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HomeMy WebLinkAbout01-02 Windstone (Revision oof MDP 03-93 Hillsdale Estates) - Redbud - Backfilee i - 1 MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted. Submission Package Comment she s from the following agencies along with any marked copies of the plan: VDOT City of Winchester Sanitation Authority Health Department Inspections Dept. Parks & Recreation ✓ Fire Marshal County Engineer One copy of the master development plan application 25 copies of the plan on a single sheet One reproducible copy of the plan (if required) *Note: This MDP is a revision TRACKING of "Hillsdale Estates" 103-93 Date Application received Fee Paid unt: $ ) reliminary MDP heard by Planning Commission - Action taken: Preliminary MDP heard by Board of Supervisors - Action taken: Letter to applicant regarding action and revisions (if required) _ Final MDP submitted with review agency, PC and BOS comments addressed *�2 Final MDP signed by County Administrator and Planning Director (send two copies to applicant) Administratively approved; letter sent to applicant U AC arol\Common\TRACKING. MD P Rev. 01/31/01 jj!�� VW 0, r i )Oe , 6�-O Way COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 April 12, 2002 Mr. Jim Vickers Oakcrest Properties, L.L.C. 2055 Valley Avenue Winchester, Virginia 22601 RE: MASTER DEVELOPMENT PLAN #01-02 FOR "WINDSTONE" Dear Jim: The Final Master Development Plan for "Windstone" was administratively approved on April 10, 2002. This project includes the development of a 28.70-acre parcel for a 199 unit townhouse community. The original master development plan for this property was approved in 1993 and provided for 215 townhouse units (Hillsdale Estates, MDP #003-93). Approval of the Windstone MDP results in a reduction of 16 townhouse units planned for this property. The development will be accessed via Brookland Lane. This project will include the improvement and extension of Brookland Lane to a temporary cul-de-sac along the site's eastern boundary. The townhome proj ect will be developed in four phases, with a total of seven recreation units provided. Curb and gutter, streetlights, and sidewalks will be provided throughout the project. Approximately 10 acres (35 percent) of open space will be provided. Attached e four copies of the approved Final Master Development Plan. Please contact me with any questionegarding this approval. ►1 AICP Deputy Director ERL/ch Enclosure cc: Gina A. Forrester, Red Bud District Supervisor Richard C. Shickle, Board of Supervisors Chairman Jasbo, Inc.; Fred L. Glaize III; Dennie D. Dunlap III, P.E., Triad Engineering Jane Anderson, Real Estate; Joe Wilder, Engineering em: Marie Straub and Pat Gochenour, Red Bud District Planning Commissioners O-\Agendas\Approval Itrs\MDFs\Windstone.MDP.Admin Approval.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 0 ;7 Frederick County Department of Planning and Development 107 North Kent Street Winchester, Virginia 22601 27 February 2002 RE: Windstone Preliminary Master Development Plan — Property Identification Number: 54-2-2 Comment Reply Letter to Review #2 To whom it may concern: RECEIVED � t_ s °�. b "10UZ DEPT, OF PLANNiNGIDEVELOPMENT Following are our responses to the comments received from The Frederick County Department of Planning and Development in the comment letter dated January 15, 2002. Please call if you have any questions or require clarification. ENGINEERING- 1. The previously approved master development plan name, application number, and approval date are shown on the master plan. (Note 1) 2. Approval letter for all proposed public and private streets from Marcus Lemasters, GIS Manager, submitted with the master plan. 3. Phasing diagram shown on the master plan. 4. "Typical Cross Section" revised to illustrate that it is intended for the two proposed public streets (Windstone and Weathervane Drives). The detail was also revised to show a 50" right-of-way width. 5. Note added to plan, which states when improvements to Valley Mill Road will occur. (Note 4) 6. Note referring to the life span of the master plan removed from the approval block. 7. Buffer Illustrative revised to show a double row of plantings 10-foot on center. Also, all notes referring to the type, quantity, and size of plantings added to detail as required. 8. Information gathered during a preliminary site investigation indicated that there are mature trees worth preserving along the north and west property boundaries. The grading plan as shown on the site plan/subdivision plan has been designed to be sensitive to these areas in an effort to preserve the trees. For this reason, we have included these areas in the woodland calculations. 9. Parcel information updated in the project summary to reflect the proposed subdivision of Phases 1 and 2 from the parent tract. A parcel line is also shown on the plan to show the location of the division. Thank you for your time and consideration regarding this matter. Please feel free to call with questions or comments. Cordially, Triad Engineering, Inc Dennie D. Dunlap III, P.E. Senior Engineer r January 15, 2002 Mr. Stephen M. Gyurisin Triad Engineering, Inc. 200 Aviation Drive Winchester, Virginia 22604 e0 FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: Windstone Preliminary Master Development Plan; Review #2 Property Identification Number: 54-2-2 Dear Steve: I have had an opportunity to review the above -referenced project, received in my office January 7, 2002. Once approved, this project will supersede the Hillsdale Estates project, the master development plan previously approved for this site. I offer the following comments: 11 3. 4. 5. 6. 