HomeMy WebLinkAbout05-08 Opequon Crossing Phase II 167 Lots 34.8 Acres Red Buc - Backfile2.
SUBDIVISION CHECKLIST
Comment sheets from the following agencies, along with any marked copies of the plan:
VDOT
Sanitation Authority
Inspections Department
Fire Marshall
City of Winchester GIS
Health Department
Parks & Recreation
County Engineer
One copy of the subdivision application
TRACKING SHEET
Date
To be filled in if an MDP is associated with
this subdivision MDP # 04- Q h
Approved by BOS: 7
Admin. Approval: 141)
Application received
5S 6 Fee paid (Amount: $ o 0
S Information entered in d-BASE and Reference Manual
8 File given to Renee' to add to Application Action Summary
Plat(s) signed by Subdivision Administrator
Approval letter to applicant/agent
Copy of final subdivision plat(s) [with signatures] made and given to
Mapping and Graphics Manager for structure numbering assignment
Updated d-BASE and Reference Manual
File given to Renee' to update Application Action Summary
Final plat(s) submitted with review agency signatures along with:
Recorded Deed of Dedication
Bond estimate (if required) $_
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Eric Lawrence
From: Amber Powers [apowers@co.frederick.va.us]
Sent: Thursday, January 22, 2009 12:03 PM
To: 'Eric Lawrence'
Subject: FW: Opequon Crossing Comments
Attachments: 1st Review Phase 2.doc
Hi Eric,
I received an Email from Patton Harris and Rust this morning with a few urgent questions about a review I issued in May
of last year.
Opequon Crossing was a project that went through my hands as well as Angie's and Laurens so there are probably some
inconsistencies.
I did try however to stay in line with the standard comments that Lauren usually issued, including a request that
landscaping be provided or corner lots to block headlight glare, and the replacement of white pines with a tree more
likely to survive in the dry summers.
The Opequon Crossing drawings should be in my office, and I've attached my review letter that I issued in May. (The
rest of the correspondence and some notes about the project are in Angie's file.)
Thanks,
Amber Powers
Planner I
Frederick County Dept of Planning
107 North Kent St
Winchester, VA 22601
540-665-5651
From: Amber Powers [mailto:apowers@co.frederick.va.us]
Sent: Thursday, January 22, 2009 11:42 AM
To: 'Stephanie L. Watts'
Subject: RE: Opequon Crossing Comments
Ms. Watts,
A �r�- I
Lf
I wanted to get back with you as quickly as possible to let you know that I am no longer working full time with the
County, and that I am not in the office today so I do not have the benefit of refreshing my memory of your last drawing
submissions.
I have forwarded your questions to Mr. Lawrence, along with a copy of my review letter which was issued in May.
In regards to you question about the number of off lot trees, I would just clarify that the number of trees required per
lot should be accounted for, so if they are to be planted on the off -lot, this should be stated on the subdivision design
plan.
Again I apologize for being unable to fully respond to your questions today.
Sincerely,
Amber Powers
Planner I
Frederick County Dept of Planning
107 North Kent St
Winchester, VA 22601
540-665-5651
From: Stephanie L. Watts[mailto:Stephanie.Watts@phra.com]
Sent: Thursday, January 22, 2009 10:23 AM
To: apowers@co.frederick.va.us
Subject: Opecluon Crossing Comments
Amber,
We are currently reviewing your comments made on November 12, 2008 for Opequon Crossing Phase 2. We are
concerned that the changes requested by you will make Phase 2 submission inconsistent with Phase I of Opequon
Crossing, which has gone through review and is nearly approved. For the Phase 2 submission we propose to
duplicate the same processes and layout format for approval.
For example we showed the "potential off lot ornamental tree locations" on Phase 1 and will also provide that note
on Phase 2, however the number of 'off lot' trees is not provided. Also, in Phase 1 corner lots were not screened
from headlights because this is not required. In addition, White Pines are on Frederick County's acceptable tree list
and we believe the are a good screening tree for the site and location in which we placed them. You've asked us to
replace them with a "comparable permitted evergreen species". We've also proposed them for Phase 1, which is
nearly approved.
If you could please respond to these concerns, as soon as possible, it would be greatly appreciated. We are trying to
wrap this up today.
Sincerely,
Stephanie Watts
Patton Harris Rust & Associates
DL 703.777.2290 ext. 104
FAX 703.777.3725
www.phra.com
May 12, 2008
Patton Harris Rust & Associates
Attn: Mark Jerussi
117 East Piccadilly Street, Suite 200
Winchester, Va. 22601
RE: 1" Review Comments for Opequon Crossing Subdivision Design Plan Phase 2
Property Identification Numbers: 55-A-212 & 212A
Dear Mark:
Planning Staff has reviewed the above -referenced Subdivision Design Plan (SDP) to
determine if administrative approval can be granted. At this time, administrative approval
cannot be granted. This SDP submission contains an unusually large number of errors and
deviations from the approved MDP and County Code regulations. The following is an initial
review of the SDP. However, due to the need for a substantial re -design of the SDP, the
comments below are not exhaustive. This SDP will not be approved until these and any
future Planning Department comments are sufficiently addressed, as well as all issues raised
by other review agencies. Please review Staff s comments listed below and then prepare a
revised SDP.
General Comments:
1) Proffers. Provide a proffer page within the Subdivision Design Plan.
2) Master Development Plan Layout Overview. Provide a sheet showing the
complete layout of the property as determined by the Haggerty MDP and correct the
SDP to match the approved MDP layout. This will include corrections to the location
of the proposed community center and SLA housing types.
3) Housing Type Totals. Correct housing type totals to match those indicated on the
MDP.
4) Setbacks. Provide the required setback values and maximum heights for each lot and
housing type on the plans in a chart on Sheet 2. On sheets 5 through 8, label all
setback values for each lot. Note that corrections to setbacks are necessary in several
locations.
5) Housing Type Details Diagram. Provide a more detailed diagram of proposed
housing types that includes labels for housing elements such as garage, deck, etc.
6) Imperviousness Information. Provide the ratio of imperviousness for the
townhouses as required by §165-65 K (3) of the Frederick County Zoning Ordinance.
The maximum imperviousness ratio is limited to 40% of each town home parcel.
Mark Jerussi
Re: Opequon Crossing Phase 2
May 12, 2008
Page 2 of 4
7) Opequon Boulevard Profile. To assure appropriate clearance, provide sheet(s) with
elevation drawings illustrating the road's profile, and the future Route 37 overpass.
8) Road Information. Provide the right-of-way width, classification, designation as a
Private Access Drive (PAD) if applicable, and indicate proposed speed limit for all
public and private roads located on the plan, and show this in ormation on every
sheet.
9) Interparcel Connections. Fully extend all interparcel road and pedestrian path/
sidewalk connections to the property line.
10) Property Lines and Private Access Drives (PAD). PADS should be designated as
such and provide a minimum of 20 feet of right-of-way. Property lines should not
extend into any Public road or PAD/Alley. Non-public streets and alleys should be
dedicated to the HOA for maintenance. Revise all property lines, lot square footages,
townhouse imperviousness calculations, and building restriction lines.
11) Sidewalks. All sidewalks located along roads should be included within the road
right-of-way. Sidewalks that do not run along a road should be located within a
pedestrian access easement and this easement should be shown on the SDP.
