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HomeMy WebLinkAbout04-01 Southern Hills Opequon - Backfile (2)6 . 1 s MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: V/ VDOT City of Winchester-•l4... fir Sanitation Authority Health Department Inspections Dept. Parks & Recreation ✓ Fire Marshal Y / ' 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) TRACKING Date IRej.ArrPorT i E Application received oy Fee Paid (amount: $T Preliminary MDP heard by Planning Commission - Action taken:Anw)m Preliminary MDP heard by Board of Supervisors - Action taken: -MROVED �'% Letter to applicant regarding action and revisions (if required) Final MDP submitted with review agency, PC and BOS comments addressed -33 2— Final MDP signed by County Administrator and Planning Director (send two copies to applicant) -3 ,;d Administratively approved; letter sent to applicant U: \Carol\Common\TRACKING.MDP Rev. 01/31/01 NOTES: Date: File opened Reference Manual updated/number assigned D-base updated / l�(W V/ �-ee location maps requested from Mapping & Graphics Four sets of labels requested from Data Processing ��.pp0��/ File given to Renee' to update Application Action Summary lei' CLOSE OUT FILE: Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works receives a copy of the administrative approval letter.) and Jane Anderson, Real Est. File stamped "approved"/"denied" or "withdrawn" Reference Manual updated D-base updated File given to Renee' for final update to Application Action Summary File in file drawer UACarol\Common\TRACKING.MDP Rev. 01/31/01 CASH l r i 002442 RECEIPT Date — Received Rom W � L g Address Z W cr 3f For LOW 02 —he Z v z 1y�Q, AMT IF ACCOUNT i V L5 t CASH AMT PAID CHEC , 4. �. BALANCE DUE .-.._, ,..,,., MONEY .'.ORDER r ... e:N GREENWAY ENGINEERING %wTs*7 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 T R A N S M I T T A L Project Name: Southern Hills Subdivision File No.: 3126 Date: October 31, 2003 To: FC Planning From: Jeremy Tweedie/dlm Attn: Eric Lawrence GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Copied: Remarks: 0 Urgent f7 For Your Review f7 As You Requested �'" ` Please Comtnent Message: Eric, Attached is 1 copy of the Master Development Plan Revision for your preliminary review. A copy of the original approved master development plan is also included Thank you for your assistance. Call with any concerns. Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 greenway@visuaUink.com AMENDMENT Action: PLANNING COMMISSION: Recommended Approval on June 20, 2001 BOARD OF SUPERVISORS: Approved July 11, 2001 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #01-01 OF SOUTHERN HILLS WHEREAS, Rezoning #01-01 of "Southern Hills" was submitted by G. W. Clifford & Associates, Inc., to rezone a 105-acre tract of land from RA (Rural Areas) to RP (Residential Performance) to establish 250 single-family residential lots. This property is located south of Stephens City, east of Interstate 81; 0.8 miles south of Route 277 (Fairfax Pike on the east side of Town Run Lane/Route 1012), and is identified with Property Identification Number 85-A-138 in the Opequon Magisterial District; and WHEREAS, the Planning Commission held public hearings on this rezoning on January 3, 2001; February 21, 2001; March 21, 2001; and June 20, 2001; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on July 11, 2001; and WHEREAS, the Frederick County Board of Supervisors fords the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change a 105-acre tract of land from RA (Rural Areas) to RP (Residential Performance) as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes #12-01 REZONING REQUEST PROFFER Property Identification Number 85-A-138 Opequon Magisterial District DOROTHY CARBAUGH ESTATE PROPERTY Preliminary Matters Pursuant to Section 15.2-2296 et. Seg., of the code of Virginia, 1950, as amended, and the provisions of. the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #01-01 for the rezoning of 105 acres from Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105 acres, with frontage along Town Run Lane in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County at the time a building permit is applied for and issued the sum of $4,910.00 per lot. This monetary proffer provides for $3,581.00 for Frederick County Schools; $598.00 for Frederick County Parks and Recreation; $446.00 for Frederick County Fire and Rescue; $105.00 for Public Library, $59.00 for Sheriff's Office and $121.00 for Administration Building. General Development Plan Voluntarily proffered is the attached Generalized Development Plan including the following improvements: 1. On the 105 acres to be zoned RP no more than 250 single family dwelling units shall be constructed. These units shall consist of single family home lots. 2. Stickley Drive (SR 1085) shall be extended as shown to connect kN ith Town Run Lane (SR 1012) during the first phase of development(A to B). 3. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from B to C . Guard rail shall be installed right and left along Town Run Lane "fill" areas greater than 7' vertical . The improvements are to be further described by a VDOT Permit to be issued at the time of the work. This work shall be done prior to the issuance of the 50`h building permit. 4. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from C to D during the phase where the entrance at "D" is constructed These improvements are to be further described by a VDOT Permit to be issued at the time of the work 5. An easement shall be established 75' in depth along the South property line E to F. This easement will be prominently shown on the final plat and will restrict construction of homes as well as limiting the clear cutting of trees larger than 4" diameter. 6. A statement shall be added to the plat and covenants for all lots created by this project advising that agricultural uses exist on the South and East , the Ewing Family Cemetary exists within the limits of development, and, wastewater treatment facilities exist or previously existed to the North of this site. 7. The Ewing family cemetery will be set aside as a separate lot with public road access and conveyed, if possible, to the Ewing family with covenants for future maintenance by the Ewing family. 8. A contribution of $100,000 for construction funding shall be made at the time VDOT implements the construction of a stoplight at the intersection of Stickley Drive and Rte 277. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERT WNER By: Date: % — � �' Liz STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this `� day of 2000, by David B. Holliday. Joyce 0. E3offlemyer NOTARY PUBLIC Common-.,ealth of Virginia My commission expires , M c Notary Public E a��� This ordinance shall be in effect on the date of adoption. Passed this I Ith day of July, 2001 by the following recorded vote: Richard C. Shickle, Chairman Abstained Sidney A. Reyes W. Harrington Smith, Jr Charles W. Orndoff, Sr. PDRes. # 12-01 0: \Agendas\COMMENTS\REZONING\RESOLUTN\SouthemHil ls.wpd Aye Margaret B. Douglas Aye Robert M. Sager A COPY ATTEST Aye Aye Aye (z%h.z' John R ' e , Jr. Frederick County Admi istrator COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 FAXED TO: 540-665-0493 November 13, 2001 Mr. Charles Maddox, P.E., VP G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan - Review of Southern Hills Dear Chuck: I have reviewed the unofficial MDP (Master Development Plan) for Southern Hills that was received by this office on October 17, 2001. The plan depicts the possible construction of 225 single-family detached traditional lots in the RP (Residential Performance) Zoning District. Please acknowledge the review comments shown below by revising the Preliminary Master Development Plan accordingly. In order to visually assist you, I am also providing you with a red -lined copy of the proposed plan. Review Comments Signed SeaL Please sign your professional engineer's seal on all future copies. 2. Location Map. Provide an updated location map which labels all roads. 3. Road Construction Plan. It should be noted that if this master development plan is approved, a detailed road construction plan for the Stickley Drive Extension will need to be submitted to this office during the subdivision design plan stage. 4. Woodlands Waiver. The woodland disturbance waiver that is being requested is not permitted by the Frederick County Zoning Ordinance. Section 165-31(7) only permits disturbance of greater than 25 % in the RP Zoning District when the entire site is at least 25 % wooded to begin with. The property in question has only 3.5 acres of woodlands, or rather 3.3% of the entire parcel. Please disturb no more than 25% of the existing woodlands. Phases and Road Construction. Please clarify in detail which segments of Town Run Lane will be paved during each proposed phase. 6. Typical Road Section. Please clarify which roads are subject to the "Typical Road Section" details. Furthermore, if a different road detail will be used, please provide that information on the plan. 7. Recreational Facilities. Please show any recreational facilities that may be proposed. Staff recommends that recreational facilities be provided. 