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HomeMy WebLinkAbout06-14 Lake Frederick (Shenandoah) Revision No. 1 PIN 87-A-103, 103C, 102 Opequon - BackfileMASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted, but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: ✓ VDOT ✓ County Engineer ✓ Fire Marshall City of Winchester ✓ Sanitation Authority ✓ GIS Inspections Dept. Parks & Recreation Health Dept. Winchester Regional Airport F,Jo l�(- 5c hoc 1s ✓ One copy of the master development plan application. ✓ Appropriate number of plans, colored maps, etc., to cover PC & BOS meetings Submission Fee CD �P N Application received Fee Paid (S 3, U 1 00 _ •el inary MDP heard by Planning Commission ACTION: 11aJ144 Preliminary MDP heard by Board of Supervisors ACTION: 1 9 1 �, a 6 4 Administratively approved; letter sent to applicant, copy to file and cc's Sys ID # OPEN FILE: i IFile opened IReference Manual updated/number assigned II"-( D-base updated List of adjoiners given to staff member for verification Location maps requested from Mapping (¢ job,114 Application Action Summary updated CLOSE FILE: Approval (or denial) letter mailed to applicant, copy for file, cc's Public Works and Real Estate File stamped "approved", "denied" or "withdrawn" Reference Manual updated D-base updated ication Action Summary updated Revised 3/10/14 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 August 22, 2014 Mr. Chris Mohn Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 RE: MASTER DEVELOPMENT PLAN #06-14 FOR LAKE FREDERICK Final Master Development Plan Approval Property Identification Numbers (PINs): 87-A-103, 87-A-103C, 87-A-102 Dear Chris: Frederick County administratively approved the above -referenced final Master Development Plan (MDP) on August 22, 2014. This MDP is approved for the potential development of 926.27 acres of land zoned R5 (Residential Recreational Community) District with a total of 2,130 residential dwelling units (includes the 253 existing platted lots). On August 13, 2014 the Frederick County Board of Supervisors approved a waiver request for the Lake Frederick development to be served by a complete network of private roads. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a subdivision design plan is required prior to the subdivision or development of this parcel. I am providing you with three (3) copies of the approved final master development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any questions. Sincerely, Candice E. Perkins, AICP Senior Planner Attachments CEP/pd cc: Lansdowne Development Group, LLC, 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 Robert Wells, Opequon District Supervisor Roger Thomas and Robert Molden Opequon District Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 Lade ADP Kw I'si c*44- - JUN 6 2014 FREDERICK COUNTY I MASTER DEVELOPMENT PLAN #06-14 Lake Frederick Revision #1 Staff Report for the Board of Supervisors Prepared: August 4, 2014 Staff Contact: Candice E. Perkins, AICP, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist inn the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 07/16/14 Reviewed Waiver Request: 07/16/14 Recommended approval Board of Supervisors: 08/13/14 Pending Waiver Request: 08/13/14 Pending PROPOSAL: To develop 926.27 acres of land zoned R5 (Residential Recreational Community) District with a total of 2,130 (includes the 253 existing platted lots) residential dwelling units. The land area west of Lake Frederick will consist entirely of age restricted dwellings (total of 517 age restricted units) and will be served by private streets. The land area east of Lake Frederick will consist primarily of traditional residential units (76 age restricted units and 1,537 traditional). The housing located on the east side of Lake Frederick will include a mix of single family detached and attached. With this MPD application, the applicant is requesting a waiver of the public street requirement to enable the entire Lake Frederick development to have a complete system of private streets. This MDP is a revision to the plan approved in 2013 for Shenandoah. Changes include removing the commercial pod located in Phase 113, removing a road connection and adding lots in Phase IIA, adding a model court in Phase 1 A, and the request for private streets for the east side of the development. These changes do not impact the overall lot number approved within the development. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 87-A-103, 87-A-103C, and 87-A-102 LOCATION: The subject properties are located on the western side of Route 522 South (Front Royal Pike), south of Route 277 (Fairfax Pike) and east of Route 636 (Hudson Hollow Road). Existing primary access to this site is located on Route 522 South via Lake Frederick Drive. PROPERTY ZONING & PRESENT USE: Zoned: Residential Recreational Community (R5) Use: Residential & Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Areas) Use: Agricultural & Residential South: RA (Rural Areas) Use: Agricultural & Residential MDP #06-14 Lake Frederick August 4, 2014 Page 2 East: RA (Rural Areas) Clarke County West: RA (Rural Areas) WAIVER REOUEST: Use: Agricultural & Residential Use: Agricultural & Residential The Applicant is requesting a waiver of the public street requirements within the Lake Frederick (Shenandoah) Development as allowed by § 165-502.05K(1) of the Zoning Ordinance. Approval of the waiver would allow the development to be constructed with a complete network of private streets with gated access. Currently the area west of Lake Frederick is entirely age restricted and is being constructed with private streets. The applicant wishes to continue the private streets on the east side of Lake Frederick and gate the community. Approval of the waiver would require the HOA to maintain the roads in perpetuity. The Board of Supervisors approved the inclusion of a waiver option for the public street requirement within R5 Zoned Communities on July 9, 2014. The waiver states: Within any portion of a residential recreational community the Board of Supervisors may waive the public street requirement and allow for the installation of private streets, provided that a program for the perpetual maintenance of all streets is provided which is acceptable to the Board of Supervisors and the Transportation Planner. All private streets shall meet the following VDOT standards: i. All structural section design standards; ii. Material composition and quality standards; iii. Construction standards, techniques, and workmanship quality standards; iv. Drainage and storm water management systems; v. All the design, testing and materials, and in -place quality testing and as -built drawings for the road system must be certified by the developer, the builder, and a registered professional engineer in the State of Virginia, that the roads meet all of VDOT structural and quality standards, and the plans are submitted to the Frederick County Engineer and the Frederick County Planning Department. The applicant has provided a letter stating that the HOA will be responsible for the maintenance of the private streets in perpetuity and that a licensed professional engineer will oversee the construction. The design plans for the road systems will need to meet the specified VDOT standards and will be verified by staff and sealed by the applicant's engineer. Details of the private road design are attached. The Planning Commission recommended approval of the waiver request at their July 16, 2014 meeting. STAFF CONCLUSIONS FOR THE 08/13/14 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Lake Frederick depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance. The MDP is in a form that is administratively approvable, if the requested waiver is Qranted by the Board of Supervisors. All of the issues identified by staff, review agencies, as well as those issues brought forth by the Planning Commission and the Board of Supervisors, should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. MDP #06-14 Lake Frederick August 4, 2014 Page 3 REVIEW EVALUATIONS: Virginia Department of Transportation: See attached comment. Frederick County Fire Marshal: Plan approved. Frederick County Public Works: No comment at this time. Frederick County Inspections: Future sections of the subdivision shall meet new storniwater requirements as applicable at time of subdivision plan approval. Frederick Counb, Sanitation Authority: Per your request, a review of the proposed master plan has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area served by the Authority. Based on the location both water service and sanitary sewer service is available. The changes contemplated do not vary significantly to affect either the water or sanitary sewer systems. Sanitary sewer treatment capacity at the waste water treatment plant should not be affected by this change. Monitoring of the flows into this plant will need to be performed in order to determine when permit changes are in order. Presently the plant is permitted for 250,000 gallons per day. Water and sanitary sewers are to be constructed in accordance with the FCSA standard specifications. Dedicated easements will be required and based on the final layout, vehicular access will need to be incorporated into the final design. All easements should be free from an encumbrance including permanent structures (fences, signs etc.) and landscaping (trees, shrubs, etc.). Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicants in support of or in conjunction with this application, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. Frederick County Public Schools: Our school buses do not travel private roads. Any residents of the new non -age restricted units in Phase 1 B living on private roads would need to walk to the nearest bus stop located on a public road. Frederick County GIS: Revised and three new street names are good. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master MDP #06-14 Lake Frederick August 4, 2014 Page 4 development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Site History The properties comprising this project were rezoned from the A-2 (Agricultural) District to the R-5 (Residential Recreational Community) District in October of 1975. A Master Development Plan for a project titled "Wheatlands" containing a total of 1,463 dwelling units was approved by the Frederick County Board of Supervisors on July 10, 1991. A Master Development Plan for "Shenandoah'' (revised Wheatlands) containing a total of 2,130 (2.3 units per acre) age restricted dwelling units (attached, detached and apartments on private streets), was approved by the Board of Supervisors on October 25, 2000 with conditions, (Board of Supervisors deemed conditions satisfied on March 25, 2001) and the plan was administratively approved by staff on May 2, 2001. On December 5, 2007, staff approved an administrative revision to the Shenandoah Master Development Plan for minor modifications to the interior road network. On August 22, 2013, staff administratively approved MDP #01-13 for revisions to the Shenandoah Development. The 2013 MDP revised the road layout of the project as well as the lot layout and housing types proposed. C) Site Suitability & Proiect Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use Compatibility: The parcels comprising this MDP application are not located within the County's Urban Development Area (UDA) or the Sewer and Water Service Area (SWSA); however the site has existing R5 Zoning and is also shown with a Planned Unit Development designation in the Comprehensive Plan (Route 277 Triangle and Urban Center Plan). The Shenandoah Development is proposed to develop with a density of 2.3 units per acre, which is consistent with the maximum R5 density permitted in the Zoning Ordinance. The Shenandoah Development is served with public sewer by the Crooked Run Wastewater Reclamation Facility which was constructed by Oxbridge Development at Shenandoah to serve the Shenandoah Development and turned over to the Frederick County Sanitation Authority. The Authority now owns and maintains the treatment plant. Public water is also provided to the development by the Frederick County Sanitation Authority. MDP #06-14 Lake Frederick August 4, 2014 Page 5 Site Access and Transportation: The existing Shenandoah Development is accessed via a signalized (not yet turned on — flashing) entrance on Route 522 south. The existing Route 522 access also serves as the primary entrance to Lake Frederick which is owned by VDGIF. An additional full entrance for the development is shown on Fairfax Pike (Route 277) and an emergency access is shown on Hudson Hollow Road (Route 636). The development can be seen as two sections, one east and one west of Lake Frederick. The portion west of the lake is where the existing age restricted units are located and are completely served by private roads. The MDP shows all development west of Lake Frederick to remain age restricted and the private road network will be extended to serve those units. The portion of the development east of Lake Frederick will primarily consist of traditional housing that will also be served by private roads if the requested waiver is approved. If the waiver is not approved the development east of Lake Frederick will be required to install public roads. The Route 277 Triangle and Urban Center Plan (Appendix 1), shows a new arterial road called the South Frederick Parkway which is planned to run through the northern portion of this property. Sheet 6 of the MDP shows how this future roadway could be accommodated on the property. Recreational Amenities: The existing age restricted portion of the development located on the western side of Lake Frederick contains a constructed community center with a pool and bathhouse. The existing community facilities will continue to serve the age restricted portion of the development. A new community center with a pool, bathhouse and tennis court will be constructed on the eastern side of Lake Frederick along with a tot lot at a separate location. In addition there will be a 10 foot paved bike path continued along Rachel Carson Drive, four (4) foot lake access trails throughout the development and three boat launch locations (with approval by VDGIF). PLANNING COMMISSION SUMMARY OF THE 7/16/14 MEETING: Waiver Discussion: On July 16, 2014, the Planning Commission held a public meeting on this request to eliminate the public street requirement to allow the Lake Frederick Development to be developed with a complete network of private streets. A member of the Commission asked if access to the commercial area would be through private streets. Staff pointed out the only commercial pod remaining is held under separate ownership and was severed; the commercial pod has access via the existing Lake Frederick Drive, constructed a number of years ago. No other issues were raised and there were no public comments. The Planning Commission unanimously recommended approval of the waiver request. (Note: Commissioner Mohn abstained from discussion and voting.) MDP #06-14 Lake Frederick August 4, 2014 Page 6 MDP Discussion: Some members of the Commission recalled a previous plan, back in 2002-2003, in which there was land set aside for a fire station. Staff said a note to that affect was placed on an older MDP; however, it was never a proffer and consequently, the note was removed with the 2013 plan. No other issues were raised; no action was needed by the Commission. (Note: Commissioner Mohn abstained from discussion of this item.) STAFF CONCLUSIONS FOR THE 08/13/14 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Lake Frederick depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance. The MDP is in a form that is administratively approvable, if the requested waiver is Qranted by the Board of Supervisors. All of the issues identified by staff, review agencies, as well as those issues brought forth by the Planning Commission and the Board of Supervisors, should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. ivn ,muuou gay uyn ..ua�y M2 (Industrial, General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) MDP # 06 - 14 Lake Frederick Rev # 1 PINS: 87 - A - 103, 87 - A - 103C, 87-A-102 Note: Frederick County Dept of Planning & Development 1 07N Kent Si e Suite e 202 Winchester, VA 22601 540 - 665 - 5651 Map Created: June 9, 2014 Staff: cperkins 0 900 1,800 3,600 Feet LAWSON AND SILEK, P.L.C. 120 EXETER DRIVE, SUITE 200 POST OFFICE BOX 2740 WINCHESTER, VA 22604 TELEPHONE: (540) 665-0050 FACSIMILE: (540) 722-4051 July 10, 2014 Eric Lawrence, Director Candice Perkins, Senior Planner County of Frederick Department of Planning & Development 107 North Kent Street Suite 202 Winchester, VA 22601 THOMAS MOORE LAWSON • TLAWSONALSPLC.COM Re: Our File No. 1211.001 VIA E-MAIL AND U.S. MAIL Dear Candice and Eric: Following last night's Board of Supervisors' approval of the ordinance allowing for owners of R-5 property to apply for a private street waiver, this is to formally request that the owners of the Lake Frederick community (Shenandoah) be granted a private street waiver for the non -age restricted portions of that community consistent and in conformance with the terms set forth in the ordinance approved last night, including, but not limited to, that road reserve funds will be established, the HOA will be responsible for maintenance of private streets in perpetuity and a licensed professional engineer will oversee the construction. We understand the ordinance that was approved provides that the owners of the property may appear before the Board of Supervisors at a duly noticed public hearing to request said waiver. We request that this waiver be heard at the Board of Supervisors' August 13, 2014 hearing, which is the same time that a Master Plan amendment is already scheduled to be presented to the Board of Supervisors for this community. Thank you for your continued assistance and cooperation, as well as the processing of this waiver request. If anything further is required to effect the waiver request, please advise me immediately. Also, and as always, if you have any questions, please do not hesitate to give me a call. TML:atd cc: Lansdowne Development Group FRONT ROYAL ADDRESS: POST OFFICE BOX 602, FRONT ROYALS VIRGINIA 22630 • TELEPHONE: (540) 635-9415 • FACSIMILE: (540) 635-9421 • E-MAtu 35ILEKQLAWSONANDSILEK- JUL 1 1 2014 CONSTRUCTION NOTES I. AS SPECIFIED WITH THIS WAIVER EXHIBIT AND AS SHALL BE FURTHER DETAILED ON SUBSEQUENT DEVELOPMENT PUNS, ALL PRIVATE STREETS SHALL MEET THE FOLLOWING VDOT STANDARDS: 1. ALL STRUCTURAL SECTION DESIGN STANDARDS; MATERIAL COMPOSITION AND QUALM STANDARDS; Ni. CONSTRUCTION STANDARDS, TECHNIQUES, AND WORKMANSHIP QUALITY STANDARDS; DRAINAGE AND STORM WATER MANAGEMENT SYSTEMS; v. ALL THE DESIGN, TESTING AND MATERIALS, AND IN —PLACE QUALITY TESTING AND AS —BUILT DRAWINGS FOR THE ROAD SYSTEM MUST BE CERTIFIED BY THE DEVELOPER, THE BUILDER, AND A REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF VIRGINIA THAT THE ROADS MEET ALL OF VDOT STRUCTURAL AND OUALRY STANDARDS, AND THE PLANS ARE SUBMITTED TO THE FREDERICK COUNTY ENGINEER AND THE FREDERICK COUNTY PLANNING DEPARTMENT. 2. THE LOCATION OF EYSTBRG UNDERGROUND UTILITIES SHOWN ON THESE PLANS IS TAKEN FROM AVAILABLE RECORDS. THERE MAY BE OTHER UTILITIES NOT SHOWN ON THESE PLANS. THE CONTRACTOR SHALLBE RESPONSIBLE FOR DETERMINING THE LOCATION OF ALL UNDERGROUND UnUTIES PRIOR TO THE START OF CONSTRUCTION AND SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES IN THE INFORMATION SHOWN ON THESE PLANS. BOWMAN CONSULTING GROUP DOES NOT CERTIFY TO THE LOCATION OR EXISTENCE OF ANY UNDERGROUND UTILITY SHOWN ON THIS PLAN. THE CONTRACTOR SHALL CONTACT 'MISS UNITY AT 811 PRIOR TO THE COMMENCEMENT OF ANY EXCAVATOR. 3. THE DEVELOPER S RESPONSIBLE FOR ANY DAMAGE TO EXISTING ROADS AND UTILITIES WHICH OCCUR AS A RESULT OF PROJECT CONSTRUCTION WITHIN OR CONTIGUOUS TO EXISTING RIGHT—OF—WAY. 4. A SMOOTHING GRADE SHAL BE MAINTAINED FROM THE CENTERLINE OF THE EXISTING ROM TO THE CURB AND GUTTER TO PRECLUDE THE FORMING OF FALSE GUTTERS AND/OR THE PONDING OF ANY WATER ON THE ROADWAY. 5. ALL CONTROLLED FILL, BASE, AND SUBBASE MATERIAL SWILL BE COMPACTED TO A MINIMUM OF 95% OF THEORETICAL MAXIMUM DENSITY AS DETERMINED BY All T-99 METHOD A. AND WITHIN PLUS OR MINUS 2% OF OFIIMUM MOISTURE. FOR THE FULL WIDTH OF ANY DEDICATED RIGHT—OF—WAY. DENSITY MUST BE VERIFIED BY A QUALIFIED SOILS ENGINEER. CONTROLLED FILLS SHALL BE COMPACTED IN NO GREATER THAN EIGHT —INCH UFTS (LOOSE THICKNESS TO THE SPECBIED DENSITY, BEGINNING FROM THE EXISTING GROUND SURFACE, UNLESS OTHERWISE D IN WRITING BY A QUALIFIED SOILS ENGINEER. 8. STORM SEWER AND CULVERT PPE SHALL BE REINFORCED CONCRETE CLASS III PIPE TO CONFORM TO THE CURRENT AASHTO DESIGNATION M170, UNLESS OTHERWISE DESIGNATED. 7. ALL MATERIALS AND CONSTRUCTION WILL CONFORM TO CURRENT SPECIFICATION AND STANDARDS OF THE VIRGINIA DEPARTMENT OF TRANSPORTATION AND FREDERICK COUNTY. 8. ADDITIONAL DRCH LININGS SHALL BE PROVIDED AT THE DEVELOPERS EXPENSE IF DETERMINED NECESSARY BY THE COUNTY INSPECTOR DURING FIELD REVIEW. 9. DURING ROUGH GRADING OF THE SITE, THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE GEOTECHNICAL ENGINEER GROUND IF WATER SEEPAGE S IDENTIFIED. IDENTIFICATION OF SUCH GROUND WATER MAY REQUIRE THAT PIES ANAND/ORNDERDRAANS BINATON DRAINS BE INSTALLED TO PROTECT THE INTEGRITY OF THE FILL FINAAVEME 10. STREET SURFACES SHALL BE MAINTAINED N A CLEANED CONDITION, MUD AND DUST FREE AT AL TIMES. ADEQUATE MEANS SHALL BE PROVIDED TO CLEAN TRIGG AND OTHER EQUIPMENT USING THE COMPLETED STREETS It. STANDARD GUARDRAIL AND HANDRAIL SHALL BE INSTALLED AT THOSE LOCATIONS AS DESIGNATED WRING FINAL FIELD INSPECTIONS BY FREDERICK COUNTY. 12. ALL DISTURBED ROM —OF —WAY MONUMENTS ARE TO BE REPLACED AND VERIFIED BY A CERTIFIED LAND SURVEYOR AT THE DEVELOPERS EXPENSE 13. ALL RETAINING WALLS 2 FEET IN HEIGHT AND GREATER REQUIRE A SEPARATE BUILDING PERMIT. 14. CONTRACTOR/DEVELOPER SMALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION. 15. DRAINAGE AND STORMWATER MANAGEMENT WILL BE PFONDED IN ACCORDANCE WITH VDOT AND VIRGINIA SWAG REGULATIONS. Bowman C O N S U L T I N G 101 South Street, S. E. Phone: (703) 443-2400 Leesburg, VA 20175 Fax: (703) 443-2425 0 Bowman Consulting Group. Ltd. $q $v'Sv.3q a✓ EASEMENT a� apV R I ill5' S W7IF4� (10' TRAIL PLA LNG TYPE 1 ONLY) S IP ;G-6 2.08% SURFACE COURSE A �3 P f PAVEMENT INTERMEDIATE 2' � `COURSE CG-6 / 2.08% UD4 IF REQUIRED / SANITARY SEWER—/ J (MIN 10' SEPARATION TELEPHONE WATER MAIN FROM WATER MAIN) & CABLE (MIN 10' SEPARATION GAS FROM SAN. SEW.) — BASE ASPHALT (IF REQUIRED) UD4 IF REQUIRED BASE COURSE AS APPLICABLE STORMWATER PRIVATE STREET TYPICAL SECTION MANAGEMENT FACILITY MAY BE (NOT TO SCALE) PLACED IN SHOULDER AREA PRIVATE STREETS ��pySp� 'S9'd'✓�'s9-s✓ V-7 EASEMENT I 5' S W 1' NG (EXCEPT FOR TYPE 1) E_.1.