7. E A reference to the previously approved master development plan has been made on the submission. Please provide that master development plan name, application number, and approval date. The previous master development plan application was 403-93. This MDP was originally approved August 18, 1993; subsequent approval occurred January 26, 2001. Provide approved street names for all proposed public and private streets. Provide approval letter from Marcus Lemasters, GIS Manager. Include the phasing diagrams with the preliminary MDP, possibly as sheet 2 of 2. "Typical Cross Section". Please clarify that the cross section is intended as an illustrative for the two proposed public streets (Windstone and Weathervane Drives). Also note the discrepancies regarding the right-of-way widths. The cross section illustration indicates a 60- foot right-of-way; the actual location of the proposed roads indicates a 50-foot right-of-way. Clarify when the improvements to Valley Mill Road will occur. Remove the note from the Approval Block referencing the life -span of the master plan. Buffer Illustrative. The ordinance requires three trees per 10 linear feet. This results in a double row of plantings, 10-foot on -center. Also note that 2/3 of the plantings should be evergreens, and 1 /3 deciduous. At planting, evergreens should be four -foot in height; deciduous trees should have two-inch calipers at planting. Clarify the woodland strip that the plan indicates is located between the project and the properties to the north and west. The plan indicates the area to be woodland, but the area is only about five feet in width. Update parcel information to reflect the proposed subdivision of Phases 1 and 2 from the parent tract. 107 North Kent Street • Winchester, Virginia 22601-5000 r A Windstone Preliminary MDP Review #2 v . ' Page 2 January 15, 2002 M Review agency comments and approval should be received from the following agencies: Virginia Department of Transportation; Fire and Rescue; Public Works; Parks and Recreation; and the Sanitati Authority. Please contact me with any questions regarding this review. Sinc y, I. Eric R. Lawrence, AICP Deputy Director ERL/ch U:\Eric\Common\MDPWndstone2.wpd Request For Site Plan Comments Frederick County Engineering Department Mail to: Frederick County Engineering Dept. Attn: Director of Engineering 107 North Kent Street Winchester, VA 22601 (540) 665-5643 Hand deliver to: 107 N. Kent Street Fourth Floor Winchester, VA (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the site plan with this sheet. Applicant's Name: Triad Engineering, Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonburg, VA 22802 Phone Number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Engineering Department's Comments 6.l*__ aJ'AN<S4 T/ ,_./, Engineering Department use only Date received 7�� Date revision received Incomplete Incomplete Date reviewed lih5laz Signature and Date Signature and Date (revision) e%,ID" 5 CO-1,, ,..%S Y1 Date approved 11/ 61d0, COUNTY of FREDERICK Dcp artmeait of Planning and Development 540/ 665-5651 FAX: 5401665-6395 March 6, 2002 Mr. Stephen M. Gyurisin Triad Engineering, Inc. 200 Aviation Drive Winchester, Virginia 22604 RE: Windstone Preliminary Master Development Plan; Review #3 Property Identification Number: 54-2-2 Dear Steve: I have had an opportunity to review the above -referenced project revisions, received in my office March 1, 2002. It appears the revisions address my previously identified comments. Review agency comments and approval should be received from the following agencies: Virginia Department of Transportation; Fire and Rescue; Public Works; Parks and Recreation; and the Sanitation Authority. Once you have acquired all the review agency approval comments, please forward the comments and five copies of the signed preliminary master development plan to this office for approval. The PMDP should be signed by the PE as well as the property owner. Please contact me with any questions regarding this letter. Eric R. Lawrence, AICP Deputy Director ERL/kac cc: Dennie D. Dunlap III, P.E. U.\Eric\Common\MDP\winclslone3.wpd DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 January 22, 2002 Mr. Mark L. Whitacre C/O TRIAD Engineering, Inc. P. 0. Box 2397 Winchester, VA 22601 Ref: Windstone MDP Route 658, Brookland Lane Frederick County Dear Mr. Whitacre: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984-5607 As indicated on the Frederick County comment sheet for the revised master development plan of the referenced project, VDOT is herewith granting general approval of the plan. Our previous concerns addressed in comment letter dated November 30, 2001 remain in effect as appropriate. The complete traffic analysis, as requested, should be provided with the proposed site plan. That analysis should confirm the geometric dimensions (stack lane and taper lengths) to comply with volume warrants of left turning vehicles from Route 659 onto Route 658. The attached copy (Guidelines for a Traffic Impact Study) should serve as a reference for use in gathering the background data for the impact study. The additional concern, as expressed in previous comment letter, is the desirable condition of having the proposed cul-de-sac appropriately located within a dedicated right-of-way to Commonwealth of Virginia to be consistent with Route 658 right-of-way being included at site plan stage. If there are any questions, please do not hesitate to call. Since , AECEIVEC Barry J. Sweitzer, Trans. Roadway Engi eer For: Steven A. Melnikoff, Transportation Engineer JAN 2 8 2002 BJS/rf _­o-r nG pi ANNINIP, nPf(:l n0%07 Enclosures xc: Mr. Dave Heironimus, . Evan Wyatt CEP VIRGINIA MOVING �J 0 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: Oakcrest Properties L L C Address: 2055 Valley Avenue Winchester. VA 22601 Phone Number: 1.540.722.4100 Name of development and/or description of the request: Windstone Location of property: West Side of Brookland Lane (State Route 658 in Frederick County) Virginia Department of Transportation's Comments: The preliminary master plan for this property appears to have significant measurable impact on the Routes 658 and 659, the VDOT facilities which would provide access to the property. Before making any ti—nai conum s, this ottice will require a complete set of site plans, drainage calculations and tL.1ffiU flow data fLUUI thU -I.T.E. Trip Gmierafton Mimi, StXrh Mir -ion for review, Our reserves ization, _and off site madway J=royemenfs and drainage Prior to rnnctrnirtinn right of . the developer will need to apply to this office for issuance of appropriate permits to cover said work. jjnfi�MV6� §feirTYe%%_ "4> i` JJ8 2002. VDOT use only Date received 1' O-e Date reviewed 02 Signature and Date Review Number: t 1 2 3 4 5 (please circle one) Date approved 9 : ZZ 02- Revision required Page 20 •Z2 VDOT Land Melopment Manual - Volume 1 © Dece -_ 1, 1995 GUIDELINES FOR A TRAFFIC IMPACT STUDY Purpose A traffic impact study assesses the impact of a proposed development, zoning change, or special use approval on the transportation system. Its purposes are (1) to ensure that proposed developments or zoning changes do not adversely affect the existing transportation network, (2) to identify any traffic problems associated with access from the site to the existing transportation network, (3) to outline solutions to potential problems, and (4) to present improvements to be incorporated into the proposed development. These traffic impact study guidelines are based on nationally accepted practices and are the minimum accepted by VDOT. Local jurisdictions may adopt more stringent guidelines, in which case they will become VDOTs standard for acceptance. These guidelines, which were developed to ensure consistent traffic impact studies, should enhance the efficiency of staff reviews as well as provide the owner/developer with information regarding "accepted" technical procedures. While these guidelines cover most developments, there may be cases in which the local jurisdiction or VDOT may require a more comprehensive study that differs from these guidelines. Responsibility for Traffic Impact Studies } The owner/developer has the responsibility for assessing the traffic impacts associated with a proposed development. The local jurisdiction and VDOT serve in a review capacity. The local jurisdiction and VDOT should specify whether a traffic impact study is required, the extent of the study area, and any specific issues should be addressed (i.e., safety, accidents, truck traffic). This determination should be made as soon as possible in the rezoning or preliminary site plan stage. If a traffic impact study is required, the applicant will be responsible for submitting a formal traffic impact report. The applicant will also be responsible for all data collection efforts required in preparing a traffic impact study, including current peak period turning movement traffic counts. Current peak period turning movement counts are traffic counts that have been collected within one year of the zoning or subdivision application. The local jurisdiction or VDOT, at its discretion, may request the applicant to adjust the peak hour turning movement counts in order to account for seasonal variations in traffic or other localized factors. In addition, the applicant will be responsible for ensuring that any submitted site plans meet the minimum state and local standards for geometric design: The study should be conducted only by an individual or firm that is qualified in traff c/transportation engineering. Upon receipt of a draft traffic impact analysis report from the local planning staff, VDOT will review the study data sources, methods, and findings and provide comments back to the local government. The local government staff will pass the comments back to the applicant or the applicant's traffic consultant. The applicant will then have the opportunity to incorporate necessary revisions prior to submitting a final report to the Planning Commission. This information will also Chapter 5 - 1 r OT Land Development Manual - VolumW © December 1, 1995 be provided to the Board of Supervisors before they reach a decision regarding the proposed development. Determining the Need for a Traffic Impact Study The reviewing agencies should have the discretion to determine when a traffic impact study is needed. The need for a traffic impact study should be evaluated based on conditions surrounding the individual development. The site specific conditions that should be considered include: 1. The potential impact upon the local and regional road networks. 2. The capacity and level of service on the adjacent roadways that will serve the development. 3. Roadway geometrics. 4. The type and size of the proposed development. 5. Traffic operations at all intersections which provide access to the site. 6. Issues of safety and/or traffic operation, or within the public right-of-way. 7. The site generates or attracts 100 total trips per hour during the adjacent street peak hour. Note: 100 vehicle trips may change the level of service on nearby intersections. VDOT and/or the local jurisdiction may require a group of developers to jointly sponsor a traffic impact study on a section of highway where many independent developments are planned. The results of this study will be the basis for determining improvements and levels of participation by each developer. Traffic Impact Study Contents A traffic impact study prepared for a specific site should follow the format shown in Table 5-1 and explained in the chapters that follow. This is a general outline that can be used for most site studies; however, some proposed developments may require a more comprehensive study (e.g., environmental impacts may need to be included). Chapter 5 - 2 VDOT Land D elopment Manual - Volume 1 © Decem'@!F 1, 1995 Table 5-1 Traffic Impact Study Contents , 1. INTRODUCTION " A. Site location and Study Area B. Existing and Proposed Site Uses C. Existing and Proposed Nearby Uses D. Existing Roadways and Programmed Improvements 2. ANALYSIS OF EXISTING CONDITIONS A. Daily and Peak Hour(s) Traffic Volumes B. Capacity Analyses at Critical Points C. Levels of Service at Critical Points 3. ANALYSIS OF FUTURE CONDITIONS WITHOUT DEVELOPMENT A. Daily and Peak Hour(s) Traffic Volumes B., Capacity Analyses at Critical Points C.,- The, analysis can include any programmed improvements