107 North Kent Street - Winchester, Virginia 22601-5000 Page 2 Mr. Charles Maddox, P.E., VP, G. W. Clifford & Associates, Inc. Re: Preliminary MDP - Review of Southern Hills November 13, 2001 Guardrails. Please ensure that the plan shows the required amount of guardrails. Proffer Statement #3 states that guardrails shall be installed right and left along Town Run Lane "fill" areas greater than seven -feet vertical. Letters of Proffer Statement Map. Please show the letters that are shown on the map associated with the proffer statement. 10. Tree Replanting or Planting Plan. Please provide more details regarding any proposed tree replanting or planting plan. The tree species and diameter should be provided. In addition, it should be clarified when the trees will be planted during the development process and who will be responsible for installation and maintenance of them. 11. Open Space. It is difficult to distinguish the exact location of all open space on the plan. Please clarify the exact location of all open space. Please also ensure that your calculation of 2.94 acres of opens space is correct. It appears that you should have more than this. I would like to point out that all of the open space presented during the rezoning is not shown on the present plan. 12. Perimeter Lot Lines. Provide the proposed perimeter of the lot lines. 13. Acreage Discrepancy. The rezoning of the subject property was for 105 acres. Please explain why this plan shows the total land area as 107.06 acres. 14. Incorrect PIN. Please correct the PIN so it reads 85-A-138. 15. Woodland Disturbance Area. Please show the proposed are of woodland disturbance on the plan and in the legend. Please address the above comments and those provided to you from the review agencies. In order to continue the review of this Master Development Plan, you will need to submit the complete MDP application, which includes review agency comments and review fee, to this department. Once this information is received, I will schedule the application for review by the Planning Commission. The review fee will be $5,011.80 [$1,300/base + $2,000 (50 acres @ $40 per acre) + 1,711.80 (57.06 acres @ $30 per acre)]. Review Comments should be provided from the following agencies: Frederick County Fire Marshal, Frederick County Department of Public Works, Frederick County Sanitation Authority, Frederick County Attorney, Frederick County Public Schools, Town of Stephens City, Virginia Department of Transportation, Frederick County Department of Parks and Recreation, and Stephens City Fire & Rescue. Please do not hesitate to contact me with questions regarding this application. Sincerely, C Jeremy F. Camp - Planner H JFC/rsa/Enclosure UNeremyWaster Development Plans\Southem Hills\PreliminaryReviewotSouthemHillsDraft.wpd HP OfficeJet Personal Printer/Fax/Copier/Scanner Last Fax Date TimeTwe Identification Nov 13 10:53am Sent 96650493 -qaesult: OK - black and white fax �,OK color - color fax Fax History Report for Frederick County Planning 665-6395 Nov 13 2001 1-0:54am Duration Pales Result 1:04 2 OK Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: RECEIVE Frederick County 4 Floor D Dept. of Planning & Development 107 N. Kent Street ®C r 107 N. Kent Street Winchester, VA 1 7 �00i Winchester, VA 22601 (540) 665-5651 RN,/nFVFrOpMP^,' Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Department of Planning & Development's Comments: 10 4 h-e- OLf f t'-C�"��G1J -b USQ, Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Southern Hills 2. Owner's Name: David B. Holliday (Please list the names of all owners or parties in interest) 3. Applicant: G.W. Clifford & Associates, Inc. Address c/o Charles E. Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone (540) 667-2139 4. Design Company: G. W. Clifford & Associates, Inc. Address 200 N. Cameron Street Winchester_ VA 22601 Phone Number (540) 667-2139 Frederick County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN Miles south of Route 5. Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) 6. Total Acreage: 107.0690 Acres 7. Property Information: a) Property Identification Number (PIN): 85-A-138 b) Current Zoning: RP c) Present Use: Vacant & Residential d) Proposed Use: SF -detached Traditional e) Adjoining Property Information: SGe: A ficKsD Property Identification Property Uses North South East West f) Magisterial District: 8. Is this an original or amended Master Development Plan? Original X Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: Date: z COUNTY of FREDERICK Department of Public Works 5401665-5643 FAX: 540/678-0682 November 6, 2001 Mr. Charles E. Maddox, P.E. G. W. Clifford and Associates, Inc. 117 East Piccadilly Street Winchester, Virginia 22601 RE: Master Development Plan Comments - Southern Hills Frederick County, Virginia Dear Chuck: Upon review of the subject master development plan, we offer the following comments: 1) Label the proposed stormwater pond northeast of Appalachian Drive. Also, a pond may be required for the drainage basin located between Kalispell Court and Frontier Court. 2) At the time of the subdivision submittal, the following items shall be addressed: a) A comprehensive stormwater evaluation shall be performed in conjunction with the analysis of the 100-year flood plain associated with Stephens Run. The existing stream banks located on the property exhibit signs of severe erosion. Ensure that the bed and banks of Stephens Run located on the property are improved and that the areas downstream are not impacted. Provide a comprehensive channel analysis in accordance with minimum standard 19 of the Virginia Erosion and Sediment Control law. b) It will be necessary to submit a comprehensive, phased erosion and sediment control plan at the time of subdivision plan submittal. c) It will be necessary to perform an overall lot grading plan for the entire 107 North Kent Street • Winchester, Virginia 22601-5000 Southern Hills Comments Page 2 November 6, 2001 subdivision. The plan shall include finished floor elevations and final grading elevations for each building lot. d) It will be necessary to submit an as -built plan of the entire drainage system and swales prior to obtaining building permits. We will perform a review of the as - built drawings in conjunction with the overall lot grading plan to ensure compliance with the approved plan. e) Ensure that the drainage flowing toward Route 1012 (Town Run Lane) at several locations is properly evaluated and that the post -developed stormwater drainage is properly routed. f) As a matter of clarification, it will be necessary to obtain a land disturbance permit prior to clearing any trees or performing timbering operations because the affected area will not be reforested or used for bonafide agricultural uses. Once item number one has been addressed, submit two (2) copies of the master plan for final approval. If you have any questions, do not hesitate to contact me. Sincerely, G-✓ Joe C. Wilder Civil Engineer JCW/rls cc: Patrick Davenport, Frederick County Zoning Administrator file A:XSOUTHERNHILLS.com.wpd 18 GAL8. ar_J .............. . ............ '.. 1♦ +)"�..11..♦♦.1♦♦ ♦ ♦ ♦♦ 11...E ♦1.♦.♦.1 �.{�. 111.♦♦♦1..1.1. ♦.♦fir 1..^{.� ♦♦♦♦.♦. f - � 1 ii ii 111. 040 i•OJO� i•O: ♦•iii Op •ii : `•p^r' 1•ii••• 1.i WINCHESTER r:.. ♦ ♦� �I l �. • ......1..� �. .� 1. 1 .. �1 ♦ ♦ �� 1 1• i : �.11 11♦1♦•...1•.1� .i lot •♦♦t, •.• . �•.•.♦� i ••. i•1 i•� ♦� �.1. i•.•♦•.•1 .� �.�i �•{ fir• ♦•. �1. •1♦♦...r...•...�♦••)�.f:: ❖.•i i � {'♦'.:1� � �♦�1�♦•.1 �+ I �•••.•1•♦i1.11•.i'/1i i .1. i•.❖.♦.1. i•.1{•.•.♦� .•.•.•.•: :. i•�1•� •I i1••-•. r • .11 f1. i.111♦111.� 11.♦.111♦❖1♦11.♦..•♦... �� •.•♦•� .•. �• •1•: &�Q W — l 6 `Y- t "**�S (Z 9q e) v '4r6. .7A4* 4.rAAoo-r- 4.0 Clarity oi`Plan. The clarity of the proposed master development plan is very, poor. Please improve the clarity of the plan so all features are easily distinguishable (e. utilities, areas ofopen "space, lot lines, steep slopes, floodplain, steep slopes in open space and disturbed steep 8101s . r8) Temp oyFencing Boundary. Please show temporary fencing along hnorth boundaryof the 5' , landscape buffer located along the south property line. The fencing will protect the trees in the landscape buffer from being damaged or destroyed during the construction process. _Pioffir l�restricts the cutting: of any trees in this area except for those less than 4" in caliper. 9) Temporary Cul-de-sacs. Please show a temporary cul-de-sac at the end of Phase I of Suwannee Lane and Sorel Court. 10) Adjoining Property Information. Please confirm that the information for all adjoining properties is correct. 11) Street and Stop Signs. Please provide a note to the effect that the developer is responsible far providing street signs and stop signs at all street intersections. - 12) Usable Open Space. Please provide the percentage of open space located within the following: environmental areas: floodplain, wetlands, lakes, ponds and steep slopes. No more than 50 O (8.03 acres) of the required open space may be located within these areas. 