-i li STORM ELECTRIC SEWER PLANTING P A DESIGN PRIVATE STREET TYPE STRIP PAVEMENT EASEMENT SPEED PAVEMENT SECTION TYPE 1 RACHEL CARSON DRIVE (NO DIRECT ACCESS FROM LOTS) 7' 30' 61' 30 MPH ROAD SECTIONS SHALL BE DESIGNED IN ACCORDANCE WITH VIRGINIA DEPARTMENT OF TRANSPORTATION PAVEMENT DESIGN GUIDE FOR SUBDIVISION AND SECONDARY ROADS IN VIRGINIA. TYPE 2 7' 30' 56' 30 MPH TYPE 3 7' 24' S0' 25 MPH TYPE 5' 22' 44' 20 MPH PRIVATE STREET WAIVER EXHIBIT LAKE FREDERICK (FORMERLYSHENANDOAH) Scale: N.T.S. JULY,2014 From: Funkhouser. Rhonda (VDOT) on behalf of Ingram. Lloyd (VDOT) To: Joshua Elkins Cc: Ingram. Lloyd (VDOT); smith. Matthew. P.E. (VDOT): Bishoo. John. (VDOT) Subject: Shenandoah - Revised Master Development Plan - VDOT Comments Date: Wednesday, April 30, 2014 2:43:06 PM Attachments: scanned from EDNXerox.0df COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION Staunton/Edinburg Land Development 14031 Old Valley Pike Edinburg, VA 22824 Mr. Elkins, A VDOT review has been conducted for the Shenandoah Master Development Plan (MDP) dated 04/15/14. Based off of the review of the drawings, this property appears to have a measurable impact on Routes 522 and 277. These routes are the VDOT roadways which have been considered as access to the property referenced. VDOT approves this MDP with the following concerns noted: • The previously submitted TIA appears to be based on having two entrances to Route 522, a full access and a right-in/right-out. Now, only the existing signalized entrance appears to be proposed, which could affect the traffic splits in the analysis. The previous TIA is outdated and VDOT recommends updating the data based on current traffic counts and proposed traffic impacts prior to submitting construction drawings. • The proposed connection to Route 277 must be in accordance with current VDOT Standards, Specifications, and Regulations. • Per the Frederick County long range planning maps, the South Frederick Parkway is proposed to be built near the development's connection to Route 277. It is recommended that the owner/designer discuss this future connection with the County to determine if a potential conflict exists. Before development, this office will require a complete set of construction drawings detailing entrance designs, drainage features, and traffic flow data from the current edition of the I.T.E. Trip Generation Manual for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, access management, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an application, inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Regards, Lloyd A. Ingram I Land Development Engineer Virginia Department of Transportation Osrkei Frederick, Shenandoah &Warren OzunUzs 14031 O/d YaUcyRkc Edinburg, VA 22824 vo|oc: 543/984'5011 fax: 5�0/98/1'5607 r Application # MASTER DEVELOPMENT PLAN APPLICATION FORM - Department of Planning & Development Use Only — Date Application Received: PC Meeting Date BOS Meeting Date Fee Amount Paid $ Initials: Receipt # 1. Project Title: Lake Frederick (formerly Shenandoah) - MDP Revision 1 2. Applicant: Name: MREC Shenandoah VA, LLC Telephone: (703) 995-1849 Address: 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 3. Property Owner (if different than above): Name: MREC Shenandoah VA, LLC Telephone: (703) 995-1849 Address: 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 4. Design Company: Name: Bowman Consulting Group, LTD. Telephone: (703) 443-2400 Address: 101 South Street SE, Leesburg, VA 20175 5. Please list names of all owners, principals, and/or majority stockholders: Shenandoah Station Partners, LLC (principal: Leonard S. "Hobie" Mitchel); MRECV Shenandoah, LLC (principal: Joel Kaul) 6. Magisterial District: Opequon Ito] 7. Property Location: The property is located west off of Route 522 just south of Route 277 and east of Route 636. (Give State Route # and name, distance and direction from intersection) 8. Is this an original or amended Master Development Plan? Original Amended �Previous MDP# 01-13 9. Property Information: a) Property Identification Number (PIN): 87 A 103,87 A 103C, 87 A 102 b) Total Acreage: 926.27 c) Current Zoning: R5 d) Present Use: Residential/Vacant e) Proposed Uses: Residential 10. If residential uses are proposed, provide the following: a) Density: 2.3 Dt1/ Acre b) Number of Units: 2,130 c) Housing Types: Single Family Detached & Single Family Attached 11. Adjoining Property use and zoning: USE ZONING North Residential or Vacant RA East Residential or Vacant RA South Residential or Vacant RA West Agriculture or Vacant RA I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. I (we) hereby certify that this ap 1' . n and its accompanying materials are true and accurate to the best of my (our) knowle Applicant(s): Date: lO l Date: Owner(s): Date: Date: Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name SHENANDOAH HOMEOWNERS ASSOCIATION INC. 140 BALD EAGLE DR. FRONT ROYAL, VA 22630 Property # 87B 1 2 31 C NameEUGENE F GROVE 320 VICTORY RD. WINCHESTER, VA 22602 Property#93 A 77 Name MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP LLC 2553 D U L L ES VIEW DR. SUITE 400 HERNDON, VA 20171 Property#87 A 103 Name SHENANDOAH HOMEOWNERS ASSOCIATION INC. 4840 WESTFIELDS BLVD. CHANTILLY, VA 20151 Property #87B 21 228A NameJAMES Q AND DARLENE C HEADLEY 4486 FRONT ROYAL PIKE WHITE POST, VA 22663 Property #87 A 105A NameJAMES Q AND MICHAEL A HEADLEY 4488 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 105 Name KATHY A HEADLEY 4490 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 103A NameWHEATLANDS LLC 8405 GREENSBORO DR. SUITE 830 MCLEAN, VA 22102 Property # 94 A 1 Name COMMONWEALTH OF VIRGINIA-DEPT OF GAME & INLAND FISHERIES 4010 W BROAD ST. RICHMOND, VA 23230 Property #87 A 103B [J Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of PIanning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) MREC Shenandoah VA, LLC Go Lansdowne Development Group, LLC (phone) (703) 995-1849 (Address) 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 130006454 on Page 0411 , and is described as Parcel: 1° 1-1 Lot: 5N^^s^°° Block: Section do hereby make, constitute and appoint: (Name) Bowman Consulting Group, Ltd. Subdivision: (phone) (703) 443-2400 (Address) 101 South Street SE, Leesburg, Virginia 20175 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: Rezoning (including proffers) _Conditional Use Permit Master Development Plan (Preliminary and Final) Subdivision Site Plan Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: N/A This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set m our) hand and seal this S ' day of 2013, Signature(s) crlstl� P. L.AMF/�� State of Virginia, City/County of LCur%t�.. , To -wit: 11 —J—rf ,,a Notary Public in and for the jurisdiction aforesaid; certify that the person(s) who signed to t�` strument gponally appeared before me and has acknowledged the same before me in the jt�'%t q�j , a 'tlythiOl --,day of 2013. P IC CJt--1L • �GIR1VIy �pmmission Expires: MQrck 3' I , X l (" Notary Publiq EXPIRES ('� ioMed- rl 3J31/2016 '. LAKE FREDERICK (FORMERLY SHENANDOAH) MASTER DEVELOPMENT PLAN REVISION 1 GENERAL NOTES 1. THIS MASTER DEVELOPMENT PLAN INCLUDES THE FOLLOWING PARCELS ("THE PROPERTY-): PARCEL ID! INSTRUMENT ID ZONE AREA 87 A 103 200422116 RS 406.00 AC 87 A 103C 200422116 R5 108.32 AC 87 A 102 200422116 R5 140.50 AC 2. THE SITE BOUNDARY AND TOPOGRAPHIC INFORMATION SHOWN HEREON IS DELINEATED BASED ON FREDERICK COUNTY CIS DATA. THE TOTAL SHENANDOAH PROJECT AREA IS 926.27 AC. THE SITE AREA SUBJECT TO THIS MASTER DEVELOPMENT PLAN REVISION IS 153.30 AC. THIS APPUCATION REVISED MASTER DEVELOPMENT PLAN 001-13. WHICH RECEIVED FINAL ADMINISTRATIVE APPROVAL ON AUGUST 22, 2013, 3. THE SITE IS ZONED IRS (RESIDENTIAL RECREATIONAL COMMUNITY) DISTRICT AS ADMINISTERED BY THE FREDERICK COUNTY ZONING ORDINANCE (ZONING ORDINANCE-). 4. THE PROPOSED USE FOR THIS SITE IS SINGLE FAMILY RESIDENTIAL (ATTACHED AND DETACHED). THE PROJECT WILL CONSIST OF A TOTAL OF 2,130 DWELLING UNITS, RESULTING IN A GROSS PROJECT DENSITY OF 2.30 DWELLING UNITS PER ACRE. 5. ALL CONSTRUCTION SHALL CONFORM TO CURRENT FREDERICK COUNTY. VDOT, AND OTHER STATE STANDARDS AND SPECIFICATIONS, AS APPLICABLE. 6. THE PROJECT WILL BE PROVIDED WITH PURUC WATER AND SANITARY SEWER SERVICE. ALL WATER AND SEWER FACIUTIES SHALL BE COMPLETED PER FM REQUIREMENTS. 7. THE SITE WILL BE PROVIDED WITH ELECTRIC AND CAS THROUGH THE EXTENSION OF EXISTING LINES 8. ALL UTILITIES MUST BE PLACED UNDERGROUND 9. ALL BUFFER AND SCREENING REQUIREMENTS SHALL BE DETERMINED AT THE TIME OF SUBDIVISION PLANS AND SHALL BE ESTABLISHED BASED ON PROPOSED HOUSING TYPES AND EXISTING USES IN ACCORDANCE WITH SECTION 165-203.02 OF THE FREDERICK COUNTY ZONING ORDINANCE 10. APPLICABLE DIMENSIONAL STANDARDS FOR RESIDENTIAL LOTS SHALL BE ESTABLISHED AT THE TIME OF SUBDIVISION PLANS IN ACCORDANCE WITH THE REQUIREMENTS OF THE R5 DISTRICT OF THE FREDERICK COUNTY ZONING ORDINANCE. 11. THE FOLLOWING ARE PREVIOUSLY APPROVED LAND DEVELOPMENT APPLICATIONS ASSOCIATED WITH THIS PROJECT: MASTER DEVELOPMENT PLAN 106-00: APPROVED: MAY 2, 2001 SHENANDOAH PHASE 1, SEC. 1-5. AND RACHEL CARSON DRIVE SUBDIVISION DESIGN PLAN /11-01: APPROVED: APRIL 7. 2006 SHENANDOAH PHASE 11, SECTION 1-6: SUBDIVISION DESIGN PLAN 112-01: APPROVED: APRIL 7. 2006 REVISED MASTER DEVELOPMENT PUN JOS-07: APPROVED: DECEMBER 5. 2007 SHENANDOAH MODEL COURT REVISION TO ADD LOT 429 PIN/ 87B-1-1-C: SUBDIVISION DESIGN PLAN 102-10: APPROVED: JUNE 3. 2011 MASTER DEVELOPMENT PLAN 101-13 APPROVED: AUGUST 22, 2013 APPROVED BY THE FREDERICK COUNTY DIRECTOR OF PLANNING AND DEVELOPMENT SIGNATURE DATE APPROVED BY THE FREDERICK COUNTY ADMINISTRATOR SIGNATURE DATE OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 4 7 9 9 5 4 9 W 4 W 4731500 - R� I — - P I 'r 4T31000 I .730500 ffy0� 11 - -UL i I i 1 0 AhDK — .\. �_ _. _ —1 — . _ �— AT30300 e 4nosaa � 1 4T]0000 a zosao 4729000 l I A729DD0 4724300 172110. - — i� - -1— / - -� - - I - ✓l,%� �y 472We / -- -- - i '— - D20NE'% I PlOOA" 4727000 4727000 nzswo T_ .. yw _ .r26500 b b i bi b b 8 8 8 8 8 $ 8 b b L 8 8 8 OWNER MREC SHENANDOAH VA, LLC C/O LANSDOWNE DEVELOPMENT GROUP, LLC 2553 DULLES VIEW, SUITE 400 HERNDON, VA 20171 (703) 995-1849 SIGNATURE DATE VICINITY MAP 1 "=2000' APPLICANT LANSDOWNE DEVELOPMENT GROUP, LLC 2553 DULLES VIEW DRIVE, SUITE 400 HERNDON, VA 20171 ATT: MR. LEONARD S. "HOBIE" MITCHEL (703) 995-1849 SIGNATURE DATE DESIGNER & ENGINEER BOWMAN CONSULTING GROUP LTD. 101 SOUTH STREET SE LEESBURG, VA 20175 (703) 443-2100 HOMEOWNERS ASSOCIATION SHENANDOAH HOMEOWNERS ASSOCIATION INC. 140 BALD EAGLE DRIVE OPECUON, VA 22663 SIGNATURE DAIS SHEET INDEX 1 COVER SHEET 2 SITE TABULATIONS AND DETAILS 3 EXISTING CONDITIONS & ENVIRONMENTAL FEATURES PLAN 4 MASTER DEVELOPMENT PLAN OVERALL 5 TRANSPORTATION PLAN 6 PLANNED TRANSPORTATION NETWORK CID mZ S Ai 1. 1. COOP FRANCIS %Lw. No. 34091 a •� eSS70NAL �.'�• JAE I CMM JOB No. 6742-01—I03 DATE DECEMBER 14, 2012 FILE No. 6742—D—ZP-001 SHEET 1 OF 6 rA / >\\\ \ /� � _ PHASE IIB J/ / / PHASE III 217 UNITS 1 \ PHASE VI ;\� V 301 UNITS 201 UNITS ' PHASE ILA 79 UNITS AGE RESTRICTEDPHASE VII 26\\UNT,S```�♦ �On ` PHASE IB 191 UNITS a- PHASE VIII 220 UNTS= PHASE IX����� \�1 O\\ 158 UNITS / 0 _. . PHASE IV 200 UNITS PHASE V \. AGE RESTRICTED� 140 .LINTS PHASE [AkbNN� AGER/SfRICfEr>I / ,Yr\( \ .' 197 UNITS ACE RESTRICTED � PHASING PLAN SCALE: 1 "=800' PHASING SCHEDULE TOTALAREA AREAINIOTS AREA IN ROW AND PRIVATE 3S%OPEN SPACE REQUIREDFOR NON- -RESTRICTED 45%OPEN SPACE REQUIREDFOR AGERESIRICIED OPEN SPACE %OPEN SPACE B sdential T90 11.11 126 9.17 10.45 3]% PHASE IIB ftesi entia 7 . 1 1 . PHASE III ReSldentlal 61.77 WS8 9.74 21.62 31.05 50'F PHASE IV Age RestriRed Resldential .83 35.43 S.99 - M17 39.91 4T% PHASE V Age R-n-d Resldential 81.30 15.84 7.85 - 36.59 47.61 59% PHASE VI Resldential 1..17 3811 16.47 31.1 - 35,73 40% PNASEVII Resldential 80.05 25.70 30.76 25.02 PHIMi"III Residential a5.83 3 ,Xt 12.38 M.N 39.01 45% PHASE I% Residential 6243 27.05 8.M 21.R5 I 42% TOTALPROPOSED R. 25R37 92.97 [6g69 1 M- 296.25 46% PHASE IA (EXISTING/AMENDED) Age R,,t dedR 1-4363 22.21 - 83.29 119.17 64% PHASE IIA (EXISTING) Age Re tdcted flesitlentlal 26.38 TODD 3,03 - 11.87 13.05 49% COMMERCIAL Commercial 28.77 - - - - COAXECOUNTY N/A 37.1 - - - - - TOTALEXISTING OTHER 27818 5331 614 - 125.18 1D132 MK TOTALPROACT 92627 312.28 118.11 1 168.69 199.4E A19.07 dA% RECREATION UNIT SUMMARY LOT DIMENSION REQUIREMENTS: SINGES FAMILY SMALL IM MIN. LOT SIZE: 3,750 SF MIN. YARDS: FROM PUBLIC OR PRIVATE ROW: 26' (THE FRONT SETBACK MAY BE REDUCED TO 15' PROVIDED THAT THE RESIDENTIAL UNIT UTILIZES A REAR ALLEY FOR ACCESS AND THERE ARE NO DRIVEWAYS ON THE PRIVATE OR PUBLIC ROAD FRONTING THE RESIDENTIAL UNIT.) SIDE YARD DETACHED OPTION: 5' SIDE YARD ATTACHED OPTION 10' REAR YARD: 15' MINIMUM BUILDING SPACING ATTACHED OPTION: 20' TOWNHOUSE MIN. LOT SIZE: 1,500 SF MIN. LOT WIDTH END UNIT 22' MIN. LOT WIDTH INTERIOR UNIT: 18' MIN. YARDS: FROM PUBLIC OR PRIVATE ROW WITH GARAGE: 25' FROM PUBLIC OR PRIVATE ROW WITHOUT GARAGE: 15' FROM OFF STREET PARKING LOT. 15' SIDE YARD: 10' REAR YARD: 20' REAR YARD BACK TO BACK OPTION: N/A LOT PHASING TABULATIONS T PROPOSED SINGLE FAMILY PROPOSED SINGLE FAMILY PHASE IA(AGE RESTRICTED) 20 0 177 197 PHASE 18 0 191 0 191 PHASE IIA AGE RESTRICTED) 3 0 76 79 PHASE IS 1 1 PHASE III 68 133 0 201 PHASE IV AGE RESTRICTED 200 0 0 200 PHASE V (AGE RESTRICTED) 140 0 1 0 140 IV,, PHASE I 106 120 0 226 PHASE IX 158 0 0 158 TOTAL 1269 608 253 2130 NOTE: PHASE IN AND I IA ARE COMPRISED OF EXISTING RECORDED LOTS PURSUANT TO PRIOR SUBDIVISION PLAN APPROVALS#11-01 AND 12-01, RESPECTIVELY. PHASE IIA INCLUDES METALMARK DRIVE. TYPE PHASE 1 PHASE II PHASE In PHASE IV PHASE V PHASE VI PHASE VII PHASE VII' PHASE IX TOTALS UNITS REC UNITS VNfR RECUNRS UNITS REC UNITS UNfIS REC UNffs UNITS REC UNITS UNITS RECUNITS1 UNITS jRECUNrrsj UNITS RECUNTTS UNDS REC UNTiS UNITS REC UNITS SINGLEFAMILYATTACHED 191 6.37 34 1.13 133 4.43 0 0.00 0 0.00 130 1 4.33 1 120 4.00 1 0 1 0.00 0 0.00 608 20.27 SINGLE FAMILY DETACHED 197 26.27 1 262 1 34.93 68 1 9.07 1 200 1 26.67 1 140 1 18.67 1 177 1 22.90 1 106 14.13 j 220 29.33 158 21.07 1522 202.93 COMBINED TOTAL 2130 223.20 NOTE: CALCULATION ASSUMES ALL SINGLE FAMILY DETACHED UNITS DEVELOPED AS SINGLE FAMILY SMALL LOT AND THEREFORE SUBJECT TO RECREATION UNIT RATIO OF 4 RECREATION UNITS PER 30 DW ELUNG5 INCLUSIVE OF COMMUNITY CENTER REQUIREMENT. THE RECREATION UNIT RATIO APPLICABLE TO SINGLE FAMILY ATTACHED UNITS 15 1 RECREATION UNIT PER 30 DWELLING UNITS. RECREATION UNITS PROVIDED: TYPE "PHASEI PHASE II PHASEIII PHASEIV PKASEV PHASEVI PHASEVII PHASE VII' PHASE IX TOTALS CITY REC UNITS CITY REC UNITS CITY REC UNITS CITY REC UNITS CITY REC UNITS QTY REC UN ITS CRY REC UNITS CITY REC UNITS CITY REC ONTR QTY RE[UNRS COMMUNITY BUILDING* 1 74.07 1 74.07 2 1 148.14 OUTDOOR POOL/BATHHOUSE 1 14.81 1 14.81 2 29.63 PLAY COURTS 1 2.78 1 2.78 2 5.56 BOATLAUNCH 1 0.37 1 0.37 1 0.37 3 1.11 TOT LOT 1 1.48 1 1.48 2 2.96 HIKER/ SIXERTRAILS 12.77 5.37 ` 4.87 3.20 3.32 6.04 1.01 36.60 LAKE ACCESS TRAILS 0.18 0.13 0.80 0.18 0.15 0.28 ` 0.47 2.18 LAKE TRAIL(VOGIF PROPERTY) 15.89 7.72 1.43 7.93 3.17 4.50 6.25 12.01 59.40 PKASETOTALS 117.92 14.75 98.- 11.93 10.32 7.52 5.66 6.53 12.85 2g5.5g t Community center requirement to be satisfied by combination of community building, outdoor pool/bathhouse, and related facilities, such as play courts. ' Trill system recreation unit calculations are based on the trail system shown on the Master Development Plan sheet and are subject to change with final engineering. **Phase I Values reflect existing facilities. 3 RIGHT-OF-WAY 6' PLANTING STRIP 5' SIDEWALK 35'-45' I , I NOTE: MIN. 45' RADIUS TO EDGE OF PAVEMENT (GUTTER PAN) UNLESS STREET SERVES 25 OR FEWER DWELLINGS AND IS LESS THAN 0.25 MILES IN LENGTH. TYPICAL PUBLIC CUL DE SAC DETAIL (NOT TO SCALE) NOTE: PRIVATE CUL DE SACS MAY ALSO MEET THE STANDARDS FOR A PUBLIC CUL DE SIC AS DETAILED ON THIS SHEET. TYPICAL PRIVATE CUL DE SAC DETAIL (NOT TO SCALE) I 3Pbb d4am: r w� 't 12' PEOE 44' ACCESS ESM WITH C� 30, FC 10' HIKER/BIKER' TRAIL il 7' 1 4' 1 INTERMEDIATE 27' 2 08% G 6 COURSE C.:, 6 II ' I-` 208% 208% I II II II- NH II -� in T� Ili + rm 1� SURFAC BASE ASPHALT II ~m COURSE (IF REQUIRED) UD-4 BASE COURSE UO-4 TELEPHONE SANITARY (IF REQUIRED) & CABLE (IF REQUIRED) SEWER STORM ELECTRIC WATER MAIN TYPE 1 PUBLIC STREET SEWER GAS ROW r URBAN COLLECTOR NO PARKING (CAS-7) 30 MPH DESIGN SPEED RACHEL CARSON DRIVE (EAST OF LAKE FREDERICK DR.) (NOT TO SCALE) aw� � we I �• d 57 ° 2 ag,�P9� ROW � ^r- ,� COURSE . IIA-1.. SURFAC II BASE ASPHALT II-T- „- I n COURSE h (IF REQUIRED) r J/J n r UD-4 BASE COURSE UP -' (IF REQUIRED) SANITARY (IF REQUIRED) TELEPHONE GASJWATER MAN SEWER STORM & SEWER CABLE TYPE 2 PUBLIC STREET 31' CURB TO CURB PARKING ONE SIDE (GS-SSAR) 30 MPH DESIGN SPEED (ADT >2000 OR 1 ACCESS OVER 40 LOTS) (Nor TO SCALE) d� a ROW -'� %' _ 4 50' C& 24' FC 5' S W 7' 4' INTERMEDIATE 2' 7 5' S W one G-6 COURSE CG-6-� / SURFACE- .1 ASPHALT COURSE IIA - I�I�IIt III- (IF REQUIRED) L II=1-I UD-4J SANITARY BASE COURSE UD-4 (IF REQUIRED) SEWER (IF REQUIRED) TELEPHONE GAS J WATER MAN STORM & CABLE TYPE 3 PUBLIC STREET SEWER 24' CURB TO CURB PARKING ONE SIDE (GS-SSAR) 25 MPH DESIGN SPEED (ADT <2000) --10' Min. elLCa�a ----- 8"AOOreOais Base HIKER/BIKER TRAIL DETAIL -4' Min. -I I-I1-LJ Fr.... - AppTo%. 1'Mukh Undslurhed SO4 Base LAKE & LAKE ACCESS TRAIL DETAIL NOTE: Lake trail to be constructed as mutually agreed with VDGIF. (NOT TO SCALE) 3 LANE 7H2]' f WE (R"PARA IE R4) ITEM ERgV s-IREE sv R/w wtv LRApE AS SWONN-k I 10� IGRAD/f AS SIPo:M' ldmHHtE(R//�B&lKK1�FR-- 9ry hY w'2, I.spA) a ou�1iP 1?AA a� GRn555TRIP ClN n U A CCNECA IE LAYERS TO EXTEND I' BCtt RACK l9F CURB TYPE 4 PRIVATE STREET RACHEL CARSON DRIVE (WEST OF LAKE FREDERICK DR.) (NOT TO SCAM (sLPAR4lElc mo ism s'R[EISJ u T N dI nnss srwwOJ s . cce- D-,1' I R,t"T� 0 caav slap ACCKE'CAIE IILAYENS TIN EXTEND I' Sh YOND HACK OE CORAL ROW NOTE: I. THE APPLICANT MAY EMPLOY TRAFFIC CALMING MEASURES AT THEIR DISCRETION TO SLOW VEHICULAR TRAFFIC WITHIN THE COMMUNITY. 2. WATER AND SEWER LINES WILL BE LOCATED AS SHOWN IN TYPICAL ROAD SECTIONS. CONSISTENT WITH PRIOR PLAN APPROVALS AND EXISTING I�RAtTRIICTURF. PI eCEMENT OF 1A10 I INFO WILT RE COORDINATED WRH VDOi DURING CONsiRUf110N PLAN REVIEW. ci - E 3 d A 3 ELECTRIC Z CD O LK Q zoo xW LLj W U Q Z HN+.y % C�7 0Of rQ Q Gr U ELECTRIC H m v) � x'l I� � LLj y > J H N W Q N W Q W W Q rW Q Z LL a_ OJ- �$�PLTH OF`t • i i 'PCK' i oho c2 JAT. COPY FRANCIS rr Lie, No. 34091 i a• S`r70NAL Y'' �'a STATUS 1QPLAN OS/Ot/13 PER COUNTY COMMENTS BBR JAE CMM DESIGN DRAWN CHKD SCALE H: AS SHOWN V: JOB No. 6742-01-003 DATE DECEMBER 14, 2012 FILE No. 67422-D-ZP-001 SHEET 2 OF 6 ° �. o \ o Opop®p°,p�`b0 ��00 Qr00®�o co �ry \l d'0 p0°D p G�gl Oo a4"o 0 SFD SFD__ d• p\\O RWINGETREE �C Nf \` " \ \ S6Y� SFD (Cfgs� f/ \� •_ . T"",. �\ .; � \i SFD '4` a IN'NRK DATER TANK sw ',}. Y (APPROKIYA'JE COMI[UNITY�s I `� �? SFD `\ CENTLft,TLQp04'k SFD 3'\ `t:� BATHNUU9E�de J r'Ai �¢4 i SFD `. FD � ,� � �. � � E WHITE SFD SFD' 27 WY H oBECKI �,,.6T6 FD � ss`T' �n'y(( 4 SFD � • � RvT::. Q4V lql `` S _ �{�' V' N d • SFA (Sl'4�1 `` S FA \ ,,. •9yk\SFA � � SFD � a FD 1c� NF \ c>< F \\\ \ \ •� ti WSJ FA a,F,�` Fo w \ SFD SFA 2' LEGEND \ SFD ■ ■ LIMITS OF APPLICATION .SF I I SFA iSF �� SFD t,Sl �` COUNTY BOUNDARY LINE J EXISTING STRUCTURE `., t agySFD ��// SFD SFD lrr^E ------- EXISTING LOT - O O�¢- T\\ 4r` FD ... EXISTING STREAM � ' 4 FDSFD F � SF SFD \ �SFD 4" i•- O \\\ FLOODPLAIN ' %.� -� 14MKr SFD By ¢ a a OPEN SPACE SFD NN \ RECREATIONAL AMENITY ••••• \ SFD . � �. o Q • • • • • • PROPOSED 4' LAKE ACCESS TRAIL LAKE TRAIL PER MOP #06-00 SFD SFD \ \ \ \ ® PROPOSED BOAT LAUNCH \\\\ \\ \ \ \ \ \\ 1` TYPE 1 ROAD A 2 V�\\, ( TYPE 2 ROAD (3) TYPE 3 ROAD (4) TYPE a ROAD "�\, l �y •.. . sJ + F r e (5) TYPE 5 ROAD \ I \, I SF •� SOASF •• `� FD L'OUlYfS s // C FD] SINGLE FAMILY DETACHED LOTS SFD • A' ��.A - D L SFD opy '� eu` ' .F 0 BN • MG' PICNiC SFD ✓SFD = y� ¢`` \\: F ACE OPEN CA] F---I--- FSINGLE FAMILY ATTACHED SSSPACE\ ICE N D ��) SFD - � �J .\\\, g o ( Al o SFD XVA Sa !lB ,' I \ cpeSFD • • • ••\\\ ERXOIVOPEN PIP E{YF SFD FDOPEN CW 4 SPACE ,Q `V OPEN SPACE „SFD o SFD ON\ EMERGENCY ACCESS 4Ok, ONLY 27 �Ob12\ \ NOTES: V 1. PROPOSED LAKE ACCESS TRAIL SEGMENTS REFLECT APPROXIMATE LOCATIONS AND WILL BE DEFINED WITH SUBDIVISION DESIGN PLANS. rm 2. PROPOSED LAKE TRAIL TO BE LOCATED AS GENERALLY SHOWN PER VDGIF z APPROVAL. FINAL LOCATION OF SAID TRAIL TO BE DETERMINED WITH SUBDIVISION DESIGN PLANS AND WILL BE CONSTRUCTED PER STANDARDS ACCEPTABLE TO VDGIF. 3. SUBJECT TO HOW APPROVAL, THE IDENTIFIED COMMUNITY BUILDING WITHIN PHASE I MAY BE USED FOR COMMERCIAL PURPOSES EITHER IN ITS ENTIRETY OR IN PART AS PERMITTED BY THE R5 DISTRICT, 4. LOCATION OF WATER AND SEWER LINES ARE SHOWN WITH TYPICAL SECTIONS ON SHEET 2 OF 4. t 5. SWM/BMP LOCATIONS ARE CONCEPTUAL IN NATURE. FINAL FACILITY LOCATIONS, S?? SIZES, AND DESIGN WILL BE DEFINED WITH SUBDIVISION DESIGN PLANS. p 6. BOUNDARIES OF AREAS DESIGNATED FOR SFD AND SFA LOTS MAY VARY TO ACCOMMODATE FINAL SUBDIVISION DESIGN, BUT ONLY TO THE EXTENT POSSIBLE N 0 \ PURSUANT TO OPEN SPACE REQUIREMENTS. �j \ 7. A TOTAL OF THREE ( BOAT LAUNCHES SHALL BE PROVIDED PURSUANT TO VDGIF O SPECIFICATIONS AND APPROVAL OVAL CONSISTENT WITH ESTP$LISHED MEMORANDUM OF Z UNDERSTANDING. ONE (1) BOAT LAUNCH SHALL BE LOCATED AS GENERALLY SHOWN n ON THE MDR CONSISTENT WITH PRIOR PROJECT APPROVALS. THE REMAINING TWO (2) O (f' SHALL BE PROVIDED WITHIN THE PHASES INDICATED IR EN TH CREATION UNIT E SUMMARY ON SHEET 2 OF 4, WITH FINAL LOCATIONS AND ACCESS DETERMINED AT SUBDIVISION DESIGN PER VDGIF APPROVAL. Imu S. EXISTING CONNECTIONS TO RACHEL CARSON DRIVE MAY BE REMOVED WITH PROVISION OF SUITABLE VEHICLE TURNAROUNDS ON COTTONTAIL DRIVE AND TUTELO LANE. \ \ E. 3 c � \'\ E 15 o j �g O I-I-1 IN 2A � \ y1y Z CD +T. ��APPROVF�1 Nf Ci C' „r99 w EXISTING Q PROJECT AENTRANCE \ IQ�i 0 Z a W�-I--I � U 41 4e, Ld Of a° E W ZQ LJ [If COMMERCIAL AREA (APPROVED WITH . W MDP#03-07) d \ Q F- U \ \ \LAKE \ •�' t \• F F2--I W Q FREBE'RIC V AT A\ `•; / V7 Q Of \ (VTR INIAvREPARTMEOP, VV �� Q W F- N O EXISTCOMMUNITYFCd ENTERd . _ \ \\ POOL.. AND \ BATHHOUSE \ \ \ \ I--� O COMMU OMMU T EXISTING V\ \ •�� G' i \i NITY BUDING \., / WASTE WATER \ • Z FD ]LTREATMENT i U J.W. COOP FRANCI6 v \� (SEE NOTE') PLANT \ Lic. No. 34091 �•S`S7ONAL•' SFD Y �P••H•H•• PLAN STATUS 05/01/I3 PER couNrr ccuNENrs I O6 20 13 PER COUNTY COMMENTS a I 14 PER CLIENT RF.NSION 06/04/14 PER AGENCY CONNEN IS \ V�\ A \ DATE DESCRIPTION _ V BBR \\ JAE CMM DESIGN DRAWN CHKD \ \\ SCALE IT AS SHOWN V. /'�; \\ RAP H( JOB No. �;RAP6742-01-003 \ SC AL,F; DAZE DECEMBER 14. 2012 v\\ FILE No. 6742-D-ZP-001 Vv IN FEET ( ) OF 6 �nan = 400 u. SHEET 4 RESOLUTION Action: PLANNING COMMISSION: July 16, 2014 Recommended Approval BOARD OF SUPERVISORS: August 13, 2014 ❑ APPROVED ❑ DENIED WAIVER REQUEST PRIVATE STREETS IN LAKE FREDERICK ARTICLE V — PLANNED DEVELOPMENT DISTRICTS PART 502 — R5 RESIDENTIAL RECREATIONAL COMMUNITY DISTRICT § 165-502.05 DESIGN REQUIREMENTS § 165-502.05K STREETS WHEREAS, the Lansdowne Development Group has requested a waiver of the public street requirement in the Lake Frederick Development as allowed by § 165-502.05K(1) of the Zoning Ordinance. This waiver would permit the Lake Frederick Development to be developed with a complete network of private streets; and WHEREAS, The Planning Commission held a public meeting on this waiver request on July 16, 2014; and WHEREAS, The Board of Supervisors held a public meeting on this waiver request on August 13, 2014; and WHEREAS, the Frederick County Board of Supervisors finds that the approval of this waiver to be in the best interest of the public health, safety, welfare, and in good zoning practice; and NOW, THEREFORE, BE IT RESOLVED by the Frederick County Board of Supervisors that a waiver of § 165-502.05K(1) of the Frederick County Zoning Ordinance is approved to waive the public road requirement within the Lake Frederick Development. PDRes # 19-14 -2- Passed this 13th day of August, 2014 by the following recorded vote: This resolution was approved by the following recorded vote: Richard C. Shickle, Chairman Gary A. Lofton Robert A. Hess Gene E. Fisher Christopher E. Collins PDRes #19-14 Robert W. Wells Charles S. DeHaven, Jr. A COPY ATTEST John R. Riley, Jr. Frederick County Administrator COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission 0 FROM: Candice E. Perkins, AICP, Senior Planner C/ SUBJECT: Public Meeting — Request to waive the public street requirements in the Lake Frederick Development (Shenandoah) DATE: July 10, 2014 Staff has received a request from Lawson and Silek, P.L.C., on behalf of Lansdowne Development Group to waive the public street requirements within the Lake Frederick (Shenandoah) Development. The applicant is requesting that the public streets be waived to allow the development to be constructed with a complete network of private streets with gated access. The Lake Frederick Development is located on the western side of Route 522 South (Front Royal Pike), south of Route 277 (Fairfax Pike) and east of Route 636 (Hudson Hollow Road). Existing primary access to this site is located on Route 522 South via Lake Frederick Drive. This development consists of 926.27 acres of land zoned R5 (Residential Recreational Community) District and is approved for a total of 2,130 residential dwelling units. The details of the private road design are attached. Staff is seeking a recommendation from the Planning Commission to the Board of Supervisors on this request to eliminate the public street requirement to allow the Lake Frederick Development to be developed with a complete network of private streets. Please contact me if you have any questions. Attachment: 1. Request Letter. 