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HomeMy WebLinkAbout11-05 Westbury Commons 11 Single Family Dwellings - Stonewall - Backfile (2)MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: C/ VDOT Fire Marshal ` lanitation Authority ✓Inspections Dept. Health Department County Engineer City of Winchester GIS (Mapping) -v"'�iarks & Recreation A Winchester Regional Airport L-'--- One copy of the master development plan application. Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings. i/ Submission Fee Date �o4ltS7 �& Y 0, !I�A �-J'76 NOTES: TRACKING Application received Fee Paid (amount: $ 3 �. Preliminary MDP heard by Planning Commission - Action taken: A I, (I(It a u- 7 APR 0 )0 Preliminary MDP heard by Board of Supervisors - Action taken: 1t PARy V�J� Letter to applicant regarding Board action and, revisions (if required). Final MDP submitted with review agency, PC and BOS comments addressed. Final MDP signed by County Administrator and Planning Director (send two copies to applicant). Administratively approved; letter sent to applicant. i DATE: 16 E-- File opened. 0 l l o� Reference Manual updated/number assigned. D-base updated. E► List of adjoiners given to staff member for verification. "t?l s--One black & white location map requested from Mapping & Graphics. D 7 A Four sets of labels requested from Data Processing. 0 , ! ?• 0 6 File given to Renee' to update Application Action Summary. I CLOSET OUT FILE: 111� Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works and Jane Anderson in Real Estate receive a copy of the administrative approval letter. Jane wants a copy of the final action letter even if the application was denied or withdrawn.) �� Q File stamped "approved"/"denied" or "withdrawn. EL< Reference Manual updated. )� D-base updated. 6 CFile given to Renee' for final update to Application Action Summary. l6File in file drawer. U 1CWDhCommon,Trackmg shms7PACKING. MDP Rev 0121/03 4-. 0 �-+ N O N r" L1 o'sN U d U to DATE 05 NO. 4 9 9 1 -. RECEIVED FROM�fYY�'� <Y�LLYI i ADDRESS l y I C ..Y "C�-C tll' t; �-y-1 4hgQ hJZ"YW4� tlA-tWA'9bLLARS $ cYt mm AMT OF ACCOUNT 7C.E7C1144 IAMT. PAID 7 13 BALANCE ( MONEY DUE ORDER BY P 61a� COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 October 14, 2005 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Preliminary Review Comments for Westbury Commons Master Development Plan Property Identification Number (PIN) 53-4-3-E & F Dear Evan: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as Westbury Commons, submitted to staff on October 11, 2005. Staff s review comments are listed below for your consideration. 1. Buffer Details. The zoning ordinance requires ten trees per linear feet. The details on sheet 2 show two trees per linear foot (one full and two half trees). The detail on sheet 2 for the zoning district buffer needs to reflect the text. 2. Sidewalks. Extend the sidewalks as indicated on sheet 3. 3. Private Road. This road being two-way appears awkward for vehicles that take a left instead of going straight; one way might work better in this development. Once all review comments are addressed, staff will schedule the application for review by the Planning Commission. I am returning the copies of the plan to you to make these revisions. Please do not hesitate to contact me with questions regarding this letter. Sincerely, a'. " 0 W r , V0.4 Candice E. Perkins Planner II Attachments CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 V It FRIG DERICK COUNT • { SANITATION UTHORITY n , P.O. Box 1877 Winchester, VA 22604-8377 ROBERT P, MOW WRY, C.P.A., JOHN S UNENS, Vice-chairincn RIC'IIARD A. RUCKNIAN, JANIF.S T. ANDERSO N DARN IN S. BRADEN Chairman Sec-lrea.surer Harvest Communities, Inc. Mr. Stuart Butler, President 147 Creekside Lane Winchester VA 22602 REFERENCE SUBJECT Dear Mr. Butler: Wellington If. Jones, KE. Engineer-Direclor Ph. - (540) 868-1061 Fax - (540) 868-1429 November 30, 2006 Westbury Commons Bill of Sale Enclosed for your files is a copy of the recorded Bill of Sale for the above -noted project. The Authority now owns the newly installed water and sewer facilities and appurtenances. Your one-year warranty period began on the date we signed the document. Respectfully, � John G. Whitacre Senior Engineer /ths Enclosure cf. Frederick County Zoning Administrator WATEIR AT YOUR SERVICE CD BILL OF SALE — KNOW ALL MEN BY THESE PRESENT: That on the day of C� 1tJ14 7�ts�'( P 2006, i the "Developer"), , in consideration of the covenants and agreements performed by the Grantee herein set forth in the agreement between the Developer and the Grantee dated the I". day of September, 2005, does hereby grant, bargain, sell, convey, and setover unto the Frederick County Sanitation Authority, [a Virginia corporation organized and existing under the provisions of the Virginia Water and Waste Authorities Act (Sect. 15.2-5100, et. seq., Code of Virginia, 1950, as amended)], (the "Grantee"), all of its right, title and interest in and to those certain water and sewer facilities and appurtenances thereto installed as shown and described on plats recorded in the Clerk's Office, and in accordance with plans titled Westbury Commons on file in the office of the Grantee. The Grantee joins in the execution of this instrument to evidence its acceptance of the ownership. HARVEST COMMUNITIES, INC. FREDERICK COUNTY SANITATION AUTHORITY j� Robert P. Mowery, hairman SEAL Richard A. Ruckman, Secretary/Treasurer STATE OF VIRGINIA, IAT LARGE, T t C',, of Ci t To wit: Ity The foregoing instrument was acknowledge before m this day of 2006, by 5as of My Commission expires_ (Ndiary ublic) STATE OF VIRGINIA, AT LARGE, COUNTY OF FREDERICK, To wit: ' The foregoing instrument was acknowledged before me this o? day of (- 2006 by Robert P. Mowery, as Chairman of the Frederick County Sanitation Authority, a Virginia Corporation, on behalf of the corporation. My commission expires -I�-h 3e 52010. IRGINIA: FREDERICK COUNTY.SCT. ]is instrument of writing was produced to me on 1 ` _aq1 000 a Notary Public cCrtilicate ackiiowledgemem there o annexed is admiticd to record. Tax imposed by Scc. 58.1-802 of , and 58.1-801 have been paid, if assessable. • i ts FlIECOPY COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/665-6395 December 30, 2005 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: MASTER DEVELOPMENT PLAN #11-05 FOR WESTBURY COMMONS Final Master Development Plan Approval Dear Evan: Frederick County administratively approved the above -referenced final master development plan on December 28, 2005. The master development plan is approved for the development of 11 age - restricted single-family small lot detached dwellings within the Stonewall Magisterial District. The property which would comprise this development is located on the east side of Westminster - Canterbury Drive (Route 1318), approximately 1,000 feet south of the intersection of North Frederick Pike (Route 522). The Frederick County Board of Supervisors granted staff administrative approval authority on December 14, 2005 and approved a waiver of the community center requirement for this development. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a subdivision design plan is required prior to the subdivision or development of this parcel. Attached are six copies of the approved Final Master Development Plan. These copies are for you and your client's records. Please contact me with any questions regarding this approval. Sincerely, coyla" " C Q_Qtac� Candice E. Perkins, Planner II CEP/dlw Attachment cc: Harvest Communities, Inc., 147 Creekside Lane, Winchester, VA 22601 Lynda J. Tyler, Stonewall District Supervisor John H. Light, Stonewall District Planning Commissioner Jane Anderson, Real Estate em: Charles S. DeHaven Jr., Stonewall District Planning Commissioner bcc: Joe Wilder, Public Works 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 • of FREDERICK December 15, 2005 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: MASTER DEVELOPMENT PLAN #11-05 FOR WESTBURY COMMONS Dear Evan: The Frederick County Board of Supervisors approved the above referenced Preliminary Master Development Plan on December 14, 2005. Your firm will need to submit a Final Master Development Plan for this project which addresses all review agency comments, as well as all comments of the Planning Commission and Board of Supervisors. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions regarding the approval of this master plan or requirements needed for submission of your Final Master Development Plan, please do not hesitate to call me. Sincerely, Candice E. Perkins, Planner II CEP/bad cc: Harvest Communities, Inc., 147 Creekside Lane, Winchester, VA 22601 Lynda J. Tyler, Stonewall District Supervisor John H. Light, Stonewall District Planning Commissioner Jane Anderson, Real Estate em: Charles S. DeHaven Jr., Stonewall District Planning Commissioner 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Westburg Commons/flooding issue Subject: Westburg Commons/flooding issue From: elawrenc@co.frederick.va.us Date: Wed, 14 Dec 2005 09:18:30 -0500 To: Jamiwrenn@aol.com, Lynda Tyler <LTYLER@adelphia.net>, Candice Perkins <cperkins@co.frederick.va.us>, 'Ed Strawsynder' <estrawsn@co.frederick.va.us> Hi Jami. Attached is the meeting summary from the Planning Commission meeting last week. This summary will be provided to the Board of Supervisors as part of the Master Development Plan review at tonight's Board meeting. I or the County Engineer (Ed Strawsyder) will contact you in the next few days to arrange a meeting. Ed has a number of suggestions that could resolve the drainage issues, and he would like to show you and your husband some finished examples in the Tasker Road area (Mosby Station development) where similar drainage issues were recently resolved. As I advised at our meeting on Monday, the County will require the developer to resolve the drainage problems during the Subdivision Design Review stage for this development. Please be assured that we will certainly make sure the drainage is addressed in a fashion that protects your property from future impacts from this development. -Eric Eric R. Lawrence, AICP Director Department of Planning and Development County of Frederick 107 N. Kent Street Winchester, Virginia 22601 540.665.5651 540.665.6395 fax elawrenc@co.frederick.va.us www.co.frederick.va.us westburg commons pc update.pdf Content -Type: application/pdf Content -Encoding: base64 I of 1 12/20/2005 4:06 PM MASTER DEVELOPMENT PLAN #11-05 WESTBURY COMMONS Staff Report for the Planning Commission Public Meeting Prepared: December 8, 2005 Staff Contact: Candice E. Perkins — Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 11/02/05 Tabled Planning Commission: 12/07/05 Recommended Approval Board of Supervisors: 12/14/05 Pending ^' PROVED + ax LOCATION: The property fronts on the east side of Westminster -Canterbury Drive (Route 1318), approximately 1,000 feet south of the intersection of North Frederick Pike (Route 522). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 53-4-3-E, 53-4-3-F PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Unimproved ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) Use: Residential & B2 (Business General) Use: Commercial South: RP (Residential Performance) Use: Residential East: RP (Residential Performance) Use: Residential West: B2 (Business General) Use: Commercial PROPOSED USE: 11 age -restricted single family small lot detached dwellings MDP #11-05, Westbury Commons • December 8, 2005 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The Master Development Plan for this property appears to have little measurable impact on Route 1318, the VDOT facility which would provide access to the property. The Master Development Plan is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plans approved as submitted. Frederick County Public Works: Some off site drainage improvements may be required to accommodate point source discharge from the proposed SWM pond. Also, provisions shall be made to accommodate or route storm flows from the SWM pond located immediately south of the proposed development issues can be resolved during the subdivision design phase. Frederick County Sanitation Authority: 1st review— approved. Frederick County Inspections Department: No comment required at this time. Shall comment at the subdivision review. Geographic Information Systems (GIS): Westbury Place has been entered into the Frederick County Road name system. Frederick County Department of Parks and Recreation: Plan appears to meet open space requirements and, along with the proffered trail system, offers appropriate recreational amenities equivalent to the prorated value of the required recreational unit. Planning & ZoninjZ: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and plamled 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 #11-05, Westbury Commons December 8, 2005 Page 3 B) Location The property fronts on the east side of Westminster -Canterbury Drive (Route 1318), approximately 1,000 feet south of the intersection of North Frederick Pike (Route 522). C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the zoning of the subject parcel as B-2 (Business General) District. This property was rezoned from B2 (Business General) to RP (Residential Performance) with proffers on February 9, 2005. D) Intended Use 11 age -restricted single family small lot detached dwellings E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for malting 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 The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the county where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The subject property is located entirely within the UDA. In accordance with the Frederick County Comprehensive Policy Plan, "any new suburban residential development served by sewer and water will have to be located within the UDA." Environment No flood plains, lakes or ponds, wetlands, sinkholes, steep slopes, or other environmental features have been identified on the 3.13 acre site. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcel fall under the Frederick-Poplimento Loams soil association (1413 & 17C). MDP #11-05, Westbury Commons December 8, 2005 Page 4 Transportation: The subject site is currently accessible via Westminster -Canterbury Drive (Route 1318). The Westbury Commons development will contain a private road that will serve the 11 lot subdivision. This private road will be accessed off of Westminster -Canterbury Drive which intersects with North Frederick Pike (Route 522) at a median crossing. Proffer Statement The following list is a summary of the proffered conditions accepted with the approval of Rezoning #13-04 (Westbury Commons) rezoning application: • The property will be developed in conformance with the Generalized Development Plan submitted with the rezoning package. • Contribution of $1,000 per lot to lessen the impacts on capital facilities. • Assurance that the site will be developed to accommodate no more than 11 age -restricted single family detached dwelling units with a minimum of 6,000 square feet per lot. • The site will be served by a private street that meets the public street requirements utilized by VDOT and that the Homeowners Association will be responsible for the maintenance. • A five foot wide asphalt pedestrian trail system will be constructed throughout the project, with connections -to the center commons and community center. • Community common open space will be provided in the center and northwest quadrant of the property, as well as around the perimeter of the site. • A Category B full screen buffer along the portion of the northern property line adjacent to the existing B2 zoned parcel. • The applicant will provide a twenty-five (25) foot landscaped buffer along the western project property line, adjoining Westminster -Canterbury Drive. F) Waivers Pursuant to §165-64A(1), of the Frederick County Zoning Ordinance, the Board of Supervisors may provide a waiver for the community center requirement specified in § 165-64A in single-family small lot subdivisions that contain less than 50 lots. Section 165-64A of the Zoning Ordinance states that "developments containing single-family small lot housing shall provide a community center that provides for the equivalent of three age appropriate recreational units for each 30 dwellings". Pursuant to the waiver requirement, the applicant is required to demonstrate how an equivalent recreational value of three recreational units for each 30 dwellings is being provided within the project, to the County, or a combination of both as a condition of requesting approval of a waiver by the Board of Supervisors. The applicant is providing the following: • 14' Gazebo (price: $27,645) • Two Park Benches (price: $1,142) — proffered during rezoning • Trails (price: $47,120) — proffered during rezoning MDP #11-05, Westbury Commons December 8, 2005 Page 5 ' At a prorated amount the development will require $27,500 for the community center value. This value may be revised to reflect a recreational unit value at the time of subdivision platting. The applicant is providing a total of $75,907 (including proffered amenities) in recreational units as stated on sheet 3 of the MDP.. Attached is a picture of the gazebo and park benches that the applicant is proposing in the development. Staff is seeking a recommendation from the Planning Commission regarding this waiver to forward to the Board of Supervisors. PLANNING COMMISSION SUMMARY & ACTION OF THE 11/02/05 MEETING: The staff noted that the applicant had submitted a revised master development plan (MDP) which addressed all of the issues identified in the staff s report; however, this revised plan was not received until after the Commission's agenda had been mailed. A Commissioner inquired as to whether the Parks & Recreation Department was satisfied that the applicant's proposal of a gazebo, two park benches, and trails met the required equivalent recreational value of a community center. Staff replied that the Parks & Recreation Department had already submitted their approval and was satisfied with the exchange for this type of community. Using the overhead