that will be in place by the m : future year. D. Levels of Service at Critical Points 4. TRIP GENERATION 5. SITE TRAFFIC DISTRIBUTION AND TRAFFIC ASSIGNMENTS 6. ANALYSIS OF FUTURE CONDITIONS WITH DEVELOPMENT A. Future Daily and Peak Hour(s) Traffic Volumes B. Capacity Analyses at Critical Points C. The analysis should include those",additional improvements that will be proffered by the developer. . D. Levels of Service at Critical Points 7. RECOMMENDED IMPROVEMENTS A. Proposed' Improvements B. Capacity Analyses at Critical Points (with improvements) C. Levels of Service at Critical Points (with improvements) 8. CONCLUSIONS Chapter 5 - 3 ,:50T Land Development Manual - VolumW © December 1, 1995 A brief narrative for each chapter of the traffic impact study follows. Chapter 1. Introduction A. Site location and Study Area Boundaries Include a map (Figure 5-1) displaying the site and a brief description of the land parcel, the general terrain features, and the location within the jurisdiction and region. In addition, identify the roadways that provide access to the site and are included in the study area. The exact limits of the study area should be based on the area impacted by the site related traffic. Understanding the existing traffic conditions in the site vicinity is essential in determining the study limits. The study area limits are subject to approval by the local jurisdiction and VDOT. If the project is being completed in phases, the report should describe the total project and the phases of development. t 1 . 1 ' , - 1 ;1W M-trl�`a The report should identify the existing and proposed uses of the site in terms of the various zoning categories. In addition, it should identify the number and the type of residential units, and type and amount of commercial, industrial, or office uses in accordance with ITE trip generation categories. r1r"r ' 1�1 ;� 1 i A complete description of the existing land uses in the vicinity of the site, as well as their current zoning should be provided. This section should also describe the proposed developments of adjacent land using the local jurisdiction's comprehensive land use plan. This is especially important where large tracts of underdeveloped land are in the vicinity of the site and are within or influence the traffic growth in the study area. This information should be displayed as shown in Figure 5-2. This section should describe and provide diagrams of the existing roadways and intersections (including road geometrics, lane usage, and traffic control) within the study area as well as improvements contemplated by the local jurisdictions and state. Figure 5-3 is a typical display for the existing road network. This description should include the type of improvement project, its extent, the implementation schedule, and the agency or funding source responsible. These proposed improvements should not be included in the analysis unless they are programmed for implementation within three years or the developer can ensure their construction through proffers. Chapter 5 - 4 VDOT Land Development Manual -Volume 1 O DecemBW I, 1995 Chanter 2 Analysis of Existing Conditions l A. Daily and Peak Hour(s) Traffic Volumes The report must present diagrams depicting daily and peak'' hour traffic volums for roadways within the study.area. Typical displays for daily and peak. hou r,traffic are shown in Figure 5-4 and 5=5: Turning ,movement and mainline volumes for the peak hour: conditions (a.m. and p.m.) should be presented. In special cases, the site -generated peak hour should also be utilized. Only mainline volumes are needed for the daily traffic volumes. Also the report should present the source and/or the method of computation for all traffic volumes. The a.m. and p.m. peak hours will normally fall within the 7:00-9:00 a.m. and 4:00-6:00 p.m. peak periods. However, on certain developments, the a.m. and p.m. peak hour may fall outside these time frames. B. Capacity Analyses at Critical Points Utilizing techniques as described in the 1985 Highway Capacity Manual (or a subsequent version), assess the relative balance between roadway volumes and capacity. Analyze existing conditions (roadway geometrics and traffic signal control) for all peak hours. The results should be displayed as* shown in Figure 5-6 with levels of service provided for each lane group. <5, For capacity analysis and level of service determinations, the most recent Federal Highway Administration (FHWA-HCS) software package should be used for the different types of analysis required (e.g., signalized intersections; freeways; ramps). Other software, if approved by the county. and VDOT in advance, may also be used. All data used in the calculations must be provided along with the results of the capacity analysis so that VDOT may check the results with its own analysis. Any assumptions made that deviate from the programmed default table must be documented and an, explanation provided as to why there was a change (i.e., lane utilization factor). Where a great number of intersections or road sections are analyzed, the engineer may perform the analysis with network analysis programs such as TRANSYT-7F or TRAF-NETSIM. See VDOTs policy on capacity analysis. C. Level of Service at Critical_ Points Based on the results obtained in the previous section, determine and present levels of service (A through F). Include a description of typical operating conditions at each fevel of'seivice. Chapter 5 - 5 AML AL OT Land Development Manual - VolumW © December 1, 1995 Chapter 3. Analysis of Future Conditions Without Development This Chapter describes the anticipated traffic volumes in the future and the ability of the roadway network to accommodate this traffic without the proposed site development. The future year(s) for which projections are made will be specified by the local jurisdiction or VDOT and will be determined by the timing of the proposed development. In general, the analysis must include the "build out" year, when the development is expected to be