2. Road Details. CEP/pd 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 LAWSOIN AND SILEK9 P.L.C. 120 EXETER DRIVE, SurrE 200 POST OFFICE BOX 2740 WjNcrosTER, VA 22604 TELEPHONE: (540) 665-0050 FACsu 11 I R: (540) 7224051 July 10, 2014 Eric Lawrence, Director Candice Perkins, Senior Planner County of Frederick Department of Planning & Development 107 North Kent Street Suite 202 Winchester, VA 22601 THOMAS MOORE I.AWSOIV • TLAWSONiw)I.SPLc.cOM Re: Our File No. 1211.001 VIA E-MAIL AND U.S. MAIL Dear Candice and Eric: Following last night's Board of Supervisors' approval of the ordinance allowing for owners of R-S property to apply for a private street waiver, this is to formally request that the owners of the Lake Frederick community (Shenandoah) be granted a private street waiver for the non -age restricted portions of that community consistent and in conformance with the terms set forth in the ordinance approved last night, including, but not limited to, that road reserve funds will be established, the HOA will be responsible for maintenance of private streets in perpetuity and a licensed professional engineer will oversee the construction. We understand the ordinance that was approved provides that the owners of the property may appear before the Board of Supervisors at a duly noticed public hearing to request said waiver. We request that this waiver be heard at the Board of Supervisors' August 13, 2014 hearing, which is the same time that a Master Plan amendment is already scheduled to be presented to the Board of Supervisors for this community. Thank you for your continued assistance and cooperation, as well as the processing of this waiver request. If anything further is required to effect the waiver request, please advise me immediately. Also, and as always, if you have any questions, please do not hesitate to give me a call. Ve y yours, no La TML:atd cc: Lansdowne Development Group FRM ROYAL. ALmRM: Foss 0MCR R=WX F== ROYAL. VUw=A 22630 - TELKFUM is (SM 636A419 - FACMMRX: (UM 635-Ml - Jr mmi_ J IAN'601WOISOL[. Eric Lawrence From: Chris Mohn <cmohn@bowmanconsulting.com> Sent: Friday, July 11, 2014 10:13 AM To: Candice Perkins Cc: Eric Lawrence; Rick Lanham; Ty Lawson; Payman Homayouni Subject: Lake Frederick - Private Street Waiver Exhibit Attachments: Lake Frederick Private Street Waiver Exhibit.pdf; VDOT Pavement Design Guide.pdf Importance: High Hi Candice, Attached is the typical section exhibit for the private street waiver request for Lake Frederick. As you will see, the typical section follows a consolidated format that graphically specifies the required components of a private street in Lake Frederick with a corresponding table of standards applicable to each of the four private street types. Said table also indicates that the pavement section for all private street types will follow the VDOT Pavement Design Guide, a copy of which is also provided for your records/reference. To further address the criteria of the Zoning Ordinance, a series of notes specifying minimum standards for private street construction are included with the exhibit. Assuming approval of the waiver, we will replace the multiple typical sections on the current MDP with the consolidated information contained on the waiver exhibit for consistency and ease of administration. Of course, we will update the street type labels on the Transportation Plan of the MDP as well (Sheet 5 of 6). Please advise with any questions or if additional information is needed. Regards, Chris Christopher Mohn, AICP I Director of Planning Bowman Consulting 101 South Street, S.E. Leesburg, VA 20175 phone: 703.443.2400 1 fax: 703.443.2425 1 mobile: 540.771.7088 cmohn(lbowmanconsultino.com I bowmanconsultina.com I Lt lob A-Go Green! Please consider the environment before printing this email. 2 0 0 9 �- Virginia Department of Transportation Pavement Design Guide For Subdivision J And e- Secondary Roads =� In Virginia A companion reference to the Sec Street Acceptance Requirements Prepared by Materials Division Virginia Transportation Research Council And Maintenance Division We Virginia KeeMov'ng ,�1111 ME First Printing — October 1973 Revised March 1993 Revised January] 996 Revised August 2000 Revised July 2009 {Page Intentionally Blank} Virginia Department of Transportation Pavement Design Guide For Subdivision And Secondary Roads In Virginia Prepared by Materials Division Virginia Transportation Research Council And Maintenance Division First Printing October 1973 Revised March 1993 Revised January1996 Revised August 2000 Revised July 2009 Virginia Department of Transportation - Pavement Design Guide (revised 2009) DISCLAIMER _ZE PRECEDENCE OF LOCAL JURISDICTION ORDINANCES This guide is intended to aid professional personnel knowledgeable in the field of pavement design. Persons using this guide are responsible for its proper use and application. The Virginia Department of Transportation and individuals associated with the development of this material cannot be held responsible for improper use or application. The pavement design procedures presented in this guide are for flexible pavements only and establish minimum requirements. However, acceptable methods are referenced for the design of rigid pavement. Where the subdivision ordinance of a locality has established a pavement design requirement that exceeds the pavement design obtained by these procedures, then that design process shall govern. However, these procedures shall govern the design of pavements for roadways under Department jurisdiction. ACKNOWLEDGMENTS This revision was completed by Mr. Mohamed Elfino, Mr. Roger C. Riner, and Mr. David Shiells in cooperation with the rest of the District Materials Engineers; Mr. Harold Dyson, Mr. Donald French, Mr. David Lee, Mr. Steven Mullins, Mr. Claud Riffe, Mr. Haroon Shami, Mr. Chaz Weaver, and Mr. Chung Wu. Also inputs were received from Mr. Stan Hite, Mr. Bill Bailey, Mr. Affan Habib, Mr. Trenton Clark, Mr. Mike Wells, Mr. Thomas Tate, Mr. Jeff Tabrizi, Mr. Travis Higgs, Mr. Sean Nelson, Mr. Bipad Saha, Mr. Alexander Appea, Mr. Thomas Druhot, Mrs. Cleo Hill (editorial), Mr. Brian Diefenderfer, Mr. Robert Hofrichter, and Mr. Kenneth M. Smith. The encouragement and support of Mr. Charles A. Babish, State Materials Engineer, are greatly appreciated. This revision provides the following; 1. Clarification for the use of full depth asphalt directly on top of prepared subgrade. 2. Added clarity regarding the establishment of the design soil support value, when subgrade stabilization or improvement is involved. 3. Updated design examples. 4. Referencing VDOT WP-2 standard for use on all full lane widening projects. 5. Improvement of the consistency of the lift thickness requirements between the Guide and the Road & Bridge Specifications. This document replaces earlier documents designated VHRC 73-R18, VHRC 73-R21, 1993, 1996, and 2000 for "Pavement Design Guide for Subdivision and Secondary Roads in Virginia" respectively. Virginia Department of Transportation - Pavement Design Guide (revised 2009) {Page Intentionally Blank} Virginia Department of Transportation - Pavement Design Guide (revised 2009) Table of Contents Introduction 1 Specifications and Additional Resources l Computer Software 1 Metric Conversions 1 Discussion of Design Variables 3 Projected Traffic in Terms of Annual Average Daily Traffic (AADT) 3 Soil Support Value (SSV) of the Roadway Subgrade Soil 3 California Bearing Ratio (CBR) of the Roadway Subgrade Soil 3 Test Method 3 Soil Sampling 4 Soil Sample Frequency and CBR Tests for Design of 4 New Subdivision Streets Soil Sample Frequency and CBR Tests for Design of 4 Secondary Road Projects Relationship of Design CBR to Number of Tests Performed 4 Construction Factors 5 Resiliency Factor (RF) 5 Discussion of the Flexible Pavement Design Method 7 Thickness Equivalency Value (aJ 7 Thickness Index Value (D) 8 Design Procedures 9 Conventional Pavement Design Method 9 Determination of Design Traffic (Design AADT) 9 Design AADT for New Subdivision Streets 9 Design AADT for Secondary Roads 10 Design AADT When Percent Heavy Commercial Vehicles (%HCV) Exceeds 10 5.0% Determination of Design CBR, Resiliency Factor (RF), and Soil Support Value (SSV) 11 Determination of Required Thickness Index (DR) 1 ] Choice of Materials and Pavement Layer Thickness 12 Alternative Pavement Design Method 12 ff Virginia Department of Transportation — Pavement Design Guide (revised 2009) Table of Contents - continued Design Considerations 13 Practical Consideration for Thickness of Layers 13 Recommended Minimum and Maximum Limits 13 General Notes and Specifications 14 Subgrade, subgrade treatment or subbase 14 Aggregate Courses 14 Surface Course 15 Minimum Designs (Limited to Secondary Road Projects with AADT <_ 50) 15 Design Methods for Rigid Pavement 15 Drainage Considerations for Flexible and Rigid Pavements 16 Index of Appendices Appendix I Predicted Resiliency Factors, CBR and Soil Support Values 18 Appendix II Nomograph for Determining Required Pavement Thickness Index DR 24 Appendix III Paving Materials and Allowable Values 25 Appendix IV Flexible Pavement Design Worksheet for New Subdivision Streets 27 Appendix V Sample Pavement Design 29 Index of Tables & Figures Table 1 Classification, Load Support Characteristic, and Resiliency Factor of 6 Common Soils in Virginia Figure 1 Illustration of 2 and 3 layer pavement systems 7 Figure 2 Illustration of a 3 layer pavement design 8 Index of Equations Equation 1 SSV = Design CBR x RF 3 Equation 2 Dp = a 1 h I + a2h2 + a3h3 + ... + axhx 8 Equation 3 Design AADT(„) = Present AADT x [I +(GR)]" 10 Equation 4 EPT = Pres. AADT + (20 x Number of HCV over 5.0%) 10 Equation 5 Design CBR = Average CBR x 2/3 11 iv Virginia Department of Transportation - Pavement Design Guide (revised 2009) Introduction The flexible pavement design method presented in this guide was developed by Dr. N. K. Vaswani, who based it on the original AASHO Road Test Results of 1962 and reflects Virginia's design experience. This guide is intended for the design of roadway pavements for new subdivision streets and for secondary roads. Two design methods are included in this guide: A. Conventional Pavement Design Method, which requires a rigorous pavement design procedure. The conventional flexible pavement design procedure may be divided into two parts: The evaluation of design variables: a. the traffic in terms of projected Annual Average Daily Traffic (AADT) b. the soil support value of the subgrade. 2. Design considerations: a. determination of the required Thickness Index of the pavement b. the selection of paving materials based on the sum of the products of their thickness and thickness equivalencies equaling or exceeding the required Thickness Index value. B. Alternative Pavement Design Method, which allows use of predetermined pavement designs for qualifying, new subdivision streets. Specifications And Additional Resources Specifications for all materials, testing, construction, and installation can be found in the following Virginia Department of Transportation documents: • Road and Bridge Specifications and appropriate supplemental specifications • Virginia Test Methods Manual • Road and Bridge Standards. Traffic information for existing VDOT maintained roadways can be obtained at the following internet link - http://www.virginiadot.org/info/ct-TrafficCounts.asp • Computer Software Computer software developed by VDOT can be used for Subdivision and Secondary Roads pavement design. It is available through the following link "http://www.virginiadot.org/business/materials-download- docs.asp" or by contacting the District Materials Engineers. • Metric Conversions The following metric conversion factors shall be used throughout this document. 1 inch = 25 mm 1 pound mass = 454 grams 1 foot = 300 mm 1 pound Force = 4.448 Newton 1 mile = 1.6 km 1 pound/in sq. = 6.895 Pascal 1 Virginia Department of Transportation - Pavement Design Guide (revised 2009) {Page Intentionally Blank} Virginia Department of Transportation - Pavement Design Guide (revised 2009) Discussion of Design Variables Projected Traffic in Terms of Annual Average Daily Traffic (AADT) The method used to determine the Design AADT varies based on the project considered. Essentially, the methods are as follows: A. New Subdivision Streets The traffic volume for subdivision streets shall be developed as specified in Appendix B (1) of the Department's Road Design Manual as referenced by the Secondary Street Acceptance Requirements (SSAR). The traffic is subject to further adjustment as outlined in the "Flexible Pavement Design Worksheet for New Subdivision Streets" of Appendix IV of this pavement design guide. B. Secondary Roads Pavement design for existing Secondary Roads shall be based on the projected traffic volume for the midpoint of the 20 year design period (i.e. 10 years) after completion of roadway construction. A more complete discussion regarding this factor is found under the section "Design Procedures." Soil Support Value (SSV) of the Roadway Subgrade Soil The Soil Support Value of the subgrade soil is the product of the Design CBR and the soil Resiliency Factor for the soil encountered, as expressed in Equation 1. SSV is used in conjunction with the design traffic volume (Design AADT) to determine the minimum structure requirement (Required Thickness Index) for the pavement. SSV = Design CBR x RF Equation 1 Note: Subgrade soils that are very weak or have a very low resiliency factor (i.e. SSV !— 2) should be stabilized or under cut. A. California Bearing Ratio (CBR) of the Roadway Subgrade Soil The California Bearing Ratio (CBR) is the ratio of the resistance to penetration exhibited by a subgrade soil to that exhibited by a specimen of standard crushed stone base material. The resistance of the crushed stone under standardized conditions is well established. The objective of a CBR test is to determine the relative resistance of the subgrade material under the same conditions. The CBR of the subgrade soils is the principle component of the soil support value (SSV) used in flexible pavement design to determine the required pavement thickness index. 1. Test Method All CBR values are to be determined in accordance with "The Virginia Test Method for Conducting California Bearing Ratio Tests" (Designation VTM-8). For each roadway, a sufficient number of CBR tests must be conducted to determine the average CBR value for the various soil types anticipated to be in the subgrade. 3 Virginia Department of Transportation - Pavement Design Guide (revised 2009) 2. Soil Sampling Representative soil samples for CBR tests shall be taken from the top 12 inches of the proposed grade by a qualified soils technician or engineer. If the subgrade soil has been identified as fine grained (i.e. more than 35% passing the 200 sieve according to AASHTO Classification System), Atterberg tests (Liquid and Plastic limits) shall be run in addition to the normal sieve analysis, laboratory compaction and CBR tests, so that an assessment of the potential need for subgrade stabilization or undercut can be made. If indications of unstable conditions for construction equipment are present, natural moisture content determinations should also be made to aid in determining the appropriate method of stabilization/undercut by comparison with the Atterberg Limits of the soils. a. Soil Sample Frequency and CBR Tests for Design of New Subdivision Streets 1) For streets less than 200 feet in length, one soil sample for conducting AASHTO (AASHTO M 145) and Unified (ASTM D 2488) soil classifications and CBR test is required. 2) For streets 200 to 500 feet in length, at least two soil samples for conducting AASHTO and Unified soil classifications and CBR tests is required, which includes one at each intersection with an existing state road. 3) For longer streets, one soil sample shall be taken at each intersection with an existing state road plus one test sample every 500 feet in length, or portion thereof, is required for conducting AASHTO and Unified soil classifications and CBR tests. b. Soil Sample Frequency and CBR Tests for Design of Secondary Road Projects The District Materials Engineer should assure that sufficient CBR tests are made to represent the various soils encountered on the project. This is to assure that a reasonable estimate of the average subgrade CBR is determined. The frequency of soil samples for secondary road projects will be determined by the District Materials Engineer under the general guidance of the Materials Division Manual of Instructions. 3. Relationship of Design CBR to Number of Tests Performed Design CBR is a factor of the number of CBR test results available. a. For five tests or less, the design CBR shall be the mathematical average of these tests multiplied by two-thirds, rejecting any obviously extreme value. b. For more than five tests, the highest and lowest CBR values are rejected and the Design CBR value shall be the mathematical 4 Virginia Department of Transportation — Pavement Design Guide (revised 2009) average of the remaining CBR test values multiplied by a factor of two-thirds. The two-thirds factor provides the necessary safety margin to compensate for any non -uniformity of the soil, and for any low test results not considered when computing the average of the CBR sample values. Furthermore, four days of soaking, as specified in the CBR test method, does not necessarily give the minimum CBR strength of some soils. Thus, the two-thirds factor would compensate for all such variations. 4. Construction Factors The design CBR determination process assumes that the properly compacted subgrade soil will produce a stable platform for pavement construction. If an unstable subgrade is encountered, it should be undercut to a firm foundation and be replaced with adequately compacted soil or aggregate materials or otherwise be stabilized by lime, cement, or the use of a geotextile to produce a stable platform for construction equipment. Subgrade compaction should be verified every 1000 feet before placement of the subbase/base layer, with a minimum of two compaction tests per roadway. The compaction shall be 100 percent of standard proctor (VTM-1) for all but gravely soils. Refer to Section 305.03 of The Road and Bridge Specification for compaction requirements for gravely soils. B. Resiliency Factor (RF) When soil is repeatedly loaded, it undergoes both recoverable (elastic) and permanent (plastic) deformation. The Resiliency Factor is a relative value that reflects a soil's elastic deformation characteristics and its ability to withstand repeated loading. 2. The smaller the elastic deformation the higher the degree of resiliency, and the better the subgrade support. The subgrade soils in Virginia are divided into five load support characteristics based on their degree of resiliency (see Table 1). The resiliency factor of a given soil can be obtained most precisely if the soil classification is known. Predicted regional resiliency factors are shown in Appendix 1. These factors are valid only when the in -situ moisture content of the subgrade soil is at or near optimum moisture content. The optimum moisture content is determined by AASHTO Test Method T 99, Method A, as modified by VTM-1. Additional moisture content testing should be conducted during construction if visual observations dictate. Soils with a moisture content of 20 percent above optimum may need special treatment or may need to be undercut and replaced. 3. Evaluation of Soil Resiliency Factors Three primary factors are considered in the evaluation of Soil Resiliency Factors: a. Soil Classification (based on AASHTO M- 145) 5 Virginia Department of Transportation - Pavement Design Guide (revised 2009) b. Sand content (percent retained on No. 200 sieve) C. Mica content Determination of the mica content is to be done by visual observations. Borderline cases of low or high mica content shall be decided by the District Materials Engineer of the Virginia Department of Transportation. Use Table 1 to determine the soil resiliency factor, proceeding from the top to the bottom and obtain the correct resiliency factor by the process of elimination. Table 1 Classification, Load Support Characteristic, and Resiliency Factor of Common Soils in Virginia Mica Load Resiliency Content Soil Classification Support Factor Characteristic a) A-1 & A-3 Soils b) A-4, A-5 and A-7 soils having a sand content greater than 60% Excellent 3.0 Without A-2, A-4, A-5, A-6 and A-7 soils having a sand content Mica between 40% and 60%. Good 2.5 A-2, A-4, A-5, A-6 and A-7 soils having a sand content less than 40% Average 2.0 a) A-7-5 soil. b) soil with low or trace mica content and having an average group index (GI) below 5 Poor 1.5 c) A-2, A-5, A-6, and A-7-6 soils with low or trace mica With Mica content Soils not within the category of Medium Low Resiliency Soils and also contain mica. Very Poor 1.0 6 Virginia Department of Transportation — Pavement Design Guide (revised 2009) Discussion of the Flexible Pavement Design Method Subdivision and Secondary roads in Virginia usually consist of two or three layers of different materials of varying depth over the subgrade. The two -and three -layer systems are shown in Figure 1. Figure I - Illustration of 2 and 3 layer pavement systems. 2 Layer System Pavement Thickness Thickness Layer (inches) Equivalency Surface h, a, Base hz az angan 3 Layer System Pavement Thickness Thickness Layer (inches) Equivalency Surface h, a, Base hi az Subbase I h3 a, The soil support value (SSV) and the design traffic volume (Design AADT) are used with the nomograph (Appendix 11) to determine the minimum structural requirement of the pavement, termed the Required Thickness Index, expressed as DR. This minimum structure requirement is satisfied by providing materials of known strength indices, termed Thickness Equivalencies (a), sufficient thickness (h) to develop a Pavement Thickness Index (DP), which will equal or exceed DR. These variables are discussed in the following sections. A. Thickness Equivalency Value (a,) The thickness equivalency value (also known as Structural Layer Coefficient) of a given material (a,z, where x is the identity of the pavement layer) is an empirical relationship between the Thickness Index (also known as Structural Number) and the thickness and it is a measure of the relative ability of the material to function as a structural component of the pavement. Its value depends on the type of the material and its location in the pavement structure. The thickness equivalency values of paving materials are shown in Appendix III. The thickness equivalencies of some materials differ depending on their location in the pavement structure; higher when used in the base than when used in the subbase. For example, untreated crushed aggregate has a thickness equivalency value of 0.6 when used in the subbase course and 1.0 when used in the base course. Cement treated aggregate and select materials types I and II are considered similarly, see Appendix III. Investigation and experience has shown that the strength of cement treated native soils or borrow materials (e.g., select materials type 11 and select borrow) vary depending upon their physical and chemical properties. For consistency and simplicity, the thickness equivalencies of such materials are assumed to be the same whether they are placed in the base or in the subbase. In 2-layer pavement systems, if the thickness of the lower layer is 8 inches or less, the lower layer is designated the base layer. However, if the thickness is greater than 8 inches, that portion which exceeds 8 inches in thickness is considered a subbase layer and the pavement structure computed as a 3-layer system, with the subbase layer thickness being the thickness of the lower layer reduced by 8 inches. Example: In a 2-layer system having 12 inches of aggregate in the lower layer, the Base is treated as 8" with an equivalency of 1.0 and a Subbase of 4" with an equivalency of 0.6 (i.e. h2 = 8 inches, a2 = 1.0 and h3 = 4 inches, a3 = 0.6). 