13) Application Materials. Please provide the appropriate application materials., This includes anapplication. (signed by all owners), application fee, and review comments fromall relevant agencies and departments. Review comments are required from the following agencies/depai tments ` the .Frederiekk County Department of Public Works, Frederick County Department of'Building Inspections; Frederick County Department of Parks & Recreation, Frederick County Fire Marshal, Frederick CountySanitation Authority, the Frederick County GIS Department, and the Virginia Department of Transportation (VD 0T). Please do not hesitate to contact me with questions. Sincerely, 444* . �. e G Jeremy F. Camp Planner II Attachment: Special Power of Attorney Agreement JFC/kac gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality April 22, 2002 Patrick Davenport Frederick County Planning 107 N. Kent Street Winchester, VA 22601 RE: Stickley Drive Extension Dear Patrick, Board of Directors: President: Thomas J. O'Toole, P.E. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A. Misiowsky, P.E. David J. Saunders, P.E. Directors: William L. Wright Michael A. Hammer Thomas W. Price I am forwarding plans for extension of Stickley Drive to Town Run Lane. The right-of-way currently exists, therefore no application is required. A copy of the recorded plat is also enclosed. Let me know if you have questions. Regards, gilbert w. clifford & associates, inc. Ica t - 'PA. Mislowsky, P.E., �VP RECEI mrN APR 2 3 2002 DEFT, OF PLWINGIDEVELOFMEN� 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earthlink.net MemberAmerican Consulting Engineers Council 10 S 0" 001 THIS DEED OF DEDICATION made this day of December, 2001, by and between HARRY F. STIMPSON, /herein, "Grantor"), Grantor, and the COMMONWEALTH OF VIRGINIA, (herein, the "Commonwealth"), Grantee, provides as follows: WHEREAS, Grantor is the owner of record of certain real estate identified as "13.4125 acres (total area), PIN 85-A-146 (the "Property") on that certain plat entitled "Plat Showing 50 Ft. Right of Way Dedication prepared by Douglas C. Legge, L.S. for Marsh and Legge Land Surveyors, P.L.C., dated August 31, 2001, (the "Dedication Plat"), a copy of which is attached hereto and by this reference made a part hereof; and, WHEREAS, Grantor finds it necessary and convenient to dedicate and convey a portion of the Property identified on the Dedication Plat as "Proposed 50 Ft. Right of Way Dedication (0.7338 acre)" (the "Dedicated Property") to the Commonwealth; and, NOW, THEREFORE, this Deed, WITNESSETH: In consideration of the sum of $5.00 paid by the Grantee to the Grantor, and other good and valuable consideration, receipt of all of which is hereby acknowledged, the Grantor hereby gives, grants, dedicates, and conveys unto the Grantee in fee simple, with general warranty, the land located in Opequon Magisterial District, in Frederick County, and described as follows: That certain strip or parcel of land containing 0.7338 acre as shown on the attached plat as aforesaid in the name of Harry F. Stimpson in Opequon Magisterial District, Frederick County, Virginia, said plat is recorded simultaneously herewith in the State Highway Plat Book , Page WITNESS the following signature and seal: 0 ry 0 (V t,O N J� 3 [SEAL] HARR F. STIMPSON , III STATE OF VIRGINIA CITY OF WINCHESTER, to -wit The foregoing instrument was acknowledged before me this day of December, 2001, by Harry F. Stimpson. Z1a4tef_,,,'J Z, / ///Y V11.4-1 4 -) Notary Public My Commission Expires: o&, � J1 2e�?® 3 UNE BEARING DISTANCE Lt S 2944'51 W 43.22' L2 S 45'38'42' W 149.95' L3 S 33'22'16 W 37.50' L4 S 78'22'16' W 46.67' L5 I S 33'22'16' W 50.00' L6 S 07'4953' E 53.15' L7 S 56'37'44' E 2&00' LB S 56'42'38 E 33&53' L9 I N 56'42'38' W 33&5S L10 I N 45002 45' E 85.2Y 4Os�A s A P/N 85--A-146 1.14125 ACRES TOTAL AREA 7.5034 AGES ZONED.- B2 1 SL APE, DRAINAGE or UTILITY EASEMENT HEREBY CREA TL�D PROPOSED 50' R/W- DED/CATION (0 7338 ACRES) W� 51753 AGES n �'ZaVED.• 82 1pm -o n 7a 1 N� ` LA CUR RADIUS ARC LENGTH CHORD LENGTH CHORD SEARING C1 685.83' 190.27' 189.66' S 37'41'50" W C2 959.77' 205.60' 20521' S 39'3029" W C3 250 610' 341.40' J15.49' N 8470'04" E C4 300.00' 277.99 268.15' N 837523' W NOTES• 1. NO TITLE REPORT FURNISHED. 2. EASEMENTS MA Y EXIST THA T ARE NOT SHOWN. J. IRS - IRON ROD SET IRF - IRON ROD FOUND l 200 0 200 400 SCALE: 1" = 200' PLA T SHOWING 50' RIGHT OF WA Y DED/CA 77av ACROSS THE LAND OF HARRY F. S77MPSON, DIEM B" 413 PAM' MY OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, WRGINIA DAM 813112001 SCALE- 1 6200' SHEET 1 OF 1 Marsh & Legge Land Surveyors, P.L.C, 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGUM 22601 PHONE (540) 887-0488 N FAX (540) 887-009 N EMAIL ofScaftmhendlegge.com ,rH oply o. u001187 0.*D svays� 'DRAWN BY: CA✓ DWG NAME: I03121 m u I ! 11r,67A COUNTY of FREDERICK Department of Planning and Development 540/665-5651 540/ 665-6395 March 15, 2002 Mr. Charles Maddox, Jr. G.W. Clifford & Associates, Inc. 117 N Piccadilly Street, Suite 200 Winchester, VA 22602 RE: Administrative Approval of Final Master Development Plan #04-01 Southern Hills Dear Chuck: Frederick County administratively approved the above -referenced master development plan on March 13, 2002. The proposed residential development is approved for 225 single family detached traditional lots. All conditions of the associated rezoning proffer and relevant review agencies have been preliminarily satisfied in the approved plan. A subdivision design plan will be required prior to the approval of any land division. I am providing you with four copies of the approved master development plan for distribution to all appropriate parties. Please feel free to call me if you have any questions or concerns. Sincerely, 2emy F. Camp Planner II JFC/kac Enclosures cc: Robert M. Sager, Opequon District Supervisor Ed Strawsnyder, Director of Public Works Steve Melnicof ; VDOT " Jane Anderson, Real Estate �J-o e, wi /der- - Pu 6i, c WorK s em: Roger L. Thomas, Opequon Planning Commissioner Rick C. Ours, Opequon Planning Commissioner U.•UeremylMaster Development PlanslSouthern HilisL4 dminApprovalof5P"-Ol.xpd 107 North Kent Street - Winchester, Virginia 22601-5000 oonccGRc_&_OMFmnml=MT gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality March 5, 2002 Board of Directors: Jeremy Camp President: Thomas J. O'Toole, P.E. Frederick County Planning 107 N. Kent Street Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Winchester, VA 22601 Ronald A. Mislowsky, P.E. David J. Saunders, P.E. Directors: RE: Southern Hills Final Master Development Plan William L. Wright Michael A. Hammer Thomas W. Price Dear Jeremy, Please find attached 6 copies of the Final Master Development plan for Southern Hills. Approval sheets from all agencies are also attached for your use and reference. If I can answer any questions or if you want to sit down and go over all of Stafr s comments, please give me a call. Sincerely, gilbert w. clil%rd & assoc' , inc. Thomas W. Price VIECEIVED OR 0 5 ZOOZ g OF PLANNINGIDEVELOPMENI _; 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcamm@earthlink.net Member American Consulting Engineers Council i ub%., i vi i Karen Flynn From: "Sweitzer, Barry" <Barry.Sweitzer@VirginiaDOT.org> To: "G. W. Clifford & Associates (E-mail)" <gwcliff@mnsinc.com> Cc: "Heironimus, David (Dave)" <David.Heironimus@Virg iniaDOT. org>; "'Evan Wyatt"' <ewyatt@co.frederick.va.us>; "Melnikoff, Steve" <Steve. Mel n i koff@Virg iniaDOT.org>; "Sweitzer, Barry" <Barry.Sweitzer@VirginiaDOT.org> Sent: Tuesday, March 05, 2002 11:36 AM Subject: Southern Hills Final Master Development Plan / Route 1012, Town Run Lane / Frederick County Attention: Mr. Thomas W. Price A VDOT review has been completed on the final master development plan dated February 20, 2002 for the referenced project. The plan, as adjusted to VDOT standards, is acceptable. We appreciate the effort and consideration of our concerns. We trust this letter and the Frederick County Comment Sheet dated November 16, 2001 will be adequate to proceed to the next level of activity. If there are any questions, please call. Barry J. Sweitzer Trans. Roadway Engineer VDOT -- Edinburg Residency Pen -nit & Subdivision Section 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5631 (540) 984-5607 (fax) RECEIVED MAR 0 ;) 6JUI DFPT. OF PLANNING/DEVELOPMENT 3/5/02 �a n� c i e COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE CHARLES D. NOTTINGHAM EDINBURG, VA 22824 JERRYA. COPP COMMISSIONER RESIDENT ENGINEER TELE (540) 984-5600 November 16, 2001 FAX (540) 984-5607 Mr. Charles E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 FAXED Ref: Southern Hills 16 2001 Master Development Plan Route 1012, Town Run Road Frederick County Dear Mr. Maddox: A VDOT review has been completed on the preliminary plan dated July 30, 2001 (received October 19, 2001) for the referenced project. We have forwarded a County Comment Sheet to your office which indicates general approval. However, we have several comments which should be addressed prior to general distribution of the plan. 1. The plan should illustrate a generic chart or typical section for each proposed roadway with volume driven pavement structures. Examples are shown in red on the plan sheet. 