12) Cul-De-Sac Islands. Include a Landscaped island in the center of the three cul-de-
sacs and provide one-way and no -parking signs along the cul-de-sacs. See marked -up
drawings for further clarification.
13) Open Space. Provide the acreage of each section of open space on all relevant
sheets.
14) Rt. 37 ROW. Include a general note stating that, prior to construction and
disturbance, fencing will be required to ensure and further protect the Route 37 right-
of-way.
15) Phase Approval Order. Phase 2 will not be approved until the SDP for Phase 1 has
been approved.
Pedestrian Access - Related Comments:
16) Bike Trail. Label the bike trail on all pages. Also, provide a diagram of said trail.
Clarify materials to be used, particularly in areas where trail intersects with and runs
along concrete sidewalks.
17) Sidewalks across Private Access Drives. Concrete sidewalks should be extended
across all private access drives, along with stop bar, and stop signs. See marked -up
drawings for further clarification on locations.
18) Sidewalk Extension. Extend the sidewalk that links Manasquan Road, Porno Lane,
and Haida Lane all the way to across Lakota Lane to tie into the ten foot Pedestrian
Path. Where the sidewalk intersects with these roads, provide sidewalk ramps, Yield
for Pedestrian signs, and either a crosswalk indicated with striping and/or a change in
material (such as stamped concrete). Include a detail of the yield signs in the SDP.
Mark Jerussi
Re: Opequon Crossing Phase 2
May 12, 2008
Page 3 of 4
19) Crosswalks: Show crosswalks, stop bar and stop sign as noted on the marked -up
drawings included with this letter.
Landscaping, Signage, and Lighting Comments:
20) Landscaping. Show the location of all landscaping, including shrubs, on all
landscaping sheets. To preserve readability, it may be necessary to reduce the line
weight or darkness of contour lines and grading limit lines. Please preserve the line
weights and darkness of the right-of-ways and property lines as shown, as well as the
current line weight of the proposed driveway and house locations.
21) Landscape Plantings. Only plant types listed in County Code § 165-36.13 are to
count toward the minimum required landscaping.
22) Landscape Groupings. While landscape groupings are permitted, planting should
still be provided in both the front and rear of all housing types.
23) Landscaping Note. If required plantings are to be located off lot, provide the
number of those off -lot plantings and provide the general location.
24) Additional Screening. Corner lots, particularly the front portions of corner lots
along public streets in the development, should have additional screening so that they
are shielded from vehicle headlights.
25) Landscaping. Staff has calculated that the required number of ornamental plantings
as stated in the SDP is incorrect. The correct minimum number of ornamental shrubs
and trees are 905, and 302, respectively. This number is, however, based on the units
proposed in the current SDP submission, (which is in need of revision in order to
match the MDP). Assure that the next submission provides accurate minimum
requirements as per County Code §165-36.A.(2). See marked -up drawings for
further clarification.
26) Residential Separation Buffers. Provide a buffer as per County Code §165-37.C.(3)
and indicate buffer planting locations. "This buffer shall be designated as a
continuous landscaped easement that will be placed between single family detached
traditional and cluster dwellings," (noted in design plan as SFD and SLA), "and other
housing types," (which includes Town Houses). "This landscape easement shall be at
least ten feet in depth and contain a double row of evergreen trees." This landscaping
is in addition to what is required as per County Code § 165-36.A.(2).
27) Road Efficiency Buffer. Show the location road efficiency buffers, and buffer
plantings. See County Code § 165-37.E for road efficiency buffers.
28) Buffer Plantings. Replace all white pines with a comparable, permitted evergreen
species.
29) Route 37 Landscaping Note. The 20 foot landscaped buffer is to be adjacent and
continuous along Route 37 as stated by Proffer 13.7. Also, this proffer is in addition
to the road efficiency buffers required by §165-37 E of the Frederick County Zoning
Ordinance.
Mark Jerussi
Re: Opequon Crossing Phase 2
May 12, 2008
Page 4 of 4
30) Landscaping Diagrams. The landscaping diagrams provided for the road efficiency
buffers are not to scale. Provide a scaled diagram for all road efficiency buffers.
31) Sign and Lighting Details. Provide details of all signs and lighting proposed.
32) Streetlight Locations. Provide streetlights within the townhouse complex vicinity.
See marked -up drawings for further clarification on locations.
Please address the above comments as well as those clarified in the marked -up set of
drawings included with this letter and resubmit. If you have any questions, please feel free to
call, 540-665-5651.
Sincerely,
Amber Powers
Planning Technician
cc: The Canyon, LC, PO Box 3276, Winchester, VA 22604
Attachment
AJC/bad
Patton Harris Rust & Associates,pc
Engineers. Surveyors. Planners. landscape Architects.
January 22, 2009
TO: Amber Powers
Planning Technician
Department of Planning and Development
County of Frederick
107 North Kent Street, Suite 202
Winchester, VA 22601
JA N 2 8 2009
RE: 1" Review Comments for Opequon Crossing Subdivision Design Plan
Phase 2, Property Identification Numbers: 55-A-212 & 212A
Dear Ms. Powers:
PT TR+n We have addressed the comments dated May 12, 2008 and offer the following in
1Hil 1 response.
General Comments
CORPORATE:
Chantilly
Comment 1.
Proffers. Provide a proffer page within the Subdivision Design Plan.
VIRGINIA OFFICES:
Chantilly
Response 1.
A proffer sheet has been provided. {See Sheet 3)
Bridgewater
Fredericksburg
Comment 2.
Master Development Plan Layout Overview. Provide a sheet showing
Leesburg
Richmond
the complete layout of the properly as determined by the Haggerty MDP and
Virginia Beach
correct the SDP to match the mved MDP la out. This will include core ions
�p y
Winchester
to the location ofthepmposed community center and SLA housing types.
Woodbridge
Response 2.
A 1%laster Development Plan Sheet has been provided to show the
LABORATORIES:
Chantilly
complete layout of the property as determined by the Haggerty '\1DP.
Fredericksburg
The SDP, including Future SLA Lots, has been revised to match the
Approved NIDP. The location of the proposed community center is
MARYLAND OFFICES:
shown on the MDP as well as the landscape plan and is subject to
Baltimore
change pending future Phase III MDP approval. The communinT
Columbia
center is currenth shown on the Phase II 'N1DP and not on the
Frederick
Germantown
geometric or grading plans, since the future community center area
Hall wood
y
will ultimately be single family home lots. The communit< center will
Hunt Valley
be shown on the future Phase III 1\,fDP upon a roi, al. The SLA
p pp
housing types have been provided as requested. 'See Sheets 2, 3A, &
WEST VIRGINIA
OFFICE:
7-}
Martinsburg
Comment 3. Housing Type Totals. Correct housing types totals to match those indicated
T 800.553.PHRA on the MDP.
T 703.777.3616
F 703.777.3725
208 Church St.,S.E.
Leesburg, VA
20175
Amber Powers
Planning Technician
Department of Planning and Development
Opequon Crossing Sultlivisisn Design Plan Phase 2
Neveml.er 12, 2008
Page 2 of 8
Response 3. The current house type totals are now shoN in. They do not match the
INIDP exactly, yet the total proposed number of units (281) does not
etceed the total shown on the MDP (300) {See Sheet 2}
"C.omment 4. Setbacks. Provide the required setback values and maximum hei hts o
g r each lot
.f
housing type on the plans in a chart on Sheet 2. On sheets 5 through 8, label all
setback values for each lot. Note that corrections to setbacks are necessary in
several locations.