7 Virginia Department of Transportation - Pavement Design Guide (revised 2009) The thickness equivalency values of new paving materials must be evaluated relative to established thickness equivalencies as each material is introduced. B. Thickness Index Value (D) The Thickness Index (D) is the total structure of the pavement based on its resistance to a deflection caused by a wheel load. The minimum thickness index required, based on the SSV of the subgrade and design traffic volume (Design AADT), is denoted with the symbol DR and is obtained from the nomograph (Appendix II). The thickness index value of a pavement design is denoted by the symbol Dp and is obtained by Equation 2 below. A potentially acceptable pavement design is derived when Dp equals or exceeds DR (i.e. Dp >! DR). DP = a1hl + a2h2 + a3h3 + .., + axhx Equation 2 Where: a,, a2, and a3 are the thickness equivalencies of the surface, base and subbase layers, and hi, h2, and h3 represent the thickness in inches of the surface, base, and subbase layers, respectively. In the case of a two -layer system a subbase may not be provided; in this instance, a3h3 = 0. Figure 2 - Illustration of a 3-layer pavement design using values from Appendix III in Equation 2. Thickness Thickness Pavement Material inches Equivalency (hX) X (aX) Layer y (hx) Value (ax) Surface 165 P/SY Asphalt Concrete SM-9.5A 1.5 2.25 ' 3.38 Base 3" Asphalt Concrete BM-25.OA 3.0 2.25 6.75 Subbase Untreated Aggregate (21B) 6.0 0.60 3.6 Dp = a1h] + a2112 + a3h3 = 13.73 Note: The higher thickness equivalency value is used for the surface and base material because the combined thickness of the asphalt concrete equals 4.5 inches. Refer to footnote, Appendix III Virginia Department of Transportation - Pavement Design Guide (revised 2009) Design Procedures New subdivision street pavement designs are to be developed using the "Flexible Pavement Design Worksheet for New Subdivision Streets" (Appendix IV), which the developer shall submit with the design documents for each new subdivision street. Certain new subdivision streets (with a low traffic volume) may qualify to use the Alternative Pavement Design Method. Pavement designs for secondary road projects, including developer projects augmenting, realigning, or relocating secondary roads, are to be developed using the Conventional Pavement Design Method. Conventional Pavement Design Method A. Determination of Design Traffic (Design AADT) The Design AADT used to determine DR from the nomograph in Appendix II, assumes the traffic volume is equally distributed in both directions. In addition the lane distribution shall be considered as follows: a. For all new subdivision streets and two-lane secondary road facilities (one lane in each direction), including the initial two lane phase of a four lane facility when that phase is expected to sustain two-way traffic for an appreciable length of time; the Design AADT shall be the full traffic volume of the roadway. b. The Design AADT for multi lane facilities, except as restricted in paragraph a, shall be 80% of the full roadway traffic volume for 4-lanes (two lanes in each direction) and 70% for 6-lane facilities. For traffic volumes exceeding 10,000 AADT, the actual truck count and classification needs to be determined and serious consideration shall be given to designing the pavement as a primary road facility rather than as a secondary road or new subdivision street. A truck equivalency factor may be used to convert the truck traffic to an 18 Kip Equivalent Single Axle Load (ESAL), using 0.46 for each single unit truck and 1.05 for each tractor trailer truck. Designers should check with the District Materials Engineers for updated equivalency factors. Once the ESAL's are available, the pavement can be designed using the "1993 AASHTO Guide for Design of Pavement Structures" in conjunction with the Department's "Guidelines for 1993 AASHTO Pavement Design". Design AADT for New Subdivision Streets Design AADT for new subdivision streets shall be determined as described in the current edition of Appendix B(1) of the Department's Road Design Manual, subject to any adjustment as may be indicated in Step 1 of the "Flexible Pavement Design Worksheet for New Subdivision Streets" (Appendix IV) and as further explained in paragraph 3, "Design AADT When Percent Heavy Commercial Vehicles (%HCV) Exceeds 5.0%." Therein, the term `present traffic' shall be synonymous with the term `projected traffic' when new subdivision streets are considered. 9 Virginia Department of Transportation — Pavement Design Guide (revised 2009) 2. Design AADT for Secondary Roads The Design AADT for an improvement to the secondary roads system shall be determined by Equation 3: Design AADT (n) = Present AADT x [1 +(GR.)]° Equation 3 Where: Design AADT is the Annual Average Daily Traffic volume projected for the design year (typically the 1 Oth year after construction is complete) and "n" is the number of years between the design year and the year of the present traffic volume (AADT). The Present AADT is the current traffic volume (AADT) in both directions, determined from an actual traffic count or from preliminary engineering estimates, provided/approved by VDOT's Traffic Engineering or Transportation Planning Divisions. GR. is the Growth Rate percentage expressed as a decimal (i.e. 5% GR. = 0.05), which may be based on actual historical traffic data or from estimates made by Traffic Engineering Division. The expression [I + (GR.)]" yields the "Growth Factor" based on the anticipated annual rate of growth of traffic. Example: If the Present AADT = 700 for Year 2009, the GR. = 3.6%, and the Roadway Construction is to be completed in Year 2012. Then: IOth Year after Construction = 2012 + 10 = 2022; Thus, n = 2022 - 2009 = 13 and Equation 3 yields: Design AADT13= 700 x [1 + (0.036)]13 = 700 x (1.036)13 = 700 x (1.584) = H 09 AADT in Year 2022 3. Design AADT When Percent Heavy Commercial Vehicles (%HCV) Exceeds 5.0% The nomograph in Appendix 11 assumes the number of Heavy Commercial Vehicles (HCV), defined as trucks, buses, etc., having 2 or more axles and 6 or more tires, does not exceed 5.0% of the total traffic volume (AADT). When the design traffic volume includes more than 5.0% HCV, each heavy commercial vehicle above the 5.0% level is considered equal to twenty (20) typical (i.e. non-HCV) vehicles. An Equivalent Present Traffic volume (EPT) representing this adjustment is calculated by Equation 4, the results of which are to be substituted for the Present AADT value used in Equation 3. EPT = Pres. AADT + (20 x Number of HCV over 5.0%) Equation 4 {Note: Number of HCVs over 5.0% _ (% HCV - 5.0%) x Present AADT, where (% HCV - 5.0%) is expressed as a decimal) Example: If Present Traffic Volume = 1000 AADT, Percent Trucks = 8 % Using Equation 4: EPT = 1000 + 120 x [1000 x (0.08-0.05)1} = 1000 + [20 x (1000 x 0.03)] = 1000 + (20 x 30) = 1000 + 600 = 1600 AADT 10 Virginia Departrnent of Transportation - Pavement Design Guide (revised 2009) B. Determination of Design CBR, Resiliency Factor (RF), and Soil Support Value (SSV) The Design CBR, as discussed earlier, is the product of the average values of the CBR test results and a safety factor of 2/3, expressed as Equation 5. Design CBR = Average CBR x 2/3 Equation 5 Determination of Resiliency Factor (RF) The Resiliency Factor (RF) may be determined by one of the following methods: a. Table 1 b. Appendix I - Predicted Regional Resiliency Factors, which are shown graphically for the state and in a listing by county. These values are to be considered maximum values unless otherwise approved by the District Materials Engineer. C. Obtained from the District Materials Engineer. Determination of Soil Support Value (SSV) The Soil Support Value (SSV) is the product of the Design CBR and RF, as expressed in Equation 1 (SSV = Design CBR x RF), and has a maximum value of 30. 4. Preliminary pavement designs may use the predicted SSV values from Appendix I. However, when the soil moisture content exceeds the plastic limit, and approaches the liquid limit, the predicted values in Appendix I should not be used and a maximum SSV of 2 should be used. Pavement designs for new subdivision streets shall be considered preliminary designs, not approved for construction, until substantiated by acceptable test results of the subgrade soil. Approval of the final design shall be obtained prior to construction of the pavement. Even if lime or cement stabilization of the roadway subgrade is to be considered, the Soil Support Value is based on tests of the non -stabilized soils. Only in the rare case where multiple layers are stabilized for a total stabilized depth of 2 feet or more may the SSV be based on tests of the stabilized soil. Where undercutting and backfilling with dense graded aggregate material or unusually high CBR native soil material is necessary to provide a stable construction platform, the Soil Support Value is still to be based on the native soil test results. The only exception to this would be if the entire roadway subgrade is undercut and backfilled to a minimum depth of 2 feet. C. Determination of Required Thickness Index (DR) The required thickness index (DR) is determined from the nomograph in Appendix II, by projecting a straight line from the Soil Support Value (SSV), through the Design AADT value, to intersect the Required Thickness Index scale, from which the minimum required Thickness Index (DR) is read. Alternatively, computer software developed by VDOT can be used for pavement design. It is available through the following link "htt_p://www.virginiadot.org/business/materials- download-docs.asp" or by contacting the District Materials Engineers. 11 Virginia Department of Transportation - Pavement Design Guide (revised 2009) D. Choice of Materials and Pavement Layer Thickness After DR is determined, the pavement structure design can be derived, as earlier discussed and illustrated in Figure 2, subject to the factors discussed in the sections "Design Considerations" and "Drainage Considerations for Flexible and Rigid Pavements." Alternative Pavement Design Method Acceptable, pavement designs for low traffic volume (Design AADT —< 400) new subdivision streets are shown in Appendix IV (Tables A and B). These predetermined pavement designs may only be used in conjunction with the "Flexible Pavement Design Worksheet for New Subdivision Streets" (Step 3A) provided in Appendix IV. For new subdivision streets and secondary road projects having a Design AADT greater than 400, pavement designs must be determined using the Conventional Pavement Design Method, which is accommodated in Step 3B of the "Flexible Pavement Design Worksheet for New Subdivision Streets.'' 12 Virginia Department of Transportation - Pavement Design Guide (revised 2009) DESIGN CONSIDERATIONS After the Required Thickness Index (DR) of the pavement has been determined, the choice of materials and the thickness of the layers for the pavement design are primarily at the discretion of the pavement designer. These decisions are usually based on dollar value, structural adequacy, pavement serviceability, historical data, experience, availability of materials, ease of construction, maintenance of traffic, etc. A. Practical Consideration for Thickness of Layers The thickness of layers is related to practical considerations. The following are some of the physical characteristics of materials to be considered: 1. The maximum obtainable density of aggregates and asphalt concretes. 2. The stability of asphalt concrete mixes. 3. The preparation of the subgrade (by providing a stabilized subgrade layer). 4. The weakness of thin layers of fairly rigid materials like asphalt concrete, and stabilized soil layers. 5. Nominal aggregate size of the asphalt mix. B. Recommended Minimum and Maximum Limits The recommended minimum and maximum limits for the thickness of pavement layers are shown in Appendix III, however, not less than 4.5 inches of asphalt concrete must be placed over cement treated base/subbase material (CTA) as the surface/intermediate/base layer(s). In addition, the following criteria shall be considered: Maximum thickness of an asphalt concrete surface shall be 2 inches, except as follows a. When staged surfacing is required, a maximum of 2'/2 inches of surface is allowable, provided the thickness of the final layer is not less than one inch and at least one year's time elapses between the placement of the initial and final surfaces. b. A maximum thickness of 3 inches is allowable when using Type IM-19.OA. C. Six inches of full -depth asphalt concrete pavement is the minimum recommended allowable thickness (surface mix and base mix) when placed directly on the prepared subgrade, except as may be permitted by Tables A and B in Appendix IV for qualifying new subdivision streets. 2. The maximum thickness of aggregate material used as the base layer shall be 8 inches before considering any additional thickness as a subbase material. 3. Maximum combined thickness of the base and subbase aggregate layers is 12 inches. 13 Virginia Department of Transportation -- Pavement Design Guide (revised 2009) General Notes and Specifications All full lane widening proiects shall be in accordance with VDOT WP-2 standard The following recommendations are based on the department's design and construction experience: A. Subgrade, Subgrade Treatment, or Subbase 1. The preparation of the subgrade should be in accordance with the current Virginia Department of Transportation's Road and Bridge Specifications. 2. Local materials, free of organic matter that normally would be considered unsatisfactory for use in construction, may be acceptable when stabilized with a stabilizing agent, such as cement or lime. Lime or cement stabilized subgrades provide a sound foundation that is a good investment when the traffic is likely to increase considerably. Additionally, this practice may prove to be the most economical. 3. For soils having a high moisture content, treatment with lime or other pozzolanic material (I % to 2% by weight), in lieu of undercutting, may be appropriate. However, such lime treatment is not to be considered part of the pavement structure in calculating the Thickness Index. 4. When cement stabilized subgrade is recommended, approximately 10% by volume should be used. When lime is the subgrade stabilizing agent, approximately 5% by weight should be used. If Select Material, Type II is used, cement stabilization is required. In all cases, representative samples of the soil should be tested in accordance with VTM-72 (for Cement) and VTM-11 (for Lime) to determine the optimal percentage. If soil stabilization (cement or lime) is used, verification of the quantity of stabilizing agent actually used will be required through the District Materials Engineer. 5. When cement stabilized aggregate is used over very weals soils (SSV !< 2), it should be placed over a minimum of 4 inches of untreated aggregate. 6. Soil stabilization should be completed before the temperature drops below 40 degrees Fahrenheit and, for best results, covered immediately with an untreated aggregate course (provided that construction equipment does not damage the stabilized course) or an asphalt seal. 7. Geotextile should be considered for subgrade stabilization, when the areas in question represent a relatively small amount of the subgrade soils. This may prove more economically feasible, in isolated cases, than the alternatives discussed above. Refer to VDOT Road & Bridge Specifications regarding geosynthetics for subgrade stabilization to select the proper strength requirements. B. Aggregate Courses Aggregate Base Materials are of two types and various sizes as shown below: a. Type I - Aggregate base material (crushed material only) using size No. 21 A, No. 21 B or No. 22 aggregate. The coarser graded aggregate Size No. 21 B is preferred for AADT over 1000. b. Type II Aggregate base material (crushed or uncrushed material) using No. 21A, or No. 22 size aggregate. 14 Virginia Department of Transportation - Pavement Design Guide (revised 2009) 2. All untreated aggregate used in base or subbase courses shall be No. 2113 gradation, except on roads with an ADT of 1000 or less; where No. 21 A or No. 21 B may be used. When the No. 2 1 B gradation is used, drainage concerns must be addressed. Use No. 2 1 A gradation if the aggregate is cement stabilized (i.e. CTA). 3. When a local aggregate material is stabilized with cement, approximately 8% by volume should be used. When lime is used as the stabilizing agent, approximately 4% by weight should be used. In all cases, however, representative samples of the material should be tested to determine the correct percentage of stabilizing agent. A minimum stabilized depth of 6 inches is required. 4. When cement treated aggregate (CTA) is proposed for use a minimum of 4.5 inches of asphalt concrete should be used atop the CTA in order to retard reflection of the shrinkage cracks from the CTA. C. Surface Course An asphalt concrete surface course of 220 pounds per square yard (2 inches thick), may be used in lieu of a Class "C" or Class "D" blotted seal or a prime and double seal surface treatment (as specified in all current L&D I&I memoranda). D. Minimum Designs (Limited to Secondary Road Improvement Projects with AADT S 50) The base should consist of a minimum of 6 inches aggregate base material, Types I or 11, yielding a thickness index of 6. 2. The following minimum recommended design shall only be used when the road is to be surface treated. As an alternative, in areas containing borderline local materials but not meeting the specifications for Type I or H base materials, the base may consist of a minimum depth of 6 inches of select borrow having a minimum CBR value of 20. The select borrow base should be stabilized with cement, 8% to 10% by volume, or approximately 40 pounds of cement per square yard. The cement stabilized borrow should be surfaced with a curing agent and double seal. In all cases, however, representative samples of the material should be tested to determine the correct percentage of stabilizing agent. DESIGN METHODS FOR RIGID PAVEMENT The following rigid pavement design methods are acceptable: PCA, ACPA, and AASHTO. Stabilized aggregate material or stabilized soil should be used under plain jointed concrete pavement when the support soils are weak and truck traffic (%HCV) exceeds 5% of the total traffic volume. In case of very weak or very low resiliency soils having CBR values less than 2, the soil should be stabilized for a depth of six inches with cement, 10% to 12% by volume. Concrete shall be Class A-3 paving concrete according to the current Virginia Department of Transportation's Road and Bridge Specifications and appropriate supplemental specifications. The concrete pavement shall be Plain Jointed with a recommended joint spacing of 15 feet or Continuously Reinforced Concrete Pavement (CROP) is also considered an acceptable option. 15 Virginia Department of Transportation - Pavement Design Guide (revised 2009) DRAINAGE CONSIDERATIONS FOR FLEXIBLE AND RIGID PAVEMENTS The presence of water within the pavement structure has a detrimental effect on pavement performance under anticipated traffic loads. The following are guidelines to minimize these effects: a) Standard UD-2 underdrains and outlets are required under all raised grass medians to prevent water infiltration through or under the pavement structure. Refer to the current VDOT Road and Bridge Standards for installation details. b) When Aggregate Base Material, Type I, Size No. 2 1 B is used as an untreated aggregate base or subbase, it shall be connected to a longitudinal pavement edge drain (UD-4) with outlets to provide for positive lateral drainage on all roadways with a design AADT of 1,000 vehicles per day or greater. (Refer to the current VDOT Road and Bridge Standards for installation details). The District Materials Engineers may waive the requirement for UD-4 installation in special instances, providing another means of pavement drainage such as cross drains or "daylighting" of the subbase course is used. Other drainage layers can also be used. c) Undercutting, transverse drains, stabilization, and special design surface and subsurface drainage installations should be considered whenever necessary to minimize the adverse impacts of subsurface water on the stability and strength of the pavement structure. d) Standard CD-1 and CD-2 for cut to fill and vertical sags respectively should be considered for use with all types of unstabilized aggregates. e) For roadways with a design AADT of 20,000 vehicles per day or greater, an Open Graded Drainage Layer (OGDL) need to be considered, and when used it shall be placed on not less than 6-inches of stabilized material and connected to a UD-4 edge drain system. f) Where cement treated aggregate (CTA) is the only aggregate used in a pavement structure, UD-4 pavement edge drains are not normally required. For additional information see Report Number FHWA-TS-80-224, Highway Sub -drainage Design from the US Department of Transportation, Federal Highway Administration. 16 Virginia Department of Transportation - Pavement Design Guide (revised 2009) {Page Intentionally Blank) 17 Virginia Department of Transportation - Pavement Design Guide (revised 2009) APPENDIX I Predicted Resiliency Factors, CBR and Soil Support Values Values may be used for preliminary pavement design only. Final designs must be based on soil tests. NOTE Appendix I shall not be used and SSV shall not exceed a value of 2 when the moisture content of the soil exceeds the plastic limit, approaching the liquid limit (e.g. high water table or other reasons). P 2 i 2.5 1.5 V 1 Regional Chart of Soil Resiliency Factors Table of Values by County County Code County RF CBR SSV 00 Arlington W. of Rte. 95 1.0 7 7 E. of Rte. 95 3.0 10 30 01 Accomack 3.0 7 21 02 Albemarle E. of Rte. 29 1.0 4 4 W. of Rte. 29 1.0 5 5 03 Alleghany 2.0 5 10 04 Amelia 1.5 6 9 05 Amherst 1.5 5 7.5 06 Appomattox 1.5 5 7.5 07 Augusta 2.0 6 12 08 Bath 2.0 5 10 09 Bedford 1.5 5 7.5 10 Bland 2.0 6 12 11 Botetourt. From the western base of the Blue 1.5 4 6 Ridge Mountains to the east Remainder of county. 2.0 4 8 12 Brunswick 1.5 7 10.5 18 Virginia Department of Transportation - Pavement Design Guide (revised 2009) APPENDIX I continued Table of Values by County County Code County RF I CBR SSV 13 Buchanan 2.0 6 12 14 Buckingham 1.5 5 7.5 15 Campbell 1.5 5 7.5 16 Caroline W. of Rte. 2 E. of Rte. 2 2.5 3.0 10 10 25 30 17 Carroll 1.0 8 8 18 Charles City 3.0 10 30 10 Charlotte 1.5 5 7.5 a= 131 Chesapeake 3.0 6 18 20 Chesterfield SW of a line from Mosley to Colonial Heights Remainder of County 1.5 2.5 6 9 9 22.5 21 Clarke 2.0 6 12 22 Craig 2.0 4 8 23 Culpeper E. of Rtes. 229 and 15S W. of Rtes. 229 and 15S 1.0 1.0 4 5 4 5 24 Cumberland 1.5 6 9 25 Dickenson 2.0 6 12 26 Dinwiddie 1.5 6 9 28 Essex 3.0 10 30 29 Fairfax E. of Rte. 95 W. of Rte. 95 3.0 1.0 7 4 21 4 30 Fauquier N. of Rte. 211 S. of Rte. 211 2.0 1.0 4 4 8 4 31 Floyd 1.0 8 8 32 Fluvanna 1.5 4 6 33 Franklin 1.0 8 8 34 Frederick 2.0 6 12 35 Giles 2.0 7 14 36 Gloucester 3.0 10 30 37 Goochland W. of Rte. 522 E. of Rte. 522 1.5 2.5 7 7 10.5 17.5 38 Grayson 1.0 5 5 19 Virginia Department of Transportation - Pavement Design Guide (revised 2009) APPENDIX I continued Table of Values by County County Code County RF CBR SSV 39 Greene 1.0 5 5 40 Greensville E. of Rte. 95 W. of Rte. 95 3.0 1.5 9 9 27 13.5 41 Halifax 1.5 8 12 x 114 Hampton 3.0 9 27 42 Hanover E. of Rte. 95 W. of Rte. 95 and E. of Rte. 715 W. of Rte. 715 3.0 2.5 1.5 10 6 6 30 15 9 43 Henrico W. of Rte. 95 E. of Rte. 95 2.5 3.0 7 7 17.5 21 44 Henry 1.0 8 8 45 Highland 2.0 6 12 46 Isle of Wight 3.0 9 27 47 James City 3.0 6 18 48 King George 3.0 10 30 49 King and Queen 3.0 10 30 50 King William 3.0 10 30 51 Lancaster 3.0 10 30 52 Lee 2.0 6 12 53 Loudoun W. of Rte. 15 E. of Rte. 15 2.0 1.0 4 4 8 4 54 Louisa 1.5 5 7.5 55 Lunenburg 1.5 5 7.5 56 Madison 1.0 5 5 57 Mathews 3.0 10 30 58 Mecklenburg 1.5 7 10.5 59 Middlesex 3.0 10 30 60 Montgomery 2.0 5 10 61 City of Suffolk 3.0 9 27 62 Nelson 1.5 5 7.5 63 New Kent 3.0 9 27 x 121 Newport News 3.0 9 27 x 122 Norfolk 3.0 9 27 20 Virginia Department of Transportation - Pavement Design Guide (revised 2009) APPENDIX I continued Table of Values by County County Code County RF CBR SSV 65 Northampton 3.0 7 21 66 Northumberland 3.0 10 30 67 Nottoway 1.5 8 12 68 Orange N. of Rte. 20 & E. of Rte. 522 N. of Rte. 20 & W. of Rte. 522 S. of Rte. 20 & E. of Rte. 522 S. of Rte. 20 & W. of Rte. 522 1.0 1.0 1.5 1.5 6 5 6 5 6 5 9 7.5 69 Page W. Alma E. Alma 2.0 1.0 6 6 12 6 70 Patrick 1.0 8 8 71 Pittsylvania 1.5 8 12 72 Powhatan W. of Rte. 522 & of Rte. 609 E. of Rte. 522 & of Rte. 609 1.5 2.5 7 7 10.5 17.5 73 Prince Edward 1.5 5 7.5 74 Prince George 3.0 8 24 76 Prince William W. Rte. 95 E. Rte. 95 1.0 3.0 4 7 4 21 77 Pulaski 2.0 5 10 78 Rappahannock N. Flint Hill S. Flint Hill 2.0 1.0 5 5 10 5 79 Richmond 3.0 10 30 80 Roanoke 2.0 7 14 81 Rockbridge W. of the James, Maury and South Rivers E. of the James, Maury and South Rivers 2.0 1.5 5 5 10 7.5 82 Rockingham W. of Rte. 81 E. of Rte. 81 2.0 1.0 6 6 12 6 83 Russell 2.0 6 12 84 Scott 2.0 6 12 85 Shenandoah 2.0 6 12 86 Smyth 2.0 6 12 87 Southampton 3.0 9 27 21 Virginia Deparunew of Transportation - Pavement Design Guide (revised 2009) APPENDIX I continued Table of Values by County County Code County RF CBR SSV 88 Spotsylvania W. of Rte. 95 E. of Rte. 95 1.5 2.5 6 10 9 25 89 Stafford W. of Rte. 95 E. of Rte. 95 1.0 3.0 6 10 6 30 90 Surry 3.0 9 27 91 Sussex W. of Rte. 95 E. of Rte. 95 1.5 3.0 9 9 13.5 27 92 Tazewell 2.0 6 12 134 Virginia Beach N. of Rte. 44 S. of Rte. 44 3.0 3.0 9 6 27 18 93 Warren 2.0 6 12 95 Washington 2.0 6 12 96 Westmoreland 3.0 10 30 97 Wise 2.0 6 12 98 Wythe 2.0 6 12 99 York 3.0 7 21 * Note: Arlington County, Henrico County, and independent cities identified with a "County Code" greater than 99 have administrative jurisdiction over their own transportation facilities. Consequently, for the development of new subdivision streets, the provisions of this guide may not apply in those jurisdictions and developers are encouraged to seek the guidance of appropriate authorities in those areas. However, these provisions shall apply in those jurisdictions for all Department managed projects. 