2. In the General Development Plan section in items numbered 2, 3, and 4 references in the description go A to B, B to C and C to D in which those lettered items cannot be found on the plan. 3. The general geometric design classification should be shown as "rural". A revision to cover the above comments should be made prior to general distribution. Sinc , /49a& Barry J. Sweitzer, Trans. Roadway Pgaineer For: Steven A. Melnikoff, Transportation Engineer BJS/rf xc: Mr. Dave Heironimus Mr. Evan Wyatt WE KEEP VIRGINIA MOVING Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: FAXED ` E Southern Hills4 z n001 Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Virginia Department of Transportation's Comments: The preliminary master plan for this property appears to have significant measurable impact on Routes 277, 1012 & 1085, the VDOT facility which would provide access to the property. .Before making any --final comnents, this ottice wili require a complete set of site plans, drainage calculations and traffic flow data frout the 1.T.E. Trip GeneLdtiQLI TASnual, Sixth Edition for review. VMT the right tion, and off si P rondway imn�rnv�nts and drainage prinr tp rnnctnirtion on the Rtatalc riot of Way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. See attached letter from VDOT to G. W. Clifford & Associates dated 11/16/01. RECr- -D OCT 1 7 2001 Frederick County, Vireinia Master Development Plan Application Packaee Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederic County Fire Marshal I" Floor Attn: Fire Marshal 107 N. Kent St. 107 N. Kent St. Winchester, VA Winchester, VA 22601 (540) 665-6350 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Fire Marshal's Comments: 14 Fieldl : COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No. MDPO1-0006 Date Received 10/17/01 Date Reviewed 10/19/01 Applicant G.W.Clifford & Associates Address 117 E.Piccadilly Street Winchester, Va. 22601 Project Name Southern Hills Phone No. 540-667-2139 Type of Application Master Development Current Zoning RP 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election District Opequon Tax I.D. No. 85-A-38 RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System XX Automatic Fire Alarm System Other REQUIREMENTS Emergency Vehicle Access Adequate XX Inadequate Not Identified Fire Lanes Required Yes XX No Comments : Fire Lane markings at all fire hydrants. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes No XX Comments Hydrant Locations Adequate XX Inadequate Not Identified Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signatures Title NOV 9-01 FR1 2:43 FM TOWN OF SC FAX NO. 5408696166 2M Frederick County, ViWpia Meer Develoglme+* Pin An licatioa Packaac Request for Master 12eye1011ment Plan Comments Town of Stephens City ii"tg; Town of Stephens City Attn: Town Manager P.O. Box 250 Stephens City, VA 22655 aaad defivet to: 1033 Locust Street Stephens City Town Hall Stephens City, VA (540) 869-3087 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: QN- Clifford 8C Associates Inc, Address: t&Charles Maddox 117 E. Piccadilly St. - Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property. South of Stephens City, east of Interstate 81: 0.8 miles south of Route 27 Fairfax Pike) on the east side of Route 1012 (Town Run Lane) — — Town of Stephens City Comments: Future I-81 Interchange plans could be impacted by this development or vice versa. the Town will continue to be impacted by traffic flow that is constricted at the stop light. , : 1 ,J �.1 1 t9 1\ `, Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County — Winchester Health Department Mail to: Frederick -Winchester Health Dept Attn: Sanitation Engineer 107 N. Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Hand deliver to: 107 N. Kent St. Suite 201 Winchester, VA (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Frederick County - Winchester Health Dept. Comments: 16 OCT 17 2,111301 Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, VA P.O. Box 1877 (540) 868-1061 Winchester, VA 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Frederick County Sanitation Authority's Comment: 11 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2nd Floor 107 N. Kent St. Winchester, VA Winchester, VA 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the AMP with the sheet. Applicant's Name: G.W. Clifford & Associates, Inc Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Department of Parks and Recreation's Comments: Fian appears to meet the recreational needs of this development 15 lfz Ze, v/ Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport 491 Airport Road Attn: Executive Director (Route 645, off of Route 522 South) 491 Airport Road (540) 662-2422 Winchester, VA 22602 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Winchester Regional Airoort Comments: 17 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 FAXED TO: 540-665-0493 November 13, 2001 Mr. Charles Maddox, P.E., VP G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan - Review of Southern Hills Dear Chuck: I have reviewed the unofficial MDP (Master Development Plan) for Southern Hills that was received by this office on October 17, 2001. The plan depicts the possible construction of 225 single-family detached traditional lots in the RP (Residential Performance) Zoning District. Please acknowledge the review comments shown below by revising the Preliminary Master Development Plan accordingly. In order to visually assist you, I am also providing you with a red -lined copy of the proposed plan. Review Comments L4% Signed SeaL Please sign your professional engineer's seal on all future copies. CA-* L.2. Location Map. Provide an updated location map which labels all roads. elk v3. Road Construction Plan. It should be noted that if this master development plan is approved, a detailed road construction plan for the Stickley Drive Extension will need to be submitted to this office during the subdivision design plan stage. e*. L*- Woodlands Waiver. The woodland disturbance waiver that is being requested is not permitted by the Frederick County Zoning Ordinance. Section 165-31(7) only permits disturbance of greater than 25 % in the RP Zoning District when the entire site is at least 25% wooded to begin with. The property in question has only 3.5 acres of woodlands, or rather 3.3% of the entire parcel. Please disturb no more ran 25% of the existing woodlands. a X Phases and Road Construction. Please clarify in detail which segments of Town Run Lane will be paved during each proposed phase. ox L6! Typical Road Section. Please clarify which roads are subject to the "Typical Road Section" details. Furthermore, if a different road detail will be used, please provide that information on the plan. b/c 1i' Recreational Facilities. Please show any recreational facilities that may be proposed. Staff Nov �d recommends that recreational facilities be provided. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Mr. Charles Maddox, P.E., VP, G. W. Clifford & Associates, Inc. Re: Preliminary MDP - Review of Southern Hills November 13, 2001 �= a, Guardrails. Please ensure that the plan shows the required amount of guardrails. Proffer Statement #3 states that guardrails shall be installed right and left along Town Run Lane "fill' areas greater than seven -feet vertical. C14 L9..— Letters of Proffer Statement Map. Please show the letters that are shown on the map associated with the proffer statement. d/C L 10. Tree Replanting or Planting Plan. Please provide more details regarding any proposed tree replanting or planting plan. The tree species and diameter should be provided. In addition, it should be clarified when the trees will be planted during the development process and who will be responsible for installation and maintenance of them. U-1: Open Space. It is difficult to distinguish the exact location of all open space on the plan. Please clarify the exact location of all open space. Please also ensure that your calculation of 2.94 acres of opens space is correct. It appears that you should have more than this. I would like to point out that all of the open space presented during the rezoning is not shown on the present plan. 1-tT Perimeter Lot Lines. Provide the proposed perimeter of the lot lines. D/C LL3: Acreage Discrepancy. The rezoning of the subject property was for 105 acres. Please explain why this plan shows the total land area as 107.06 acres. Incorrect PIN. Please correct the PIN so it reads 85-A-138. Woodland Disturbance Area. Please show the proposed are of woodland disturbance on the plan and in the legend. Please address the above comments and those provided to you from the review agencies. In order to continue the review of this Master Development Plan, you will need to submit the complete .MDP application, which includes review agency comments and review fee, to this department. Once this information is received, I will schedule the application for review by the Planning Commission. The review fee will be $5,011.80 [$1,300/base + $2,000 (50 acres @ $40 per acre) + 1,711.80 (57.06 acres @ $30 per acre)]. Review Comments should be provided from the following agencies: Frederick County Fire Marshal, Frederick County Department of Public Works, Frederick County Sanitation Authority, Frederick County Attorney, Frederick County Public Schools, Town of Stephens City, Virginia Department of Transportation, Frederick County Department of Parks and Recreation, and Stephens City Fire & Rescue. Please do not hesitate to contact me with questions regarding this application. Sincerely, c: Jeremy F. Camp - Planner II JFC/rsa/Enclosure U:Veremy\Master Development PlansSouthem Hills\PreliminaryReviewotSouthentHillsDraft.wpd le, --Z/"-ea/ Frederick County, Virginia Master Development Plan Application Packa,.ge Request for Master Development Plan Comments Historic Resources Advisory Board Mail to: Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 Hand deliver to: rIE G E r V EL) Frederick County Department of PlannirV, r 2 G 2001 Co. Admin. Building 41h Floor (540) 665-5651 ,r nF Pl ANNING/nFVFI r)p4ec,, Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G. W. Clifford & Associates, Inc. Address: c/o Thomas Price 200 N. Cameron Street, Winchester, VA 22601 Phone Number: (540)67-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City. east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Historic Advisory Board Comments: _ '' 21 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 January 10, 2002 Mr. Charles Maddox, Jr. G. W. Clifford & Associates, Inc. 117 N. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: MASTER DEVELOPMENT PLAN #04-01 OF SOUTHERN HILLS Dear Chuck: The Frederick County Board of Supervisors approved the above -referenced Preliminary Master Development Plan on January 9, 2002, for the development of 225 single-family detached traditional lots. Your firm will need to submit a Final Master Development Plan for this project which addresses all review agency comments, as well as all comments of the Planning Commission and Board of Supervisors. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions regarding the approval of this master plan or requirements needed for submission of your Final Master Development Plan, please do not hesitate to call me Sincerely, eremy F. Camp Planner II JFC\ch - 107 North Kent Street : * Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 INIC41FICANTI A I OF PUBLIC MEETING December 27, 2001 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: APPLICATION TO REVISE MASTER DEVELOPMENT PLAN #04-01 OF SOUTHERN HILLS On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, January 9, 2002, at 7:15 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This meeting is to consider the Master Development Plan for "Southern Hills" for the development of 225 single-family detached traditional lots. This property is located south of Stephens City, east of Interstate 81; 0.8 miles south of Route 277 (Fairfax Pike on the east side of Town Run Lane/Route 1012), and is identified with Property Identification Number 85-A-138 in the Opequon Magisterial District. Any interested parties may attend this meeting. A copy of the application will be available for review at the Handley Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, �� :2 . rao,� Jeremy F. Camp Planner II JFC/ch 0:WgendasWdjoiner Urs\2001\Southem Hi11sMDP.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on 1,.9 — J, — 0 from the Department of Planning and Development, Frederick County, Virginia: 85 - A- - 59- ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 85 - A- - 60- RAMEY, WILLIAM LARRY & ELIZABETH 824 PEACE AND PLENTY LN STEPHENS CITY, VA 22655.5839 85 - A- - 131- RITENOUR FARM L.P. CIO MARY RITENOUR 514 PEACE AND PLENTY LN STEPHENS CITY, VA 85 - A- - 137- KENT, HENRY F & JOYCE E 625 TOWN RUN LN STEPHENS CITY, VA 85 - A- - 137.D tC RAMEY, WILLIAM L 85 - A- - 139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 85 -A- -141- FREDERICK-WINCHESTER PO BOX 43 WINCHESTER, VA. 22604.0043 85 - A- - 142- STEPHENS CITY, TOWN OF PO BOX 250 STEPHENS CITY, VA 22655.0250 22655-5836 85 -A- - 138- n �tur SOUTHERN HILLS, LC IL y "X3127 USPS f WINCHESTER, VA 22604 22655.5345 85 - A- - 142-A ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113-6358 824 PEACE AND PLENTY LN STEPHENS CITY, VA 22655.5839 Jeyemy F. Camp, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, 'r L, r) f-/ f)17 E0 I t , a Notary Public in and for the State and County aforesaid, do hereby certify that Jeremy F. Camp, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated ) a - a E - Q / , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand thisa�4/h day of b'C QM I My commission expires on o2( Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 TARY PUBLIC ft N PC REVIEW DATE: 12-19-01 BOS REVIEW DATE: 01-09-02 MASTER DEVELOPMENT PLAN #04-01 SOUTHERN HILLS LOCATION: The property is located south of Stephens City, east of Interstate 81; 0.8 miles south of Fairfax Pike (Route 277) on the east side of Town Run Lane (Route 1012). MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85-A-138 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) District Use: Residential ADJOINING PROPERTY ZONING & PRESENT USE: North - Zoned: RA (Rural Areas) District Use: Town of Stephen's City Lagoons South - Zoned: RA (Rural Areas) District Use: Residential; Agricultural East - Zoned: RA (Rural Areas) District Use: Agricultural West- Zoned: RA (Rural Areas) District Use: Agricultural PROPOSED USE: 225 single-family detached traditional lots REVIEW EVALUATIONS: Virginia Dept. of Transportation: The preliminary master plan for this property appears to have significant measurable impact on Routes 277, 1012 and 1085, the VDOT facility which would provide access to the property. Before making any final comments, this office will require a complete set of site plans, drainage calculations, and traffic flow data from the I.T.E. Trin Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right- of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. See attached letter dated I1/16/01 from Barry J. Sweitzer, Transportation Roadway Engineer. N N Southern Hills, MDP #04-01 Page 2 January 2, 2002 Sanitation Authority: No comment. Frederick Counly Inspections: No comment required at this time. Shall comment on lots at the subdivision review stage. Fire Marshal: Fire lane markings required at all fire hydrants. Plan approval recommended. Frederick Co. -Winchester Health Department: The Health Department has no objections as long as adequate and approved public sewer and water is provided for the lots. Counly Engineer: See attached letter dated 1116101. Winchester Regional Airport: This development does not pose an impact on operations at the Winchester Regional Airport. No objections to this plan. Town of Stephens City: Future I-81 Interchange plan could be impacted by this development or vice versa. The Town will continue to be impacted by traffic flow that is constricted at the stop light. Historic Resources Advisory Board: The HRAB offers no comment on this master development plan. The development area does not impact properties of historic significance. Parks and Recreation: Plan appears to meet the recreational needs of this development. Planning and Zoning: (1) Location The 107.069 acres is located in the Opequon Magisterial District and is approximately 3/4 of a mile south of Exit 307 on Interstate 81. The parcel of land is accessible from Town Run Lane (Route 1012) via Fairfax Pike (Route 277). Stephens Run, a tributary of the Opequon River, flows along the eastern boundary of the property. (2) Site History The original Zoning Map for Frederick County (U.S.G.S. Stephens City Quadrangle) designated this land in the A-2 (Agricultural General) Zoning District. The A-2 (Agricultural General) zoning classification was modified to RA (Rural Areas) on February 14, 1990 during the comprehensive amendment to the county's Zoning Ordinance. The initial location of the county's Urban Development Area (UDA) traversed approximately 23 acres of the 107.069-acre parcel. The applicant submitted a request to the county to incorporate the entire acreage into the UDA. This request was recommended favorably by the Planning Commission and approved by the Board of Supervisors during their October 25, 2000 meeting. The Frederick County Board Southern Hills, MDP #04-01 Page 3 January 2, 2002 of Supervisors approved the rezoning of the property from the RA (Rural Areas) Zoning District to the RP (Residential Performance) Zoning District on July 11, 2001. A detailed proffer statement accompanied this rezoning. (3) Site Suitability The subject property is located within the County's Urban Development Area and Sewer and Water Service Area (S WSA). As a result of the rezoning approved on July 11, 2001, residential land development of this nature is a permitted use. The Frederick County Rural Landmarks Survey identifies structures within the proximity of the 105- acre parcel. None of these structures are identified as potentially significant historic resources. The property contains recognized environmental features such as areas of steep slopes, floodplains, and woodlands. The plan that has been submitted calls for the disturbance of 22.31 % of steep slopes, 0% of floodplains, and 82.86% of woodlands. The Frederick County Zoning Ordinance allows the disturbance of 25% of steep slopes, 0% of floodplains, and 25% of woodlands. Three and'/z acres, or 3.269%, of woodlands exist on the subject property. This area is located at the southern end of the property. The 107.069 acres are located in an area which is both rural and residential in nature. Adjoining properties include large tracts that are utilized for agricultural purposes and a few large residential lots. Lot 85-A-139A, just east of the subject property, is presently within the