Response 4. The required setbacks and maximum heights have been provided for
each lot and housing type. {See Sheet 21
✓ Comment 5. Housing Type Details Diagram. Provide a more detailed dia r
g gam of
Pproposed housing types that includes labels for housing elements such as garage,
Hdeck, etc.
Response 5. A more detailed diagram of proposed house n.'Pes that includes labels
for housing elements such as garages and porches have been
ji6!�.
ro�-ided. (See sheet 21
Commperviousness Information. Provide the ratio ofimperviousness forthe
wnhouses as required by § 165-65 K (3) of the Frederick County Zoning
Ordinance. The maximum imperviousness ratio is limited to 4 0 % of each town
home panel.
Response 6. The ratio of imperviousness for the townhouses to open space has
been provided. {See Sheet 21
Icomment 7. Opequon Boulevard Profile. To assure appropriate clearance, provide
sheet(s) wrath elevation drawings illustrating the road's profile, and the future Route
37 overpass.
Response 7. A profile of the proposed Opequon Crossing Boulevard and the
future Route 37 overpass has been proviyed to assure appropriate
` clearance. {See Sheet 38
it
Comment 8. Road Information. Provide the right-of-zvay width, classification, designation
as a Private Access Drive (PAD) if applicable, and indicate proposed speed limit
for all public and pnvate roads located on the plan, and show this information on
every sheet.
Response 8. The Road information for all public and private roads located on the
plan has been provided. ,.See Sheets 6-10 J
Amber Powers
Planning Technician
Department of Planning and Development
Opequon Crossing Subdivision Design Plan Phase 2
November 12, 2008
Page 3 of 8
Comment 9. Interparcel Connections. Fully extend all interparcel road and pedestrian
pathl sidewalk connections to the property line.
Response 9. All Inrerparcel road and pedestrian path; sidewalk connections have
been extended to the property .line. iSee Sheets 6-10}
Comment 10. Property Lines and Private Access Drives (PAD). PADS should be
designated as such and provide a minimum of 20 feet of right-of-way. Property
lines should not extend into any Public road or PAD/Alley. Non public streets
and alleys should be dedicated to the HOA for maintenance. Revise all property
lines, lot square footages, townhouse imperviousness calculations, and building
restriction lines.
P H Response 10. Private access drives are designed as an easement located on lots. The easement will. be dedicated to the HOA so that the HOA. will be
responsible for road m,,untenance. As such, it is unnecessary, to revise
lot lines so the allev way- is tech1U'caUv open space. Both scenarios
serve an identical purpose.
Comment 11. Sidewalks. All sidewalks located along roads should be included within the road
right-of-way. Sidewalks that do not run along a road should be located within a
pedestrian access easement and this easement should the shown on the SDP.
Response l 1. All side-,valks located along roads are included within the road right-
of-way. Sidewalks that do not run along a road are located tvitlun a
pedestrian access easement, which is shown on the SDP. {See Sheets
6-10
it
Comment 12. Cul-De-Sac Islands. Include a Landscaped island in the center of the three
( cul-de-sacs and provide one-way and no parking signs along the cul-de-sacs. See
4 marked -up drawings for further clarification.
Response 12. Any, cul-de-sacs located on public streets as depicted on the plans are
designed in accordance with ZTDOT standards. We are unaware of
any zoning or subdivision ordinance requirement that would require
raised, landscaped islands within the proposed cul-de-sacs. Pleas
advise of and County- Code Section re g dus require. ...
Comment �3-JOpen Space. Provide the acreage of each section of open space on all relevant
sheets.
Response 13. The acreage of each section of open space on all relevant sheets has
been pro-vided. {See. Sheets 6-10"
Amber Powers
Planning Technician
Department of Planning and Development
Opequon Crossing Subdivision Design Plan Phase 2
Nov�ber 12, 2008
Pe4of8
Comment 14. Rt. 37ROW. Include ageneral note stating that, prior to construction and
disturbance, fencing will be required to ensure and further protect the Route 37
right-of-tvay.
Response 14. Ageneral note, "Prior to construction and disturbance, fencing will be
required to ensure and further protect the Route 37 right-of-way", has
been provided.. {See Sheet 21
Comment 13. Phase Approval Order. Phas
e se 2 well not be approved until the SDP for
Phase 1 has been approved.
Response 15. General note #14 now states that "Phase 2 will not be approved until
the SDP for Phase 1 has been approved." 'See Sheet 21
PT TRA Pedestrian Access — Related Comments:
Comment 16. Bike Trail. Label the bike trail on all pages. Also, provide a diagram of said
trail. Clarify materials to be used, particularly in areas where trail intersects with
and runs along concrete sidewalks.
Response 16. The bike trail has been labeled on all pages and a diagram of said trail,
has been provided. 'See Sheets 6-10 & 30}
Comment 17. Sidewalks across Private Access Drives. Concrete sidewalks should be
extended across all private access drives, along with stop bar, and stop sign See
marked -up dratwings for further clarification locations.
Response 17. Concrete side-,a-alks have been eltended across all private access
drijres, along with stop bar, and stop signs.'See Sheets 6-10 & 32-361
✓ "Comment 18. Sidewalk Extension. Extend the sidewalk that links Manasquan q an Road,
Pomo Lane, and Haida Lane all the way to across Lakota Lane to tie into the
ten foot Pedestrian Path. Where the sidewalk intersects with these roads, provide
sidewalk ramps. Yield for Pedestrian signs, and either a crosswalk indicated with
striping andl or a change in material such as stamped concrete. Include a detail of
theyield signs in the SDP.
Response 1.8. The above mentioned sidewalk has been extended up to southern side
of Haida Lane. The sidewalk could not be extended as requested to
Lakota Lane due to the presence of a curb uilet where the sidewalk
Would have been extended to. Instead, the sidewalk- was extended
along the south side of Haida Lane to provide further access. Ramps
have been provided where the sidewalk intersects with these roads.
Yield signsand crosswalks with striping for pedestrian have been
provided. {See Sheets 6 & 32
PHRI�
CORPORATE
Chantilly
VIRGINIA OFFICES:
Chantilly
Bridgewater
Fredericksburg
Leesburg
Richmond
Virginia Beach
Winchester
Woodbridge
LABORATORIES:
Chantilly
Fredericksburg
MARYLAND OFFICES:
Baltimore
Columbia
Frederick
Germantown
Hollywood
Hunt Valley
VEST VIRGINIA
OFFICE:
Martinsburg
T 800.553.PHRA
T 703.777.3616
F 703.777.3725
208 Church St., S.E.
Leesburg, VA
20175
Patton Harris Rust & Associates, pc
Engineers. Surveyors. Planners. Landscape Architects.
January 22, 2009
TO: Amber Powers
Planning Technician
Department of Planning and Development
County of Frederick
107 North Kent Street, Suite 202
Winchester, VA 22601
JA N 2 8 2009
RE: 1" Review Comments for Opel Crossing Subdivision Design Plan
Phase 2, Property Identification Numbers: 55-A-212 & 212A
Dear Ms. Powers:
We have addressed the comments dated May 12, 2008 and offer the following in
response.
General Comments
Comment 1. Proffers. Provide a proffer page within the Subdivision Design Plan.