22 Virginia Department of Transportation - Pavement Design Guide (revised 2009) {Page Intentionally Blank} 23 Virginia Department of Transportation — Pavement Design Guide (revised 2009) Appendix II Nomograph for Determining Required Pavement Thickness Index DR (Note: An enlarged version of this nomograph is provided on the last page of this reference.) Final pavement design must be based on the results of appropriate soil tests. Preliminary designs may be based on values established in Appendix I. Example DR = 10.7 (interpolated) for design parameters SSV = 11 and Design AADT = 480 130 or more (interpolated) J 1� 13 12 10 9 8 7 6 5 4 3- 2- 1 SSV Scale 30,000 20,000 10,000 6,000 — 4,000 -3, 000 2,000 1,000 800 600 400 ........, 300 200 100 50 Design AADT Scale 25.0 24.0 23.0 20.0 19.0 18.0 17.0 16.0 15.0 14.0 13.0 12.0 11.0 DR 10.0 9.0 8.0 7.0 6.4 Minimum 6.0 Thickness Index Scale To determine DR, project a line from the value for SSV through the value for the Design AADT. The nomograph depicted correlates the soil support value of the subgrade (SSV = Design CBR x RF), the traffic volume (Design AADT), and the minimum required pavement design thickness index (DR) for subdivision streets and secondary road pavement, based on AASHO design equations. The equation on which the nomograph is based is: DR = 3.48Ln (AADT) - 1.48Ln (SSV) - 7.23, where Ln is the natural logarithm. This nomograph assumes the following: 1. Use of Design AADT for two way traffic, equally distributed, thereby deriving the thickness index (DR) required for any portion of the pavement to support one-half of the design AADT. 2. For DR greater than 20, staged construction providing an initial stage DR value of 20 may be permitted or the road can be designed using primary pavement methodology. 3. The District Materials Engineer may consider reducing the minimum DR value of 6.4 for secondary system facilities having a Design AADT <50. 24 Virginia Department of Transportation - Pavement Design Guide (revised 2009) APPENDIX III Paving Materials & Allowable Values Thickness Lift Thickness Max. No. Equivalen cy Value Min. Max. inches inches of Lifts in a Design Location & Notation Material Material Notation Asphalt Concrete (SM-9.OA or D)l 1 1.5 Surface a, A.C. 1.67 * 1 1.25 1 Asphalt Concrete SM-9.5A or D ' P ( ) 1.5' Asphalt Concrete (SM-12.5A or D)' 2 Prime & Double Seal or Class "C" or D" Blotted Seal Coat Surface Treatments 4 D.S. 0.84 Intermediate al Asphalt Concrete (IM-19.OA or D) A.C. 1.67 * 2 3 1 Asphalt Concrete (BM-25.OA or D) ' A.C. 1.67 * 2.5 4 Multiple Full Depth Asphalt Concrete (BM-25.OA or D) over Subgrade� A.C. 2.15 2.5 4 Multiple 6 Untreated Aggregate Ago. 1.00 See Notes Cement Treated Aggregate CTA 1.67 Base a, Multiple Cement Treated Select Material, Type II6, min. CBR = 20 Sel. Mat. C 1.50 6 10 Select Material Type I & 11, non -plastic ', min. CBR = 30 Sel. Mat. 0.84 See Note Select Material, Type 11, non -plastic', min. CBR = 20 Sel. Mat. 0.60 Soil Cement S.C. 1.00 Multiple Cement Treated Select Material, Type 116 Sel. Mat. C 1.17 Cement Treated Select Borrow Sel. Bor. C 1.00 Open Graded Drainage Layer OGDL 0.60 1 2 3 1 Untreated Aggregate 5 Agg. 0.60 See Notes Cement Treated Aggregate CTA 1.33 Multiple Select Material Type 1, non -plastic', min. CBR = 30 Sel. Mat. 0.50 4 10 Subbase a3 See Note' Select Material Type I1, non -plastic', min. CBR = 20 Sel. Mat. 0.40 Soil Cement6 S.C. 1.00 Multiple Soil Lime S.L. 0.92 6 8 Cement Treated Select Material, Type 116 Sel. Mat. C 1.17 Cement Treated Select Borrow Sel. Bor. C 1.00 25 Virginia Department of Transportation — Pavement Design Guide (revised 2009) Footnotes for Appendix III When 4'/z inches or more of any combination of Asphalt Concrete layers (surface + intermediate + base) is called for on top of a subbase layer, the thickness equivalency value of 2.25 * shall be used for all the asphalt concrete layers. When an asphalt base course is placed directly on subgrade, the resulting design is considered a "Full -Depth Asphalt Concrete" pavement. The total depth of asphalt concrete layers (surface + intermediate + base) in such pavement shall be at least 6 inches and an equivalency value of 2.15 .* shall be used for all the asphalt concrete layers. When to be placed directly upon an aggregate base course. a 2" minimum thickness is required and placement in a single lift will be acceptable. s Two lifts of surface mix will be acceptable only under the case of phased construction where there will be at least a year time lapse between placement of the initial lift and the final surface lift placement. The thicknesses of the two lifts shall each conform to the minimum & maximum thicknesses in the table. a Prime and Double Seal Surface Treatment, in lieu of blotted seal coat surface treatment, may only be used as outlined in Appendix IV (for new subdivision streets) and the current Location and Design Division I&I Memorandum (for secondary road projects). When plain aggregate materials are used in a design, the maximum combined thickness of base and subbase layers shall be 12 inches for the purpose of calculating the thickness index value. 6 Multiple lifts of stabilized materials can be used in a design, as long as; they follow the General Notes and Specifications on page 14 of this Guide. 26 Virginia Department of Transportation — Pavement Design Guide (revised 2009) Appendix IV Flexible Pavement Design Worksheet for New Subdivision Streets This sheet is intended for use and submission in conjunction with VDOT's Secondary Street Acceptance Requirements County Date: Subdivision Street Name Design Engineer Phone: AADT Projected traffic for the street segment considered. as defined in the Subdivision Street Requirements. CBR, Design CBR = Average of CBRT x 2/3 and modified only as discussed in the Pavement Design Guide. CBRT CBR value of the subgrade sample, taken and tested as specified in the Pavement Design Guide DME VDOT District Materials Engineer EPT Equivalent projected traffic HCV Number of Heavy Commercial Vehicles (e.g. trucks, buses, etc., with 2 or more axles and 6 or more tires). %HCV Percentage of the total traffic volume composed of Heavy Commercial Vehicles. RF Resiliency Factor = Relative value of the subgrade soil's ability to withstand repeated loading. SSV Soil support value of subgrade (SSV = CBRo x RF) Dr. Thickness index of proposed pavement design computed by the Conventional Pavement Design Method Da Thickness index required, based on Design AADT and SSV, determined by ADnendix II. Step 2: Determine Design Values Step 1: Determine Design AADT CBR, RF, and SSV AADT Sample No. CBRT Resiliency Factor (RF) 1 Source Value %HCV = 100 ( HCV / AADT) 2 Table 1 or EPT = 20 x HCV Note: For 3 Appendix I DME a proved RF Note: For %HCV < 5%, use AADT %HCV>5%, EPT>AADT For preliminary designs, use the lowest RF value in the equation Design AADT = CBRD x RF SSV Use greater of AADT or EPT ( ) x Step 3: Pavement Design (Check appropriate box and show proposed pavement design below.) ❑ (A) Limited to Design AADT —< 400 - Show pavement material notations and thickness from Appendix IV Tables A and B. ------------------------------------------------------------------------------------------------------------------------------- ❑ (B) Show pavement section as developed in the Pavement Design Guide. DR = (See Appendix III for material notations and thickness equivalency values (a)). from Appendix II Description of Proposed Pavement Section Material Notation Thickness, h a (a x h) Surface Base Subbase Dp must equal or exceed the value of DR. Dp = E(a x h) _ 27 Virginia Department of Transportation — Pavement Design Guide (revised 2009) Appendix IV - Table A Alternate Pavement Design Selection Chart This table is to be used only in conjunction with the Flexible Pavement Design Worksheet for New Subdivision Streets. DESIGN AADT SUBBASE BASE SURFACE 1 8" Aggregate Base Material, Blotted Seal Coat - Type I, Size No. 2l A Type D (see Note A) 2 8" Soil Cement Stabilized Blotted Seal Coat - (Native Soil or Borrow) Type C-1 (see Note A) 3 4" Select Material, Type I, II or 6" Aggregate Base Material, Blotted Seal Coat - Up to 250 Ill, Minimum CBR 30 Type 1, Size No. 2] A Type D (see Note A) AADT 4 4" Cement or Lime 4" Aggregate Base Material, Blotted Seal Coat - Stabilized Subgrade Type I, Size No. 21 A Type D (see Note A) 5 6" Aggregate Base Material 7" Plain Jointed Portland Type 1, Size No. 21 B Cement Concrete Design Option 6 3" Asphalt Concrete, 165 psy shall only be used Type BM-25.0 Asphalt Concrete, when SSV >_ 10 Type SM-9.5A or SM-] 2.5A 1 6" Select Material 6" Aggregate Base Material, Blotted Seal Coat - Type I or III, Minimum CBR 30 Type I, Size No. 2] A Type D 2 6" Local or Select Material, Blotted Seal Coat - Minimum CBR 20, Stabilized Type C-1 With Cement 3 10" Aggregate Base Material, Blotted Seal Coat - 251- 400 Type 1, Size No. 21 A Type D AADT 4 6" Cement Stabilized Subgrade 4" Aggregate Base Material, Blotted Seal Coat - Type I, Size No. 21A Type D 5 6" Aggregate Base Material, 7" Plain Jointed Portland Type I, Size No. 2 1 B Cement Concrete Design option 6 4" Asphalt Concrete, 165 psy shall only be used Type BM-25.0 Asphalt Concrete, when SSV >! 10 Type SM-9.5A or SM-12.5A Note A. For projected traffic volumes (Design AADT) up to 250 only, a prime and double seal surface may be used in lieu of a blotted seal coat. Appendix IV - Table B Alternative Pavement Design Selection Adjustments This table may only be used in conjunction with Appendix IV, Table A and its intended purpose. SSV Under 10 SSV 10 to 20 SSV Over 20 (Maximum 30) For each 5 SSV units under 10, the The pavement designs in The pavement designs in Table A pavement design in Table A shall be Table A may be used as may be decreased by 0.5 inches of increased by 0.5 inches of asphalt concrete shown without adjustment. asphalt concrete or 1.0 inch of or ] inch of aggregate base material. aggregate base material. 28 Virginia Department of Transportation - Pavement Design Guide (revised 2009) APPENDIX V - Sample Pavement Design A two lane road is proposed for construction in Prince William County, east of I-95, and will sustain a traffic count of 2500 with a growth rate of 3%, based on a September 2002 traffic count. Heavy commercial vehicles account for 6% of the traffic volume. Construction is expected to be finished in 2010. Soils tests yielded a classification of A-5 with 45% sand with no mica and a Design CBR of 6.3. The following designs might be considered. Compute Design AADT = Present AADT x [1 + (GR.)]" Since %HCV > 5%. conznute EPT and substitute result for the "Present ADT" EPT = 2500 + 20 [2500(0.06 - 0.05)] = 2500 + 20 [25] = 3000 USE Design AADT = 3000 [1 + (0.03)1(10+2010-2002) 3000 [1.031" = 3000 [1.70] = 5100 AADT Compute SSV from Equation 1 SSV = 6.3 x 2.5 (ref. Table 1) = 15.75 Required Design Thickness Index (DR) from nomograph, Appendix 11, is 18. (Sample pavement designs appear on the next page.) 29 Virginia Department of Transportation - Pavement Design Guide (revised 2009) Appendix V - continued Sample Pavement Design Selection Alternatives From nomograph, Appendix II, required pavement design Thickness Index DR = 18 Trial Pavement Layer Materials Notation Thickness (h), inches Equivalency Value (a) Layer Thickness Index (h x a Surface .... Asphalt Concrete (SM-9.SA) ....................................... l: 50 2.25 3.38 ........................... Base Asphalt Concrete (BM-25.OA) 5.00 ............................... 2.25 I ............ Subbase .......................................... Aggregate Base Material 6.00 0.60 . ........1...1..2...5 3.60 DR = Total of "Layer Thickness Index Values" = 18.23 Comment: Proposed trial pavement design is adequate. Surface ........................ Asphalt Concrete (SM-9.SA) -...... --....... 1.50 2.25 3.38 Base . Asphalt Concrete (BM-25.OA) 4.00 ........ 2.25 9.00 .......................... 2 Subbase ........................................ Soil Cement 6.00 1.00 6.00 DR = Total of "Layer Thickness Index Values" = 18.38 Comment: Proposed trial pavement design is adequate. Surface ......................... Asphalt Concrete (SM-9.5A) ........................................ 1.50 ........... 2.15 3.23 .......................... Base ............ Asphalt Concrete (BM-25.OA) 7.00 ......................................................... 2.15 15.05 3 Subbase ................................................ (Note: This is full depth asphalt.) 0.00 DR = Total of "Layer Thickness Index Values" = 18.28 Comment: Proposed trial pavement design is adequate. Surface ......................... Asphalt Concrete (SM-9.5A) ............................................. 1: 50 2.25 ................................... 3.38 Base ..................... Asphalt Concrete (BM-25.OA) ..3.50 .......................................... ........ 2.25 ..................................... 7.88 Subbase 2 Component Subbase: CTA 4.00 1.00 4.00 4 plus Select Material, Type I 4.00 0.84 3.36 DR = Total of "Layer Thickness Index Values" = 18.61 Comment: Proposed trial pavement design is adequate. Asphalt Concrete (SM-9.5A) @ 2 inches Surface .......--•---••.........................................................•--......................................•. plus (IM-19.OA) @ 2 inches 4.00 1.67 •................................................. 6.68 Base .........................................................................................................................................................,0 CTA 7.00 1.67 11.69 5 Subbase ......... 00 DR = Total of "Layer Thickness Index Values" = 18.37 Comment: Proposed trial pavement design is adequate. Surface Asphalt Concrete.. (SM_ 9.5A) .................................... 2.00 1: 67 3 34 Base A re ate Base Material 7.00 1.00 7.00 6 Subbase Soil Cement 8.00 1.00 8.00 DR = Total of "Layer Thickness Index Values" = 18.34 Comment: Proposed trial pavement design is adequate. Note: The trial designs depicted in this example are for illustration purposes only. Since several "adequate" pavement design options are available, selection of a pavement design depends on the availability and cost of materials, underdrain requirements, ease of construction, and other factors. 30 Virginia Department of Transportation - Pavement Design Guide (revised 2009) Example 30 or more DR = 10.7 (interpolated) Nfor design parameters SSV = 11 and Design AADT = 480 (interpolated) 12 11 ... , ..... •-- •............................ •• • .....................•... 19 8 6 4 300 200 1--' 100 SSV /50 Scale 25.0 24.0 30,000 23.0 20,000 10,000 6,000 - 4, 00.0 -3, 000 2,000 - 1,000 800 600 400................ Design AADT Scale 20.0 19.0 18.0 17.0 16.0 15.0 14.0 13.0 12.0 11.0 10.0 9.0 — 8.0 — 7.0 6.4 Minimum 6.0 Thickness Index Please refer to Appendices II and V for the application of this diagram in the design of pavement. 31 CONSTRUCTION NOTES 1. AS SPECIFIED WITH THIS WAIVER EXHIBIT AND AS SHALL BE FURTHER DETAILED ON SUBSEQUENT DEVELOPMENT PLANS, ALL PRIVATE STREETS SHALL MEET THE FOLLOWING VDOT STANDARDS: i. ALL STRUCTURAL SECTION DESIGN STANDARDS; ii. MATERIAL COMPOSITION AND QUALITY STANDARDS; iii. CONSTRUCTION STANDARDS, TECHNIQUES, AND WORKMANSHIP QUALITY STANDARDS; IV. DRAINAGE AND STORM WATER MANAGEMENT SYSTEMS; V. ALL THE DESIGN, TESTING AND MATERIALS, AND IN -PLACE QUALITY TESTING AND AS -BUILT DRAWINGS FOR THE ROAD SYSTEM MUST BE CERTIFIED BY THE DEVELOPER, THE BUILDER, AND A REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF VIRGINIA, THAT THE ROADS MEET ALL OF VDOT STRUCTURAL AND QUALITY STANDARDS, AND THE PLANS ARE SUBMITTED TO THE FREDERICK COUNTY ENGINEER AND THE FREDERICK COUNTY PLANNING DEPARTMENT. 2. THE LOCATION OF EXISTING UNDERGROUND UTILITIES SHOWN ON THESE PLANS IS TAKEN FROM AVAILABLE RECORDS. THERE MAY BE OTHER UTILITIES NOT SHOWN ON THESE PLANS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THE LOCATION OF ALL UNDERGROUND UTILITIES PRIOR TO THE START OF CONSTRUCTION AND SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES IN THE INFORMATION SHOWN ON THESE PLANS. BOWMAN CONSULTING GROUP DOES NOT CERTIFY TO THE LOCATION OR EXISTENCE OF ANY UNDERGROUND UTILITY SHOWN ON THIS PLAN. THE CONTRACTOR SHALL CONTACT 'MISS UTILITY' AT 811 PRIOR TO THE COMMENCEMENT OF ANY EXCAVATION. 3. THE DEVELOPER IS RESPONSIBLE FOR ANY DAMAGE TO EXISTING ROADS AND UTILITIES WHICH OCCUR AS A RESULT OF PROJECT CONSTRUCTION WITHIN OR CONTIGUOUS TO EXISTING RIGHT-OF-WAY. 4. A SMOOTHING GRADE SHALL BE MAINTAINED FROM THE CENTERLINE OF THE EXISTING ROAD TO THE CURB AND GUTTER TO PRECLUDE THE FORMING OF FALSE GUTTERS AND/OR THE PONDING OF ANY WATER ON THE ROADWAY. 5. ALL CONTROLLED FILL, BASE, AND SUBBASE MATERIAL SHALL BE COMPACTED TO A MINIMUM OF 95% OF THEORETICAL MAXIMUM DENSITY AS DETERMINED BY AASHTO T-99 METHOD A, AND WITHIN PLUS OR MINUS 2% OF OPTIMUM MOISTURE, FOR THE FULL WIDTH OF ANY DEDICATED RIGHT-OF-WAY. DENSITY MUST BE VERIFIED BY A QUALIFIED SOILS ENGINEER. CONTROLLED FILLS SHALL BE COMPACTED IN NO GREATER THAN EIGHT -INCH LIFTS (LOOSE THICKNESS) TO THE SPECIFIED DENSITY, BEGINNING FROM THE EXISTING GROUND SURFACE, UNLESS OTHERWISE APPROVED IN WRITING BY A QUALIFIED SOILS ENGINEER. 6. STORM SEWER AND CULVERT PIPE SHALL BE REINFORCED CONCRETE CLASS III PIPE TO CONFORM TO THE CURRENT AASHTO DESIGNATION M170, UNLESS OTHERWISE DESIGNATED. 7. ALL MATERIALS AND CONSTRUCTION WILL CONFORM TO CURRENT SPECIFICATION AND STANDARDS OF THE VIRGINIA DEPARTMENT OF TRANSPORTATION AND FREDERICK COUNTY. 8. ADDITIONAL DITCH LININGS SHALL BE PROVIDED AT THE DEVELOPERS EXPENSE IF DETERMINED NECESSARY BY THE COUNTY INSPECTOR DURING FIELD REVIEW. 9. DURING ROUGH GRADING OF THE SITE, THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE GEOTECHNICAL ENGINEER IF GROUND WATER SEEPAGE IS IDENTIFIED. IDENTIFICATION OF SUCH GROUND WATER MAY REQUIRE THAT (ADDITIONAL AND UN FINAL NS OR PAVEMENT. DRAINS BE INSTALLED TO PROTECT THE INTEGRITY OF THE FILL 10. STREET SURFACES SHALL BE MAINTAINED IN A CLEANED CONDITION, MUD AND DUST FREE AT ALL TIMES. ADEQUATE MEANS SHALL BE PROVIDED TO CLEAN TRUCKS AND OTHER EQUIPMENT USING THE COMPLETED STREETS. 11. STANDARD GUARDRAIL AND HANDRAIL SHALL BE INSTALLED AT THOSE LOCATIONS AS DESIGNATED DURING FINAL FIELD INSPECTIONS BY FREDERICK COUNTY. 12. ALL DISTURBED RIGHT-OF-WAY MONUMENTS ARE TO BE REPLACED AND VERIFIED BY A CERTIFIED LAND SURVEYOR AT THE DEVELOPERS EXPENSE. 13. ALL RETAINING WALLS 2 FEET IN HEIGHT AND GREATER REQUIRE A SEPARATE BUILDING PERMIT. 14. CONTRACTOR/DEVELOPER SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION. 15. DRAINAGE AND STORMWATER MANAGEMENT WILL BE PROVIDED IN ACCORDANCE WITH VDOT AND VIRGINIA SWM REGULATIONS. Bowman C O N S U L T I N G 101 South Street, S. E. Phone: (703) 443-2400 Leesburg, VA 20175 Fax: (703) 443-2425 I Q Bowman Consulting Group, Ltd. 4�4 ',v ZVI"" -<7 EASEMENT �_ �✓ tA` L 11-� A I N V P I 1' 5' S/W 1 4PAVEMENT (10' TRAIL PLA ING CG-6 TYPE 1 ONLY) S IP / III r I1=1 2.08% SURFACE COURSE—/ 1=1 11=1 11=1 11=1,1= 11111111111-11111111111�11 UD4 IF REQUIRED SANITARY SEWER (MIN 10' SEPARATION TELEPHONE WATER MAIN FROM WATER MAIN) & CABLE (MIN 10' SEPARATION GAS FROM SAN. SEW.) AS APPLICABLE STORMWATER PRIVATE STREET TYPICAL SECTION MANAGEMENT FACILITY MAY BE (NOT TO SCALE) PLACED IN SHOULDER AREA PRIVATE STREETS a� EASEMENT FC I — INTERMEDIATE 2' 5' S/W 1 ' COURSE CG-6 PLAN NG (EXCEPT FOR ST I TYPE 1) r.. 2.08% :. — BASE ASPHALT I I� II E II I Mil II I I: - (IF REQUIRED) I I I=I I I=1I M I IIIII.IIIII-11111 UD4 IF REQUIRED BASE COURSE STORM ELECTRIC SEWER PLANTING P A DESIGN PRIVATE STREET TYPE STRIP PAVEMENT EASEMENT SPEED PAVEMENT SECTION TYPE 1 RACHEL CARSON DRIVE (NO DIRECT ACCESS FROM LOTS) 7' 30' 61' 30 MPH ROAD SECTIONS SHALL BE DESIGNED IN ACCORDANCE WITH VIRGINIA DEPARTMENT OF TRANSPORTATION PAVEMENT DESIGN GUIDE FOR SUBDIVISION AND SECONDARY ROADS IN VIRGINIA. TYPE 2 7' 30' 56' 30 MPH TYPE 3 7' 24' 50' 25 MPH TYPE 4 5' 22' 44' 20 MPH PRIVATE STREET WAIVER EXHIBIT LAKE FREDERICK (FORMERLY SIENANDOAH) Scale: N.T.S. JULY,?014 MASTER DEVELOPMENT PLAN #06-14 Lake Frederick Revision #1 Staff Report for the Planning Commission Prepared: July 1, 2014 Staff Contact: Candice E. Perkins, AICP, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 07/16/14 Pending Board of Supervisors: 08/13/14 Pending PROPOSAL: To develop 926.27 acres of land zoned R5 (Residential Recreational Community) District with a total of 2,130 (includes the 253 existing platted lots) residential dwelling units. The land area west of Lake Frederick will consist entirely of age restricted dwellings (total of 517 age restricted units) and will be served by private streets. The land area east of Lake Frederick will consist primarily of traditional residential units (76 age restricted units and 1,537 traditional). The housing located on the east side of Lake Frederick will include a mix of single family detached and attached and will be served by public roads. This is a revision to the MDP approved in 2013 for Shenandoah. Changes include removing the commercial pod located in Phase 1 B, removing a road connection and adding lots in Phase I1A, and adding a model court in Phase 1 A. These changes do not impact the overall lot number approved within the development. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 87-A-103, 87-A-103C, and 87-A-102 LOCATION: The subject properties are located on the western side of Route 522 South (Front Royal Pike), south of Route 277 (Fairfax Pike) and east of Route 636 (Hudson Hollow Road). Existing primary access to this site is located on Route 522 South via Lake Frederick Drive. PROPERTY ZONING & PRESENT USE: Zoned: Residential Recreational Community (R5) Use: Residential & Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Areas) South: RA (Rural Areas) East: RA (Rural Areas) Clarke County West: RA (Rural Areas) Use: Agricultural & Residential Use: Agricultural & Residential Use: Agricultural & Residential Use: Agricultural & Residential MDP #06-14 Lake Frederick July 1, 2014 Page 2 STAFF CONCLUSIONS FOR THE 07/16/14 PLANNING COMMISSION MEETING: The Master Development Plan for Lake Frederick depicts appropriate land uses and appears to be consistent with the requirements of Article V1I1, Master Development Plan, of the Zoning Ordinance. All of the issues identified by staff, review agencies, as well as those issues brought forth by the Planning Commission and the Board of Supervisors, should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. REVIEW EVALUATIONS: Virginia Department of Transportation: See attached comment. Frederick County Fire Marshal: Plan approved. Frederick County Public Works: No comment at this time. Frederick County Inspections: Future sections of the subdivision shall meet new stonnwater requirements as applicable at time of subdivision plan approval. Frederick County Sanitation Authority: Per your request, a review of the proposed master plan has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area served by the Authority. Based on the location both water service and sanitary sewer service is available. The changes contemplated do not vary significantly to affect either the water or sanitary sewer systems. Sanitary sewer treatment capacity at the waste water treatment plant should not be affected by this change. Monitoring of the flows into this plant will need to be performed in order to determine when permit changes are in order. Presently the plant is permitted for 250,000 gallons per day. Water and sanitary sewers are to be constructed in accordance with the FCSA standard specifications. Dedicated easements will be required and based on the final layout,t vehicular access will need to be incorporated into the final design. All easements should be free from an encumbrance including permanent structures (fences, signs etc.) and landscaping (trees, shrubs, etc.). Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicants in support of or in conjunction with this application, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. Frederick County Public Schools: Our school buses do not travel private roads. Any residents of the new non -age restricted units in Phase 1 B living on private roads would need to walk to the nearest bus stop located on a public road. MDP #06-14 Lake Frederick July 1, 2014 Page 3 Frederick County GIS: Revised and three new street names are good. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Site History The properties comprising this project were rezoned from the A-2 (Agricultural) District to the R-5 (Residential Recreational Community) District in October of 1975. A Master Development Plan for a project titled "Wheatlands" containing a total of 1,463 dwelling units was approved by the Frederick County Board of Supervisors on July 10, 1991. A Master Development Plan for "Shenandoah" (revised Wheatlands) containing a total of 2,130 (2.3 units per acre) age restricted dwelling units (attached, detached and apartments on private streets), was approved by the Board of Supervisors on October 25, 2000 with conditions, (Board of Supervisors deemed conditions satisfied on March 25, 2001) and the plan was administratively approved by staff on May 2, 2001. On December 5, 2007, staff approved an administrative revision to the Shenandoah Master Development Plan for minor modifications to the interior road network. On August 22, 2013, staff administratively approved MDP #01-13 for revisions to the Shenandoah Development. The 2013 MDP revised the road layout of the project as well as the lot layout and housing types proposed. C) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 14] Land Use Compatibility: The parcels comprising this MDP application are not located within the County's Urban Development Area (UDA) or the Sewer and Water Service Area (SWSA); however the site has existing R5 Zoning and is also shown with a Planned Unit Development designation in the Comprehensive Plan (Route 277 Triangle and Urban Center Plan). The Shenandoah Development is proposed to develop with a density of 2.3 units per acre, which is consistent with the maximum R5 density pennitted in the Zoning Ordinance. MDP #06-14 Lake Frederick July 1, 2014 Page 4 The Shenandoah Development is served with public sewer by the Crooked Run Wastewater Reclamation Facility which was constructed by Oxbridge Development at Shenandoah to serve the Shenandoah Development and turned over to the Frederick County Sanitation Authority. The Authority now owns and maintains the treatment plant. Public water is also provided to the development by the Frederick County Sanitation Authority. Site Access and Transportation: The existing Shenandoah Development is accessed via a signalized (not yet turned on — flashing) entrance on Route 522 south. The existing Route 522 access also serves as the primary entrance to Lake Frederick which is owned by VDGIF. An additional full entrance for the development is shown on Fairfax Pike (Route 277) and an emergency access is shown on Hudson Hollow Road (Route 636). The development can be seen as two sections, one east and one west of Lake Frederick. The portion west of the lake is where the existing age restricted units are located and are completely served by private roads. The MDP shows all development west of Lake Frederick to remain age restricted and the private road network will be extended to serve those units. The portion of the development east of Lake Frederick will primarily consist of traditional housing that will be served by new public roads. The Route 277 Triangle and Urban Center Plan (Appendix I), shows a new arterial road called the South Frederick Parkway which is planned to run through the northern portion of this property. Sheet 6 of the MDP shows how this future roadway could be accommodated on the property. Recreational Amenities: The existing age restricted portion of the development located on the western side of Lake Frederick contains a constructed community center with a pool and bathhouse. The existing community facilities will continue to serve the age restricted portion of the development. A new community center with a pool, bathhouse and tennis court will be constructed on the eastern side of Lake Frederick along with a tot lot at a separate location. In addition there will be a 10 foot paved bike path continued along Rachel Carson Drive, four (4) foot lake access trails throughout the development and three boat launch locations (with approval by VDGIF). STAFF CONCLUSIONS FOR THE 07/16/14 PLANNING COMMISSION MEETING: The Master Development Plan for Lake Frederick depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance. All of the issues identified by staff, review agencies, as well as those issues brought forth by the Planning Commission and the Board of Supervisors, should be appropriately addressed by the applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. MDP # 06 - 14 W 67A 15A i� 4 , ,. 87A 166 +� f f r 873A Lake Frederick Rev #1 _ 87 A 86 ,,:: 87 A 87.. PINS: .�°' 87,A 87- A - 103,87 - A - 103C, 87 - A - 102 87A 87A 100 8736 r - 101 215 oo.+no i r? 87A 15. 897A 87A�88, 87 A 97 ,87/2 2 T 87A 96A�187�2�3A d 'ivr. 87A 226 ;J' 87A 94 A 86A226 86A 87A93 873181 5A - 22 -�� 87A 102-- A 9587•A91 87A�708 87- 7A 225�;, rA 220 D t g 87A 90, 86�A 224 86 A 222 / 87 A 92 87 A' 89 - 87 A 95D. 86 A 223 87A 103 86 A 272 86 A . 86 A 2738 � 272A �� 86 A 252 4 273C 87A 103 2728 86�A 86•A 86 A 273 103C 86 A 272E 272E 271 86�A 86 A i 272D 273E 272C 86A '273H - - 87A103 87A 2 273E 186 A 103C 2731rf 878 1 5 876 1 5 86 A 1328 132A 71A 273G �y 273J'.. fir, 87615 269 132C1N13' t 8781 ��S78g15 ��2888 592 `j�87B 15 16655 190 8782 86A 878) 87�1�/ ,� 128.. ^878etid 12)0 87A 107 •• 86 A 268 273D 362 8�57 7E�1 . 878 2 3 33 " fi4J JL`� 87613 ?, i 8761 w )'20� 888 878 1 3 878 ? 81.. 4,174 87A 8782 '48782 88C 4 175A 87B 1�878 1 =... 4 158. ` 1036 180 % 193 87 A 103 19 224878_.1'8781 8782 87B 1 1,46 110� 1 228A 87A . 231E 8781` 87611 _ 878' t(IOSA 16A266 231C 1C 1E 87A103 t 9 -, 87 A 105 81 D? ..-..~�._Y, t. 93 A Applications Parcels Building Footprints B1 (Business, Neighborhood District) B2 (Business, General Distrist) B3 (Business, Industrial Transition District) EM (Extractive Manufacturing 79A 93 A r. 798 District) i,jW HE (Higher Education District) M1 (Industrial, Light District) M2 (industrial, General District) 4ft MH1 (Mobile Home Community District) 40 MS (Medical Support District) •(Office District)R4 (Residential Planned Community District) 40 R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance x 0 WARREN Note: MDP # 06 - 14 Frederick County Dept of Planning & Development Lake Frederick Rev # 1 107 N Kent St PINs: Suite 202 87 - A - 103, 87 - A - 103C, Winchester, VA 22601540 - 665 - 5651 87 -A - 102 Map Created: June 9, 2014 Staff: cperkins 0 900 1,800 3,600 Feet From: Funkhouser. Rhonda (VDOT) on behalf of Ingram. Lloyd (VDOT) To: Joshua Elkins Cc: Ingram, Lloyd (VDOT); Smith. Matthew, P.E. (VDOT); Bishop. John. (VDOT) Subject: Shenandoah - Revised Master Development Plan - VDOT Comments Date: Wednesday, April 30, 2014 2:43:06 PM Attachments: Scanned from EDNXerox.odf COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION Staunton/Edinburg Land Development 14031 Old Valley Pike Edinburg, VA 22824 Mr. Elkins, A VDOT review has been conducted for the Shenandoah Master Development Plan (MDP) dated 04/15/14. Based off of the review of the drawings, this property appears to have a measurable impact on Routes 522 and 277. These routes are the VDOT roadways which have been considered as access to the property referenced. VDOT approves this MDP with the following concerns noted: • The previously submitted TIA appears to be based on having two entrances to Route 522, a full access and a right-in/right-out. Now, only the existing signalized entrance appears to be proposed, which could affect the traffic splits in the analysis. The previous TIA is outdated and VDOT recommends updating the data based on current traffic counts and proposed traffic impacts prior to submitting construction drawings. • The proposed connection to Route 277 must be in accordance with current VDOT Standards, Specifications, and Regulations. • Per the Frederick County long range planning maps, the South Frederick Parkway is proposed to be built near the development's connection to Route 277. It is recommended that the owner/designer discuss this future connection with the County to determine if a potential conflict exists. Before development, this office will require a complete set of construction drawings detailing entrance designs, drainage features, and traffic flow data from the current edition of the I.T.E. Trip Generation Manual for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, access management, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an application, inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Regards, Lloyd A. Ingram I Land Development Engineer Virginia Department of Transportation Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 voice: 540/984-5611 fax: 540/984-5607 e-mail: Lloyd.Ingram@vdot.virginia.gov N 00 % MASTER DEVELOPMENT PLAN APPLICATION FORM Department of Planning & Development Use Only — Application # lJ — y Date Application Received: (x W 'I PC.MeetingDate -11 7 z 1.1 Li C_ BOS'MeetingDate. _._ 6 Fe e Amount Paid $:. 6 G1, Initials: Receipt:# I. Project Title: Lake Frederick (formerly Shenandoah) - MDP Revision 1 2. Applicant: Name: MREC Shenandoah VA, LLC Telephone: (703) 995-1849 Address: 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 3. Property Owner (if different than above): Name: MREC Shenandoah VA, LLC Telephone: (703) 995-1849 Address: 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 4. Design Company: Name: Bowman Consulting Group, LTD. Telephone: (703) 443-2400 Address: 101 South Street SE, Leesburg, VA 20175 5. Please list names of all owners, principals, and/or majority stockholders: Shenandoah Station Partners, LLC (principal: Leonard S. "Hobie" Mitchel); MRECV Shenandoah, LLC (principal: Joel Kaul) 6. Magisterial District: Opequon 10 ft • 7. Property Location: The property is located west off of Route 522 just south of Route 277 and east of Route R3R (Give State Route # and name, distance and direction from intersection) 8. Is this an original or amended Master Development Plan? Original Amended V/_, Previous MDP# 01-13 9. Property Information: a) Property Identification Number (PIN): 87 A 103, 87 A 103C, 87 A 102 b) Total Acreage: 926.27 c) Current Zoning: R5 d) Present Use: Residential/Vacant e) Proposed Uses: Residential 10. If residential uses are proposed, provide the following: a) Density: 2.3 DU/Acre b) Number of Units: 2,130 c) Housing Types: Single Family Detached & Single Family Attached 11. Adjoining Property use and zoning: USE North Residential or vacant East Residential or Vacant South Residential or Vacant West Agriculture or Vacant ZONING RA RA RA RA I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. I (we) hereby certify that this the best of my (our) knowled Applicant(s): Owner(s): and its accompanying materials are true and accurate to Date: 6�t* Date: Date: 0�4 Date: 0 ft Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name SHENANDOAH HOMEOWNERS ASSOCIATION INC. 140 BALD EAGLE DR. FRONT ROYAL, VA 22630 Property # 87B 1 2 31 C Name EUGENE F GROVE 320 VICTORY RD. WINCHESTER, VA 22602 Property#93 A 77 Name MREC SHENANDOAH VA LLC C/O LANSDOWNE DEVELOPMENT GROUP LLC 2553 DULLES VIEW DR. SUITE 400 HERNDON, VA 20171 Property#87 A 103 Name SHENANDOAH HOMEOWNERS ASSOCIATION INC. 4840 WESTFIELDS BLVD. CHANTILLY, VA 20151 Property # 87B 2 1 228A NameJAMES Q AND DARLENE C HEADLEY 4486 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 105A NameJAMES Q AND MICHAEL A HEADLEY 4488 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 105 Name KATHY A HEADLEY 4490 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 103A NameWHEATLANDS LLC 8405 GREENSBORO DR. SUITE 830 MCLEAN, VA 22102 Property # 94 A 1 Name COMMONWEALTH OF VIRGINIA -DEPT OF GAME & INLAND FISHERIES 4010 W BROAD ST. RICHMOND, VA 23230 Property # 87 A 103B 60 w (nCw) 12 10 I 5ouA 4v LQes 0,�xv � ICU n S ,.fit,,n 9 C C&_� J VA ao« Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) MREC Shenandoah VA, LLC Go Lansdowne Development Group, LLC (Phone) (703) 995-1849 (Address) 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 130006454 on Page 0411 ,and is described as Parcel: F—A-c— Lot: - Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) Bowman Consulting Group, Ltd. (Phone) (703) 443-2400 (Address) 101 South Street SE, Leesburg, Virginia 20175 To act authority as my I werue and wou would have if actingn -fact personally todfitle my (our) name, place and stead with full power and h' ( ) g p y panning applications for my (our) above described Property, including: ^Rezoning (including proffers) Conditional Use Permit _Master Development Plan (Preliminary and Final) Subdivision Site Plan Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: N/A This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have rhereto set m our) hand and seal this ' day of ht. , 2013, Signature(s) !� State of Virginia, City/County of Lr_ f^AA_t , To -wit: I�Arlt'c_C�_ M rY i a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to t if,,,4j strument ggsonally appeared before me and has acknowledged the same before me in the j` ► [ctq r , tithiQ1 t day of t,CY1t2013. PUBLIC O Z REG Al 291706 jrck„ 31, Xl b NMy �mmission Expires: \ Notary Public, EXPIRES s ` S.ADM th ('SS i ohe cL h 3131 /2016 ` ��61 '47CALN Uv..%I •r...... .k%%' LAKE FREDERICK (FORMERLY SHENANDOAH) MASTER DEVELOPMENT PLAN REVISION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GENERAL NOTES 1. THIS MASTER DEVELOPMENT PLAN INCLUDES THE FOLLOWING PARCELS (THE PROPERTY-): PARCEL IDA INSTRUMENT ID ZONE AREA 87 A 103 200422116 R5 406.00 AC 87 A 103C 200422116 IRS 108.32 AC 87 A 102 200422116 IRS 140.50 AC 2 THE SITE BOUNDARY AND TOPOGRAPHIC INFORMATION SHOWN HEREON IS DELINEATED BASED ON FREDERICK COUNTY CIS DATA. THE TOTAL SHENANDOAH PROJECT AREA IS 926.27 AC THE SITE AREA SUBJECT TO THIS MASTER DEVELOPMENT PLAN REVISION IS 1 5330 AC THIS APPLICATION REVISED MASTER DEVELOPMENT PUN #01 13, WHICH RECEIVED FINAL ADMINISTRATIVE APPROVAL ON AUGUST 22. 2013 3. THE SITE IS ZONED IRS (RESIDENTIAL RECREATIONAL COMMUNITY) DISTRICT AS ADMINISTERED BY THE FREDERICK COUNTY ZONING ORDINANCE ('ZONING ORDINANCE'). 4 THE PROPOSED USE FOR THIS SITE IS SINGLE FAMILY RESIDENTIAL (ATTACHED AND DETACHED). THE PROJECT WILL CONSIST OF A TOTAL OF 2,130 DWELLING UNITS, RESULTING IN A GROSS PROJECT DENSITY OF 2.30 DWELLING UNITS PER ACRE. 5 ALL CONSTRUCTION SHALL CONFORM TO CURRENT FREDERICK COUNTY, VDOT, AND OTHER STATE STANDARDS AND SPECIFICATIONS, AS APPLICABLE. 6. THE PROJECT WILL BE PROVIDED WITH PUBLIC WATER AND SANITARY SEWER SERVICE. ALL WATER AND SEWER FACILITIES SHALL BE COMPLETED PER FCSA REQUIREMENTS. 7. THE SITE WILL BE PROVIDED WITH ELECTRIC AND GAS THROUGH THE EXTENSION OF EXISTING LINES. 8. ALL UTILITIES MUST BE PLACED UNDERGROUND. 9. ALL BUFFER AND SCREENING REQUIREMENTS SHALL BE DETERMINED AT THE TIME OF SUBDIVISION PUNS AND SHALL BE ESTABLISHED BASED ON PROPOSED HOUSING TYPES AND EXISTING USES IN ACCORDANCE WITH SECTION 165-203.02 OF THE FREDERICK COUNTY ZONING ORDINANCE. 10. APPLICABLE DIMENSIONAL STANDARDS FOR RESIDENTIAL LOTS SHALL BE ESTABLISHED AT THE TIME OF SUBDIVISION PLANS IN ACCORDANCE WITH THE REQUIREMENTS OF THE IRS DISTRICT OF THE FREDERICK COUNTY ZONING ORDINANCE. 11. THE FOLLOWING ARE PREVIOUSLY APPROVED LAND DEVELOPMENT APPLICATIONS ASSOCIATED WITH THIS PROJECT: MASTER DEVELOPMENT PUN #06-00: APPROVED: MAY 2, 2001 SHENANDOAH PHASE I, SEC. 1-5. AND RACHEL CARSON DRNE SUBOMSION DESIGN PLAN #11 -01: APPROVED: APRIL 7, 2006 SHENANDOAH PHASE II, SECTION 1-6: SUBDIVISION DESIGN PLAN J12-01: APPROVED: APRIL 7, 2006 REVISED MASTER DEVELOPMENT PLAN #03-07: APPROVED: DECEMBER 5, 2007 SHENANDOAH MODEL COURT REVISION TO ADD LOT 429 PIN# 878-1-1-C: SUBDIVISION DESIGN PLAN 102-10: APPROVED: JUNE 3, 2011 MASTER DEVELOPMENT PLAN #01-13 APPROVED: AUGUST 22. 2013 APPROVED BY THE FREDERICK COUNTY DIRECTOR OF PUNNING AND DEVELOPMENT SIGNATURE DATE APPROVED BY THE FREDERICK COUNTY ADMINISTRATOR stcNnruRE DnrE n � z L J �w � f P VICINITY MAP 1 "=2000' OWNER APPLICANT MREC SHENANDOAH VA, LLC LANSDOWNE DEVELOPMENT GROUP, LLC C/0 LANSDOWNE DEVELOPMENT GROUP, LLC 2553 DULLES VIEW DRIVE, SUITE 400 2553 DULLES VIEW, SUITE 400 HERNDON, VA 20171 IIERNDON, VA 20171 ATT: MR. LEONARD S. "HOBIE" MITCHEL (703) 995-1849 (703) 995-1849 SIGNATURE DATE SIGNATURE DACE DESIGNER & ENGINEER BOWMAN CONSULTING GROUP LTD 101 SOUTH STREET SE LEESBURG, VA 20175 (703) 443-2400 Q HOMEOWNERS ASSOCIATION SHENANDOAH HOMEOWNERS ASSOCIATION INC. 140 BALD EAGLE DRIVE OPEQUON, VA 22663 SIGNATURE DALE SHEET INDEX c = m- S v 3 ➢ u x z O � > yQ z Z Q w�� K 7 w W W C� L, W W V) z wc� oW K 0 H- W � ^W Q w 1-1 ~ !n Q z a a � •��NLTH op".. :? Zi J M. CODY FRANCIS v i • ''� Lic. No. 34001 •is`V7111AL V'�.` d >f 1 COVER SHEET DATE DESCRIPTION 2 SITE TABULATIONS AND DETAILS BBR JAE CMM 3 EXISTING CONDITIONS &ENVIRONMENTAL FEATURES PLAN DESIGN ORAl5T1 CHKD SCALE � As SHOWN 4 MASTER DEVELOPMENT PLAN OVERALL JOB No. 6742-01 -003 5 TRANSPORTATION PLAN DATE DECEMBER 14, 2012 6 PLANNED TRANSPORTATION NETWORK FILE No. 6742-D-ZP-001 1 OF 6 SHEET PHASE VI ' PHASE III (� U 301 UNITS G 201 \UNITS, PHASE IIA 79 UNITS PHASE VI[ ` ACE RESTRICTED 226v ♦♦ 7 , P220 HASUNPfSE VIII�`� \/P PHASE 158 UNITS 1 w ) 0i r (� PHASE IV 1 r 200 UNITS _ �L \. AGE RESTRICTED �� PHASE V kk7� �. 140 UNITS PHASE IA r GE RESTR[CTE 197 UNITS PHASING PLAN SCALE: 1"=800' PHASING SCHEDULE TOTALARFA -IN- AREAINROW -PRIVATE 35%OPEN SPACE REQUIREDFORNON- AGERESTRICTED AS%OPEN SPACE REQUIREDFOR AGE 0.ESl1UCTE0 OPEN SPACE %OPEN SPACE e s d n- ] 2.IN 5.2 1.11 10.45 3A6 PHASE 118 ezl enlla I . T PHASE III Resldential 61.1 MISS 934 21,62 31.05 50% PHASE IV Age Resm¢ed Resldential M� 35.43 949 - A17 39,91 4T% PHASE Age Restricted Resldential 81.m 25,M 7.85 - 36.59 4].61 59% PHASE VI Resltlentlal 90.37 3817 16.4] 31,63 35.73 40% PHASE VII Resltlentlal 80.05 25.AT IQ]6 ffi02 43.59 56% PHASEVIH Resltlentlal 1 85.83 34.44 12.38 30.04 39.01 45% PHASE IN Residential 6213 27.05 8.88 21.85 26.50 42% TOTALPROPOSEO 648tN 2S837 92.97 16869 74.76 296.75 46X PN0.5E IA iFXISiING/AMENOEO) Age ResWctedR 185.09 43.61 2221 - R3.29 119.27 64% PHASE IIA (EXISTINGI Age Re -al 26.38 Pesidential 10.30 3.03 - 11.81 1- 4S% COMMERCIAL Commercial 28.77 - - - - - OARKECOUNTY N/A 37.W - - - - - TOTALD05TTNG OTHER 278,18 53.91 25.24 115.18 132.32 4B% TOTALPROIECT 1 1 926.21 1 312.28 118.21 1 168.69 199.94 429.07 46% RECREATION UNIT SUMMARY LOT DIMENSION REQUIREMENTS: SINGLE FAMILY SMALL LOT`. MIN. TAT SIZE: 3,750 SF MIN. YARDS: FROM PUBLIC OR PRIVATE ROW: 25' (THE FRONT SETBACK MAY BE REDUCED TO 15- PROVIDED THAT THE RESIDENTIAL UNIT UTILIZES A REAR ALLEY FOR ACCESS AND THERE ARE NO DRIVEWAYS ON THE PRIVATE OR PUBLIC ROAD FRONTING THE RESIDENTIAL UNIT.) SIDE YARD DETACHED OPTION: 5' SIDE YARD ATTACHED OPTION 10' REAR YARD: 15' MINIMUM BUILDING SPACING ATTACHED OPTION: 20' T'OWNHOUS& MIN. LOT SIZE: 1,500 SF MIN. LOT WIDTH END UNIT 22' MIN. LOT WIDTH INTERIOR UNIT: 18' MIN. YARDS: FROM PUBLIC OR PRIVATE ROW WITH GARAGE: 25' FROM PUBLIC OR PRIVATE ROW WITHOUT GARAGE: 15' FROM OFF STREET PARKING LOT. 15' SIDE YARD: 10' REAR YARD: 20' REAR YARD BACK TO BACK OPTION: N/A LOT PHASING TABULATIONS 1 PROPOSED PROPOSED SINGLE FAMILY SINGLE FAMILY PHASE IA(AGE RESTRICTED] 20 0 177 197 PHASE 18 0 191 0 191 PHASE IIA AGE RESTRICTED) 3 0 76 79 PHASE JIB 183 3 PHASE III 68 133 0 201 PHASE IV AGE RESTRICTED 200 0 0 200 PHASE V (AGE RESTRICTED) 140 1 0 0 140 PHASE VII 106 120 0 226 PHASE I% 159 0 0 158 TOTAL 1269 608 253 2130 NOTE: PHASE IA AND IIA ARE COMPRISED OF EXISTING RECORDED LOTS PURSUANTTO PRIOR SUBDIVISION PLAN APPROVALS #11-01 AND 12-01, RESPECTIVELY. PHASE IIA INCLUDES METALMARK DRIVE. TYPE PHASEI PHASE II 1 PHASE III PHASE IV I PHASE - PHASE VI I PHASE VII PHASE VIII PHASE IX TOTALS UNITS RE[UNITS UNITS REC UNITS UNITS REC UNITS UNITS RECUNITS UNITS RECUNITi UNITS RECUNM UNITS REC UNTIE UNITS RECUNITS UNITS REC UNITS UNITS REC UNITS SINGLE FAMILY ATTACHED 191 6.37 34 1.13 133 4.43 0 0.00 D 0.00 130 4.33 120 4.DO 0 0.00 0 0.00 608 20.27 SING LE FAMILY DETACHED 197 26.27 262 34.93 68 9.07 200 26.67 140 18.67 171 22.80 106 14.13 220 29.33 158 21.07 1522 202.93 COMBINED TOTAL 2130 223.20 NOTE: CALCULATION ASSUMES ALL SINGLE FAMILY DETACHED UNITS DEVELOPED AS SINGLE FAMILY SMALL LOT AND THEREFORE SUBJECT TO RECREATION UNIT FIR 4 RECREATION ------AAAAAA.A� UNITS PER 30 DW EW NGS INCLUSIVE OF COMMUNITY CENTER REQUIREMENT. THE RECREATION UNIT RATIO APPLICABLE TO SINGLE FAMILY ATTACHED UNITS 15 1 RECREATION UNIT PER 300W ELUNG UNITS. RECREATION UNITS PROVIDED; TYPE "PHASE I PHASE II PHASE III PHASE IV PHASE V PHASE VI PHASE VII PHASE Vlll PHASE IX TOTALS CITY RECUNRS CITY I REC UNITS QTY REC UNITS QTY REC UNITS CITY 1 REC UNITS QTY REC UNITS CITY REC UNITS QTY REC UNITS QTY REC UNITS CITY RECUNITS COMMUNITY BUILDING t 1 74.07 1 74.07 2 148.14 OUTDOOR POOL/ BATHHOUSE 1 14.81 1 14.81 2 29.63 PLAY COURTS 1 2.78 1 2.78 2 5.56 BOATLAUNCH 1 0.37 1 0.37 1 0.37 3 1.11 TOT LOT 1 1.48 1 1.48 2 2.96 HIKER/ BIKER TRAILS 12.77 5.37 ' 4.87 3.20 3.32 6.04 ' 1.01 ' 36.60 LAKE ACCESS TRAILS ' 0.18 ' 0.13 ' GAG 0.18 0.15 ' 0.28 ' 0.47 ' 2.18 LAKE TRAIL PROPERTY) ` 15.89 ' 7.72 ` 1.43 7.93 3.67 450 ' 6.25 12.01 ' 59.40 PHASE TOTALS 117.92 14.75 98.10 Lim10.32 7.52 5.66 6.53 12.85 285.58 t Community center requirement to be Satisfied by combinadon of community building, outdoor pool/bathhouse, and related facilities, such as play courts. a Trail system recreation unit calculations are based on the trail system shown an the Master Development Plan sheet and are subject to change with final engineering. .-Phase I values reflect eaisting facilities. 3 RIGHT-OF-WAY 6' PLANTING STRIP 5' SIDEWALK 35'-45' I� NOTE: MIN. 45' RADIUS TO EDGE OF PAVEMENT (GUTTER PAN) UNLESS STREET SERVES 25 OR FEWER DWEWNGS AND IS LESS THAN 0.25 MILES IN LENGTH. TYPICAL PUBLIC CUL DE SAC DETAIL (NOT TO SCALE) NOTE: PRIVATE CUL DE SACS MAY ALSO MEET THE STANDARDS FOR A PUBLIC CUL DE SAC AS DETAILED ON THIS SHEET. TYPICAL PRIVATE CUL DE SAC DETAIL 4P Bad 1 IV PEDE ., qq' " a' ACCESSSM ,., C6 FC BIKER II0' HIKER/30' I TRAIL 1 WITH -7' 4' INTERMEDIATE COURSE 2' 7' 2.08% I � G-6 CG-6 D -.... L`I P 2.08% 2.0 BR rr�T ITr = _ I I F 1-'(TFTI SURFAC I BASE ASQUPHALT_Fm I i COURSE (IF REIREI TELEPHONE UD-4 SANITARY BASE COURSE (IF REQUIRED) & CABLE (IF REQUIRED) SEWER (IF R STORM ELECTRIC WAS MAIN TYPE 1 PUBLIC STREET SEWER GAS URBAN COLLECTOR NO PARKING (GS-7) 30 MPH DESIGN SPEED RACHEL CARSON DRIVE (EAST OF LAKE FREDERICK DR.) (NOT TO SCALE) ROW °�' s a°p� 57' rt 31' 7 MIN. KING I 11' 5' S W 7' 4' INTERMEDIATE 2' CG-6 COURSE CG-6- a Za ROW SURFACE-/ BASE ASPHALT T� COURSE (IF REQUIRED)' Imo. UD-4 BASE COURSE IRED 11F SQU (IF REQUIRED) SANITARY ( ) TELEPHONE GAS WATER MAIN SEWER STORM SEWER & CABLE TYPE 2 PUBLIC STREET 31' CURB TO CURB PARKING ONE SIDE (GS-SSAR) 30 MPH DESIGN SPEED (ADT >2000 OR 1 ACCESS OVER 40 LOTS) (NOT TO SCALE) ROW �w `y' N °, s J. �x�y '1 F °,� d h ROW - 50' G6 24' FC ^ 1' S' S/W T1714' INTERMEDIATE G_6 `COURSE CG-6�� J", SURFACE) ABASE ASPHALTr"`jj'�- IF REQUIRED 111_ I��COURSE ( )�j -�.D-4J ll yWITARY BASE COURSE UD 4 (IF REQUIRED) SEWER (IF REOUIRED) WATER MAIN STORM TELEPHONE cAs TYPE 3 PUBLIC STREET SEWER & CABLE 24' CURB TO CURB PARKING ONE SIDE (GS-SSAR) 25 MPH DESIGN SPEED (ADT <2000) 1Na -) 10' Min. --I IT y }}}k Y T ^555 1 } YSY( byl }\s ' 2 BIL Concrela 11 ^S jj %{�{�'S --- 8'AOOreaate Base HIKER/BIKER TRAIL DETAIL 11. �4' Min. 1-(I-II/ II I-1 IM91- ---- Apprar. l'NWkh Undisturbed Soil Base LAKE & LAKE ACCESS TRAIL DETAIL NOTE: Lake trail to be constructed as mutually agreed with VOGIF. LwE In r.