Double Church Agricultural and Forestry District. Residential land uses similar to the proposed subdivision exist to the north, toward Fairfax Pike. (4) Project Scope The applicant has prepared a preliminary master development plan for the development of 225 single-family detached traditional lots, with a minimum lot area of 15,000 square feet. The proposed development would create an overall gross density of 2.10 dwellings per acre. Unlike the other allowed types of RP (Residential Performance) subdivisions, curb and gutter is not a requirement for this development, because the lots will be at least 15,000 square feet in size. The proffer statement to this property adds a number of conditions and requirements to the proposed development. One condition of the proffer statement is that a payment of $4,910.00 will be paid to Frederick County upon receipt of the first building permit for each lot. The money will be allocated to Schools, Parks and Recreation, Fire and Rescue, Public Library, Sheriff's Office, and Administration Building as designated in the proffer statement. The other proffer statements require road improvements to and along Town Run Lane and Stickley Drive; a maximum density of 250 dwellings per acre; the establishment of a preservation and buffer easement; the creation of a lot for the Ewing family cemetery; a statement of notification on all plats and deeds; and N M Southern Hills, MDP #04-01 Page 4 January 2, 2002 payment of $100,000 to VDOT (Virginia Department of Transportation) for the construction of a stop light at Stickley Drive and Fairfax Pike. The plan is proposed to be developed in three phases. Phase 1 would include 77 dwellings in the center of the parcel. Phase 1 would also include the construction of the proffered Stickley Drive extension and all required road improvements to Town Run Lane. The improvements to Town Run Lane were broken -up into two phases in the associated proffer statement. However, since the applicant is now proposing Suwanee Drive during phase one, all road improvements to Town Run Lane are required during the initial phase of development. Phase 2 of the development would include 67 dwellings on the northern portion of the parcel. Phase 3 would include 81 dwellings located on the southern portion of the parcel. (5) Issues (A) Woodland Disturbance The applicant is requesting a woodland disturbance waiver with this Master Development Plan. The proposed plan shows the disturbance of 82.86% (2.9 acres) of all woodlands. The Frederick County Zoning Ordinance only allows the disturbance of 25% of existing woodlands. In order to compensate for the disturbance of 82.86% (2.9 acres) of existing woodlands, the applicant is proposing to install four staggered rows of trees in the 75 foot buffer located along the southeast property line. The Frederick County Zoning Ordinance does not provide the possibility for a woodlands waiver if the total site area is less than 25% wooded. Therefore, the requested waiver is inappropriate and should not be even considered because it fails to qualify for a waiver. No more than 25% (.875 acre) of the existing woodlands may be disturbed. The tree planting plan could be kept but is not required by the Zoning Ordinance or proffer statement. STAFF CONCLUSIONS FOR 12-19-01 PLANNING COMMISSION MEETING: The preliminary master development plan depicts appropriate land uses and is consistent with the overall gross density provisions of the Zoning Ordinance and the Comprehensive Policy Plan. The preliminary plan also satisfies the conditions of the proffer statement adequately enough for preliminary approval. After the preliminary plan is modified to allow no more than 25% woodland disturbance, the layout of the plan should satisfy all requirements of the Frederick County Zoning and Subdivision Ordinances. All issues identified by staff in the review of the final master development plan should be adequately addressed during the review process. Likewise, all comments made by other relevant review agencies should be responded to in an appropriate fashion. The Planning Commission should determine if there are additional issues that should be addressed by the applicant when forwarding a recommendation to the Board of Supervisors. ft Southern Hills, MDP #04-01 Page 5 January 2, 2002 PLANNING COMMISSION SUMMARY AND ACTION OF THE 12/19/01 MEETING: One of the owners of the adjoining Ritenour farm requested that the three acres of trees along the property line between the proposed development and the farm not be cut down because of their importance as a buffer; she appreciated the developer including an additional 75' distance buffer over what was required; she questioned why the density of housing was greatest up against her farm; and she was concerned about the impacts along the entire length of Stephens Run. The developer/owner's representative had requested a woodlands disturbance waiver along with the plan; however, the Planning Staff pointed out that the applicant did not qualify for the waiver. The developer/ owner's representative agreed with the staff after re -reading the ordinance. The representative stated that they have devised several alternatives and they will meet the requirements of the ordinance which will be included in the final master development plan. The owner/developer sated that he would not clear-cut any woodland area and the final master development plan will meet the requirements of the ordinance. The Planning Commission believed the preliminary master development plan depicted appropriate land uses and, after the preliminary plan is modified to allow no more than 25% woodland disturbance, it would be consistent with the Comprehensive Policy Plan and the zoning and subdivision ordinances. The Commission believed the representative for the owner/developer had addressed all of the comments made by the Commission and the reviewing agencies. The Planning Commission unanimously recommended approval of the master development plan. O:\Agendas\COMMENTS\MDP's\Southem Hills.wpd R COMMONWEALTH ®f VIRGINIA. DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE CHARLES D. NOTTINGHAM EDINBURG. VA 22824 COMMtSSIONFR November 16, 2001 Mr. Charles E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Ref: Southern Hills Master Development Plan Route 1012, Town Run Road Frederick County Dear Mr. Maddox: JERRY A. COPP RESIDENT ENGINEER TELE(540)964.5600 FAX (54C) 984.5607 A VDOT review has been completed on the preliminary plan dated July 30, 2001 (received October 19, 2001) for the referenced project. We have forwarded a County Comment Sheet to your office which indicates general approval. However, we have several comments which should be addressed prior to general distribution of the plan. 1. The plan should illustrate a generic chart or typical section for each proposed roadway with volume driven pavement structures. Examples are shown in red on the plan sheet. 2. In the General Development Plan section in items numbered 2, 3, and 4 references in the description go A to B, B to C and C to D in which those lettered items cannot be found on the plan. 3. The general geometric design classification should be shown as "rural'. A revision to cover the above comments should be made prior to general distribution. Sinc , /9 WAY 0 V Barry J. Sweitzer, Trans. Roadway gineer For: Steven A. Melnikoff, Transportation Engineer BJS/rf xc: Mr. Dave Heironimus Mr. Evan Wyatt WE KEEP VIRGINIA MOVING COUNTY of FREDERICK w ff a' Department of Public Works 540/665-5643 FAX: 540/ 678-0682 November 6, 2001 Mr. Charles E. Maddox, P.E. G. W. Clifford and Associates, Inc. 117 East Piccadilly Street Winchester, Virginia 22601 RE: Master Development Plan Comments - Southern Hills Frederick County, Virginia Dear Chuck: Upon review of the subject master development plan, we offer the following comments: 1) Label the proposed stormwater pond northeast of Appalachian Drive. Also, a pond may be required for the drainage basin located between Kalispell Court and Frontier Court. 