Response 1. A. proffer sheet has been provided. {See Sheet 3}
Comment 2. Master Development Plan Layout Overview. Provide a sheet showing
the complete layout of the property as determined by the Hagerty MDP and
correct the SDP to match the approved MDP layout. This will include corrections
to the location of the proposed community center and SLA housing des.
Response 2. A Master Development Plan Sheet has been provided to show the
complete lad out of the property as deternuned by the .Haggerty, -1�1DP.
The. SDP, including Future SI.A Lots, has been revised to match the.
Approved \I.DP. The location of the proposed community center is
shown on the \'IDP as well as the landscape plan and is subject to
change pending future Phase III -MDP approval. The eominuniny
center is currently sh.ovvn on the Phase II \[DP and not on. the
geometric or grading plans, since the future community- center area
will ultimately be single family home lots. The communiu, center N ill
be shown on the future Phase III. MDP upon approval. The SI.A
1l0usuig t}-pes have been provided as requested. "See Sheets 2, 3 1, &
-, i
Comment 3. Housing Type Totals. Correct housing des totals to match those indicated
on the jAIDR
Amber Powers
Planning Technician
Department of Planning and Development
Opequon Crossing Subdivision Design Plan Phase 2
November 12, 2008
Page 2 of 8
Response 3. The current house type totals are riow shcm n. They do not match the
-1DP elacdy, vet the total proposed number of units (281) does not
exceed the total sho\ n on ilic NIDP (300) {See Sheet 21
Comment 4. Setbacks. Provide the required setback values and maazmzrm heights for each lot
housinge on the plans in a chart on Sheet 2. On sheets 5 through 8, label all
setback values for each lot. Note that corrections to setbacks are necessary in
several locations.
Response 4. The required setbacks and ma_-HiMurn heights have been provided for
each lot and housing type. {See Sheet 2}
Comment 5. Housing Type Details Diagram. Provide a more detailed diagram of
proposed housing des that includes labels for housing elements such as garage,
Pul + l deck, etc.
Response 3. A more detailed diagram of proposed house t-,-pes that includes labels
for housing elements such as garages and porches have been
provided. 'See sheet 21
Comment 6. Imperviousness Information. Provide the ratio of imperviousness for the
townhouses as required by § 165-65 K (3) of the Frederick County Zoning
Ordinance. The maximum imperviousness ratio is limited to 40% of each town
home panel.
Response 6. The ratio of irmpeiviousness for the to—,-vrehouses to open space has
been provided. {See Sheet 21
Comment 7. Opequon Boulevard Profile. To assure appropriate clearance, provide
sheets) with elevation drawings illustrating the road's profile, and the future Route
37 overpass.
Response 7. A profile of the proposed Opequon Crossing Boulevard and the
future Route 37 overpass has been provided to assure appropriate
clearance. {See Sheet 3S1
Comment S. Road Information. Provide the right-of-way width, classification, designation
as a Private Access Drive (PAD) if applicable, and indicate proposed speed limit
for all public and private roads located on the plan, and show this information on
every sheet.
Response S. The Road information for all public and private roads located. on the
plan has been provided. See. Sheets 6-101
Amber Powers
Planning Technician
Department of Planning and Development
Opequon Crossing Subdivision Design Plan Phase 2
November 12, 2008
Page 3 of 8
Comment 9. Interparcel Connections. Fuly extend all interparcel road andpedestrian
pathI sidewalk connections to the propery line.
Response 9. All Inierparcel road and pedestrian path; sidewalk connections have
been extended to the property line. 'See. Sheets 6-10'
Comment 10. Property Lines and Private Access Drives (PAD). PADS should be
designated as such and provide a minimarm of 20 feet of right -of zvay. Property
lines should not extend into ary Public road or PADIAIIey. Non-public streets
and allgis should be dedicated to the HOA for maintenance. Revise all property
lines, lot square footages, townhouse imperviousness calculations, and building
restriction lines.
Response 10. private access drives are designed as an easement.located on lots. The
R+Acasement will. be dedicated to the 1-I01 so that the HO,1 will be
PH responsible for road inainten. ante. As such, it is unnecessary to revise
lot lines so the alley- -, a�, is technically open space. Both scenarios
serve. an identical purpose.
Comment 11. Sidewalks. All sidewalks located along roads should be included within the road
right-of-way. Sidewalks that do not nin along a road should be located within a
pedestrian access easement and this easement should the shown on the SDP.
Response 11. Afl side -walks located along roads are included within the road right -
of -wad. Sidewalks that do not -run along a road are located within a
pedestrian access easement, which is shown on the SDP. {See Sheets
6-10
Comment 12. Cul-De-Sac Islands. Include a Landscaped island in the center of the three
cul-de-sacs and provide one-way and no parking signs along the cul-de-sacs. See
marked-ip drawings for further clarification.
Response 12. Any cul-de-sacs located on public streets as depicted on the plans are
designed u1 accordance with V%DOT' standards. We are unaware of
any zon ng or subdiision ordinance requirement that would require
raised, landscaped islands within the proposed cul-de-sacs. Please
advise of any Count\, Code Section regarding this requirement.
Comment 13. Open Space. Provide the acreage of each section of open space on all relevant
sheets.
Response 13. The acreage of each section of open space on all relevant sheets has
been proA ided. {See Sheets 6-10-k
Amber Powers
Planning Technician
Department of Planning and Development
Opequon Crossing Subdivision Design Plan Phase 2
November 12, 2008
Page 4 of 8
Comment 14. Rt. 37ROW. Include ageneral note stating that, prior to construction and
disturbance, fencing will be required to ensure and furtherprotect the Route 37
fight -of -way.
Response 14. r1 general note, "Prior to construction and disturbance, fencing %rill be
required to ensure and further protect the Route 37 right-of-way", has
been provided. {_See Sheet 2�
Comment 15. Phase Approval Order. Phase 2 will not be approved until the SDP for
Phase 1 has been approver.
Response 1 �. C.�eneral note ;� 14 no�v states that. "I'hasc 2 ��ill nc:�t be apptx>vcd until
the SDP for Phase 1 has been approved." I.See Sheet 2j
Pul + l Pedestrian Access — Related Comments:
Comment 16. Bike Trail. Label the bike trail on all pages. Also, provide a diagram of said
trail. Clarify materials to be used, particularly in areas where trail intersects with
and funs along concrete sidewalks.
Response 1.6. The l.)ike trail has been. labeled on all. pages and a diagram of said trail.
has been provided. {Sec Sheets 6-10 & 30}
Comment 17. Sidewalks across Private Access Drives. Concrete sidewalks should be
extended across all pfivate access drives, along with stop bar, and stop signs. See
marked-i p drawiffgs for further clarification locations.
Response 1 i . Concrete sidewalks have been extended across all private access
drives, along with stop bar, and stop signs. See Sheets 6-10 & 32-361
Comment 18. Sidewalk Extension. Extend the sidewalk that links Manasquan Road,
Pomo Lane, and Haida Lane all the way to across Lakota Lane to tie into the
ten foot Pedestrian Path. Where the sidewalk intersects with these roads, provide
sidewalk ramps. Yield for Pedestrian signs, and either a crosswalk indicated with
striping and/or a change in material (such as stamped concrete. Include a detail of
theyield signs in the SDP.