screen, the applicant pointed out the revisions to the plan. In response to the Commission's request for a description of the stormwater management details, the applicant replied that the County Engineer requested that the applicant consider assisting with the existing stormwater pond on the Canterbury Square property and to have the stormwater management designed to encapsulate the entire area. The applicant stated that they have complied with that request and the resulting plan was designed so the post -development storm outlet will be less than the pre -development conditions; he added that their design will create a better stormwater drainage system than what is there presently. Noting that the trail system accessed what appeared to be private driveways in three separate locations, a Commission member asked if those areas would be provided with public access easements. The applicant replied that they have made that provision. There were no public comments. Although it appeared all of the issues had been addressed, a Commissioner moved to table the MDP until such time as a revised MDP could be provided to the Commission in their agenda packets for their review. It was pointed out that receiving changes to plans on the evening of a Planning Commission meeting does not allow sufficient time for review by the members; other Commissioners agreed. The motion to table was seconded and passed by a majority vote, as follows: YES (TO TABLE): Wilmot, Manuel, Triplett, Kriz, Ours, Gochenour, Straub NO: Thomas, DeHaven, Morris, Unger, Watt MDP #11-05, Westbury Co• ns December 8, 2005 Page 6 (Note: All Commission members were present at the meeting.) PLANNING COMMISSION SUMMARY & ACTION OF THE 12/07/05 MEETING: The Planning Commission unanimously recommended approval of the recreational center waiver request and the Master Development Plan. (Note: All Commission members were present at the meeting.) STAFF CONCLUSIONS FOR THE 12/14/05 BOARD OF SUPERVISORS MEETING: This master development plan (MDP) application is for eleven proffered age -restricted single family detached dwelling units (minimum 6,000sf lots) in the RP (Residential Performance) Zoning District. Upon resolution of the recreational center waiver this Master Development Plan will be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The master development plan is also in accordance with the proffers of the rezoning and has addressed all staff s concerns. The Planning Commission recommended that administrative approval be authorized on December 7, 2005. The applicant is seeking authorization of the preliminary master development plan by the Board of Supervisors. The Board's authorization will grant staff with administrative approval authority for the final muster development plan. BE NHAM i3D 3 4 iE Zoning SUNNYSIDE PROPERTIES B2 53 A 52E Zoning HARVEST COMMUNITIES RP 53 43 E HARVEST COMMUNITIES 53 43 F ... _. -.. ,.�,.:.,:. .. BUTLER S3B 4 y CORDDRY 53B 4 r 5 � a myN= a� 53B LAND 4 70 m =� MCGH 61J um 53B 43 �I RESNICK ANDERSON s, Ym OVNH o9 53D 2 92 53D 2 3 St o oc ,5 P 6 DDNNEW " LAREY 053 A Q h 538 4 5 HASSINGER 53A 2D C C \5T,4 �Rk UNGER 7O 7 53A A 6 MP 53A 2C C 4 m s1q RFN,y �T ti 1O7 Q ¢ f ti sJ H/Pp v� q 7 S 0 J sTq g7CFH s;4CA'MgH yB 7C s h7O/ P 1 P Jq S4 S S H/GG/ HO 3q 7CHS sTq ,*.4' 7C N B 7 sTq �Ns 534p14CF 4401, 7C H, T7 7C J sTq BFq,S, J ; 7O S sTq SOJ s�q Oj OLle ¢m C 4 K sJq BF9,y sJq IOTTs C T 70 , y4q FOR 53gs OHM s MOO SJq MqN 7C s Jq 7.y4* C y4 Bsq m sq KHO a� J7C J sTgM7CR6 SJgH/�C/ps B B F4HH I F sTq 7CTOCK sTq gTFs /'H ct"i m 16 7C T sJq 14,p8 B 5 "' F4 sq 'rJ Py C o.y sJq T b sTq 1FCTO k 7C B sTq OOyFR 9�y3s 1B S sJgHHFSTp sTgR1B4Af 7C K 1CTq B f 53q o BE4 Map Features Zoning MDP # 11 - 05 ^� Bridges P�plica0on Lakes/Ponds Culverts ..V Da ma ® B1 (Business, Neighborhood District) � MS (Medical Support District) ® B2 (Business, General District) � R4 (Residential, Planned Community District) Westbury Commons w+ Stearns m Retaining Wells / l Retain B3 (Business, Industrial Transition District) IRS (Residential Recreational Community District) Buildings Road Centerlines ti (Exbaclive Manufacturing District) Q IRA (Rural Areas District) HE HE (Higher Education District) Q RP (Residential Performance District) 5 3 4 3 E F ) - Tanks M1 (Industral, Light District) 1 O Parcels M2(Industrial,General Tralls _y MH7 (Mobile Home Community District) Community 0 rj0 100 '200 OSWSA �*UDA W E �jY�'yl(i1n�/'/],�'`L� s Feet jjDjOEjWNG INVESTMENTS 53D 3 6 BENHAM 59DT3f7 .�. BENHAM J""A �� ep yy :N d a n s ;� NA 53 A 2, l31 C. 4,} Q G C� JJAJT�R.M - IC 5 JJq�FRJ C J 7 gTFJ 7C 8 Map Features Zoning M D P # 11 - 05 Application ^/ Brdges �v Culverts Lakes/Ponds /v Dams B 0 B1 (Business, Neighborhood District) � MS (Medical Support District) Q B2 (Business, General District) ® R4 (Residential, Planned Community District) Westbury Commons w+ Streams ~ Retaining Walls B3 (Business, Industrial Transition District) R5 (Residential Recreational Community District) Buildings Road Centerlines EM(ExtractiManufacturing District) 0 RA(Rural Areas District) HE (Higher Ed tin District) Q RP (Res dential Performance District) 53 - 4 - 3 - E, F ) Tanks . M, (lndustr I LightDistrict) CDParcels Q M2 (Industrial, General District) yy.�� MH, (Mobile Home Community District) W�J� 0 50 100 200 Ib ® SWSA r UDA ENTrails S Feet • • The double -pedestal bench for extra strength Redwood in its design. Its versatility and with Redwood makes it vandal resistant and length is made with the same high comfort makes the double -pedestal bench and aesthetically pleasing. standards of IMF's pedestal tables, and perfect for any mall, recreation or sports incorporates old growth Clear All Heart area. Permanently installed and appointed Specify Iron Mountain Forge MODEL 280 PEDESTAL PARK BENCH Overall dimensions shall be 34" high x 22" deep x 6' long. Average seat height above ground shall be 18". Pedestal park bench frames shall have a vertical 4" x 4" x 36-1/2" square steel post embedded in concrete. Horizontal frame components shall be fabricated from 2-1/2" x 2-1/2" x 48" square steel tubing and shall be electrically welded to vertical post. Seat and back supports shall be made from two 3/8" x 4" x 31-3/4" steel flats bent a total of 75' on minimum radius. Frame shall be welded such that seat shall slant down toward back at 5 degrees from horizontal. Caps shall be electrically welded to ends of all open tubing. Finish shall be electrostatically applied black dry powder. Seats and backs shall be S4S Construction Heart Redwood. Seat and back shall consist of eight planks measuring 3" x 4" x 6'. All planks shall have all edges eased to a 3/8" radius. All bolt holes shall be precision drilled for easy field assembly. Sixteen zinc plated carriage bolts and nuts shall be used in attaching the before mentioned planks with frames. Optional lumber shall be 3" x 4" x 6' Clear All Heart Redwood. For additional lumber characteristics, please refer to pages 44-46. MOUNTAINEER SERIES 280-6XP Park Bench, stationary, single leg, 6' long, painted black, construction heart redwood seat and back 280-6XR Park Bench, stationary, single leg, 6' long, painted black, clear all heart redwood seat and back 281-6XP Park Bench, stationary, double leg, 6' long, painted black, construction heart redwood seat and back 281-6XR Park Bench, stationary, double leg, 6' long, painted black, clear all heart redwood seat and back 281-8XP Park Bench, stationary, double leg, 8' long, painted black, construction heart redwood seat and back 135 lbs. 135 lbs. 281-8XR Park Bench, stationary, double leg, 8' long, 160 lbs. 135 lbs. painted black, clear all heart redwood seat and back 282-6XP Park Bench, stationary, double leg portable, 6' 135 lbs. 135 lbs. long, painted black, construction heart redwood seat and back 282-6XR Park Bench, stationary, double leg portable, 6' 135 lbs. 160 lbs. long, painted black, clear all heart redwood seat and back R 'w �aea ..� 4n.",�"1. tit •it .� i. .''. ..y�, •L -"� ;yea _S"°iS�� � .p y _ iF +,. t WOW ' �� .. S F �I� -_ �. - I -. � � - - .- ` yes ._� j•h' • • g • APPLICATION M AY - 6 2005 MASTER DEVELOPMENT PLAN 1. Project Title: Westbury Commons 2. Owner's Name Harvest Communities, Inc. 147 Creekside Lane Winchester, VA 22602 (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: 662-4185 4. Design Greenway Engineering Company: Address: Same Phone Number: Same Contact Name: Evan Wyatt 00 go 5. Location of Property Eastside of Westminster Canterbury Drive, approximately 500' south of the intersection of Route 522 and Westminster Canterbury Drive 6. Total Acreage: 3.13 acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: 53-4-3-E, 53-4-3-F RP Unimproved Detached Single -Family Small Lot Property Identification Numbers North 53-4-3-D-1, 53A-A-6 South 5313-4-9, 5313-4-8, 5313-4-7, 5313-4-20A East 53A 2-D-9. 53A-2-D-8, 53A-2-D-7, 53A-2-D-6, 53A-2-D-5, 53A-2-D-4, 53A 2-D-3 West 53-A-52E 0 Magisterial District: Property Uses B2-Commerical, Residential Residential, Common Area Residential 132-Commercial Stonewall 8. Is this an original or amended Master Development Plan? Original ® Amended ❑ I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: g r �a L6'-, � . 