2) At the time of the subdivision submittal, the following items shall be addressed: a) A comprehensive stormwater evaluation shall be performed in conjunction with the analysis of the 100-year flood plain associated with Stephens Run. The existing stream banks located on the property exhibit signs of severe erosion. Ensure that the bed and banks of Stephens Run located on the property are improved and that the areas downstream are not impacted. Provide a comprehensive channel analysis in accordance with minimum standard 19 of the Virginia Erosion and Sediment Control law. b) It will be necessary to submit a comprehensive, phased erosion and sediment control plan at the time of subdivision plan submittal. c) It will be necessary to perform an overall lot grading plan for the entire 107 North Kent Street • Winchester, Virginia 22601-5000 Southern Bills Comments �. Page 2 November 6, 2001 subdivision. The plan shall include finished floor elevations and final grading elevations for each building lot. d) It will be necessary to submit an as -built plan of the entire drainage system and swales prior to obtaining building permits. We will perform a review of the as - built drawings in conjunction with the overall lot grading plan to ensure compliance with the approved plan. e) Ensure that the drainage flowing toward Route 1012 (Town Run Lane) at several locations is properly evaluated and that the post -developed stormwater drainage is properly routed. f) As a matter of clarification, it will be necessary to obtain a land disturbance permit prior to clearing any trees or performing timbering operations because the affected area will not be reforested or used for bonafide agricultural uses. Once item number one has been addressed, submit two (2) copies of the master plan for final approval. If you have any questions, do not hesitate to contact me. Sincerely, G-✓ Joe C. Wilder Civil Engineer JCW/rls cc: Patrick Davenport, Frederick County Zoning Administrator file AASOUTHERNHILLS.coampd . A • Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Southern Hills 2. Owner's Name: David B. Holliday (Please list the names of all owners or parties in interest) 3. Applicant: G.W. Clifford & Associates, Inc. Address c/o Charles E. Maddox 117 E. Piccadilly St.. Winchester VA 22601 Phone (540) 667-2139 4. Design Company: G. W. Clifford & Associates, Inc. Address 200 N. Cameron Street Winchester, VA 22601 Phone Number (540) 667-2139 RECEIVED N LJ \/ 1 0 2001 UT OF PLANNINGINVELOPUPA" r 7,m-� Frederick County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN Miles south of Route 5. Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) 6. Total Acreage: 107.0690 Acres 7. Property Information: a) Property Identification Number (PIN): 85-A-138 b) Current Zoning: RP c) Present Use: Vacant & Residential d) Proposed Use: SF -detached Traditional e) Adjoining Property Information: Sre AilbicH ,t; Property Identification Property Uses North South East West f) Magisterial District: 8. Is this an original or amended Master Development Plan? Original X Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: ��yy� Y. Date: f Xpd,& 4//,W 2 • Frederick County, Vir¢inia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2"d floor of the Frederick County Administration Building, 107 North Kent Street. Parcel ID Number Use Zoning 85-A-59 AgriculturaI RA 85-A-60 A icultural RA 85-A-131 Agricultural RA 85-A-137 Residential RA 85-A-137D Residential RA 85-A-137E Residential RA 85-A-139 Agricultural RA 85-A-141 Local Government RA 85-A-142 Local Government RA .X ff-,q - ly;.A w w S DEPARTMENT OF PLANNING AND DEVELOPMENT FREDERICK COUNTY, VIRGINIA E STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: December 3, 2001 STAFF MEMBER: Marcus Lemasters, GIS Manager SUBDIVISION: Southern Hills COMMENTS: Mapping and Graphics Manager has reviewed road names for the Southern Hills 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. Frontier Court Kalispell Court Kodiak Court Colorado Court Neville Court Tennessee Court Appalachian Drive 2. The following road name has been reserved but the suffix must be changed to drive, street, or avenue. Suwanee 3. The following road names are currently in use or conflict with a road name in use in Frederick County and are therefore denied for use in the Frederick County System: Bull Elk Court Heatherstone Drive Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 Frederick County, Virginia Master Development Plan Application Packa¢e Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation 2275 Northwestern pike Winchester, VA 22603 (540)535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Virginia Department of Transportation's Comments: lice preliminary master plan for this property appears to have significant measurable impact on Routes 277, 1012 & 1085, the VDOT facility which would provide access to the property. Before making any --Ti—nal comnents, tfus office will require a complete set of site plans, rainage ca cu ations and traffic ftuw data fran the I.T.E. Trip Gorezation Manuat, Sixth Mlitturi rar review. IVIDOT reserves the right tion, and off Sire roadway improvements anti drais,-gp Prior to rnnctn,rrinn on the SratoIa right of way, the developer will need to amly to this office for issuance of appropriate permits to cover said work. See attached letter from VDOT to G. W. Clifford & Associates dated 11/16/01. OCT. 9 2001 atio s Pack'a�e x� I I i- If Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, VA P.O. Box 1877 (540) 868-1061 Winchester, VA 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Frederick County Sanitation Authority's Comment: II Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick Co. Inspections Department 7 Floor Attn: Building Official 107 N. Kent St. 107 N. Kent St. Winchester, VA Winchester, VA 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) _Frederick County Inspections Department use only: No comment required at this time. Shall comment on lots at -fN- c„h- divison review stage. J 12 EKED�1CKCOUNT'► PUBUC WORK & INSPECIIDMS R "Elk J O C i 1 7 2001 junto, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Fire Marshal Ail to: Hand deliver to: .ederic County Fire Marshal I" Floor ittn: Fire Marshal 107 N. Kent St. 107 N. Kent St. Winchester, VA Winchester, VA 22601 (540) 665-6350 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates. Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Fire Marshal's Comments: 14 Fieldl : COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No. MDPO1-0006 Date Received 10/17/01 Date Reviewed 10/19/01 Applicant G.W.Clifford & Associates Address 117 E.Piccadilly Street Winchester, Va. 22601 Project Name Southern Hills Phone No. 540-667-2139 Type of Application Master Development Current Zoning RP 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election District Opequon Tax I.D. No. 85-A-38 RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System XX Automatic Fire Alarm System Other REQUIREMENTS Emergency Vehicle Access Adequate XX Inadequate Not Identified Fire Lanes Required Yes XX No Comments : Fire Lane markings at all fire hydrants. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes No XX Comments Hydrant Locations Adequate XX Inadequate Not Identified Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signature �Title Frederick County, Virginia Master Development Plan Application Package Request for Master Develonment Plan Comments Frederick County — Winchester Health Department Mail to: Frederick -Winchester Health Dept Attn: Sanitation Engineer 107 N. Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Hand deliver to: 107 N. Kent St. Suite 201 Winchester, VA (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Frederick County - Winchester Health Dept. Comments: ACT 17 16 z Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport 491 Airport Road Attn: Executive Director (Route 645, off of Route 522 South) 491 Airport Road (540) 662-2422 Winchester, VA 22602 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Winchester Regional Airport Comments: 17 Frederick County, Virginia Master Development Plan Application Packaze Request for Master Development Plan Comments Town of Stephens City Mail to: Hand deliver to: Town of Stephens City 1033 Locust Street Attn: Town Manager Stephens City Town Hall P.O. Box 250 Stephens City, VA Stephens City, VA 22655 (540) 869-3087 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: G.W. Clifford & Associates. Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Town of Stephens City Comments: Future I-81 Interchange plans could be impacted by this development or vice versa. the Town will continue to be impacted by traffic flow that is constricted at the stop 19 Frederick County, Virginia Master Development Plan Application Package Reauest for Master Development Plan Comments Historic Resources Advisory Board Mail to: Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 Hand deliver to: 1_jC, IZ I VE Lo Frederick County Department of Plannif, T 2 S 2001 Co. Admin. Building 4` Floor (540) 665-5651 '1= Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: G. W. Clifford & Associates, Inc. Address: c/o Thomas Price 200 N. Cameron Street, Winchester, VA 22601 Phone Number: (540)67-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Historic• :•. •Comments: ►• • ►1 1 J ► ON 1'.. 21 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2nd Floor 107 N. Kent St. Winchester, VA Winchester, VA 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: G.W. Clifford & Associates, Inc. Address: c/o Charles Maddox 117 E. Piccadilly St., Winchester, VA 22601 Phone Number: (540) 667-2139 Name of development and/or description of the request: Southern Hills Location of Property: South of Stephens City, east of Interstate 81: 0.8 miles south of Route 277 (Fairfax Pike) on the east side of Route 1012 (Town Run Lane) Department of Parks and Recreation's Comments: Flan appears to meet the recreational needs of this development 15 givert a. clifford & asso tte, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 18 November 2001 Mr. Eric Lawrence Frederick County Planning 107 N. Kent Street Winchester, Virginia 22601 RE: Southern Hills PMDP Dear Eric, Board of Directors: President: Thomas J. O'Toole, P.E. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A. Mislowsky, P.E. David J. Saunders, P.E. Directors: William L. Wright Michael A. Hammer Thomas W. Price Please find attached an application for PMDP of the Southern Hills project located southeast of Stephens City. Comment sheets, 42 copies of plans and a check in the amount of $5,012.07 is also attached as required by Frederick County. If I can answer any questions please give me a call anytime. Thank you, gilbe clifford & associates, inc. Thomas W. Price TWP/kf Enclosure 'i f lUr 17 KI Rice D 1 3 oc_, rt_, C p, ` V ::-t 0- IV U V 1 9 2001 "or of p�NN�NG�nFVFioPM�- 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 AgunkL (540) 667-2139 Fax (540) 665-0493 e-mail gwcliff@mnsinc.com Member American Consulting Engineers Council COUNTY of FREDERICK Department of Planning and Development 540/665.5651 FAX: 540/ 665-6395 November 13, 2001 Mr. Charles Maddox, P.E., VP G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan - Review of Southern Hills Dear Chuck: I have reviewed the unofficial MDP (Master Development Plan) for Southern Hills that was received by this office on October 17, 2001. The plan depicts the possible construction of 225 single-family detached traditional lots in the RP (Residential Performance) Zoning District. Please acknowledge the review comments shown below by revising the Preliminary Master Development Plan accordingly. In order to visually assist you, I am also providing you with a red -lined copy of the proposed plan. Review Comments 1. Signed Seal. Please sign your professional engineer's seal on all future copies. 2. Location Map. Provide an updated location map which labels all roads. 3. Road Construction Plan. It should be noted that if this master development plan is approved, a detailed road construction plan for the Stickley Drive Extension will need to be submitted to this office during the subdivision design plan stage. 4. Woodlands Waiver. The woodland disturbance waiver that is being requested is not permitted by the Frederick County Zoning Ordinance. Section 165-31(7) only permits disturbance ofgreaterthan 25% in the RP Zoning District when the entire site is at least 25% wooded to begin with. The property in question has only 3.5 acres of woodlands, or rather 3.3% of the entire parcel. Please disturb no more than 25% of the existing woodlands. 5. Phases and Road Construction. Please clarify in detail which segments of Town Run Lane will be paved during each proposed phase. 4,0 6. Typical Road Section. Please clarify which roads are subject to the "Typical Road Section" details. Furthermore, if a different road detail will be used, please provide that information on the plan. 7. Recreational Facilities. Please show any recreational facilities that may be proposed. Staff recommends that recreational facilities be provided. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Mr. Charles Maddox, P.E., VP, G. W. Clifford & Associates, Inc. Re: Preliminary MDP - Review of Southern Hills November 13, 2001 8. Guardrails. Please ensure that the plan shows the required amount of guardrails. Proffer Statement #3 states that guardrails shall be installed right and left along Town Run Lane "fill' areas greater than seven -feet vertical. Letters ofProffer Statement Map. Please show the letters that are shown on the map associated with the proffer statement. 10. Tree Replanting or Planting Plan. Please provide more details regarding any proposed tree replanting or planting plan. The tree species and diameter should be provided. In addition, it should be clarified when the trees will be planted during the development process and who will be responsible for installation and maintenance of them. ��. 11. Open Space. It is difficult to distinguish the exact location of all open space on the plan. Please clarify the exact location of all open space. Please also ensure that your calculation of 2.94 acres of opens space is correct. It appears that you should have more than this. I would like to point out that all of the open space presented during the rezoning is not shown on the present plan. `-, 12. Perimeter Lot Lines. Provide the proposed perimeter of the lot lines. . �y 13. Acreage Discrepancy. The rezoning of the subject property was for 105 acres. Please explain why this plan shows the total land area as 107.06 acres. 14. Incorrect PIN. Please correct the PIN so it reads 85-A-138. 15, Woodland Disturbance Area. Please show the proposed are of woodland disturbance on the plan and in the legend. Please address the above comments and those provided to you from the review agencies. In order to continue the review of this Master Development Plan, you will need to submit the complete MDP application, which includes review agency comments and review fee, to this department. Once this information is received, I will schedule the application for review by the Planning Commission. The review fee will be $5,011.80 [$1,300/base + $2,000 (50 acres @ $40 per acre) + 1,711.80 (57.06 acres @ $30 per acre)]. Review Comments should be provided from the following agencies: Frederick CountyFire Marshal, ti Frederick County Department of Public Works, Frederick County Sanitation Authority, Frederick County Attorney, Frederick County Public Schools, Town of Stephens City, Virginia Department of Transportation, Frederick County Department of Parks and Recreation, and Stephens City Fire & Rescue. a Please do not hesitate to contact me with questions regarding this application. Sincerely, Jeremy F. Camp - Planner II JFC/rsa/Enclosure U:Ven myWasta Development Plansl.Souftm Hi11s1PrelirrunuyRevtewoSouUxmHiltslhafLwpd COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 1 141FIC NTI ANC Jr PUBLIC MEMI IG December 5, 2001 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: APPLICATION TO REVISE MASTER DEVELOPMENT PLAN #04-01 OF SOUTHERN HILLS On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, December 19, 2001, at 7:00 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan for "Southern Hills" for the development of 225 single-family detached traditional lots. This property is located south of Stephens City, east of Interstate 81; 0.8 miles south of Route 277 (Fairfax Pike on the east side of Town Run Lane/Route 1012), and is identified with Property Identification Number 85-A-138 in the Opequon Magisterial District. Any interested parties may attend this meeting. A copy of the application will be available for review at the Handley Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jefemy F. Camp Planner II JFC/ch O: WgendasWdjoiner Urs\2001\Southem Hi11sMDP.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 r This is to certify that the attached correspondence was mailed to the following on J Z -- 6 — Q from the Department of Planning and Development, Frederick County, Virginia: 85 - A- - 139- 85 - A. - 59- ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG,PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 85 - A- - 60- RAMEY, WILLIAM LARRY & ELIZABETH 824 PEACE AND PLENTY LN STEPHENS CITY, VA 22655.5839 85 - A- - 131- RITENOUR FARM L.P. CIO MARY RITENOUR 514 PEACE AND PLENTY LN STEPHENS CITY, VA 85 - A- - 137- KENT, HENRY F & JOYCE E 625 TOWN RUN LN STEPHENS CITY, VA 85 - A. - 137-D E RAMEY, WILLIAM L SCOTHORN, GARY L & STEPHEN P & SCOTHORN„ DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 85 - A- - 142- STEPHENS CITY, TOWN OF PO BOX 250 STEPHENS CITY, VA 22655.0250 85 - A- - 138- SOUTHERN HILLS, LC PO BOX 3127 WINCHESTER,VA 22604 85 - A- - 142-A 22655.5836 ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.635E 22655.5345 824 PEACE AND PLENTY LN STEPHENS CITY, VA 22655.5839 Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 85 -A- -141- FREDERICK-WINCHESTER PO BOX 43 WINCHESTER, VA. 22604.0043 Jer y F. Cafnp, Planner I Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, &h Ann 0o I I, a Notary Public in and for the State and County aforesaid, do hereby certify that Jeremy F. Camp, Planner II for the epartment of Planning and Development, whose name is signed to the foregoing, dated I , t C , C� ) , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day ofDepembfL' . My commission expires on ELW (gel ARY PUBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 INICAIFICAVICA I OF PUBLIC MIMING December 5, 2001 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: APPLICATION TO REVISE MASTER DEVELOPMENT PLAN #04-01 OF SOUTHERN HILLS On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, December 19, 2001, at 7:00 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan for "Southern Hills" for the development of 225 single-family detached traditional lots. This property is located south of Stephens City, east of Interstate 81; 0.8 miles south of Route 277 (Fairfax Pike on the east side of Town Run Lane/Route 1012), and is identified with Property Identification Number 85-A-138 in the Opequon Magisterial District. Any interested parties may attend this meeting. A copy of the application will be available for review at the Handley Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Je emy F. Camp Planner Il JFC/ch O:wgendasWdjoiner Ltrs12001\Soudwrn Hi11sMDP.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 C f 'VE �; 85 - A- - 138- ...,� SOUTHERN HILLS, LC DEC 1 8 PO BOX 3127 WINCHESTER, VA 22114 _`� �~ ,JI ��� RAT` •.-_ _ ni i x 1r i -11 .1:1r 1 1 /CII RETURN TO SENDER A'rTE:hiPTC-D•-NO Y KNOWN UNABLE TO FORWARD MASTER DEVELOPMENT PLAN #04-01 Qpequon J)BSOLgrg SOUTHERN HILLS e } �,� ,� 4"'� •u *,:,,„,, ,,moo.