�' (SFPARAIE BN IICN !W(AI S/RCFIS7 m7 U U / I `,.r�41-2ae -- _It U a 3I a' aI.-R jI �It � ( AGGREGATE LAYERS TO EKIENO I'BEYDND BACK OE L'URB. TYPE 4 PRIVATE STREET RACHEL CARSON DRIVE (WEST OF LAKE FREDERICK DR.) (NOT TO SCALE) (S"A, Pe I- FRW >/-,U 11 PRATT se-0 -0 �,, i _. 11 -6R aP {b 4 pA SInP AGC//EGA /E LAYERS TO EXTEND I* BACK OF CURB. NOTE: I. THE APPUCANT MAY EMPLOY TRAFFIC CALMING MEASURES AT THEIR DISCRETON TO SLOW VEHICULAR TRAFFIC WITHIN ME COMMUNITY. 2. WATER AND SEWER LINES WILL BE LOCATED AS SHOWN IN TYPICAL ROAD SECTIONS, CONSISTENT WITH PRIOR III APPROVALS AND EXISTING INFRASTRUCTURE_ PLACEMENT OF SAID LINTS WILL BE COORDINATFO WITH VOOT DIIRINC CONSTRUCTION PI AN REVIEW_ c; J D Y, Oz in0 V o E U - 3 3 ELECTRIC Z CD O > Q > z�a W h W w 0 LLJ 0 a a < �wI z O W ELECTRIC x' 0 0 W ,, -i W < W 1-1 ~ W w 0 Q Z W a I�-yl Q ��Y,11�aa a�NLTH OPf . i H J.W. CODY FRANCIS 5'. Lic, No. 34091 a: as as`Y70NAL Y,s'.,' DATE I DESCRIPTION BRR JAE CMM DESIGN DRAWN CHKD SCALE H: AS SHOWN V: JOB No. 6742-01-003 DATE DECEMBER 14, 2012 FILE No. 674422-D-ZP-001 SHEET 2 OF 6 c, g � o N ery Q�� �O�aQ%aFRCAfc oGryry o Qn / o o�°� oao.4�o40Dg�Q,ppB�o 0 SFD SFD S'RINDETREE ,C "•,�/'°C` • \•• SFD \ �p4py, VpNp I SFD 'F � FUTURE 11A'IER TANK ° +1 '� \ 4;+ COMMUNITY, � F IJ.4, (APPROXOIAR LOCATION) pi ! ,y .A+" CENTERP,OOL. `` OP�'`,\ SFD C5 i ';FD3/ ^, � \ a spNr"'iLVN coos s" :� y #�• h� SFD o SFD . ` `L_" \ yr E WHRE SFD •..� j y S�T SFD a& r . r o FD R /- LEGEND {) SFDSP. LSFA� ■ ■ LIMITS OF APPLICATION '..SF r' r SFD Kok^ K3l � I r ® ® COUNTY BOUNDARY LINE `\ SFD Y IN EXISTING STRUCTURE ------- EXISTING LOT Rp SF SFD -- SFD oQ;� ID .. EXISTING STREAM _ s.. .*4 * FD SFD SFD SFD ^, L1) ' 4 � � ` o SFD FLOODPLAIN a,, SFD I „^ r t A; SF SFD OPEN SPACE F .x " \ RECREATIONAL AMENITY • • • • • • PROPOSED 4' LAKE ACCESS TRAIL :y ns•"• \ U'\ � \ ) SFD 1 LAKE TRAIL PER MOP #06-00 SFD ® PROPOSED BOAT LAUNCH (1) TYPE 1 ROAD \\ \\ \\\ (2) TYPE 2 ROAD (3) TYPE 3 ROAD (4) TYPE 4 ROAD����� (5) TYPE s RoaO sFf ' SPAS • � TENNIS, .;n�( ti SF \ \� FD D •S- �.ts rs2 CFD] SINGLE FAMILY DETACHED LOTS q SFD' 4,ry 'p )Sn 1_1 __! 4 SFA SINGLE FAMILY ATTACHED LOTS �S ',Jt/C_-�J// \RACtS 4 4__ . •` 5FD :\\./ �% \x SFD x OPEN SFD SPACE�T•. v EMERGENCY ACCESS O ONLY �o s�o FD smee EN' V ICE fro - <w SFD •. SFD �S H 0 Hp! cl sJ6 NOTES: V 1. PROPOSED LAKE ACCESS TRAIL SEGMENTS REFLECT APPROXIMATE LOCATIONS AND WILL BE DEFINED WITH SUBDIVISION DESIGN PLANS. rm 2. PROPOSED LAKE TRAIL TO BE LOCATED AS GENERALLY SHOWN PER VDGIF Z APPROVAL. FINAL LOCATION OF SAID TRAIL TO BE DETERMINED WITH SUBDIVISION DESIGN PLANS AND WILL BE CONSTRUCTED PER STANDARDS ACCEPTABLE TO VDGIF. tv — 3. SUBJECT TO HOA APPROVAL, THE IDENTIFIED COMMUNITY BUILDING WITHIN PHASE I MAY BE USED FOR COMMERCIAL PURPOSES EITHER IN ITS ENTIRETY OR IN PART AS PERMITTED BY THE R5 DISTRICT. 4. LOCATION OF WATER AND SEWER LINES ARE SHOWN WITH TYPICAL SECTIONS ON J SHEET 2 OF 4 5 SWM/BMP LOCATIONS ARE CONCEPTUAL IN NATURE. FINAL FACILITY LOCATIONS, SIZES, AND DESIGN WILL BE DEFINED WITH SUBDIVISION DESIGN PLANS, 6. BOUNDARIES OF AREAS DESIGNATED FOR SFD AND SPA LOTS MAY VARY TO ACCOMMODATE FINAL SUBDIVISION DESIGN, BUT ONLY TO THE EXTENT POSSIBLE Y/ ^ PURSUANT TO OPEN SPACE REQUIREMENTS. 7. A TOTAL OF THREE (3) BOAT LAUNCHES SHALL BE PROVIDED PURSUANT TO VDGIF O Z SPECIFICATIONS AND APPROVAL CONSISTENT WITH ESTABLISHED MEMORANDUM OF UNDERSTANDING. ONE (1) BOAT LAUNCH SHALL BE LOCATED AS GENERALLY SHOWN ON THE MDP CONSISTENT WITH PRIOR PROJECT APPROVALS THE REMAINING TWO (2) O SHALL BE PROVIDED WITHIN THE PHASES INDICATED IN THE RECREATION UNIT SUMMARY ON SHEET 2 OF 4, WITH FINAL LOCATIONS AND ACCESS DETERMINED AT SUBDIVISION DESIGN PER VDGIF APPROVAL. V 8. EXISTING CONNECTIONS TO RACHEL CARSON DRIVE MAY BE REMOVED WITH PROVISION OF SUITABLE VEHICLE TURNAROUNDS ON COTTONTAIL DRIVE AND TUTELO LANE. � a E < g \� z Of V > ° EXISTINGI� Z 'off . PROJECT ,cti } ROBti �* ENTRANCE / Q' I�--I r / 'fit l5 OD\ /tiff / W 0 'Z W SFA F' FA NSF F a F `� Z Na � W d i I COMMERCIAL E— LLJ B Z + (APPROVED WITH � W \\ U J0 \ ..� ✓j�/\\. O W p LLJ��!! W GO w W H- 0 \\\� W 5 EXISTING COMMUNITY CENTER. Q' W .POOL, AND- S O »�: BATHHOUSE LIT` A� pF� �� r oa . COMMUNITY 5 WASTE WATER BU-/ TREATMENT \ WCODY FRANCIS (SEE 9 PUNT Lic. No. 34091 i ol U % 9 0 �SS70NALG�'• x,: 0 �.��.NNN�i \\ DATE DESCRIPTION BBR JAE CMM \\ DFSIGN DRAWN CHKD SCALE H: AS SHOWN V: JOB No. 6742-01-DO3 GRAPHIg SCALE DATE DECEMBER 14, 2012 V+ FILE Na. 6742-D-ZP-001 OF 6 4 ( IN FEET ) t inch a00 tt. SHEET 0 MASTER DEVELOPMENT PLAN APPLICATION FORM l - Department of Planning & Development Use Only - Application # V - y Date Application Received: 4 1 1 q R&&X mounf4RAiiit �+ 1 Imttals�lzi I. Project Title: Lake Frederick (formerly Shenandoah) - MDP Revision 1 2. Applicant: Name: MREC Shenandoah VA, LLC Telephone: (703) 995-1849 Address: 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 3. Property Owner (if different than above): Name: MREC Shenandoah VA, LLC Telephone: (703) 995-1849 Address: 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 4. Design Company: Name: Bowman Consulting Group, LTD. Telephone: (703) 443-2400 Address: 101 South Street SE, Leesburg, VA 20175 5. Please list names of all owners, principals, and/or majority stockholders: Shenandoah Station Partners, LLC (principal: Leonard S. "Hobie" Mitchel); MRECV Shenandoah, LLC (principal: Joel Kaul) 6. Magisterial District: Opequon 10 i 7. Property Location: The property is located west off of Route 522 lust south of Route 277 and Pnzt of p—#. a,a (Give State Route # and name, distance and direction from intersection) S. Is this an original or amended Master Development Plan? Original Amended _�, Previous MDP# 01-13 9. Property Information: a) Property Identification Number (PIN): 87 A 103, 87 A 103C, 87 A 102 b) Total Acreage: 926.27 c) Current Zoning: R5 d) Present Use: Residential/ acant e) Proposed Uses: Residential 10. If residential uses are proposed, provide the following: a) Density: 2.3 DU/Acre b) Number of Units: 2,130 c) Housing Types: Single Family Detached & Single Family Attached 11. Adjoining Property use and zoning: USE North Residential or Vacant East Residential or Vacant South West Residential or Vacant Agriculture or Vacant ZONING RA RA RA RA I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. I (we) hereby certify that this the best of my (our) knowle4 Applicant(s): Owner(s): and its accompanying materials are true and accurate to Date: 6v l Date: Date: Date: Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name SHENANDOAH HOMEOWNERS ASSOCIATION INC. 14.0 BALD EAGLE DR. FRONT ROYAL, VA 22630 Property # 87B 1 2 31 C NameEUGENE F GROVE 320 VICTORY RD. WINCHESTER, VA 22602 Property #93 A 77 NameMREC SHENANDOAH VA LLC C/O LANSDOWNE DEVELOPMENT GROUP LLC 2553 DULLES VIEW DR. SUITE 400 HERNDON, VA 20171 Property#87 A 103 Name SHENANDOAH HOMEOWNERS ASSOCIATION INC. 4840 WESTFIELDS BLVD. CHANTILLY, VA 20151 Property # 87B 2 1 228A NameJAMES Q AND DARLENE C HEADLEY 4486 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 105A NameJAMES Q AND MICHAEL A HEADLEY 4488 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 105 Name KATHY A HEADLEY 4490 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 103A Name WHEATLANDS LLC 8405 GREENSBORO DR. SUITE 830 MCLEAN, VA 22102 Property # 94 A 1 Flame COMMONWEALTH OF VIRGINIA -DEPT OF GAME & INLAND FISHERIES 4010 W BROAD ST. RICHMOND, VA 23230 Property #87 A 103B 6ow►mcv) 12 10 LQ_ �Ju� VA ao( -1 5 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) MREC Shenandoah VA, LLC Go Lansdowne Development Group, LLC (Phone) (703) 995-1849 (Address) 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 130006454 on Page 0411 Parcel: Lot: $---c— Block: Section do hereby make, constitute and appoint: (Name) Bowman Consulting Group, Ltd. , and is described as Subdivision: (Phone) (703) 443-2400 (Address) 101 South Street SE, Leesburg, Virginia 20175 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: Rezoning (including proffers) _Conditional Use Permit _Master Development Plan (Preliminary and Final) �✓ _Subdivision Site Plan Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: N/A This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set m our) hand and seal this day of , 201-3, Signature(s) 1e+c f4lZO p. 4,4VA AI, State of Virginia, City/County of LcjtkAr,A.t , , To -wit: ,a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to t;�jt!` ostrume t gvrsonally appeared before me and has acknowledged the same before me in the jq ",Wj r , kthisr � —day of L,Crg_ 20 2� PUBLIC '-. O C L_ REG # 291706 Z • y (;)mmission Expires: AI rck., 3I t xl (, Notary Publics S EXPIRE ` " • 3/31 /2016 '1,,_?FALN c�%;,�; REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 Phone: (540) 984-5600 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike Winchester, Virginia 22603 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach three !3) copies of the Master Devel pment Plan with.this shete. Applicant's Name: Lansdowne Development Group, LLC Telephone: 703-443-2400 Mailing Address: Go Bowman Consulting Group, LTD. Attn: Josh Elkins 101 South St SE, Leesburg, VA 20175 Name of development and/or description of the request: Shenandoah; this plan is for the addition of a model court in Phase 1A, converting a previously designated commercial area in Phase IB to single family attached, adding 3 single family detached lots to Phase IIA, and reducing the total number of units in Phase VII to maintain a total unit count of 2130. Location of Property: The property is located west off of Route 522 just south of Route 277 and east of Route 636 Virginia Department of Transportation Comments: Spe attached email from VDOT to Bowman Consultin dated 04/30/2014. -VDOT USE ONLY - Date Reviewed Date Received Review Number 1 2 3 4 5 (circle one) Revision Required Date Approved VDOT Signature & Date: 04/30/14 ** Plea_ Return Form-to,Applicant- 18 From:Frederick Co Fire & R,- sue 540 678 4739 r''?4/2014 15:49 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Fire Marshal Comment Mail to: Frederick County Fire Marshal Attn: Fire Marshal 1800 Coverstone Drive Winchester, Virginia 22602 Hand deliver to: Public Safety Building 1800 Coverstone Drive Winchester, Virginia 22602 Phone: (540) 665-6350 Applicant: It is your responsibility to.complete this form as accurately as. review Please attach rivo (2) code M es of thaster Development Plan with tb Applicants Name: Lansdowne Development Group, LLC Mailing Address: c/o Bowman Consulting Group, LTD. Attn: Josh Elkins 101 South St SE, Leesburg, VA 20175 #574 P.003/003 in order to assist the agency with their Telephone: 703-443-2400 Name of development and/or description of the request: Shenandoah, this plan is for the addition of a model court In Phase 1A, converting a previously designated commercial area in Phase IB to single family attached, adding 3 single family detached lots to Phase IIA, and reducing the total number of units In Phase VII to maintain a total unit count of 2130. Location of Property: The property is located west off of Route 522 just south of Route 277 and east of Route 636 Fire Marshal Comments: ON ji�TJMILTA (� ° FREDERICK COUNTY FIRE MARSHAL USE ONLY - Date Reviewed Date Received 7 a / Review Nwnber 1 3 4 5 (circle one) Revision Required Date Approved �! Signature & date � _ 7 ' a c t ` 1e'seR$Owl" Cn ' a rEhd t? p h x t L zr ' turn FO to �lpent# .= s C 4 't ,r ,r - -.• •* x C ": t'" RECEIVED AP,IR 18 '014 22 GOJ�jtY SANITgTjp W =O O 9 W , 2 y .r Post Office Box 1877 Winchester Virginia 22604-8377 April 29, 2014 Mr. Josh Elkins Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 FREDERICK COUNTY SANITATION AUTHORITY PH. — (540)868-1061 Fax—(540)868-1429 www.fcsa-water.com Ref.: Master Development Plan, Revision I Comments Shenandoah Dear Sir: Uwe E. Weindel, P.E. Engineer -Director Per your request, a review of the proposed master plan revision I has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area served by the Authority. Based on the location both water service and sanitary sewer service is available. The changes contemplated do:not vary significantly to affect either the water or sanitary sewer systems. Sanitary sewer treatment capacity at the waste water treatment plant should not be affected by this change. Monitoring of the flows into this plant will need to be performed in order to determine when permit changes are in order. Presently the plant is permitted for 250,000 gallons per day. Water and sanitary sewers are to be constructed in accordance with the FCSA standards specifications. Dedicated easements will be requires and based on the final layout vehicular access will need to be incorporated into the final design. All easements should be free from any encumbrance including permanent structures (fences, signs, etc.) and landscaping (trees, shrubs, etc.). Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicant in support of or in conjunction with this application, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. k you; Uwe E. Weindel, PE Engineer -Director WATER'S WORTH IT 05/28/2014 08:52 5406780682 } PAGE 01 REQUEST FOR MASTER DEVELOPMENT FLAN COMMENTS Frederick County Frederick County Inspections Department Comment Mail to: Frederick County Inspections Department Attn: Building Official 107 North Kent Street, Winchester, Virginia 22601 Hand deliver to: Frederick County Inspections Dept. 107 North Kent Street, 2nd Floor Winchester, Virginia 22601 Phone: (540) 665-5650 Applicant: It is your responsibility to complete this form -as accurately as possible in order to assist the agency with their review. P se Attach two (2) conies of tho m ..tA n__. Applicant's Name: Lansdowne Development Group, LLG Mailing Address: do Bowman consulting Group, LTD. Attn; Josh Elkins 101 South St SE. Leesburg, VA 20175 Telephone: 703-443-2400 At 4. Name of development and/or description of the request: Shenandoah, thlg plan is for the addition of a model court In Phase 1 A,,,.cOnverling a preyipuafy degi9nated cammClCi01 area in PhaSC IB to sing family attached, adding 3 single family detached lots to Phase IIA, and reducing the total number of units in Phase VII to maintain a total unit count of 2130. Location of Property: The property is located west off of Route 522 just south of Route 277 and east of Route 636 Inspectiops Comments: FREDERICK COUNTY INSPECTIONS DEPARTMENT USE ONLY - Date Received U Date Reviewed Review Number 1 2 3 4 5 (circle one) Revision Require /� J. Date Apprgv d SX 3h ` - Signature & Date_ / ,�%..�i': .._......_.'7..''a�V�=• .. �1--...�._r.._.. ._'!*�i.l:�`'bi:£�_s��ra+!.. ....,� �a.. _..,_.. >.Cjx-�'._::ar. ... 20 ��.A� 1ul 1� REQUESTFOkMASTER DEVELOPMENT, - --A- P-L N COMMENTS Frede-fick�C0-unty Public ubfic Works C6mment .Maffti): Frederick County Public Wo"rks.­Department Attn: County Engine - er 107 North Kent Street, Winchester, Virginia :226.0.1 Hand'd6liver io: FUDIIC Works Department 107,T4 -kcht, nd orth Street, 2 Floor Winchester; - .I - .... i 22601 Phone!. (54.0) 6�65-5643' "COni !_,�? I 1� ��-y , zrIMMs . P2,4s�Iqiljty to. toinplete.-this form . as d&jjMt6j W -.4P I ease-- ittdW,-OVOlf-2)'6�iersl Applicant's Name: Lansdowne Development Group; LLC Mailing Address: Go QoWman- Consulting Group,.LTD. Attfg,49ih]Elki6s 101:Soullh'St SE., Leesburg, VA 20175 possible an orderAtoiassisvthe Agehcy withah6ir T-elephbne: .7.03-443-2400 Name of development and/or diestription of the request: Shenandoah; this plan igfor ,the addition f o a model court in -Phase 1A, converting 6 previously designated commercial area in Phase IB to single family attached, adding 3 single family, detached l6is'to -Phase. I IX, and reducing the.tatal'number*6f,iih[tj " Pha In se Vil.to maintain a total unit count of 2130. Locationof Property: -the. . properiy is located west off of Route.522 just . south of Route 277•and east of Route 636 Public Works Comments: -FREDERICK COUNTY PUBLIC WORKS.VSE ONLY �... ONLYDate-Received Review Number' I 2t3 C5(Fircle one) Reiu - 'D'ateAp' e! Signattde!& Date- P "tip P PI4S,-Ci.J66U rN jk' 21 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Superintendent of Frederick County Public Schools Mail to: Frederick County Public Schools Attn: Superintendent P.O. Box 3508 Winchester, Virginia 22604 (540) 662-3888 Hand deliver to: Frederick County Public Schools Attn: Superintendent School Administration Building 1415 Amherst Street Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency wifh their review. Ple e attach one. (1) coAv of the Master Development Plan with this skeet Applicant's Name: Lansdowne Development Group, LLC Mailing Address: c/o Bowman Consulting Group, LTD. Attn: Josh Elkins 101 South Street. S.E., Leesburg, VA 20175 Telephone: 703-443-2400 Name of development and/or description of the request: Shenandoah; This plan is for the addition of a model court in Phase 1A, converting a previously designated commercial area in Phase IB to single family attached, adding 3 single family detached lots to Phase IIA, and reducing the total number of units in Phase VII to maintain a total unit count of 2130. Location of Property: The Property is located west off of Route 522 just south of Route 277 and east of Route 636 33 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Information Technologies Geographic Information Systems (GIS) Division Mail to: Frederick County Information Technologies GIS Division 107 North Kent Street Winchester, VA 22601 (540)-665-5600 Hand deliver to: Frederick County Information Technologies GIS Division 107 North Kent Street Winchester, VA 22601 (540)-665-5600 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review: Please attach one (1) copy of the Master Development Plan with this sheet. Applicants Name: Lansdowne Development Group, LLC Mailing Address: c/o Bowman Consulting Group, LTD. Attn: Josh Elkins 101 South Street, SE, Leesburg, VA 201775 Name of development and/or description of the request: Telephone 703-443-2400 Shenandoah: This plan is for the addition of a model court in Phase IA converting a previously designated commercial area in Phase IB to single family attached, adding 3 single family detached lots to Phase IIA, and reducing the total number of units in VII to maintain a total unit count of 2130. Location of Property: The property is located west off of Route 522 just south of Route 277 and east of Route 636 -INFORM Tl N TECHNOLOGIES GEOGRAPHIC_ INFORMATION SYSTEMS (GIS) DIVISION USE ONIN- Date Received �? 1 Review Number 2 3 4 5 (circle one) Date Reviewed Revision Required N Date Approved �$ Signature &Date: p This Form to the Applicant 33 O X- EXHIBIT A LEGAL DESCRIPTION PARCELS LOCATED IN FREDERICK COUNTY VIRGINIA All of those certain lots or parcels of real property, situate, lying and being in the County of Frederick, Commonwealth of Virginia, and more particularly described as follows: Ope9 uon Disirk+ PHASE 1, SECTION 3, SHENANDOAH LOTS 80-87, PHASE 1, SECTION 3, SHENANDOAH, as duly dedicated, platted and recorded by Deed of Subdivision. Easement and Conveyance dated May 17, 2006, recorded as Instrument 060009455 among the Land Records of Frederick County, Virginia. FOR INFORMATION Lot 80 Phase 1, Section 3 8713-1-3-80 Lot 81 Phase 1, Section 3 87B-1-3-81 Lot 82 Phase 1, Section 3 8713-1-3-82 Lot 83 Phase 1, Section 3 8713-1-3-83 Lot 84 Phase 1, Section 3 8713-1-3-84 Lot 85 Phase 1, Section 3 8713-1-3-85 Lot 86 Phase 1, Section 3 8713-1-3-86 Lot 87 Phase 1, Section 3 87B-1-3-87 AND BEING as to Lots 83-87 Phase 1 Section 3, Shenandoah as conveyed by Beazer Homes to Oxbridge Development at Shenandoah, by Deed of Exchange dated November 8, 2006, recorded as Instrument 060021337 among the Land Records of Frederick County, Virginia. PHASE 1, SECTION 4, SHENANDOAH LOTS 139-142 AND 147-49, PHASE 1, SECTION 4, SHENANDOAH as duly dedicated, platted and recorded by Deed of Subdivision and Easement dated August 16, 2006, recorded as Instrument 060015633. FOR INFORMATION Lot 139 Phase 1, Section 4 87B-1-4-139 Lot 140 Phase 1, Section 4 8713-1-4-140 Lot 141 Phase 1, Section 4 8713-1-4-141 Lot 142 Phase 1, Section 4 8713-1-4-142 Lot 147 Phase 1, Section 4 8713-1-4-147 Lot 148 Phase 1, Section 4 8713-1-4-148 Lot 149 Phase 1, Section 4 8713-1-4-149 AND BEING as to Lot 149 Phase 1 Section 4, Shenandoah as conveyed by Beazer Homes to Oxbridge Development at Shenandoah, by Deed of Exchange dated November 8, 2006, recorded as Instrument 060021337 among the Land Records of Frederick County, Virginia. PHASE 1, SECTION 5, SHENANDOAH Schedule A -- Page 1 q c-n LOTS 93-103 AND LOTS 131-132 PHASE 1, SECTION 5, SHENANDOAH, as duly dedicated, platted and recorded by Deed of Subdivision and Easement dated October 30, 2006, recorded as Instrument 060020323 among the Land Records of Frederick County, Virginia. FOR INFORMATION: Lot 93 Phase 1, Section 5 87B-1-5-93 Lot 94 Phase 1, Section 5 87B-1-5-94 Lot 95 Phase 1, Section 5 8713-1-5-95 Lot 96 Phase 1, Section 5 87B-1-5-96 Lot 97 Phase 1, Section 5 87B-1-5-97 Lot 98 Phase 1, Section 5 87B-1-5-98 Lot 99 Phase 1, Section 5 87B-1-5-99 Lot 100 Phase 1, Section 5 8713-1-5-100 Lot 101 Phase 1, Section 5 8713-1-5-101 Lot 102 Phase 1, Section 5 87B-1-5-102 Lot 103 Phase 1, Section 5 8713-1-5-103 Lot 131 Phase 1, Section 5 8713-1-5-131 Lot 132 Phase 1, Section 5 8713-1-5-132 PHASE 2, SECTION 1, SHENANDOAH LOTS 176-178, 190-195, 202-207, 211-214 and 218-228, PHASE 2, SECTION 1, SHENANDOAH , as duly dedicated, platted and recorded by Deed of Subdivision and Easement dated February 25, 2008, recorded as Instrument 080002270. FOR INFORMATION Lot 17.6, Phase 2, Section 1 87B-2-1-176 Lot 177, Phase 2, Section 1 87B-2-1-177 Lot 178, Phase 2, Section 1 8713-2-1-178 Lot 190, Phase 2, Section 1 87B-2-1-190 Lot 191, Phase 2, Section 1 87B-2-1-191 Lot 192, Phase 2, Section 1 87B-2-1-192 Lot 193, Phase 2, Section 1 87B-2-1-193 Lot 194, Phase 2, Section 1 8711-2-1-194 Lot 195, Phase 2, Section 1 87B-2-1-195 Lot 202, Phase 2, Section 1 8711-2-1-202 Lot 203, Phase 2, Section 1 87B-2-1-203 Lot 204, Phase 2, Section 1 8713-2-1-204 Lot 205, Phase 2, Section 1 8713-2-1-205 Lot 206, Phase 2, Section 1 87B-2-1-206 Lot 207, Phase 2, Section 1 8713-2-1-207 Lot 211, Phase 2, Section 1 8713-2-1-211 Lot 212, Phase 2, Section 1 87B-2-1-212 Lot 213, Phase 2, Section 1 87B-2-1-213 Lot 214, Phase 2, Section 1 8713-2-1-214 Lot 218, Phase 2, Section 1 8713-2-1-218 Lot 219, Phase 2, Section 1 87B-2-1-219 Lot 220, Phase 2, Section 1 8713-2-1-220 Lot 221, Phase 2, Section 1 8713-2-1-221 Lot 222, Phase 2, Section 1 8713-2-1-222 09 77' ' Lot 223, Phase 2, Section 1 87B-2-1-223 Lot 224, Phase 2, Section 1 87B-2-1-224 Lot 225, Phase 2, Section 1 87B-2-1-225 Lot 226, Phase 2, Section 1 8713-2-1-226 Lot 227, Phase 2, Section 1 8713-2-1-227 Lot 228, Phase 2, Section 1 87B-2-1-228 AND BEING as to Lots 193, 194, and 195, Phase 2, Section 1, SHENANDOAH, the same property acquired by Oxbridge Development at Shenandoah from Winchester Homes by Deed of Exchange dated June 30, 2008, recorded as Instrument 080007906 among the Land Records of Frederick County, Virginia. ALL OF THE FOREGOING PROPERTIES BEING a portion of the same property conveyed by Wheatlands, LLC, a Virginia limited liability company, to Oxbridge Development at Shenandoah, L.C., a Maryland limited liability company, by Virtue of a Special Warranty Deed dated October 29, 2004, and recorded November 1, 2004, in Deed Book 418 at page 387, among the land records of Clarke County, Virginia; and on October 29, 2004, as Instrument Number 040022116, among the land records of Frederick County, Virginia. AS ADJUSTED by Deed of Boundary Line Adjustment and Conveyance dated July 18, 2005 between EFG, L.C. and Oxbridge Development at Shenandoah L.C. recorded as Instrument 050015737, Land Records of Frederick County. I LESS AND EXCEPT "Parcel A" Phase 1 Section 1 Shenandoah, conveyed to Frederick County Sanitation Authority by Deed of Gift and Easement dated April 27, 2007, recorded as Instrument 070009576. LESS AND EXCEPT Land dedicated for public use to Virginia Department of Transportation by Deed of Dedication dated January 13, 2009, recorded in Deed Book 504, at Page 1006, among the Land Records of Clarke County LESS AND EXCEPT "Parcel A" conveyed to Wheatland Associates, and land dedicated for public streets in Deed of Dedication, Subdivision, Easement and Conveyance dated March 15, 2010, recorded in Deed Book 520 at Page 546 among the Land Records of Clarke County AS ADJUSTED by Deed of Exchange between Oxbridge Development at Shenandoah, L.C. and Commonwealth of Virginia, Department of Game and Inland Fisheries, dated January 25, 2008, recorded as Instrument 080002121, Land Records of Frederick County. LESS AND EXCEPT .06082 acres, more or less, dedicated to public use by Virginia Department of Transportation by Deed of Dedication dated January 13, 2009, recorded as Instrument 090000409, Land Records of Frederick County. NOTE: M&T Bank did not consent in this Deed of Dedication and no subsequent release of this area was noted. LESS AND EXCEPT 39.6123 acres of land, more or less, conveyed to Commonwealth of Virginia, Department of Game and Inland Fisheries by Deed of Gift dated December 10, 2009, recorded as Instrument 100001968, Land Records of Frederick County. co LESS AND EXCEPT all parcels conveyed to third parties or Shenandoah Homeowners Association, Inc. by the various Deeds of Subdivision and subsequent Deeds of Gift, recorded among the Land Records of Frederick County, Virginia. VIRGIN A: FRUDERICK COUNTY.SCT. This instrument of writing was produced to me on in - 3 - Zo13 at , �',p and with certificate acknowledgement they o annexed was admitted to record. Tax imposed by Sec. 58.1-802 of $ $1100!Q, and 58.1-801 have been paid, if assessable. 