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. TAT A AAF ADDRESS / PROPERTY NUMBER H.K. Benham III and James T. Anderson PO Box 368 Winchester, VA 22604 PIN: 53-A-52E Upper Crust, LLC 112A Bruce Drive Winchester, VA 22601 PIN: 53-4-3-D-1 Vernon B. and Frances A. Unger 5179 Barley Drive Stephens City, VA 22655 PIN: 53A-A-6 Alh*a L. Kipps 106 Hickory Lane Winchester, VA 22603 PIN: 53A-2-D-3 Almira L. Kipps 106 Hickory Lane Winchester, VA 22603 PIN: 53A-2-D-4 Betty Lou R. Bean 112 Hickory Lane Winchester, VA 22603 PIN: 53A-2-D-5 Betty Lou R. Bean 112 Hickory Lane Winchester, VA 22603 PIN: 53A-2-D-6 Betty Lou R. Bean 112 Hickory Lane Winchester, VA 22603 PIN: 53A-2-D-7 Thomas J. Place 116 Hickory Lane Winchester, VA 22603 PIN: 53A-2-D-8 Thomas J. Place 116 Hickory Lane Winchester, VA 22603 PIN: 53A-2-D-9 North Frederick Realty PO Box 2800 Winchester, VA 22604 PIN: 5313-4-20A Jeremy P. and Holly L. Buck 105 Rugby Place Winchester, VA 22603 PIN: 53I3-4-7 Edward H. and Gertrude H. Corddry 103 Rugby Place Winchester, VA 22603 PIN: 538-4-8 Steven G. Butler PO Box 2097 Winchester, VA 22604 PIN: 5313-4-9 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Stuart Butler, President -Harvest Communities, Inc. (Phone) (540) 678-1462 . (Address) 147 Creekside Lane, Winchester, VA 22602 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. 040019971 on Page Instrument No. 040019972 on Page , and is described as Parcel: 53 Lot: E_ Block: 4 Section: 3 Subdivision: Parcel: 53 Lot: F_ Block: 4 Section: 3 Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 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 application for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: Thi's aut ;orization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In ;yitness thereof, I (�rve-he_ r��s@rriix (o r li nd and seal this 1 th day of October, 2005 Signature(__..w�.Y=-7� State of Virginia, City County ;of Frederick, To -wit: I, Donna L. Meliso, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has ackn wl dged the same before me in the jurisdiction aforesaid this 1Oth day of October, 2005. Lr CL 6Y. My Commission Expires: February 29, 2008 Notary Public December 14, 2005 Mr. and Mrs. Beau Wrenn 104 Hickory Lane Winchester, VA 22603 Re: Storm Drainage Dear Jami and Beau: I want to assure you that we will continue to work with you to solve the storm drainage problem that impacted your property. The insulation placement is scheduled for today. The cleaning crew is available either Thursday or Friday, depending on what is convenient for you. If there are items from your basement that need to be replaced, please just let me know. In the long run, Greenway Engineering is coming up with several options of how to permanently fix the drainage problem. We are willing to install whichever option that you prefer. Greenway and I will meet with you to review these options and answer any questions that you have. We will continue working on this until the work is completed. All costs associated with this work will be paid by my company, Hai vest Communities. I appreciate your cooperation and look forward to working with you to solve this problem. Please feel free to contact me whenever you have any questions or concerns (office — 678-1462, cell — 533-2806). Sin I Stuart E. Butler 1-47 Creekside Lane, Winchester, Virginia 22602 Telephone/Facsimile: (540) 678-1462 MASTER DEVELOPMENT PLAN #11-05 WESTBURY COMMONS Staff Report for the Planning Commission Public Meeting Prepared: November 14, 2005 Staff Contact: Candice E. Perkins — Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 11/02/05 Tabled Planning Commission: 12/07/05 Pending Board of Supervisors: 12/14/05 Pending LOCATION: The property fronts on the east side of Westminster -Canterbury Drive (Route 1318), approximately 1,000 feet south of the intersection of North Frederick Pike (Route 522). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 53-4-3-E, 53-4-3-F PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Unimproved ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) Use: Residential & B2 (Business General) Use: Commercial South: RP (Residential Performance) Use: Residential East: RP (Residential Performance) Use: Residential West: B2 (Business General) Use: Commercial PROPOSED USE: 11 age -restricted single family small lot detached dwellings MDP #11-05, Westbury Coons • November 14, 2005 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The Master Development Plan for this property appears to have little measurable impact on Route 1318, the VDOT facility which would provide access to the property. The Master Development Plan is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plans approved as submitted. Frederick County Public Works: Some off site drainage improvements may be required to accommodate point source discharge from the proposed SWM pond. Also, provisions shall be made to accommodate or route storm flows from the SWM pond located immediately south of the proposed development issues can be resolved during the subdivision design phase. Frederick County Sanitation Authority: 1st review— approved. Frederick County Inspections Department: No comment required at this time. Shall comment at the subdivision review. Geographic Information Systems (GIS): Westbury Place has been entered into the Frederick County Road name system. Frederick County Department of Parks and Recreation: Plan appears to meet open space requirements and, along with the proffered trail system, offers appropriate recreational amenities equivalent to the prorated value of the required recreational unit. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies., Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. MDP #11-05, Westbury Coons • November 14, 2005 Page 3 B) Location The property fronts on the east side of Westminster -Canterbury Drive (Route 1318), approximately 1,000 feet south of the intersection of North Frederick Pike (Route 522). C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the zoning of the subject parcel as B-2 (Business General) District. This property was rezoned from B2 (Business General) to RP (Residential Performance) with proffers on February 9, 2005. D) Intended Use 11 age -restricted single family small lot detached dwellings E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-11 Land Use The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the county where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The subject property is located entirely within the UDA. In accordance with the Frederick County Comprehensive Policy Plan, "any new suburban residential development served by sewer and water will have to be located within the UDA." Environment No flood plains, lakes or ponds, wetlands, sinkholes, steep slopes, or other environmental features have been identified on the 3.13 acre site. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcel fall under the Frederick-Poplimento Loams soil association (14B & 17C). MDP 911-05, Westbury Commons • November 14, 2005 Page 4 Transportation: The subject site is currently accessible via Westminster -Canterbury Drive (Route 1318). The Westbury Commons development will contain a private road that will serve the 11 lot subdivision. This private road will be accessed off of Westminster -Canterbury Drive which intersects with North Frederick Pike (Route 522) at a median crossing. Proffer Statement The following list is a summary of the proffered conditions accepted with the approval of Rezoning #13-04 (Westbury Commons) rezoning application: • The property will be developed in conformance with the Generalized Development Plan submitted with the rezoning package. • Contribution of $1,000 per lot to lessen the impacts on capital facilities. • Assurance that the site will be developed to accommodate no more than 11 age -restricted single family detached dwelling units with a minimum of 6,000 square feet per lot. • The site will be served by a private street that meets the public street requirements utilized by VDOT and that the Homeowners Association will be responsible for the maintenance. • A five foot wide asphalt pedestrian trail system will be constructed throughout the project, with connections to the center commons and community center. • Community common open space will be provided in the center and northwest quadrant of the property, as well as around the perimeter of the site. • A Category B full screen buffer along the portion of the northern property line adjacent to the existing B2 zoned parcel. • The applicant will provide a twenty-five (25) foot landscaped buffer along the western project property line, adjoining Westminster -Canterbury Drive. F) Waivers Pursuant to §165-64A(1), of the Frederick County Zoning Ordinance, the Board of Supervisors may provide a waiver for the community center requirement specified in § 165-64A in single-family small lot subdivisions that contain less than 50 lots. Section 165-64A of the Zoning Ordinance states that "developments