completed. It should also include an analysis for each year in which significant phases are to be completed. A. Future Daily and Peak Hour(a) Traffic Volumes There should be a clear indication of the method and assumptions used to forecast future traffic volumes so that the local jurisdiction and VDOT staff can approve the projected volumes. For short tern forecasts (3-5 years) the nearby zoning and traffic growth should be considered. In long term (10-15 year) forecasts, the long range transportation plan forecasts may be used to determine the base forecast. See Figures 5-7 and 5-8 for typical displays for future average daily traffic and future peak hour traffic without development. B. Capacity Analyses at Critical Locations The analysis must determine the ability of the existing roadway system to accommodate future traffic (without site development) for all peak hours based on the 1985 Higbm= Capacity Manual (or subsequent update). If roadway improvements or modifications are committed for implementation, present the capacity analysis for these conditions so that the local jurisdiction and VDOT staff can replicate these calculations on FHWA-HCS. See VDOTs Policy on Capacity Analysis. C. Levels of Service at Critical Points Based on the results obtained in the previous section, determine the levels of service (A through F). See Figure 5-9 for the typical display of levels of service for intersection lane groups. . The report must clearly present the traffic generated by the site for the AM and PM peak hour conditions of the adjacent roadway system, plus the peak hour conditions for the site if different from above. A table showing the land use amount, land use code, the trip rate or trip equation and the number of trips generated by the site must be provided as shown in Table 5-2. Trip generation rates to be used should be those presented in the current edition of the ITE Trip Generation Manual, as outlined in VDOTs Trip Generation Policy. NOTE: The user should carefully review VDOTs policy on Trip Generation as trip rates or equations are acceptable. Any deviation from these rates must be justified and documented to the satisfaction of the local jurisdiction and VDOT. Chapter 5 - 6 a VDOT Land IMvelopment Manual - Volume 1 © Decen'Ter 1, 1995 -x� 4s o,'q TABLE 5-2 SAMPLE SITE TRIP GENERATION MIXED USE DEVELOPMENT PEAK HOUR TRIP GENERATION AM PM Land Use & ITE Code* Size In Out In Out ' Shopping Center - 820 600,000 GSF . 300 170 1020 1020 Office Park - 750 25 acres ,570 ZQ .8Q 620 TOTALS 870 240 1100 1640 *ITE Trip Generation, 5th ed. This chapter describes the direction of approach for site -generated ;raffic and shows the traffic assignment to the road network serving the site for the appropriate time periods. The basic method and assumptions used must be clearly stated so that the local jurisdiction and VDOT can review and approve the results. The directional distribution should be based on anticipated employment, commercial, and residential sites that will serve as the market or "draw" for the proposed development. In urban areas, the trip distributions for traffic zones in the development area may be used. Figure 5-10 shows the accepted method for displaying the directional distribution of site generated traffic. The utilization of study area roadways by site -generated traffic must also be shown as displayed in Figure 5-11. The traffic for each land use should be assigned to the adjacent roadways based on the applicable trip distributions from Figure 5-10. These layers of traffic assignments (Figures 5-11A and 5-1113) are combined to form the total traffic distribution for the site. The site -generated traffic volumes are then combined with the anticipated traffic volumes from Chapter 3 to illustrate, as shown in Figure 5-12, the mainline traffic and turning movement volumes for future conditions with the site development. The report must clearly state the basic methods and assumptions used. Note: VDOTs pass -by trip policy may be applied to the trips generated by certain land uses. Chapter 5 - 7 150T Land Development Manual - VolumP © December 1, 1995 Chapter 6. Analysis of Future Conditions With Development • - � . . • .j�Ci�:1�i:�111iF• ii��l.S •� - Display the mainline and turning movement volumes (as shown in Figure 5-12) for the highway network in the study area, as well as for the driveways and internal circulation roadways for all time periods. Perform a capacity analysis for all peak hours for future conditions with the site developed as proposed using the 1985 Highway Capacity Manual (or subsequent update). See VDOTs policy on capacity analysis. C. Levels of Se A ,alEpi= , As a result of the capacity analysis, compute and describe the level of service on the study area roadway system. If the analysis indicates that unsatisfactory levels of service will occur on study area roadways, improvements must be recommended to remedy deficiencies. The recommended - improvements should be in addition to any programmed projects that were described in Chapter 1 and reflected in the analysis contained in Chapters 2 and 3. The report must clearly describe and diagram the location, nature, and extent of proposed improvements to ensure sufficient roadway capacity and safe access to the site. - Accompanying this list of improvements should be preliminary cost estimates, source of funding, timing, and assurance of implementation. Describe the anticipated results of making these improvements. As a result of the revised capacity analyses from .the previous section, present the levels of service for the roadway system with improvements. Chapter 8. Conclusions The last chapter of the report should be a clear, concise description of the study findings. This concluding chapter should serve as an executive summary. Chapter 5 - 8 f VDOT Land D elopment Manual - Volume 1 © Decem 1, 1995 Figure Title Table 5-3 List of Figures Description Fig 54 Site.Location A vicinity map showing the site and its surroundings Fig 5-2 Existirig'& Planned Aland use map`showirig