Response 18. The above mentioned side�wa.lk has been extended up to southern aide
of Hajda lane. The sidcwalk could nor be extended as requested to
i.akota 1_.an.e due to the presence of a curb inlet tiX-herc the sidc�,alk
vVould have been extended to. Instead, the sidewalk was extended
along the south side of Haida Lane to provide further access. Ramps
have been provided where the sidewalk intersects with these roads.
Yield signs and crosswalks with striping for pedestrian have been
provided. iSee Sheets 6 & .32
Amber Powers
Planning Technician
Department of Planning and Development
Opequon Crossing Subdivision Design Plan Phase 2
November 12, 2008
Page 5 of 8
Comment 19. Crosswalks. Show crosswalks, stop bars and stop sign as noted on the marked-
ip drawings included with this letter.
Response 19. Crosswalks, stop }_gars and stop sign have been provided. {See Sheets
6-10 cti 32-36,
Landscaping, Signage, Lighting Comments:
Comment 20. Landscaping. Show the location of all landscaping including shrubs, on all
landscaping sheets. To preserve readability, it may be necessary to reduce the line
weight or darkness of contour lines andgradirag limit lines. Please preserve the line
weights and darkness of the rzght-of-ways and property lines as shown, as well as
the current line weight of the proposed driveway and house locations.
PHResponse 20. Plants for on -lot locations are shown on Sheet 70 of the landscape
plans (iri likeness of Phase 1). For readability of shrubs and small
ornamental trees per lot, a detail of each lot Type is provided with its
required trees and shrubs on Sheer 70.
Comment 21. Landscape Plantings. Only plant ypes listed in County Code § 163-36.B
are to count toward the minimum required landscaping.
Response 21. All plants specified can be found in the "acceptable. Trees and
Shrubs" list in. Frederick Countv's General. Code.
Comment 22. Landscape Groupings. IVhile landscape groupings are permitted, planting
should still be provided in both the front and rear of all housing types.
Response 22. Plantings are specified, to be planted, in both the front and rear lawn.
for all housing types.
Comment 23. Landscaping Note. If required plantings are to be located off lot, provide the
number of those off lot plantings and provide the general location.
Response 23. The general location of plantings to be located off -lot are specified
,,vith a leader and description. The :nuUTiber of those plantings to be
planted off -lot will nor be known until. time of construction; however
specific areas will be desismated to place all off -lot plantings.
Comment 24. Additional Screening. Corner lots, particularly the front portions of corner
lots along public streets in the development, should have additional screening so that
they are shielded from vehicle headlights.
Response 24. Additional screening is not required for corner lots.
Amber Powers
Planning Technician
Department of Planning and Development
Opequon Crossing Subdivision Design Plan Phase 2
November 12, 2008
Page 6 of 8
Comment 23. Landscaping. Staff has calculated that the required number of ornamental
plantings as stated in the SDP is incorrect. The correct minimum number of
ornamental shrubs and trees are 903, and 302, respectively. This number is,
however based on the units proposed in the current SDP submission, (which is in
need of revision in order to match the AMP). Assure that the next submission
provides accurate minimum requirements as per County Code § 165-36.A(A). See
marked -up drawings for fzrrther clarification.
Response 25. Landscape requirement for the Small Lot llousing is 15 shrubs per lot
and 5 ornamental trees per lot. Landscape requirement for
townhouses is 6 shrubs per 5 units and 2 ornamental trees per 5 units.
Comment 26. Residential Separation Buffets. Provide a buffer as per County Code
PHT T�§ 165-37. C(3) and indicate uffer planting locations. `This buffer shall be
designated as a continuous landscaped easement that will be placed between single
family detached traditional and cluster dwellings, " (noted in design plan as SFD
and SLA), `and other housing des, " (which includes Town Houses). `This
landscape easement shall be at least ten feed in depth and contain a double row of
evergreen trees. " This landscaping is in addition to what is required as per Coun y
Code § 165-36.A. (2).
Response 26. Section 165-37,C(3) does indeed require interior residential. screening.
Asyou have pointed out in Four letter, landscaping; i.s required
between single family detached traditional or cluster housing types
and other housing tl-pes. 'L'he . ousing r� pe iclerttificcl on the plans as
SPD or SL_1 are "single family small lot" as defined by, the Zoiiitlb
Ordinance and not detached "traditicreal" or "cluster" housing; types
as you have staged. 1s such, no interior residential screening is
required for the development. tlSee. Sheets 47 6-10, & 611
Comment 27. Road Efficiency Buffer. Show the location road eidency buffers, and buffer
plantings, See County Code § 163-37. E for road effitiency biffers.
1esponse 271. The location of the Road i fficicncly Buffers, and Buffer plantings
have been provided as set forth by the lIDP. 'See Sheets 41 6-10, &
61}
Comment 28. Buffer Plantings. Replace all white pines with a comparable, permitted
evergreen species.
Rcsponsc 28. White pines area found on. the 1 redcr_ick County ":Acceptable -Frces
and Shrubs" list (pg. 32). 7'hc proposed White1'iucs are suitable fc>r
the location specified.
PHIS
Amber Powers
Planning Technician
Department of Planning and Development
Opequon Crossing Subdivision Design Plan Phase 2
November 12, 2008
Page 7 of 7
Comment 29. Route 37 Lan dscaping Note. The 20 foot landscaped buffer is to be
adjacent and continuous along Route 37 as stated by Proffer 13.7. Also, this
proffer is in addition to the road efficiency buffers required by § 165-37.E of the
.Frederick County Zoning Ordinance.
Response 29. PHR+_-1 worked with Frederick Count\, Planning Staff during the
Master Development Plan (;I -DP) phase of the project to provide
increased buffers from. those that were proffered. In doing so, the
Applicant maintained the planting scheme provided per Proffer 13.7
but increased the distance component of the buffer to accommodate a
road efficiency- buffer in areas adjacent to residential uses. As such
the 20' buffer is not in addition to the road efficiency- buffer. 'I`he
approved buffer scheme is shown on the approved NfDP for the
17ro1eCt and the Subdivision 1)cs.iga Plan l:� in conformance bvlth the.
approved buffer scheme.
Comment 30. Landscaping Diagrams. The landscaping diagrams provided for the road
efficiency buffers are not to scale. Provide a scaled diagram for all road �#icieneg
buffers.
Response 30. Issue resolved.
Comment 31. Sign and Lighting Details. Provide details of all signs and lighting
proposed.
Response 31. Sign and lighting details are provided_ {See Sheets 31 & 321
Comment 32. Streetlight Locations. Provide streetlights within the townhouse complex
vicinity. See marked-ap drawings forfurther clarification on locations.
Response 32. Streetlights within the townhouse complex vicinity have been
provided. {See Sheets 4 & 6-10}
We trust the above responses address all of your comments and concerns. Should
you have any questions concerning these responses, please feel free to call us at
(703) 777-3616.
Sincerely,
PATTON HARRIS RUST & ASSOCIATES
Mark Jerussi,
Senior Project Manager
Patton Harris Rust & Associates
_.� Engineers. Surveyors. Planntrs. Landscape Architects.
208 Church Street, SE
PR+A Leesburg, 7. 20175
H F 703.777.3725
E 703.777.3725
JAN 2 8 2oog
Transmittal
fo:
Amber Powers
Organization/Company:
Frederick County Department of Planning and Development
Addiess:
107 North Kent St., Suite 202
Winchester, VA 22601
Telephone Number:
(540) 665-5651
Date:
01 /27/09
From:
Mark Jerussi, P.E.