containing single-family small lot housing shall provide a community center that provides for the equivalent of three age appropriate recreational units for each 30 dwellings". Pursuant to the waiver requirement, the applicant is required to demonstrate how an equivalent recreational value of three recreational units for each 30 dwellings is being provided within the project, to the County, or a combination of both as a condition of requesting approval of a waiver by the Board of Supervisors. The applicant is providing the following: • 14' Gazebo (price: $27,645) • Two Park Benches (price: $1,142) — proffered during rezoning 0 Trails (price: $47,120) — proffered during rezoning MDP #11-05, Westbury Commons November 14, 2005 Page 5 At a prorated amount the development will require $27,500 for the community center value. This value may be revised to reflect a recreational unit value at the time of subdivision platting. The applicant is providing a total of $75,907 (including proffered amenities) in recreational units as stated on sheet 3 of the MDP. Attached is a picture of the gazebo and park benches that the applicant is proposing in the development. Staff is seeking a recommendation from the Planning Commission regarding this waiver to forward to the Board of Supervisors. PLANNING COMMISSION SUMMARY & ACTION OF THE 11/02/05 MEETING: The staff noted that the applicant had submitted a revised master development plan (MDP) which addressed all of the issues identified in the staff s report; however, this revised plan was not received until after the Commission's agenda had been mailed. A Commissioner inquired as to whether the Parks & Recreation Department was satisfied that the applicant's proposal of a gazebo, two park benches, and trails met the required equivalent recreational value of a community center. Staff replied that the Parks & Recreation Department had already submitted their approval and was satisfied with the exchange for this type of community. Using the overhead screen, the applicant pointed out the revisions to the plan. In response to the Commission's request for a description of the stormwater management details, the applicant replied that the County Engineer requested that the applicant consider assisting with the existing stormwater pond on the Canterbury Square property and to have the stormwater management designed to encapsulate the entire area. The applicant stated that they have complied with that request and the resulting plan was designed so the post -development storm outlet will be less than the pre -development conditions; he added that their design will create a better stormwater drainage system than what is there presently. Noting that the trail system accessed what appeared to be private driveways in three separate locations, a Commission member asked if those areas would be provided with public access easements. The applicant replied that they have made that provision. There were no public comments. Although it appeared all of the issues had been addressed, a Commissioner moved to table the MDP until such time as a revised MDP could be provided to the Commission in their agenda packets for their review. It was pointed out that receiving changes to plans on the evening of a Planning Commission meeting does not allow sufficient time for review by the members; other Commissioners agreed. The motion to table was seconded and passed by a majority vote, as follows: YES (TO TABLE): Wilmot, Manuel, Triplett, Kriz, Ours, Gochenour, Straub NO: Thomas, DeHaven, Morris, Unger, Watt MDP #11-05, Westbury Aons November 14, 2005 Page 6 (Note: All Commission members were present at the meeting.) STAFF CONCLUSIONS FOR THE 12/07/05 PLANNING COMMISSION MEETING: This master development plan (MDP) application is for eleven proffered age -restricted single family detached dwelling units (minimum 6,000sf lots) in the RP (Residential Performance) Zoning District. Upon resolution of the recreational center waiver this Master Development Plan will be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed staff s concerns. All of the issues identified by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMIT TALr,,lov Project Name: Westbury Commons File No: 4079 Date 11/4/05 To: Frederick County Planning From: Austin Spitler/adf Attn: Candice Perkins GREENWAY ENGINEERING Phone: 540-662-4185 Copied File Fax: 540-722-9528 Delivery: ❑ Fed Ex .❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ❑ As You Requested ❑ Please.Comment Message: 4 2005 f i + "j i Candice, Please find attached 45 sets of the MDP. Feel free to contact me with any questions or concerns. Hand Delivery and Pick Ups Only: Received By: Date: December 7 PC Subject: December 7 PC From: Eric Lawrence <elawrenc@co.frederick.va.us> Date: Wed, 02 Nov 2005 20:15:09 -0500 To: Evan Wyatt <Ewyatt@greenwayeng.com>, Bev Dellinger <Bdelling@co.frederick.va.us>, "Renee' S. Arlotta" <rarlotta@co.frederick.va.us>, Candice Perkins <cperkins@co.frederick.va.us> Hi Evan. Based on the PC's action tonight (tabled action on the Westbury Commons MDP for 30 days as the project was incomplete when the agenda was mailed), the item could be placed on the December 7th PC agenda. Please coordinate with Candice to make sure she has adequate copies of the revised MDP which addresses all the concerns. The revision need to be received by November 14th. Thanks! -Eric Eric R. Lawrence, AICP Director Department of Planning and Development County of Frederick 107 N. Kent Street Winchester, Virginia 22601 540.665.5651 540.665.6395 fax elawrenc@co.frederick.va.us www.co.frederick.va.us 1 of 1 11/8/2005 3:27 PM Westburg Commons MDP Subject: Westburg Commons MDP From: Eric Lawrence <elawrenc@co.frederick.va.us> Date: Fri, 04 Nov 2005 13:27:55 -0500 To: "Jay E. Tibbs" <jtibbs@co.frederick.va.us>, Bev Dellinger <Bdelling@co.frederick.va.us>, "Renee' S. Arlotta" <rarlotta@co.frederick.va.us> CC: Candice Perkins <cperkins@co.frederick.va.us> Hi Jay ..... This MDP is scheduled for reconsideration by the PC on Dec 7. Staff has been requested to consider this MDP as a turn around item; if the BOS agenda for Dec 14th can accommidate, planning will be prepared to forward the PCs recommendation........ I believe all issues on the MDP have been addressed, so the turn around staff report would be simple to produce.... Please advise if 3rd floor wishes to accommodate the item as a turn around.... Thanks! -Eric Eric R. Lawrence, AICP Director Department of Planning and Development County of Frederick 107 N. Kent Street Winchester, Virginia 22601 540.665.5651 540.665.6395 fax elawrenc@co.frederick.va.us www.co.frederick.va.us 1 of 1 11/8/2005 3:27 PM ys �I9 A L Founded in 1971 151 Windy Hill Lane Winchester, Virginia 22602 October 6, 2005 Frederick County Department of Parks and Recreation Attn: Jim Doran, Director 107 North Kent Street Winchester, VA 22601 RE: Westbury Commons Community Center Waiver Request Dear Jim: Please find attached a copy of the Westbury Commons Master Development Plan that provides for the development of 11 age -restricted single-family detached dwelling units on lots that are a minimum of,6;000 square feet. This community is being designed under the single-family small lot'option, which requires the development of a community center building. Recently, the Board of Supervisors adopted an ordinance that allows for property owners to seek a waiver to the community center requirement for single-family shall lot subdivisions that contain less than 50 lots. Specifically, the ordinance requires that an equivalent recreational value of three recreational units for each 30 dwelling units, prorated is provided. The current value of the community center building is based upon three tot lots for every 30 dwelling units, or $2,500.00 per dwelling unit under the current value of $25,000.00 per tot lot. Therefore, the required recreational value of the recreational amenity plan for this waiver request should be equivalent to $27,500.00 (11 dwelling units x $2,500.00 per dwelling unit). The Westbury Commons Master Development Plan has been revised to provide a recreational amenity plan that identifies the recreational item, quantity, unit price, specification and total value. Specifically, this program includes the development of an q1 asphalt community trail system that is five feet wide and totals 1,240 linear feet, park benches within the center green, and a gazebo in the open space area. The total value of this recreational amenity plan is $63,907.00, or 2.3 times the equivalent value required for the ordinance waiver. It is requested that you review this information and provide a comment that confirms the value of the recreational amenity plan, the appropriateness of this plan serving the recreational needs of the age -restricted community, and if the developer should receive full credit for the community trail system towards this waiver request understanding that this was a proffered recreational amenity during the rezoning process. Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 File 44079/EAW www.greenwayeng.com M 0 I appreciate your efforts in working with the property owner and our company regarding this matter. Please provide me your comments regarding this community center waiver request at your earliest possible convenience. Sincerely, Evan Wyatt, AICP Greenway Engineering Cc: Lynda Tyler, Stonewall District Supervisor Stuart Butler, Harvest Communities, Inc. File 94079/EAW MASTER DEVELOPMENT PLAN #11-05 WESTBURY COMMONS Staff Report for the Planning Commission Public Meeting Prepared: October 17, 2005 Staff Contact: Candice E. Perkins — Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 11 /02/05 Pending ! /� Board of Supervisors: 12/14/05 Pending LOCATION: The property fronts on the east side of Westminster -Canterbury Drive (Route 1318), approximately 1,000 feet south of the intersection of North Frederick Pike (Route 522). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 53-4-3-E, 53-4-3-F PROPERTY ZONING & PRESENT USE: Zoned: RP( Residential Performance) Use: Unimproved ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) Use: Residential & B2 (Business General) Use: Commercial South: RP (Residential Performance) Use: Residential East: RP (Residential Performance) Use: Residential West: B2 (Business General) Use: Commercial PROPOSED USE: 11 age -restricted single family small lot detached dwellings • • MDP #11-05, Westbury Commons October 17, 2005 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The Master Development Plan for this property appears to have little measurable impact on Route 1318, the VDOT facility which would provide access to the, property. The Master Development Plan is acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plans approved as submitted. Frederick County Public Works: Some off site drainage improvements may be required to accommodate point source discharge from the proposed SWM pond. Also, provisions shall be made to accommodate or route storm flows from the SWM pond located immediately south of the proposed development issues can be resolved during the subdivision design phase. Frederick County Sanitation Authority: 1st review —'approved. Frederick County Inspections Department: No comment required at this time. Shall comment at the subdivision review. Geographic Information Systems (GIS): Westbury Place has been entered into the Frederick County Road name system. Frederick County Department of Parks and Recreation: Plan appears to meet open space requirements and, along with the proffered trail system, offers appropriate recreational amenities equivalent to the prorated value of the required recreational unit. Plannine & 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, 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 #11-05, Westbury Commons • October 17, 2005 Page 3 B) Location The property fronts on the east side of Westminster -Canterbury Drive (Route 1318), approximately 1,000 feet south of the intersection of North Frederick Pike (Route 522). C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the zoning of the subject parcel as B-2 (Business General) District. This property was rezoned from B2 (Business General) to RP (Residential Performance) with proffers on February 9, 2005. D) Intended Use 11 age -restricted single family small lot detached dwellings E) - Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for snaking 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 The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the county where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The subject property is located entirely within the UDA. In accordance with the Frederick County Comprehensive Policy Plan, "any new suburban residential development served bysewer and water will have to be located within the UDA." Environment No flood plains, lakes or ponds, wetlands, shilcholes, steep slopes, or other enviromnental features have been identified on the 3.13 acre site. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcel fall under the Frederick-Poplimento Loams soil association (1413 & 17C). The soil type 14B (25% of the site) is designated as prime • r MDP #11-05, Westbury Commons October 17, 2005 Page 4 farmland and the soil type 17C (75% of the site) is more suitable for woodlands due to rock outcrops. Transportation: The subject site is currently accessible via Westminster -Canterbury Drive (Route 1318). The Westbury Commons development will contain a private road that will serve the 11 lot subdivision. This private road will be accessed off of Westminster -Canterbury Drive which intersects with North Frederick Pike (Route 522) at a median crossing. Proffer Statement The following list is a summary of the proffered conditions accepted with the approval of Rezoning #13-04 (Westbury Commons) rezoning application: • The property will be developed in conformance with the Generalized Development Plan submitted with the rezoning package. • Contribution of $1,000 per lot to lessen the impacts on capital facilities. • Assurance that the site will be developed to accommodate no more than 11 age -restricted single family detached dwelling units with a minimum of 6,000 square feet per lot. • The site will be served by a private street that meets the public street requirements utilized by VDOT and that the Homeowners Association will be responsible for the maintenance. • A five foot wide asphalt pedestrian trail system will be constructed throughout the project, with connections to the center commons and community center. • Community common open space will be provided in the center and northwest quadrant of the property, as well as around the perimeter of the site. • A Category B full screen buffer along the portion of the northern property line adjacent to the existing B2 zoned parcel. • The applicant will provide a twenty-five (25) foot landscaped buffer along the western project property line, adjoining Westminster -Canterbury Drive. F) Waivers Pursuant to § 165-64A(1), of the Frederick County Zoning Ordinance, the Board of Supervisors may provide a waiver for the community center requirement specified in § 165-64A in single-family small lot subdivisions that contain less than 50 lots. Section 165-64A of the Zoning Ordinance states that "developments containing single-family small lot housing shall provide a community center that provides for the equivalent of three age appropriate recreational units for each 30 dwellings". Pursuant to the waiver requirement, the applicant is required to demonstrate how an equivalent recreational value of three recreational units for each 30 dwellings is being provided within the project, to the County, or a combination of both as a condition of requesting approval of a waiver by the Board of Supervisors. To meet the requirements, the applicant is providing the following: • 14' Gazebo (price: $27,645) 0 Two Park Benches (price: $1,142) MDP #11-05, Westbury Commons October 17, 2005 Page 5 • Trails (price: $47,120) At a prorated amount the development will require $27,500 for the community center value and one additional recreational unit which would total $52,500 in recreational requirements. These values may be revised to reflect a recreational unit value at the time of subdivision platting. The applicant is providing a total of $75,907 in recreational units as stated on sheet 3 of the MDP. The applicant should provide architectural details to justify the proposed values as the website provided on sheet 3 of the plan offers a wide variety of children's playground equipment but no gazebos. Staff is seeking a recommendation from the Planning Commission regarding this waiver to forward to the Board of Supervisors. G. Issues: Staff s review of the subject master development plan does not highlight any substantial problems. However, staff would note the applicant needs to address the following: • The applicant needs to clarify that they are adequately satisfying the recreational requirement in order to justify their waiver request. • The buffer detail is incorrect. The zoning ordinance requires three trees per ten linear feet. The detail on sheet 2 shows two trees per ten linear feet (one full and two half trees). The detail on sheet 2 for the zoning district buffer will have to be revised to reflect the text before this plan will receive final signatures. The buffer detail shown on the plan would equate to a discrepancy of fourteen trees. • Sidewalks need to be provided along the private road. • There are two road details shown on sheet 2, one for a 24' road and one for a 20' road. The 24' detail only has 18' of pavement and the 20' road only has 14' of pavement. The Zoning Ordinance states that private roads in these subdivisions must be a minimum of 20 feet in width. The street shown on the plan is also for two-way traffic. It does not seem feasible that 14' of pavement can adequately serve two-way traffic. The details for the road need to be revised to show 20' of pavement as required by ordinance if intended to be for two-way traffic as well as the required sidewalks. • Tree type (evergreen/deciduous) for buffer detail #1 needs to be provided. STAFF CONCLUSIONS FOR THE 11/02/05 PLANNING COMMISSION MEETING: This master development plan (MDP) application is for eleven proffered age -restricted single family detached dwelling units (minimum 6,000sf lots) in the RP (Residential Performance) Zoning District and is in accordance with the proffers of the rezoning. Until the issues identified by staff are resolved, this plan is not in conformance with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the issues identified by staff, as well as those issues brought forth by the Planning Commission, should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. 