department of Planning and Development located at 107
North Kent Street in Winchester, Virginia. Information regarding this application will also be
available via the Planning Department's Web Page at www.co.frederick.va.us.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/pd
LV `1
NOTIFICATION OF PUBLIC MEETING
October 25, 2013
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #03-13 THE TOWNES AT TASKER
You are hereby notified of a Frederick County Planning Commission public meeting being held on
Wednesday. November 6, 2013 at 7. 00 p.m. and a Board of Supervisors public meeting being held on
Wednesday. November 13, 2013, at 7.00 p.m., in the Board Room of the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia for the following application:
This meeting is to consider Master Development Plan 903-13 for The Townes at Tasker, submitted
by Pennoni Associates Inc., to develop a 49 unit townhouse development. The subject property is
located on the east side of Route 642, Tasker Road and north of Route 846, Rutherford Lane,
approximately 0.7 miles south of the I-81 Interchange 310 and is identified with Property Identification
Number 75-A-86 in the Shawnee Magisterial District. Roai r •-kv.cx .��, ���2�.r�,
A copy of the application will be available for review at the Handley Library and the Bowman
Library the week of the meeting or at the Department of Planning and Development located at 107
North Kent Street in Winchester, Virginia. Information regarding this application will also be
available via the Planning Department's Web Page at www.co.frederick.va.us.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/pd
LJR, I_
NOTIFICATION OF PUBLIC MEETING
October 25, 2013
TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S)
RE: MASTER DEVELOPMENT PLAN #03-13 THE TOWNES AT TASKER
On behalf of the Frederick County Planning Commission, you are hereby notified of a public
meeting being held on Wednesday, November 6, 2013 at 7:00 p.m. in the Board Room of the
Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. Then on
Wednesday, November 13, 2013, at 7:00 p.m. on behalf of the Frederick County Board of
Supervisors you are hereby notified of a public meeting being held in the Frederick County
Administration Building at 107 North Kent Street, Winchester, Virginia.
This meeting is to consider Master Development Plan #03-13 for The Townes at Tasker, submitted
by Pennoni Associates Inc. The subject property is located on the east side of Route 642, Tasker Road
and north of Route 846, Rutherford Lane, approximately 0.7 miles south of the I-81 Interchange 310 and
is identified with Property Identification Number 75-A-86 in the Shawnee Magisterial District.
A copy of the application will be available for review at the Handley Library and the Bowman
Library the week of the meeting or at the Department of Planning and Development located at 107
North Kent Street in Winchester, Virginia. Information regarding this application will also be
available via the Planning Department's Web Page at www.co.frederick.va.us.
Sincerely,
Candice E. Perkins, AICP
Senior Planner
CEP/pd
P TO: BARBARt DATA. PROCESSING
`FROM:M - Planning Dept.
9
Adjoining Property Owners Please. print L sets of labels by
MASTER DEVELOPMENT PLAN' - i °1 zZ 1 Ll THANKSI
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 Istfloor of the
Frederick County Administration Building, 107 North Kent Street.
Name and Property Identification Number
Address
ame Hack Winifred W Etals c/o Hackwoods LL
C 974 Tasker Road
Stephens City, VA 22655
Propertyi# 75-A-78
Name Boyd John L
521 Tasker Road
Stephens City, VA 22655
Property # 75-A-78C
ame Rutherford Gary D. & Carolyn
163 Rutherford Lane
Stephens City, VA 22655
Property # 75-A-86A
Name The Hall Partnership II LLC
373 Tasker Road
Stephens City, VA 22655
Property # 75-A-86C
Name Agape Christian Fellowship.
199 Agape Way
Stephens City, VA 22655
Property # 75-A-87C
Name
Property #
Name
Property #
Name
Property #
Name
Property #
12 J`�c(- 14 S+.Ok��
TO: BARBAR DATA PROCESSING
FROM : � 7 \
� - lanning Dept.
Adjoining Property Owners Please rint If sets of labels by
-PIEN 5 _A_ MASTER DEVELOPMENT PLAN - i ° F�z l 13 THANKS!
10
Owners of property adjoining the land will be notified of the Planning Commission and the
Board of Supervisors meetings. For the purpose of this application, adjoining property is any
property abutting the requested property on the side or rear or any property directly
across a public right-of-way, a private right-of-way, or a watercourse from the requested
property. The applicant is required to obtain the following information on each adjoining
property including the parcel identification number which may be obtained from the office of the
Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the
Frederick County Administration Building, 107 North Kent Street.
Name and Property Identification Number
Address
ame Hack Winifred W Etals c/o Hackwoods LL
C 974 Tasker Road
Stephens City, VA 22655
Property_;# 75-A-78
Name Boyd John L
521 Tasker Road
Stephens City, VA 22655
Property # 75-A-78C
,Name Rutherford Gary D. & Carolyn
163 Rutherford Lane
Stephens City, VA 22655
Property # 75-A-86A
Name The Hall Partnership 11 LLC
373 Tasker Road
Stephens City, VA 22655
Property # 75-A-86C
Name Agape Christian Fellowship
199 Agape Way
Stephens City, VA 22655
Property # 75-A-87C
Name
Property #
Name
Property #
Name
Property #
Name
Property #
'10ba&- ""L� 1/ Can 6
12 sc io S+: c,k� y
W
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M RLECOPY
DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS
FREDERICK COUNTY, VIRGINIA
an C�11 cI
GIS, MAPPING, GRAPHICS
WORK REQUEST
DATE RECEIVED: 1011 , l 3
REQUESTED COMPLETION DATE: 1 G 1 �- I I I
REQUESTING AGENT. Y(:,- x—
Department, Agency, or Company:_
Mailing and/or Billing Address:
Telephone:
E-mail Address:
ESTIMATED COST OF PROJECT:
\?Rv
FAX:
DESCRIPTION OF REQUEST: (Write additional information on back of request)
'j,-TI�i oo �,
-7 -r 5 �
DIGITAL: PAPER: FAX: E-MAIL:
SIZES:
COLOR: BLACK/WHITE: NUMBER OF COPIES:
STAFF MEMBER:
COMPLETION DATE:
MATERIALS:
DATE OF PICK-UP/DELIVERY:
AMOUNT DUE:
AMOUNT BILLED:
METHOD OF PAYMENT:
HOURS REQUIRED:
AMOUNT PAID:
CHECK NO.#
Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-565 1 )