Project Name/Subject:
Opeguon Crossing Phase II - 2"d Submission
Via:
Hand Delivery Internal Project File #:
14121-2-0
Quantity File #
Date Description
Transmitted
®
Herewith
5 Sets 14121-2-0
01 /26/09 Site Plan
❑
Under separate cover
1 14121-2-0
01/26/09 Comment Response Letter
Material
❑
Originals
®
Photocopies
❑
Diskette
❑
Shop Drawings
❑
hlylar
❑
Prints
❑
Invoice
❑
Sepia
Purpose
❑
Your Use
❑
Your Files
Notes:
®
Approval
❑
Please Return:
Corrected Prints
❑
Please Submit:
Revised Prints
Received by:
Date:
r
I
June 24, 2008
Mr. Mark Jerussi, P.E.
Patton Harris Rust & Associates, p.c.
208 Church Street, S.E.
Leesburg, Virginia 20175.
RE: Opequon Crossing Phase 2 — Subdivision Plan Comments
Frederick County, Virginia
Dear Mr. Jerussi:
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
We have completed our review of the subject su.bdi-,vision plan dated March 28, 2008, an
offer the following comments:
1. On sheet 25, the site specific seeding schedule shown on the E&S notes and details sheets
reference the Piedmont area. The site is located in the Mountain area of the state.
2. All slopes that are steeper than three horizontal feet to one vertical foot will require a
slope stability analysis performed by a qualified geotechnical engineer. Please note that
the slope stability analysis shall be submitted prior to land disturbance permit approval.
The site plan can be processed and approved without the aforementioned slope stability
analysis; however, should the geotechnical engineer determine that grading changes will
be necessary to achieve slope stability after site plan approval, a revised site plan will be
required prior to issuance of a land disturbance permit.
3. Provide storm water management calculations for the site.
4. Per the approved proffer statement, provide Water Quality BMPs for the site according to
Table 2-3 of the Virginia Stormwater Management Regulations.
107 North Dent Street a Winchester, Virginia 22601-5000
J
Opequon Crossing, Phase II
Page 2
June 24, 2008
5. The project description on page 28 references the rough grading plan, not the actual plan
submitted.
6. Refer to Sheet 25: With the exception of single family dwelling construction, the use of
regular silt fence for commercial or subdivision projects is not permitted in Frederick
County. The county requires the use of wire reinforced silt fence or a diversion berm for
perimeter control.
7. In accordance with Frederick County's erosion and sediment control ordinance (Section
70-3.A.1), the outfall system shall be designed to maintain the structural integrity of the
basin during a 100-year storm of twenty-four hour duration. Revise the basin
calculations referenced in MS-6.b. to comply with these standards.
8. Any area in which drainage collects from more than three (3) lots, shall be placed within
a platted drainage easement. In addition, it will be the developer's responsibility to
construct all drainage ditches that are located within any easement within the subdivision.
Once these comments have been addressed, submit one (1) set of the revised plan for further
review.
MSN/rls
cc: Planning and Development,
file
JUN 2 5 2DO8
Sincerely,
Michael S. Newlin
Civil Engineer
Department of Public Works
T:\rsargent\Rhonda\TEMPCOMMENTS\Opequon Crossing Phase 2.doe
Patton Harris Rust & Associates Transmittal
Engineers. Surveyors. Planners. Landscape Architects.
208 Church Street, SE
PR+A
Leesburg, 7. 20175
H T: 703.777.3725 JAN 2 8
F: 703.777.3725 2009
To:
Organization/Company:
Address:
Telephone Number:
Date:
From:
Project Name/Subject:
Via:
Amber Powers
Frederick County Department of Planning and Development
107 North Kent St., Suite 202
Winchester, VA 22601
(540) 665-5651
01 /27/09
Mark Jerussi, P.E.
Opequon Crossing Phase I1 - 2°1 Submission
Hand Delivery Internal Project File #:
14121-2-0
Quantity File #
Date Description
Transmitted
®
Herewith
5 Sets 14121-2-0
01 /26/09 Site Plan
❑
Under separate cover
1 14121-2-0
01/26/09 Comment Response Letter
Material
❑
Originals
®
Photocopies
❑
Diskette
❑
Shop Drawings
❑
Mylar
❑
Prints
❑
Invoice
❑
Sepia
Purpose
❑
Your Use
❑
Your Files
Notes:
®
Approval
❑
Please Return:
Corrected Prints
❑
Please Submit:
Revised Prints
Received by:
Date:
COUNTY. of-FREDERICK
U,
Department of Public Works
-- 540/665-5643
FAX: 540/678-0682
August 18, 2008
Mr. Jonathan Welling E.I.T.
Patton Harris Rust & Associates
177 East Piccadilly Street
Winchester, Virginia 22601
RE: Opequon Crossing Phase 2 — Flood Plain Comments
Frederick County, Virginia
Dear Mr. Welling:
We have completed our review of the subject flood plain study received July 3, 2008, and
offer no comments at this time. Therefore, we recommend approval of the subject flood plain
study.
Sincerely,
4
Michael S. Newlin
Civil Engineer
Department of Public Works
MSN/rls //-
cc: Planning and Development '✓
file
T:\rsargent\Rhonda\TE1iPCOMMENTS\Opequon Crossing Phase 2FLOODPLAINSTUDYCOM.doc
107 North Kent Street - Winchester, Virginia 22601-5000
COU A PfF�REWERICK
Department of PIanning and Development
540/ 665-5651
FAX: 540/ 665-6395
May 12, 2008
Patton Harris Rust & Associates
Attn: Mark Jerussi
117 East Piccadilly Street, Suite 200
Winchester, Va. 22601
RE: I" Review Comments for Opequon Crossing Subdivision Design Plan Phase 2
Property Identification Numbers: 55-A-212 & 212A
Dear Mark:
Planning Staff has reviewed the above -referenced Subdivision Design Plan (SDP) to
determine if administrative approval can be granted. At this time, administrative approval
cannot be granted. This SDP submission contains an unusually large number of errors and
deviations from the approved MDP and County Code regulations. The following is an initial
review of the SDP. However, due to the need for a substantial re -design of the SDP, the
comments below are not exhaustive. This SDP will not be approved until these and any
future Planning Department comments are sufficiently addressed, as well as all issues raised
by other review agencies. Please review Staff s comments listed below and then prepare a
revised SDP.
General Comments:
1) Proffers. Provide a proffer page within the Subdivision Design Plan.
2) Master Development Plan Layout Overview. Provide a sheet showing the
complete layout of the property as determined by the Haggerty MDP and correct the
SDP to match the approved MDP layout. This will include corrections to the location
of the proposed community center and SLA housing types.
3) Housing Type Totals. Correct housing type totals to match those indicated on the
MDP.
4) Setbacks. Provide the required setback values and maximum heights for each lot and
housing type on the plans in a chart on Sheet 2. On sheets 5 through 8, label all
setback values for each lot. Note that corrections to setbacks are necessary in several
locations.
5) Housing Type Details Diagram. Provide a more detailed diagram of proposed
housing types that includes labels for housing elements such as garage, deck, etc.
6) Imperviousness Information. Provide the ratio of imperviousness for the
townhouses as required by §165-65 K (3) of the Frederick County Zoning Ordinance.
The maximum imperviousness ratio is limited to 40% of each town home parcel.