0 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 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 1550 Commerce Street Winchester, VA (540) 722-3460 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. �, Applicant's Name: Greenway Engineering ' XE, D Address 151 Windy Hill Lane JUL 0 5 2005 Winchester, VA 22602 Phone Number 662-4185 Name of development and/or description of the request: Westbury Commons Location of property: Eastside of Westminster Canterbury Drive, approximately 500' south of the intersection of Route 522 and Westminster Canterbury Drive Virginia Department of Transportation's Comments - The Masted Developtnent Plan for this property appears to have little measurable impact on Route 1318, the VDOT facility which woldd prnvirie arn—c to theTrOpP4 The MaStPr nevalppmant Plan is arrartahle toynnT Refnre making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all righ - - - - d drainage Prior to mnstnirtion on the State's right-of-way the developer will need to apol to this office for issuance of appropriate permits to cover said work. 7-14-05;12:47PM;FRED CO FIRE RESCUE '1 540 678 4739 # 2/ 2 Control number MDP05-0005 Project Name Westbury Commons Address 151 Windy Hill Lane Type Application Master Development Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 5/5/2005 City Winchester Tax ID Number 53-4-3-E & 53-4- Date reviewed 5/12/2005 Applicant Greenway Engineering State Zip VA 22602 Fire District 15 Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Date Revised Applicant Phone 540-662-4185 Rescue District 15 Election District Stonewall Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh True 9RE MARSHAL, FREDERICK MINTY • 0 Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Frederick County Inspections Department Attn: Building Official 107 N. Kent Street Winchester, VA 22601 Hand deliver to: 4te Floor 107 N. Kent Street Winchester, VA (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Address Phone Number Greenway Engineerins 151 Windy Hill Lane Winchester, VA 22602 662-4185 Name of development and/or description of the request: Westbury Commons Location of property: Eastside of Westminster Canterbury Drive, approximately 500' south of the intersection of Route 522 and Westminster Canterbury Drive Frederick County Inspections Department's Comments: 09/13/2005 09:02 5407228190 MW INSPECTIONS PAGE 01 Request for Master Development Plan Comments Frederick County Department of Public Works Mail to: H;&Ad deliver to; Frederick County 4`h Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA. 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: ,Address Phone Number Greenway E Le-e- g 151 Windy BLIAne- Winchestgr.-YA 22602 662-418-9 Name of development and/or description of the request: West ujy, Commons Location of property_ rastside of Westminster Canterbury Drive, approximately 500, south of the intersection of Route 522 and Westminster Canterbury Drive R 0 Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name Address Phone Number Greenway En ing eedng 151 Windy Hill Lane Winchester, VA 22602 662-4185 Name of development and/or description of the request: Westbury Commons Location of property: Eastside of Westminster Canterbury Drive, approximately 500' south of the intersection of Route 522 and Westminster Canterbury Drive Frederick County Sanitation Authority's Comments: �1 ViiAY „u 9 �00 Request for Master Development Plan Comments BY: ----- ------•------- Department of GIS (Geographic Information Systems) Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS 107 North. Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5614 (540) 665-5614 The GIS Department will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Address Phone Number. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Westbury Commons New road name: Westbury Place Location of property: Eastside of Westminster Canterbury Drive, approximately 500' south of the intersection of Route 522 and Westminster Canterbury Drive GIS Dept Comments: A)EST,c3u/Z y /�G/4C� /44cS A3r=eA.) o4w4 ErJr � /n/V 77t4e Fi2f�,Eeic� CmctrJiry /2o�/J itl/s E -s44r25W Request for Master Development Plan Comments OCT 1 1 2005 Frederick County Department of Parks and Recreation j Mail to: Frederick County Department of Parks and Recreation 107 N. Kent Street Winchester, VA 22601 Hand deliver to: 107 N. Kent Street 2" d Floor Winchester, VA (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name: Greenway En in�g Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 662-4185 Name of development and/or description of the request: Westbury Commons Location of property: Eastside of Westminster Canterbury Drive, approximately 500' south of the intersection of Route 522 and Westminster Canterbury Drive Department of Parks and Recreation's Comments: Plan appears to meet open space requirements and, along with the proffered trail system, offers appropriate recreational amenities equivalent to the prorated value of the required recreational unit. Department of Parks and Recreation use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Da approvedRevision required Signature and Date UA�../ LIL UU u 7 mo • 0 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 October 14, 2005 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Preliminary Review Comments for Westbury Commons Master Development Plan Property Identification Number (PIN) 53-4-3-E & F Dear Evan: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as Westbury Commons, submitted to staff on October 11, 2005. Staff s review comments are listed below for your consideration. 1. Piafl'er Details. The zoning ordinance requires ten trees per linear feet. The details on cl_ et 2 show two trees per linear foot (one frill and two half trees). The detail on sheet'? _For the zoning district buffer needs to reflect the text. 2. Sidewalks. Extend the sidewalks as indicated on sheet 3. 3. Private Road. This road being two-way appears awkward for vehicles that take a left instead of going straight; one way might work better in this development. Once all review comments are addressed, staff will schedule the application for review by the Planning Commission. I am returning the copies of the plan to you to make these revisions. Please do not hesitate to contact me with questions regarding this letter. Sincerely, (iajl� aif- Kwv�� Candice E. Perkins Planner II Attachments CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 /t\ GREENWAY ENGINEERING %*�P7 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Westbury Commons -Master Development Plan File No: 4079 Date October 11, 2005 To: FC Planning From: Austin Spitler/dlm Attn: Candice Perkins GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ❑ Other ❑ Urgent ® For Your Review Message: ® Courier ® As You Requested Candice, Per your comments, attached is the following for the above project: -Signed/notarized Special Limited Power of Attorney -Application review fee check for $2,313.00 -Review Agency comment letters -69 copies of the master development plan Thank you for your assistance. Call with any questions. Hand Delivery and Pick Ups Only: Received By: Date: 0 ("T I I ❑ Pick Up ❑ Please Comment i i • 0 Frederick County, Virginia Master Development Plan Application Package Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Yes No 54 r� �.� 1. Name of proposed development. - -}v i A 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. Page 13 Frederick County, Virginia Master Development Plan Application Package General Information Yes No 1. Location map (scale 1:2000). _ 2. Scale of the MDP is not to exceed 1:100. 3. North Arrow. 4. Legend describing all symbols. ✓ 5. Surveyed boundaries of all lots and parcels. 6. Acreage of all parcels included in the MDP. 7. Topography contour lines at acceptable intervals. _ 8. A schedule of phases, boundary of phases, and order of development. ./ 9. Vie, zoning, and property owner of all adjoining properties. 10. Location of proposed uses (location, boundaries, arrangement). - C CA+— \ 11' Location and treatment of historic structures and sites. 12. History of all land divisions in relation to this tract. AJ /,A 13. Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. 14. Amount and percentage of disturbed and protected land in common open space. Page 14 r Frederick County, Virginia Master Development Plan Application Package Residential Development Information Yes No 1. 2. ,/ 3 4. `:J Infrastructure Information Location and dimension of Residential Separation Buffers. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. Number of dwelling units (by type, phase, and in total). Location and configuration of required recreational facilities. Statement of required and type of facilities to be provided. Yes No ✓ 1. Location of adjoining streets and utilities. V 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. Page 15 t • 0 Frederick County, Virginia Master Development Plan Application Package 7. Traffic impact analysis. To be submitted to the Virginia Department of Transportation. 8. Location of sewer and water mains with statements concerning the connection with and availability of facilities. 9. Location and arrangement of electric and gas utilities. Other Design Information Yes No ✓ 1. Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. 8", W 2. Plan for stormwater management. Location of stormwater facilities. 1✓/R 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.) 11114 5. Location of environmental protected areas to be included in common open space. Page 16 Frederick County, Virginia Master Development Plan Application Package County Health Department Information Yes No 3. Statements and locations pertaining to sewer and water availability. Statements and locations concerning any existing pre- or post -water treatment facilities. Statements and location of any planned private treatment facilities. Page 17 OCT 1 1 2005 i Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE rgTIAL AND PROVIDE THE DATE AND TIlAE OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. INITIALS DATE & TEAE Candice_ �1 V Bernie Mark Susan Eric Mike Kevin John COMMENTS: Received by Clerical Staff (Date & Time): PSU 1 2-,' (RD f ob `// OS TM: 3-((4))-3-DI / U"R CRUST LLCJ INK': 03000-WV ZPNE 52 / TM: 53A-((A))-6 USE: COMtjElltp,L VERNON B + FRANCES A. J _ FR DB2w. : 798. FG: 69 Q ZONE: RP USE: SINGLE - FAMILY RESIDENTIAL U � / J"'"'�•-• q _ _ FUG ti PROPOSED COMMUNITY / / CENTER `- ,Q _ / LOCATION / 1 . - TM, 53 ff4 -3-Eq / \ H TIES, 4 _ INST. Y0 Z I _ USE: TM: 53-((A))-52E 5T 'SUNNY SIDE PLAZA CIRCLE' / p - - H. K. BENHAM III 4 JAMES T. ANDERSON ' + DB: 113. PG: 34 ! .; ZONE: 52 USE: COMMERCIAL tl * I r TM: 534(4P-34 HARVEST CC"*lU UTIES, INC. NST. 10400t"12 ZONE: 52 USE: VACANT I.54 AC 1` ' ' 1 1 r I 1 t` LEGEND 0 F] OPEN SPACE ® LOT AREA I II 1 � I 1 ■ RESIDENTIAL FOOT PRINT TM 53849 I STEVEN G. BUTLER EER I I J171 PEDESTRIAN TRAIL DB: ZOONN PG: 451 t GTRUDE H. I E: RP 1 CORDDRY USE: INST-: SINGLE-FAMILY I * 030024056 r TM: 53B-((4))-1 PEDESTRIAN TRAIL EASEM N sIDENTIAL ZONE: RP 1 JEP. USE: HOLLYLY L. L. BUCK 1 SINGLE-FAMILY I INGNST•:030026103 t 51DENTIAL ZONE: RP USE: I F SILE-FAMILY RESIDENTIAL L 1 PROPOSED SWIM AREA 1 t TM:53A-((2))-D-3 / \'•\ / ALMIRA L. KIPPS \ \ DB: 61, PG: 446 If ZONE: RP / \ USE: SINGLE - FAMILY / / \'•\ RESIDENTIAL \ / ' TM: 53A-((2))-D-4 \ ALMIRA L. KIPPS / DB+ 61, PG: 446 \ ZONE: RP USE: SINGLE-FAMILY RESIDENTIAL \ TM: 53A-((2))-D-5BETTY rt! I I LOU R. BEAN OB: 5IO2. PCii 141 ZONE: RP USE: SIW LE AMILY I RESIDENTIAL =; TM: 53A-(l2A-0-b BETTY LOU R. BEAN L J DB: B102, PG: 141 ZONE: RP USE: SINGLE-FAMILY RESIDENTIAL LJ TM: 53A-((2 ))- D -1 BETTY LCU R BEAN DB: 5IO2, PG: 141 � ZOR NE: P U SINGLE•FAMILY RESIDENTIAL (_ TM: 5384(4))-20A In I NORTH FREDERICK REALTY r / DB: 121, PG. 142 ZONE: RP / USE: RAREA FOR 53A-((2A- 1 CANTETERBURBURY SQUARE THOMAS J. CE / DD: BkJS. : 243 ZONE: USE: SINGLB�-FAMILY / REgIDE(JTIAL / � J V / TOPOGRAPHY BY COUNTY OIS. BOUNDARY BY DEED COMPOSITE. UTILITY / LOCATIONS ARE APPROXIMATE. MARK D. SMITH No.022837 DATE O5/24/04 SCALE NTS DESIGNED BY: SBt FILE N0. 4079 SHEET I OF I N w hl DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERI COUNTY, VIIRGII` U E (✓ GIS, "PING, GRAPEIICS..�,,, 'Cc WORK REQUEST DATE RECEIVED: O ZOf REQUESTED COMPLETION DATE:G REQUESTING AGENT: Depariment, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: ESTRvfATED COST OF PROTECT: DESCRIPTION OF REQUEST: (Write additional i DIGITAL: SIZES: COLOR FAX: PAPER: FAX: '� BLACKnWMTE: - NUMBER OF COPIES:, STAFF MEMBER COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQLTIP ED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING November 30, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #11-05 OF WESTBURY COMMONS On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, December 14, 2005 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #11-05 for Westbury Commons, submitted by Greenway Engineering for 11 Proffered, Age -Restricted, Single Family Small Lot Detached Dwellings. The properties are located on the east side of Westminster Canterbury Drive, approximately 500 feet south of the intersection of Route 522 and Westminster Canterbury Drive, and are identified with Property Identification Numbers 53-4-3-E and 53-4-3F, in the Stonewall 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, MU U Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 4; This is to certify th t the attached correspondence was mailed to the following on � z 4 S- from the Department of Planning and Development, Frederick County, Virginia: - - - - - - 53A - 2- D 3 - -- — — -- - - - _1 53 4- 3- E- KIPPS, ALMIRA L j HARVEST COMMUNITIES, INC 106 HICKORY LN 147 CREEKSIDE LN WINCHESTER, VA 22603 4217 WINCHESTER, VA 22602-2446 Z f - - �� �� I BEAN, BETTY LOU REEVES - - - - -- --- - I VES Mr. Mark D. Smith, P.E., L.S. 112 HICKORY LN i WINCHESTER, 22603.4217 Greenway Engineering 1 f 151 Windy Hill Lane 53A 2 D 8 PLACE, THOMAS J Winchester, VA 22602 530 - 2- - 94-A i 116 HICKORY LN TUDOR SQUARE HOMEOWNERS ASSOC. WINCHESTER, VA 22603.4217 PO BOX 336 ` 538 . 4.. 7. - WINCHESTER, VA. 22604.0336 i BUCK, JEREMY P & HOLLY L 105 RUGBY PL 53 - A• - 52-E I WINCHESTER, VA 22603.4231 SUNNYSIDE PROPERTIES, LLC 53B • 4 8 - 4733 BETHESDA AVE STE 630 I CORDDRY, EDWARD H & GERTRUDE H BETHESDA, MD 20814.5250 103 RUGBY PL 53 4 3 D 1 I WINCHESTER, VA 22603.4231 UPPER CRUST, LLC 112A BRUCE DR WINCHESTER, VA 22601.4213 53A - A- - 6- �I UNGER, VERNON B & FRANCES A i 5179 BARLEY DR ��(a✓""� STEPHENS CITY, VA 22655.2606 Candice E. Perkins, Planner R — - -' Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, , a Notary Public in and for the State and County aforesaid, do areby certify that C ice E. Perkins, Planner II for the Department of Planning and Development, whose naive is signed to the foregoing, dated jl/.so v , has personally appeared before me and acknowledged the same in my State a d County aforesaid. Given under my hand this Qday of My commission expires on s c-d Q 53B - 4- - 9- BUTLER, STEPHEN G PO BOX 2097 WINCHESTER, VA 22604.1297 1 I 53A 536-- �- c�' TO:BARBARA-DATA PROCESSING FROM:BEV - PI nning Dept. Please p int sets of labels by THANKS! _ J/ f� a� V COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX:540/665-6395 NOTIFICATION OF PUBLIC MEETING November 23, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #11-05 OF WESTBURY COMMONS On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, December 7, 2005 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan 911-05 for Westbury Commons, submitted by Greenway Engineering for 11 Proffered, Age -Restricted, Single Family Small Lot Detached Dwellings. The properties are located on the east side of Westminster Canterbury Drive, approximately 500 feet south of the intersection of Route 522 and Westminster Canterbury Drive, and are identified with Property Identification Numbers 53-4-3-E and 53-4-3F, in the Stonewall 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, C�4 u P� (_ Qq up� Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 F- This is to certify that the attached correspondence was mailed to the following on UA c r from the Department of Planning and Development, Frederick County, Virginia: _ 53A - 2- D• 3- - -53 4 3 E KIPPS, ALMIRA L HARVEST COMMUNITIES, INC , �' 147 CREEKSIDE LN ��fiN 106 HICKORY LN WINCHESTER, VA 22602.2446 WINCHESTER, VA 22603 421- Mr. Mark D. Smith, P.E., L.S. Greenway Engineering I 151 Windy Hill Lane Winchester, VA 22602 53D .2- • 94•A TUDOR SQUARE HOMEOWNERS ASSOC. PO BOX 336 WINCHESTER, VA. 22604.0336 53 - A- - 52-E SUNNYSIDE PROPERTIES, LLC 4733 BETHESDA AVE STE 630 BETHESDA, MD 20814.5250 53 -4-3- D-1 UPPER CRUST, LLC 112A BRUCE DR WINCHESTER, VA 22601.4213 53A - A.. 6- UNGER, VERNON B & FRANCES A 5179 BARLEY DR STEPHENS CITY, VA 22655.2606 53A - 2- D- 5- BEAN, BETTY LOU REEVES 112 HICKORY LN WINCHESTER, VA 22603.4217 53A - 2- D- 8- PLACE, THOMAS J 116 HICKORY LN WINCHESTER, VA 22603.4217 53B - 4- - 7- BUCK, JEREMY P & HOLLY L 105 RUGBY PL WINCHESTER, VA 22603.4231 53B - 4- - 8- CORDORY, EDWARD H & GERTRUDE H 103 RUGBY PL WINCHESTER, VA 22603.4231 aw�U I paj(L� Candice E. Perkins, Planner II Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, > , a Notary Public in and for the State and County aforesaid, do he y certify that Candi E. Perkins, Planner II for the De art70,t— nt of Planning and Development, whose name is signed to the foregoing, dated e i, , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of ���r My commission expires on 53B - 4- • 9- BUTLER, STEPHEN G PO BOX 2097 c� WINCHESTER, VA 22604.1297 NOTARY OJBI,IC