existing and"expected land uses Development that may affect the site. Fig 5-3 Existing Trans Existing roads that serve the site, includes all travel Network modes, traffic control devices, and moving lanes. Fig 5-4 Existing Daily Traffic A map showing the existing daily traffic on all roads shown in Figure 5-3 (may be combined with Fig. 5-3). Fig 515 Existing Peak Hour Current AM, IAftd t M peak hour trafficlurning movements at all critical access pints or intersections. (Note: Separate schematics for AM and PM). Fig 5-6 Existing Levels of A map showing the existing levels of service for each Service lane group (through -left -right) on each approach at all existing intersections and on roadway sections that serve the proposed development site. This analysis is based on - the traffic volumes. displayed,in,Figure 575. (a.m. and Fig 5-7 ' Future Average Daily This.map displays the future average daily w/out, Traffic Development volumes for the non site traffic: These traffic volumes (also called "background traffic" by many consultants) represent the future traffic without the proposed development. Fig 5-8 Future Peak Hour This is also referred to as (non site traffic) "background Traffic traffic." It is all of the traffic growth on the adjacent road network without the site. It should be developed for AM and PM peak hours for.the "build out" year as well as development phases. Fig 5-9 Future Peak Hour This figure displays the Levels of Service (without Levels development) Service for each lane group (through -left -right) on all approaches at all intersections (a.m. and p.m.) for the future year in which the development is expected to be "built out",., The analysis should include any programmed improvements. Fig 5-10 Directional Percent of traffic to and from the of Site.Traffic site by Distribution land use (a.m. and p.m.) Chapter 5 - 9 SOT Land Development Manual - VolumeqF © December 1, 1995 Fig 5-11 Total Site Traffic AM and PM peak hour site traffic assigned to the 5-1 IA Land Use Site Traffic adjacent road network. It includes turning movements at 5-11B Land Use Site Traffic all access points. This should be developed for ultimate development and phases of development. It should also be developed in layers for each land use on the site. (See figures 5-11 A and 5-11 B.) Fig 5-12 Total Peak Hour Includes traffic from Figures 5-7 and 5-11 for AM and Traffic Volumes (with PM peak hours at ultimate development and/or phases of Development) the development. Fig 5-13 Future Peak Hour This figure displays the levels of service for each lane Levels of Service - group (through -left -right) on all intersection approaches. With Development- on This helps to identify any deficiencies that may occur if existing Road Network the new development traffic is added to the existing road system. Note: A Level of Service C should be maintained on the existing road system. Fig 5-14 Future Peak Hour This figure displays the levels of service for each lane Level of Service (with group (through -left -right) on all approaches at all Development) intersections impacted by the development. This analysis based on traffic volumes from Figure 12, should include the improvements that are required to provide an acceptable level of service with the new development in place. Fig 5-15 Recommended Map showing locations of recommended off -site Improvements improvements, access points, additional lanes, length of auxiliary lanes, traffic signals, and on site circulation. A table and a description in the text of all recommended improvements should be provided. These improvements must alleviate any adverse conditions caused by the development. This may requira- special designs and large scale drawings. Chapter 5 - 10 December 3, 2001 Mr. Stephen M. Gyurisin Triad Engineering, Inc. 200 Aviation Drive Winchester, Virginia 22604 RE: Windstone Preliminary Master Development Plan Property Identification Number: (PIN) 54-2-2 Dear Steve: I have had an opportunity to review the above -referenced project. Once approved, this project will supersede the Hillandale project, the project previously approved for this site. I offer the following comments: Required Information from the Checklist Items 1. Name, address, and telephone number of the Owner / Developer. 2. Signed certificate of surveyor, engineer, or architect. 3. Date plan prepared and date of revisions. 4. Magisterial District. Red Bud Magisterial District 5. A schedule of phases, boundary of phases, and order of development. 6. Acreage, location, and boundaries of environmental features: flood plains, lakes and ponds, wetlands, natural storm water retention areas, steep slopes, woodlands. 7. Amount and percentage of disturbed and protected land in common open space. 8. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by phase). 9. Number of dwelling units (by type, phase, and in total). 10. Type of road design (rural or urban). 11. Acreage of each type of environmental protection. (Amount and percentage of disturbed and protected land in common open space). Shown in table format. The table provided on the MDP contains "*"; actual acreage figures should be provided. 12. Location of environmental protected areas to be included in common open space. 13. Statement that all utilities will be underground. Items Identified on the Submitted Plan 14. Cul-de-sac length. No lot may be more than 500 feet from a public road right-of-way § 144- Page 2 Mr. Stephen M. Gyurisin, Triad Engineering, Inc. Re: Windstone PMDP December 3, 2001 24C(2)(b). Confirm that all proposed private street/lots comply with this distance requirement. 15. Include the identified flood plains within the Environmental Features table. 16. Provide more comprehensive data in the Environmental Features table. Include acres of woodlands, disturbed woodlands, and woodland in open space. 17. A reference to the previously approved master development plan has been made on the submission. Please provide that master development plan name, application number, and approval date. 18. Update the magisterial district to reflect the proper district: Red Bud District. 