107 North Kent Street, Suite 202 a Winchester, Virginia 22601-5000
Mark Jerussi
Re: Opequon Crossing Phase 2
May 12, 2008
Page 2 of 4
7) Opequon Boulevard Profile. To assure appropriate clearance, provide sheet(s) with
elevation drawings illustrating the road's profile, and the future Route 37 overpass.
8) Road Information. Provide the right-of-way width, classification, designation as a
Private Access Drive (PAD) if applicable, and indicate proposed speed limit for all
public and private roads located on the plan, and show this information on every
sheet.
9) Interparcel Connections. Fully extend all interparcel road and pedestrian path/
sidewalk connections to the property line.
10) Property Lines and Private Access Drives (PAD). PADs should be designated as
such and provide a minimum of 20 feet of right-nf ;x,aA, Prnrnerty lines should not
extend into'any Public road or PAD/Alley. Non-public streets and alleys should be
dedicated to the HOA for maintenance. Revise all property lines, lot square footages,
townhouse imperviousness calculations, and building restriction lines.
11) Sidewalks. All sidewalks located along roads should be included within the road
right-of-way. Sidewalks that do not run along a road should be located within a
pedestrian access easement and this easement should be shown on the SDP.
12) Cul-De-Sac Islands. Include a Landscaped island in the center of the three cul-de-
sacs and provide one-way and no -parking signs along the cul-de-sacs. See marked -up
drawings for further clarification.
13) Open Space. Provide the acreage of each section of open space on all relevant
sheets.
14) Rt. 37 ROW. Include a general note stating that, prior to construction and
disturbance, fencing will be required to ensure and further protect the Route 37 right-
of-way.
15) Phase Approval Order. Phase 2 will not be approved until the SDP for Phase 1 has
been approved.
Pedestrian Access - Related Comments:
16) Bike Trail. Label the bike trail on all pages. Also, provide a diagram of said trail.
Clarify materials to be used, particularly in areas where trail intersects with and runs
along concrete sidewalks.
17) Sidewalks across Private Access Drives. Concrete sidewalks should be extended
across all private access drives, along with stop bar, and stop signs. See marked -up
drawings for further clarification on locations.
18) Sidewalk Extension. Extend the sidewalk that links Manasquan Road, Porno Lane,
and Haida Lane all the way to across Lakota Lane to tie into the ten foot Pedestrian
Path. Where the sidewalk intersects with these roads, provide sidewalk ramps, Yield
for Pedestrian signs, and either a crosswalk indicated with striping and/or a change in
material (such as stamped concrete). Include a detail of the yield signs in the SDP.
Mark Jerussi
Re: Opequon Crossing Phase 2
May 12, 2008
Page 3 of 4
19) Crosswalks: Show crosswalks, stop bar and stop sign as noted on the marked -up
drawings included with this letter.
Landscaping, Signage, and Lighting Comments:
20) Landscaping. Show the location of all landscaping, including shrubs, on all
landscaping sheets. To preserve readability, it may be necessary to reduce the line
weight or darkness of contour lines and grading limit lines. Please preserve the line
weights and darkness of the right-of-ways and property lines as shown, as well as the
current line weight of the proposed driveway and house locations.
21) Landscape Plantings. Only plant types listed in County Code § 165-36.B are to
count toward the minimum required landscaping.
22) Landscape Groupings. While landscape groupings are permitted, planting should
still be provided in both the front and rear of all housing types.
23) Landscaping Note. If required plantings are to be located off lot, provide the
number of those off -lot plantings and provide the general location.
24) Additional Screening. Corner lots, particularly the front portions of corner lots
along public streets in the development, should have additional screening so that they
are shielded from vehicle headlights.
25) Landscaping. Staff has calculated that the required number of ornamental plantings
as stated in the SDP is incorrect. The correct minimum number of ornamental shrubs
and trees are 905, and 302, respectively. This number is, however, based on the units
proposed in the current SDP submission, (which is in need of revision in order to
match the MDP). Assure that the next submission provides accurate minimum
requirements as per County Code §165-36.A.(2). See marked -up drawings for
further clarification.
26) Residential Separation Buffers. Provide a buffer as per County Code § 165-37.C.(3)
and indicate buffer planting locations. "This buffer shall be designated as a
continuous landscaped easement that will be placed between single family detached
traditional and cluster dwellings," (noted in design plan as SFD and SLA), "and other
housing types," (which includes Town Houses). "This landscape easement shall be at
least ten feet in depth and contain a double row of evergreen trees." This landscaping
is in addition to what is required as per County Code § 165-36.A.(2).
27) Road Efficiency Buffer. Show the location road efficiency buffers, and buffer
plantings. See County Code §165-37.E for road efficiency buffers.
28) Buffer Plantings. Replace all white pines with a comparable, permitted evergreen
species.
29) Route 37 Landscaping Note. The 20 foot landscaped buffer is to be adjacent and
continuous along Route 37 as stated by Proffer 13.7. Also, this proffer is in addition
to the road efficiency buffers required by §165-37 E of the Frederick County Zoning
Ordinance.
Mark Jerussi
Re: Opequon Crossing Phase 2
May 12, 2008
Page 4 of 4
30) Landscaping Diagrams. The landscaping diagrams provided for the road efficiency
buffers are not to scale. Provide a scaled diagram for all road efficiency buffers.
31) Sign and Lighting Details. Provide details of all signs and lighting proposed.
32) Streetlight Locations. Provide streetlights within the townhouse complex vicinity.
See marked -up drawings for further clarification on locations.
Please address the above comments as well as those clarified in the marked -up set of
drawings included with this letter and resubmit. If you have any questions, please feel free to
call, 540-665-5651.
Sincerely,
v
Amber Powers
Planning Technician -
cc: The Canyon, LC, PO Box 3276, Winchester, VA 22604
Attachment
AJC/bad
APPLICATION AND CHECKLIST
SUBDIVISION
FREDERICK COUNTY, VIRGINIA
Date: oV Application # 0 S ' 1751 m1)P? v
If no, 11,11i19 P requirement been waived by the Planning Director? Yes
If MDP requirement has not been waived, fill in the following public hearing dates:
Planning Commission: Board of Supervisors:
Yes No
No
Applicant/Agent: TArrc A/ 14A ►IRIS R JS i 55�Gt�-TcS
Address: 9,OV C Ify-e(--H S T 56
Phone Number: N3
Owner's Name: T (-}E C-,,k;jyo lV ) �- C
Address: d. lox 2.1-fD
wrNeitcST ��vA aacoay
Phone Number: L5qQ) 6 0 — d o�
Please list names ofall owners, principals. and/or majority stockholders:
T,+c CAWYoiu , L. C-
Contact Person:
e IZuSS1 �.� • ����fi>4
Pl1011e Nltlllbel': (D 3O — ag IS
NAIVIE OF SUBDIVISION: 6TC Q U 0A1 C I�Ssc/V6, — I�14ASE 1T
Number of Lots: 16 l Total Acreage:
Property Location: Ajj?RAy, IM,Ar1E1-! d000 t-EC�T E&SL— d'F
VNI.LEY AL-t✓ RT6 %Szh i 1ZTE 7 /Ae ERSEc.T60/I,
(Give State Route gand name, distance and direction fi-om intersection)
Pvlagisterial District: �Ke
—7—
Property Identification Number (P.f.N.): SJr ' A — 01 ia- 4
(Parent Tract)
Property zoning and present use: ,4Gi. t cu LTua 0
tZ�s I, t7�lllTl �L __ _._._.-
Adjoining property zoning and use:��
Has a Master Development Plan been submitted for this project? V-11yes No
If yes, has the final MDP been approved by the Board of Supervisors? V Yes No
What was the \Master Development Plan title? �A(n67 RT Y ?&Oje& Z �'
Does the plat contain any changes from the approved MDP'? Yes No
If yes; specify what changes:
i\Minimum Lot Size (smallest lot):
Number and types of housing units in this development: 1 1 (0 TaWN E}OyS� t
13 Sri 3 -3 01 f -
I have read the material included in this package and understand what is required by the
Frederick County Planning Department. I also understand that all required material will
be complete prior to the submissicy.e my site plan. `
Signature:
Date:
Request For Subdivision Plan Comments
Frederick County Department of Planning and Development
Mail to: Hand deliver to:
Frederick County Department of Planning & Development
Department of Planning & Development 107 North Kent Street, Suite 202
107 North Kent Street Winchester, Virginia 22601
Winchester. Virginia 22601 (540) 665-5651
Please till out the information as accurately as possible in order to assist the Department
of Planning and Development with their review. Please attach two (2) copies of the
Subdivision Plan with this sheet.