46ew- A%__ , Clerk 3000436 v.3 From: Candice Perkins To: Chris Mohn Subject: RE: Lansdowne at Lake Frederick (Shenandoah) - Revised MDP Date: Wednesday, April 16, 2014 11:10:50 AM Attachments: image001.Dna irnaQe002.Dno imaQe003.Dna X Virginia Department of Transportation X Frederick County Sanitation Authority x Frederick County Fire Marshal X Department of Public Works X_ Department of Planning and Development x_ Frederick County Public Schools (only if the number of non age restricted is increasing) x Inspections Department Candice Perkins, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540)665-5651 (540) 665-6395 (fax) cperkins(@fcva.us www.fcva.us From: Chris Mohn [mailto:cmohn@bowmanconsulting.com] Sent: Wednesday, April 16, 2014 8:29 AM To: Candice Perkins Subject: Lansdowne at Lake Frederick (Shenandoah) - Revised MDP Hi Candice, I hope all is well! We are just about ready to distribute the revised Shenandoah MDP to review agencies. The proposed revisions included changes to both the age -restricted (private street) and non- restricted (public street) sections of the project. It " To whom shall we distribute the revised plan set? Please advise and we'll proceed accordingly. Thanks! Chris Christopher Mohn, AICP I Director of Planning Bowman Consulting 101 South Street, S.E. Leesburg, VA 20175 phone: 703.443.2400 1 fax: 703.443.2425 1 mobile: 540.771.7088 cmohn(obbowmanconsulting.com 1 bowmanconsultina.com I & KIO A- Go Green! Please consider the environment before printing this email. Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Checklist 1. Name of proposed development. 2. Name, address, and telephone number of owner. 3. Name, address, and telephone number of developer. �✓ 4. Name, address, and telephone number of designer. 5. Signed certificate of surveyor, engineer, or architect. 6. Date plan prepared and date of revisions. ✓� 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should be cited. 8. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of approval. _ ✓a 9. A space labeled "Approved by the County Administrator" for the approval signature and date of approval. 10. Magisterial District. 11. Sheet size less than 42 inches. 14 General Information Checklist 1. Location map (scale 1:2000). 2. Scale of the MDP is not to exceed 1:100. �✓ 3. North Arrow. 4. Legend describing all symbols. 5. Surveyed boundaries of all lots and parcels. 6. Acreage of all parcels included in the MDP. 7. Topography contour lines at acceptable intervals. �✓ 8. A schedule of phases, boundary of phases, and order of development. 9. Use, zoning, and property owner of all adjoining properties. F10. Location of proposed uses (location, boundaries, arrangement). 11. Location and treatment of historic structures and sites. 12. History of all land divisions in relation to this tract. W13. Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. 14. Amount and percentage of disturbed and protected land in common open space. 15 Residential Development Information Checklist zl . Location and dimension of Residential Separation Buffers. 2. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). g3. Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. 4. Number of dwelling units (by type, phase, and in total). 5. Location and configuration of required recreational facilities. 6. Statement of required and type of facilities to be provided. Infrastructure Information Checklist 1. Location of adjoining streets and utilities. 2. Location, arrangements, and right-of-way widths of roads and property access. ✓� 3. Location and arrangement of street entrances, driveways, and parking areas. �✓ 4. Location of entrances to the development from public streets. 5. Type of road design (rural or urban). 6. Use of inter -parcel connectors. 7. Traffic impact analysis. To be submitted to the Frederick County Deputy Director — Transportation. 16 8. Location of sewer and water mains with statements concerning the connection with and availability of facilities. 9. Location and arrangement of electric and gas utilities. Other Design Information Checklist 1. Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. ✓� 2. Plan for stormwater management. Location of stormwater facilities. 0L3. Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected land in common open space.) Shown in a table format. 4. Amount, boundaries, and location of common open space. (Indicate the percentage of the entire site to be placed in common open space.) 5. Location of environmental protected areas to be included in common open space. County Health Department Information Checklist 1. Statements and locations pertaining to sewer and water availability. 2. Statements and locations concerning any existing pre- or post -water treatment facilities. 3. Statements and location of any planned private treatment facilities. i&A T �^^ m m m �V 70! OFu�u .7 X a) n A O CV 0 z A V L___J R 1 Eli BOWMAN LEESBURG 7 LBS 1 OF 1 7034432400 BOWMAN CONSULTING-LEESBURG DWT: 15,11,3 101 SOUTH ST SE LEESBURG VA 20175 SHIP TO: CANDICE PERKINS 5406655651 FREDERICK COUNTY PLANNING SUITE 202 107 NORTH KENT STREET WINCHESTER VA 22601 }� sti} a� •i f-si VA 226 0 - 2 0 �v .r• k O ie.. s� }{sr?}stir;«his«s. S: UPS NEXT DAY AIR TRACKING #: 1Z 60A 9T5 01 9179 7651 BILLING: P/P Reference No.l: 6742-04-006 XOL 14.03.05 NV45 $1.0A 04/2074 TM It Pa UQ O Bowman C® N S U L 7 1 N G June 5, 2014 Ms. Candice Perkins, AICP Senior Planner Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Lake Frederick (formerly Shenandoah) MDP — Revision 1 BCG Project # 6742-04-006 Dear Ms. Perkins: D � c Is R JUN 6 2014 _ FREDERICK COUNTY To the extent review agencies provided comments regarding the subject application, most were informational or advisory in nature, and therefore did not require a formal response. That said, we are in receipt of your comments provided by email on May 27, 2014, and offer the following responses: 1. "Phase I B Calculations. Please recheck the calculations for this revised section. The current MDP showed 14.41 acres in lots and the new MDP shows 12.19 acres in lots; however the revised MDP is adding 24 new lots by removing the commercial component. " Response: The current MDP assigns the entire acreage of the commercial component of Phase 1B to the "Area in Lots" tabulation, as it was envisioned to develop as a single commercial "lot," with no area formally allocated for right-of- way or open space. The revised MDP proposes a residential design for this portion of Phase 1B thereby enabling its acreage to be better distinguished between area in lots, right-of-way, and open space. As a result, the "_Area in Lots" tabulation for Phase 113 is reduced in comparison to the current MDP calculation, while the tabulations for "Area in Right -of -Way" and "Open Space" both increase. 2. "Agency ypprovals. If you have any new road names you need an updated GIS comment. " Response: Comment acknowledged; new roads are proposed to serve the residential areas in Phases 1A and 113, which require approved names. An updated GIS comment/approval has therefore been obtained and is included with the formal MDP submission. Please do not hesitate to contact me should you have any questions regarding the above responses, or the contents of the revised plan materials, and I'll respond accordingly. Sincerely, BOWMAN%CONSULTIN`G G OUP, LTD. Joshua A. Elkins, PLAT Landscape Architect Enclosure Bowman Consulting Group, Ltd. 101 South Street, SE ° Leesburg, Virginia 20175 Phone: 703.443.2400 ° Fax: 703.443.2425 ° bowmanconsulting.com Bowman C O N S U L T I N G 101 South Street, SE Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703) 443-2425 www.bowmanconsulting.com To: Frederick County Planning 107 North Kent Street, Suite 202 Winchester, VA 22601 Attn: Candice Perkins, AICP LETTER OF TRANSMITTAL Date: 61512014 Project Name: Lake Frederick (formerly Sheandoah) Project No: 6742-04-006 Re: Master Development Plan Submission Via: Overnight We are forwarding: QUANTITY DESCRIPTION I each MDP Application Form Package, Copy of Agency Approvals, & Comment Response Letter, CD (digital version of submission files) 12 11 x 17 Copies of Revised MDP 2 24 x 36 folded copies of the Revised MDP I Power of Attorney Form I Fee Check (# 306) in the amount of $3,807.00 COMMENTS Also, I've enclosed on (1) CD containing the digital version of the submission files. Urgency: Regular Transmitted by: BOWMAN CONSULTING ROUP, LTD. Josh Elkins, PLA Landscape Architect Confirmation of Receipt Required: No Received by: (Signature) (Print Name) (Date) Recipient Copy 0 • 1 r; 1, C O N S U L T I N G 101 South Street, SE Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703)443-2425 www.bowmanconsulting.com To: Frederick County Planning 107 North Kent Street, Suite 202 Winchester, VA 22601 Attn: Candice Perkins, AICP LETTER OF TRANSMITTAL Date: 6/5/2014 Project Name: Lake Frederick (formerly Sheandoah) Project No: 6742-04-006 Re: Master Development Plan Submission Via: Overnight We are forwarding: QUANTITY, 'DESCRIPTION I each MDP Application Form Package, Copy of Agency Approvals, & Comment Response Letter, CD (digital version of submission files) 12 11 x 17 Copies of Revised MDP 2 24 x 36 folded copies of the Revised MDP I Power of Attorney Form Fee Check (# 306) in the amount of $3,807.00 COMMENTS -- Also, I've enclosed on (1) CD containing the digital version of the submission files. Urgencv: Regular Transmitted by: BOWMAN CONSULTING GROUP, LTD. Josh Elkins, PLA Landscape Architect Confirmation of Receipt Required: No Received by: (Signature) (Print Name) (Date) Job File Copy APPLICATION PACKAGE CHECKLIST MASTER DEVELOPMENT PLAN This Master Development Plan application package is incomplete and will not be scheduled for consideration by the Planning Commission and the Board of Supervisors until all of the following have been submitted. A complete application package is necessary to place the master development plan 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 applications in order to review the materials for completeness. MDP Package 1. One set of approved comment sheets from the following agencies deemed 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 master development plan application. F • Virginia Department of Transportation I K Frederick County Sanitation Authority Frederick County Fire Marshal gDepartment of Parks and Recreation gDepartment of Public Works ❑� Department of Planning and Development yInspections Department Airport Authority Health Department City of Winchester gTown of Stephens City Town of Middletown ❑✓ 2. One copy of the MDP application; 3. 75 copies of the MDP; ❑✓ 4. The Application Review Fee (check made payable to "Frederick County Treasurer'); 5. Completed Special Limited Power of Attorney Form (original); 6. Traffic Impact Analysis (if applicable); 7. One reproducible copy of the MDP (if required). 9 G@R0wG JUN 6 2014 FREDERICK COUNTY Document Approval Farm PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITTkL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCU1 tfENT DOE.£ NOT AfEET POUR APPRO V.4L PLEASE PRO FIDE COAIAIENTSAS TO WHAT YOU WOULD LIKE TO H4 VE CQAIPLETED: Initials Date & Time Candice ' Mark Dave Eric Mike John COMMENTS: Received by Clerical Staff (Date & Time): (S:Oflice on BlackbozlFormsMocument Approval Form—12/27/13) r. f w N S REQUESTING AGENT. DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA f#4�Cs&� GIS, MAPPING, GRAPHICS WORK REQUEST DATE RECEIVED: � �C 1 ` I REQUESTED COMPLETION DATE: Lo I � 3 � 11-1 Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: FAX: DESCRIPTION OF REQUEST: (Write additional information on back of request) p0,01 o I C(jk)Y 0.up --41- 0 -�' H g-� -A- (63c 87-A-103, 9-)_l-A-102j( 'E�-i-A- (oz. `)-1-A oa DIGITAL: PAPER: FAX: E-MAIL: SIZES: COLOR: BLACK/WHITE: NUMBER OF COPIES: STAFF MEMBER: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) ►�1�� �1� V; Sr�n COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING July 3, 2014 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #06-14 OF LAKE FREDERICK REV.#1 You are hereby notified of a Frederick County Planning Commission Public Meetin being held on Wednesday, July 16, 2014 at 7.00 p.m. and a Board of Superi,isors Public Meeting being held on Wednesday, August 13, 2014 at 7.00 p.m., in the Board Room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to consider the following application: This meeting is to consider revised Master Development Plan #06-14 for Lake Frederick (formerly known as Shenandoah), submitted by Bowman Consulting Group; LTD. to develop 2,130 single family detached and single family attached houses. The subject properties are located at west off of Route 522 just south of Route 277 and east of Route 636 in the Opequon Magisterial District, and are identified by Property Identification Numbers 87-A-103, 87-A-103C, and 87-A-102. Please note this item is presented for informational purposes only. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.fcva.us. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on 3 1 I `i- from the Department of Planning and Development, Frederick County, Virginia: 87 - A- -103- 87 - A- - 103- MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87 - A- - 103-C MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW OR STE 400 HERNDON VA 20171 87 - A- - 102- MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87B - 1- 2. 31-C SHENANDOAH HOMEOWNERS ASSOC INC 140 BALD EAGLE DR FRONT ROYAL VA 22630-2088 93 - A- - 77- GROVE EUGENE F 320 VICTORY RD WINCHESTER VA 22602.4563 STATE OF VIRGINIA COUNTY OF FREDERICK MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87B - 2. 1.228-A SHENANDOAH HOMEOWNERS ASSOC INC CIO CIVIC COMMUNITY MANAGEMENT CDR 4840 WESTFIELDS BLVD CHANTILLY VA 20151.4220 87 - A- - 105-A HEADLEY JAMES Q HEADLEY DARLENE C 4486 FRONT ROYAL PIKE WHITE POST VA 22663.1906 87 - A- - 105- HEADLEY JAMES Q HEADLEY MICHAEL A ETALS 4488 FRONT ROYAL PIKE WHITE POST VA 22663.1906 87 - A- - 103-A HEADLEY KATHY A 4490 FRONT ROYAL PIKE WHITE POST VA 22663.1906 az�� Candice E. Perkins, nior Planner Frederick County Planning Dept. a Notary Public in and for the State and County aforesaid, do hereby certify that Candice E. Perkins, Senior Planner for the Department of Planning and Development, whose name is signed to the foregoing, dated 7 1 -?1,, , has personally appeared before me and acknowledged the same in my State and &unty aforesaid. Given under my hand this 3�� day of (J! SS;J My commission expires on NOTA V PITYt l PAMALA DEETER NOTARY PUBLIC REGISTRATION N 354474 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES DECEMBER 31, 2017 94 -A- - 1- WHEATLANDS LLC C/O RAPPAPORT MANAGEMENT COMPANY 8405 GREENSBORO DR STE 830 MCLEAN VA 22102.5121 87 - A- - 103-B COMMONWEALTH OF VIRGINIA - DEPT OF GAME & INLAND FISHERIES 4010 W BROAD ST RICHMOND VA 23230.3916 Bowman Consulting 101 South Street SE Leesburg, VA 20175 M)P ob-Iy L.0.T 12 t-�kje ,; c K (s�`Lanar��oa4 � � To: Barbara -Data Processing From: Pam -Planning Dept. A- t Q3 Adjoining Property Owners please prin 11' sets of labels i030, MASTER DEVELOPMENT PLAN by I �_Thanks! Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name SHENANDOAH HOMEOWNERS ASSOCIATION INC. 140 BALD EAGLE DR. FRONT ROYAL, VA 22630 Property #_87B -1 2 31 C Name EUGENE F GROVE 320 VICTORY RD. WINCHESTER, VA 22602 Prop erty#-93 A-77- Name MREC SHENANDOAH VA LLC C/O LANSDOWNE DEVELOPMENT GROUP LLC 2553 DULLES VIEW DR. SUITE 400 HERNDON, VA 20171 Property # 87 -A 1.03 Name SHENANDOAH HOMEOWNERS ASSOCIATION INC. 4840 WESTFIELDS BLVD. CHANTILLY, VA 20151 Property#87B 2 1-228A Name JAMES Q AND DARLENE C HEADLEY 4486 FRONT ROYAL PIKE WHITE POST, VA 22663 Property#87"A 105A NameJAMES Q AND MICHAEL A HEADLEY 4488 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 105:�, Name KATHY A HEADLEY 4490 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 103A NameWHEATLANDS LLC 8405 GREENSBORO DR. SUITE 830 MCLEAN, VA 22102 Property # 94 A -1:> Name COMMONWEALTH OF VIRGINIA -DEPT OF GAME & INLAND FISHERIES 4010 W BROAD ST. RICHMOND, VA 23230 Property #87 A 1031� 60 w mcv ) 12 10 c"tA G� Cun s ,, N(19 C Cf),A_(J a -�S.E. VA a, 0 (`l IVYW1 Ob-19 lo,Ke �3 Adjoining Property Owners 103 C MASTER DEVELOPMENT PLAN 103, Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address NameSHENANDOAH HOMEOWNERS ASSOCIATION INC. 140 BALD EAGLE DR. FRONT ROYAL, VA 22630 Property # 87B 1 2 31 C Name EUGENE F GROVE 320 VICTORY RD. WINCHESTER, VA 22602 Property #93 A 77 Name MREC SHENANDOAH VA LLC C/O LANSDOWNE DEVELOPMENT GROUP LLC 2553 DULLES VIEW DR. SUITE 400 HERNDON, VA 20171 Property # 87 A 103 Name SHENANDOAH HOMEOWNERS ASSOCIATION INC. 4840 WESTFIELDS BLVD. CHANTILLY, VA 20151 Property # 87B 2 1 228A Name JAMES Q AND DARLENE C HEADLEY 4486 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 105A NameJAMES Q AND MICHAEL A HEADLEY 4488 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 105 Name KATHY A HEADLEY 4490 FRONT ROYAL PIKE WHITE POST, VA 22663 Property # 87 A 103A NameWHEATLANDS LLC 8405 GREENSBORO DR. SUITE 830 MCLEAN, VA 22102 Property # 94 A 1 Name COMMONWEALTH OF VIRGINIA -DEPT OF GAME & INLAND FISHERIES 4010 W BROAD ST. RICHMOND, VA 23230 --] Property#87 A 103B 60 w mcv) 12 10 ( JUu fir♦ 61 n s 9 5� S.E. VA- aoI -1 5 I NOTIFICATION June 20, 2014 DG�aC�� COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 OF PUBLIC MEETING TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #06-14 OF LAKE FREDERICK REV.#1 You are herebynotified of a eder ck Count Planning Commission Public Meeting Y being held on Wednesdav;JW0, 1014 at 7.00 n.m. and a Board ofSunervisors Public Meetin bein held on WednesdaVVuly 9 2014 at 7.00 p.HL, in the Board Room of the Frederick County Administration ui N' g at 107 N. Kent Street, Winchester, Virginia to consider the following applicatio This meeting is to consider revised Master Development Plan 406-14 for Lake Frederick, - submitted by Bowman Consulting Group, LTD. to develop 2,130 single family detached and single family attached houses. The subject properties are located at west off of Route 522 just south of Route 277 and east of Route 636 in the Opequon Magisterial District, and are identified by Property Identification Numbers 87-A-103, 87-A-103C, and 87-A-102. Please note this item is presented for informational purposes only. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.fcva.us. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Easy Peel® Labels Use Avery® Template 51610 Feed Paper Bend along line to w ARY®5161® expose Pop-up EdgeT"" l 87 - A- - 103- MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87 - A- - 103-C MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87 - A- - 102- MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87B - 1- 2- 31-C SHENANDOAH HOMEOWNERS ASSOC INC 140 BALD EAGLE DR FRONT ROYAL VA 22630.2088 93 - A- - 77- GROVE EUGENE F 320 VICTORY RD WINCHESTER VA 22602-4563 87 - A- - 103- MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87 - A- - 103-C MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87 - A- - 102- MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87B - 1- 2- 31-C SHENANDOAH HOMEOWNERS ASSOC INC 140 BALD EAGLE OR FRONT ROYAL VA 22630.208E 93 - A- - 77- GROVE EUGENE F 320 VICTORY RD WINCHESTER VA 22602-4563 @tiquettes faciles a peter Utilisez le gabarit AVERY® 5161® Sens de chargement i Repliez A la hachure afin de www.avery.com reveler le rebord Pop-up"" 1.800-GO-AVERY Easy Peel® Labels ® 0 Bend along line to S A�RY®5161® Use Avery® Template 51610 Feed Paper ®d expose Pop-up EdgeTM j 87 - A- - 103- MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 87B - 2. 1.228-A SHENANDOAH HOMEOWNERS ASSOC INC CIO CMC COMMUNITY MANAGEMENT CDR 4840 WESTFIELDS BLVD CHANTILLY VA 20151-4220 87 - A- - 105-A HEADLEY JAMES Q HEADLEY DARLENE C 4486 FRONT ROYAL PIKE WHITE POST VA 22663.1906 87 - A- - 105- HEADLEY JAMES Q HEADLEY MICHAEL A ETALS 4488 FRONT ROYAL PIKE WHITE POST VA 22663-1906 87 - A- - 103-A HEADLEY KATHY A 4490 FRONT ROYAL PIKE WHITE POST VA 22663.1906 87 - A- - 103- MREC SHENANDOAH VA LLC CIO LANSDOWNE DEVELOPMENT GROUP 2553 DULLES VIEW DR STE 400 HERNDON VA 20171 870 - 2. 1.228-A SHENANDOAH HOMEOWNERS ASSOC INC CIO CMC COMMUNITY MANAGEMENT CDR 4840 WESTFIELDS BLVD CHANTILLY VA 20151.4220 87 - A- - 105-A HEADLEY JAMES Q HEADLEY DARLENE C 4486 FRONT ROYAL PIKE WHITE POST VA 22663.1906 87 - A- - 105- HEADLEY JAMES Q HEADLEY MICHAEL A ETALS 4488 FRONT ROYAL PIKE WHITE POST VA 22663.1906 87 - A- - 103-A HEADLEY KATHY A 4490 FRONT ROYAL PIKE WHITE POST VA 22663.1906 ttiquettes faciles A peler A ; Repliez A la hachure afin de www.averycom Utilisez le gabarit AVERY® 5161® Sens de thargement r6v6ler le rebord Pop-upm` 1-80"0-AVERY j Easy Peel® Labels ® I Bend along line to S LR►RY05161® Use Avery® Template 5161® Feed Paper i expose Pop-up EdgeTM J 94 -A- - 1- WHEATLANDS LLC CIO RAPPAPORT MANAGEMENT COMPANY 8405 GREENSBORO OR STE 830 MCLEAN VA 22102.5121 87 - A- - 103-B COMMONWEALTH OF VIRGINIA - DEPT OF GAME & INLAND FISHERIES 4010 W BROAD ST RICHMOND VA 23230-3916 94 -A- - 1- WHEATLANDS LLC CIO RAPPAPORT MANAGEMENT COMPANY 8405 GREENSBORO OR STE 830 MCLEAN VA 22102.5121 87 - A- - 103-B COMMONWEALTH OF VIRGINIA - DEPT OF GAME & INLAND FISHERIES 4010 W BROAD ST RICHMOND VA 23230.3916 ttiquettes faciles A peler Utilisez le gabarit AVERY@ 5161® Sens de chargement Repliez a la hachure afin de www.averycom revAler le rebord Pop-up'c 1-800-GO-AVERY Please note: The Subdivision/MDP plans associated with this file are located in the file room. NOTES I RECEIPT DATE &-6—/if NO. 855Qj51 RECEIVED FROM mREC �h en eznyee� (/%J L LG ADDRESS di553 �lAl �eS �euJ , ,iu��e �d lletr4" UA r 7/ i^ee .>©uSar�d rL,,% {tu�rdred Se�vrn --/r. .3b7 ov FOR ed e.-i ck- ACCOUNT HOW PAID AMT. OF CASH opild ACCOUNT AMT. 3907 fid CHECK 'S PAID Doll BALANCE MONEY DUE ORDER r 97 /t lb3. PRlo.9 Y7A 1c.a_. ©2001 MPFo+'M ® 81-818 FA OVISIUN #I /� RR R� OPEQUON PIN 87-A-j(}� 1 3 M