19. Provide a 35-feet front yard setback from all public road right-of-ways. 20. Provide statements confirming conformance with § 165-62.1(B) Multifamily Housing. 21. Provide statements confirming conformance with § 165-62.13 Gross Density 22. Provide improvement as required by § 144-18.A Sidewalks and Pedestrian Walkways. 23. Provide improvement as required by § 144-19 Streetlights. 24. Revise statement in the Approval Block to reflect that the submission is a master development plan, not a site plan. 25. Provide approved street names for all proposed public and private streets. 26. Details identifying compliance with the Full Screen Residential Separation Buffer. 27. Clarification regarding the relocated Brookland Lane cul-de-sac. 28. Provide design details for all proposed public streets. 29. Clarification that the existing gas easement will not be impacted, nor will the proposed dwellings be impacted, with the proposed development. Some of the proposed dwelling units appear to be located in the gas easement. Other units will be severely restricted by the easement as decks and fences will not be permitted within the easement. Review agency comments and approval should be received from the following agencies: Virginia Department of Transportation; Fire and Rescue; Public Works; Parks and Recreation; and the Sanitation Authority. Please contact me with any questions regarding this review. Sincerely, Eric R. Lawrence, AICP Deputy Director ERL/kac Page 2 Mr. Stephen M. Gyurisin, Triad Engineering, Inc. Re: Windstone PMDP December 3, 2001 U:\Eric\Common\MDP\windstonel.wpd 02�28/02 THU 08:35 FAX 5404345841 Triad Engineering, Inc. 44-+ Triad Winc LETTE R OF TRAS M ITT AL • Z 005 %ollaw 971 Acorn Drive P.O. Box 1448 TRIAD ENGINEERING, INC. Harrisonburg, VA 22802 (540) 434-4135 Civil, Geotechnical, Environmental, (540) 434-5841 fax Construction Consultants, Land Planning e-mail: offrce@triadengineering.net and Landscape Architecture To : Frederick County Date : 021`27I2002 107 N. Kent Street Attention: Dept of planning and Development Winchester, VA 22601 Re: Windstone Job No: CD-070 WE ARE SENDING YOU a Attached ❑ Under separate cover via the following items ❑ Shop Drawings 0 Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change Order ❑ COPIES DATED NUMBER DESCRIPTION 2 09/07/2001 MP-1 Master Development Plan (revised 0227/2002) 1 02/27/2002 Request for Master Development Plan Comments (page 22) THESE ARE TRANSMITTED as checked below ❑ For Approval ❑ Approved as submitted ❑ Resubmit ❑ Samples ❑ Approved as noted ❑ Submit ❑ As Requested ❑ Returned for corrections ❑ Submit 0 For review and comment ❑ ❑ FOR BIDS DUE: "V[115`9DAFTER LOAN TO US l.,i R t llll) REMARKS: COPY TO : DEN � - bcutLOPMENT . SIGNED: If enclosures are not as noted, kindly notify us st once copies for approval copies for distribution copies for distribution 02a28/02 THU 08:36 FAX 5404345841 Triad Engineering, Inc. -»4 Triad Winc. 006 0 • Frederick County, Virginia Master Development Plan Application Package Frederick County Department of Planning and Development (^ , Ict'.aEIVED Mail to: Hand deliver to: IViAR 01 20O2 Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street Ic 107 N. Kent Street Winchester, VA PT OF PLANNING/DEVELOPMENT Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Oakerest Properties, L.L.0 Address: 2055 Valley Avenue Winchester, Virginia 22601 Phone Number: 1.540.722.4100 Name of development and/or description of the request: Windstone Location of property: West Side of Brookland Lane (State Route 658 in Frederick County) Department of Planning and Development's Comments: Page 22 Nfio nday, December 17, 2001 1:48 PM Frederick County Planning 665-6395 10 P.01 DATE: December 17, 2001 FREDERICK COUNTY, VIRGINIA DEPARTMENT OF PLANNING AND DEVELOPMENT GIS DIVISION STREET NAME COMMENTS SUBDIVISION COMMENTS STAFF MEMBER: Marcus Lemasters, GIS Manager SUBDIVISION: Windstone COMMENTS: Mapping and Graphics Manager has reviewed road names for -the Windstone subdivision with the following results: 1. The following road names have been accepted into the Frederick County Road Naming System and will be reserved as "Paper Streets." Upon development of the subdivision, these names will be numbered and officially adopted as road names in Frederick County. Windstone Drive Sagewood 2. The following road names are currently in use or conflict with a road name in use in Frederick County and are therefore denied for use in the Frederick County System: Springdale Jasmine Amber Woodlawn Woodcliffe Birchwood Autumn Ridge Greystone Brookmere Mill Brook Brookhaven Summerbrooke Willow Creek Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 W "dnesday, January 02, 2002 4:44 PM Frederick County Planning 665-6395 p.01 0 DEPARTMENT OF PLANNING AND DEVELOPMENT FREDERICK COUNTY, VIRGINIA STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: January 2, 2002 STAFF MEMBER: Marcus Lemasters, GIS Manager SUBDIVISION: Windstone COMMENTS: Mapping and Graphics Manager has reviewed road names for the Windstone Subdivision with the following results: 1. The following road names have been accepted into the Frederick County Road Naming System as "Paper Streets." Upon development of the subdivision, these names will -be numbered and officially adopted as road names in Frederick County. Coolfont Lane Weathervane Drive Windmill Lane Lighthouse Lane 2, The following road names are County currently and a oherefope deniedfor phonetically intoo theclose in nature with a road name in use in Fr Y Frederick County System: Misty Court Windy Drive Breezeway Court Alpine Lane Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 FY A`y, January 04, 2002 2:09 PM Frederick County Planning 665-6395 P.01 Id DEPARTMENT OF PLANNING AND DEVELOPMENT FREDERICK COUNTY, VIRGINIA w STREET NAME COMMENTS SUBDIVISION COMMENTS S DATE: January 2, 2002 STAFF MEMBER: Marcus Lemasters, G1S Manager SUBDIVISION: Windstone COMMENTS: Mapping and