Applicant's Name:
Address:
V
LFEsa� v/k ao 17!SI-
Phone Number: (70:!! ? 3 Cpl tp
A--tT,v: /" ,+R K J 6R USs 1
Name of Development and/or description of the request:
O-e GLuoN G-RosS IIVC, - P/4 A-Sf-:-- %—
Location of property: AiT &ox[MA: e7L Y 67600 F EGl 6[-
VA t,t.EY j�Et� �( -RaE 4a," $ lA/-7-FR S c e jJD/V
Department of Planning & Development's Comments:
Department of Planning & Development use only
Date received Review Number: 1 ? 3 4 5 (please circle one)
Date reviewed Date approved
Revision Required
Skanature and Date
Y * ` Please return this form to applicant ;; ;,
-15-
APPLICATION PACKAGE CHECKLIST
SUBDIVISION CHECKLIST
This Subdivision Plan application is incomplete if the items listed below- are not present
at the time of submission. A complete application is necessary to begin processing the
Subdivision Plan, and to place it on the Planning Commission and the Board of
Supervisors agendas. It is recommended that the applicant meet with a representative
from the Department of Planning and Development staff when submitting applicatio�ls in
order to review the materials for completeness.
Subdivision Package
1. One set of approvedcomment sheets from the following agencies
cleemed necessary by the Department of Planning and
Development staff along with any marked copies of the plan.
Applicants should contact the Department of Planning and
Development to determine which review agencies are relevant to
their Subdivision Plan application.
✓ Virginia Department of Transportation
Frederick County Sanitation Authority
Frederick County Tire Marshal
/Department of Parks and Recreation
Department of Public Works
Department of Planning and Development
�GIS — Street Names Review
Frederick County Public Schools
Inspections Department
Airport Authority
Health Department
City of Winchester
Town of Stephens City
Town of Middletown
2. One copy of the Subdivision application.
3. The Application Review Fee (check made payable to
"Frederick County Treasurer").
4. Three (3) copies of the plan.
-2-
SUBDIVISION DESIGN PLAN CHECKLIST
The subdivision design plan shall be drawn at a scale that is acceptable to the Subdivision
Administrator. The subdivision design plan shall include a sheet depicting the full
subdivision submitted. The subdivision design plan shall include the followin"
information:
-Z title "Subdivision Design Plan for"
with a notation of all previous names of the subdivision
original property identification number
page number and total pages on each page
name of the owncr and/or subdivider
vicinity map (scale of one to two thousand (1:2000)) showing all roads,
properties and subdivisions within one thousand (1000) feet of the
subdivision
✓ written and graphic scale
day, mouth and year plan prepared and revised
North arrow
name of the 'tMagisterial District xwherc located
zoning of all land to be subdivided
boundary survey ofall lots, parcels and rights -of -sway showing bearings
to the nearest minute and distances to the nearest one -hundredth (I/100)
of a boot
topography shown at a contour interval acceptable to the Subdivision
/ ,Administrator but in no case greater than five (5) feet.
✓ names of owners, zoning and use of all adjoining properties and deed book
and page number references for each adjoining parcel.
proposed use of each lot, with the number of lots in each use catecyory
area of each lot and parcel, the total area of the subdivision and the total
area in lots
—9—
location and. area of each parcel of common open space and the total Area
of common open space
location, names, right-of=vvay, xwidths and classifications of existing and
planned roads. streets and shared private driveways adjacent to and on the
property
existing or proposed utilities; sexwer and water Lines, manholes; fire
hydrants and easements.
existing and proposed drainage ways. drainage facilities, culverts and
drainage easements .with dimensions and design details
storm water management plan with calculations describing ho w
storm water management requirements are being met. II1Cludlllg the
location and design details of proposed facilities.
proposed grading plan including spot elevations and flow arrows
cross sections, profiles and design details of all proposed streets, roads,
culverts, storm sewers, sanitary sewers and water mains.
locations, dimensions and cross sections of existing and proposed
sidewalks and walkways.
location of environnicutal features including floodplain, steep slopes,
wetlands, sinkholes, woodlands and natural storm water detention areas.
names of all streams and bodies of water, including all one -hundred -year
/ flood limits as mapped by FEMA.
location of all land to be dedicated or reserved for public use.
location of required setback lines on each lot.
location of proposed recreational areas and facilities.
location of proposed buffers and screening with design details, locations
and types of plants and screening.
proposed landscaping with location and types of plants.
certification by an engineer. surveyor or other qualified professional of the
accuracy of the plat.
signature of the ovvner or principals certifying ownership of the property.
—10—
statement listing all requirements and conditions placed on the land
included in the subdivision resetting from approval of conditional zoning,
or a conditional use permit.
siOInature Line for the Subdivision Administrator.
-11-
Patton Harris Rust & Associates TransmittalEngineers. Surveyors. Planners. Landscape Architects.
208 Church Street, SE
Leesburg, VA 20175
F
H
R: 703.777.3616
P: 703.777.3725
To:
Organ izationlCompany:
Address:
Telephone Number:
Date:
From:
Project Name/Subject:
Via:
Frederick County- Department of Planning and Development
107 North Kent St., Suite 202
Winchester, VA 22601
(540) 665-5651
04/02/08
Mark Jerussi, P.E.
Opequon Crossing Phase II / Request for Subdivision Plan Comments
Hand Deliven, Internal Project File #: 14121-2-0
Quantity File #
Date
Description
Transmitted
®
Herewith
2 Sets 14121-2-0
04/02/08
Subdivision Design Plan
❑
Under separate cover
"Request For Subdivision Plan
1 14121-2-0
04/02/08
Comments" Form
Material
❑
Originals
1 14121-2-0
04/02/08
Subdivision Application
®
Photocopies
❑
Diskette
1 14121-2-0
04/02/08
Subdivision Application Checklist
❑
Shop Drawings
❑
Mylar
❑
Prints
❑
Invoice
❑
Sepia
Purpose
❑
Your Use
❑
Your Files
Notes:
®
Approval
❑
Please Return:
Corrected Prints
❑
Please Submit:
Revised Prints
Received by:
Date:
Eric
Mike
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