Graphics Manager has reviewed road names for the Windstone Subdivision with the following results: 1. The following road names have been accepted into the Frederick County Road Naming System as "Paper Streets." Upon development of the subdivision, these names will be numbered and officially adopted as road names in Frederick County. Windchime Court Whirlwind Drive Seabreeze Lane Aurora Lane Baybreeze Court Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 u 0 Frederick Cotmty, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern Pike Winchester. VA 22603 (540) 535-1818 Please fiIl 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: Oakcrest Properties. L.L.0 Address: 2055 Valley Avenue -Winchester.,VA 22601 Phone Number: l .540.722.4100 Name of development and/or description of the request: Windstone Location of property: West Side of Brookland Lane State Route 658 in Frederick Count Virginia Department of Transportation's Comments: The preliminary master plan for this property appears to have si ificant measurable Routes 658 and 659, the VDOT facilities which would ��r�Pact on the any ins comnai s, is o ice wi r uire a c provide access to the property. Before making �1 omp ete set o site p ans, drainage calculations and L , i ion or review.VD91 reserves off sip_ r--�gr'wLj� � Cu'•-nVPfTl�n cand drainagpe. D nQ 1-he state's right of way, tue developer will need to appl to this office for issuance of appropriate rmits to coy MO g e i% o f dCJdPit � s 2002.eL-Uwork. VDOT use only Date received 1 2 o z Review Number: 1 2 3 4 5 (please circle one) Date reviewed J:p Date approved L ZZ OZ pp Revision required Signature and Date Page 20 U:. "Py�i/UY THU U8:37 FAX 54U434b841 .� • 'man hngineering, inc. 444 if'lau nine. W-JUU0 0 Frederick County, Virginia Master Development Plan Application Package Mail to: Hand deliver to: Frederick County Fire Marshal 1 st Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-6350 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: Oakcrest Properties, L L C Address: 2055 Vallev Avenue Winchester. Virginia 22601 Phone Number: 1.540.722.4100 Name of development and/or description of the request: Windstone Location of property: West Side of Brookland Lane (State Route 658 in Frederick County Fire Marshal's Comments: Request for Master Development Plan Comments rtrdl r+VY 'M47 ^LMt 04Y —ry n r� M �"'�' �• a i� a w ti t 1 . 7 x ;,�e�> T 2, 4' {peaser�cl� one) , ly '�is�tirrrequed 4 c a � I Y l i a u•n e'f tia II t' I; - Page 26 0 Frederick County Fire and Rescue ` Department Office of the Fire Marshal Plan Review and Comments Control number Date received MDP02-D001R 3/1/02 Project Name Windstone Address City 2055 Valley Avenue Winchester TvPe Application Tax ID Number Master Development 54-2-2A&B Current Zoning RP Automatic Sprinkler System No Other recommendion Emergency Vehicle Access Adequate Siamese Location Not Identified Date reviewed 3/4/02 Applicant Oakcrest Properties State Zip VA 22601 Fire District 18 Recommendations Automatic Fire Alarm Syste No Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Date Revised 2/27/02 Applicant Ph 540-722-4100 Rescue District 1s Election District Red Bud Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards NO Emergency Vehicle Access Comments "Fire Lane No Parking" markings and signage required at all fire hydrants, fire department connections and all normal and emergency access points to the structures. Access Comments Additional Comments Fire hydrants shall be installed within 3 feet of the curb. Pl=n Approval Recommended \\\\\ Reviewed By S��initure Timothy L. Welsh Title DES-21-2001 15:05 T I WINO • P.01i01 Frederick County, Virginia Master Development Pfau Application Pack-ALIC Request for Master_ Developmept PIS (ommpnts Frederick. County Department of Public Works Mail to: Hand deljyer to: Frederick County 4th Floor Department c--i Pubi_;e Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 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 M.DP with this sheet. Applicant's Name: Oakcrest Properties, Address: 2055 V 1 y Avenug _ Phone Number: 1,540,722 4100 —_-- Name of development and/or description of the request: _ Witjdstgne Location oil -property: West Side ofBrookignd ane (Stg��te 65$ in krgdcrick C'. }:j__._ Department or Public Works use only Date received l0 2 )Ol Review Number: 1 2 3 4 S (please circle one) Date reviewed Data approved !L61D ( Revision required, Signature and Date Iij 22 1r F.01 ;5406659687 # 2/ 2 S-13-02; 2=30PM;FREDER.ICK CO PARKS 0?hS28/02 THU 08:34 FAX 5404V41 Frederick County, Virginia Triad Engineering, Master 71rvo1., • y Triad Winc. tent Plan Application Packa Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 2rd Floor Departrne,,t of Parks and Recreation l 07 N. Kent Street 107 N. Kent Street Win�hest� � Winchester, VA r, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet - Applicant's Name: —.Oakcrest Pro e s I..J,,c Address: 2055 Valley Avenue Winchester V'r a 22 O1 Phone Number: 1.540 722 4100 Name of development and/or description of the request: W'ndstone Location of property: West Side of Brookland L State Route 658 in Frederic Coun Department of Parks and Recreation's Comments: According to the plans dated February 27 2002 open space requirements appear to have been met Space. for required recreational units has also been provided. Recreational amenities will need to be reviewed in future plans. Page 27 16004 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, 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: Oakcrest Properties, L.L.0 Address: 2055 Valley Avenue Winchester. Virginia 22601 Phone Number: 1.540.722.4100 Name of development and/or description of the request: Windstone Location of property: West Side of Brookland Lane (State Route 658 in Frederick County) Frederick County Sanitation Authority's Comments: / j Frederick County Sanitation Authority use only Date received Review Number: t3P33 4 5 (please circle one) Date reviewed Date approved Revisions required Signature and Date Page `,