HomeMy WebLinkAbout03-24 MDPRESIDENTIAL LANDBAY
TM 54-A-111
1,072,808 sf
24.6283 acres PLANS AND DETAILS ARE EXCLUSIVE PROPERTY OF PIEDMONTDESIGN GROUP, LLC. UNAUTHORIZED USE OF THESE PLANSIS STRICTLY PROHIBITED.C COPYRIGHT 20225283 Corporate Drive, Suite 300Frederick, MD 21703(301) 695-6614SHEET
SCALE:
DESIGN:
PSA
CHECK:APPROVED:
DATE: July 30, 2024WASHINGTON COMMONSFREDERICK COUNTYWINCHESTER, VA # REVISION DESCRIPTION DATE1 Original Submission 5.20.242 First Review letter issued 5.31.243 First Response letter w/expanded plan 8.06.244 Second Review letter issued 8.21.245 Second Revision & Response letter 9.17.246 Third Revision & Response letter 11.6.247 Fourth Revision - & Final Street Names 11.22.24AS SHOWNCOVER
1 OF 7
WASHINGTON COMMONS
MASTER DEVELOPMENT PLAN
MIXED USE - RESIDENTIAL, COMMERCIAL, & LIGHT INDUSTRIAL
WINCHESTER VIRGINIA
FREDERICK COUNTY
TAX MAP: 54-5-10, 54-A-111
APPROVED:
DATE
THE FREDERICK COUNTY ADMINISTRATOR
APPROVED:
DATE
THE FREDERICK COUNTY DIRECTOR OF PLANNING &
DEVELOPMENT
MDP REFERENCE NUMBER # 03 - 24
SHEET INDEX
Sheet Number Sheet Title
1 COVER
2 TYPICAL SECTIONS
MARTI
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DRIV
E
ROUTE 7 - BERRYVILLE PI
K
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G
A
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W
A
Y
D
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CO
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EI-81SITE
VALLE
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VICINITY MAP
SCALE 1" = 1000'
GENERAL NOTES
1.Subject Tract consists of two parcels:
# 1) Parcel (M2 & M1) 54 - 5 - 10, tax # 801548, site area = 11.6023 acres.
# 2) Parcel (RP) 54 - A - 111, tax # 8015349, site area = 24.6283 acres.
Site address is 1516 Berryville Pike, Winchester, Va 22603.
2.Tract # 1 is zoned B2 & M1 per comprehensive rezoning and rezoning case RZ#02-24.
Tract # 2 is zoned RP per comprehensive rezoning and rezoning case RZ#02-24.
3.Property History :
a) Creation of Lot 5/PIN 54-A-112C per instrument #100001808 (aka Haynes);
b) Boundary Line Adjustment to vacate Lot 5 per instrument #050006617 (aka
Deed 050006617);
c) The consolidation in 2023 of PIN 54-5-1, 54-5-9, and 54-5-10 into new
54-5-10 and 54-A-111, 54-A-112A, 54-A-112c, and 54-A-113 into new 54-A-
111 by instrument #220002111 (aka Deed of Conf. BLA…)
4. Boundary and topography per Frederick County GIS and field run surveys prepared by
Piedmont Design Group, LLC in 2019.
5.Subject site to be served by Frederick Water, Shenandoah Gas, Shentel, and First
Energy.
6.There are no known sites or features of historical or archaeological significance,
wetlands or waters of the us within the limits of this application. Per FEMA MAP NO.
51069C0217E EFFECTIVE 01/29/21. Flood area shown on this plan is noted as CWSEL
( Computed Water Surface Elevation ).
7.Site proposed to provide access by private driveways until such time as Gateway Drive
is extended to the southern property boundary per RZ#02-24 proffer #2.a.
8.Traffic impact analysis was submitted and approved with rezoning case RZ#02-24.
9.Frederick Water indicated their availability to serve this project through extensions of the
onsite gravity water & sewer lines shown, and that their production, transmission,
distribution, and treatment facilities are adequate. their are no pre or post-treatment
facilities anticipated for this project other than private on-site grease traps if / as needed.
10.Electric and Gas facilities are within the site as shown, and will be field relocated /
adjusted as-needed during site development activities.
11.Fire lane markings and signage: any “no parking” signs and yellow painted curb
locations will be installed by field inspection at the direction of the fire marshal’s office.
12.Uses, buildings, and parking layouts are for illustrative purposes only and will be
finalized with site plans.
13.See sheet 6 for boundary metes & bounds.
CIVIL ENGINEER
Piedmont Design Group
5283 Corporate Drive, Suite 300
Frederick, MD 21703
CONTACT: MIKE WILEY
PHONE: 301.695.6614
mike.wiley@wormald.com
OWNER/DEVELOPER
Fairfax Crossing Real Estate, LLC .
117 W. Patrick St.
Frederick, MD 21701
CONTACT: Ed Scott
PHONE: (301) 676-8444
eds@atlasrealestateco.com
LANDBAY LAYOUT
SCALE 1" = 250'
COMMERCIAL
LANDBAY
TM 54-5-10
505,398 sf
11.6023 Acres
MICHAEL THOMAS WILEY
Lic. No. 21393
ROUT
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7 -
B
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MARTI
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DRIVE COLE LANE3 MDP PLAN OVERALL
4 COMMERCIAL & INDUSTRIAL AREA
5
BOUNDARY
7 PROFFERS
6
RESIDENTIAL AREA
R/W WIDTH VARIES
12.0'
PROPOSED
LEFT TURN
LANE
EXISTING
TRAVEL LANE
EXISTING
TRAVEL LANE
EXISTING
TRAVEL LANE
EXISTING
RIGHT TURN
LANE
EXISTING
TRAVEL LANE
WIDTH
VARIES
WIDTH
VARIES
MAJOR ARTERIAL
ROUTE 7 IMPROVEMENTS EAST OF
GATEWAY DRIVE
50 MPH DESIGN SPEED
45 MPH POSTED SPEED
Slope Varies %
3:1
MA
X
PROPOSED
RIGHT TURN
LANE
12.0'
3:1
MAX
2%4%
8.0'
3:1
MAX
CL
ROW ROW
Shoulder
4.0'
Shoulder
4.0'
16.0'
16.0'
R/W WIDTH VARIES
MAJOR ARTERIAL
ROUTE 7 IMPROVEMENTS WEST OF
GATEWAY DRIVE
50 MPH DESIGN SPEED
45 MPH POSTED SPEED
EXISTING
TRAVEL LANE
EXISTING
TRAVEL LANE
PROPOSED
RIGHT TURN
LANE
12.0'
EXISTING
LEFT TURN
LANE
EXISTING
LEFT TURN
LANE
3:1
MAX
2%4%
4.0'
8.0'
CL
ROW ROW
Shoulder
4.0'
16.0'
MAJOR COLLECTOR
GATEWAY DRIVE
105' - 115' RW
40 MPH DESIGN SPEED
35 MPH POSTED SPEED
POINT OF FINISHED GRADE
CL
STD. CG-6 STD. CG-6
STD. MC-1
1.5'
5.0'8.0'
2.5'
25.0'16.0'25.0'
2.5'
8.0'10.0'
1.5'
2%2%1
4":1'1
4":1'1
4":1'1
4":1'
1.0'
105.0'
ROW ROW
55.0'
CL
STD. CG-6
2%
PUBLIC STREET
RESIDENTIAL SUBDIVISION
55' RW
25 MPH DESIGN SPEED
25 MPH POSTED SPEED
1
4":1'2%1
4":1'
1.0'
5.0'
2.5'
16.0'16.0'
2.5'
3.0'
5.0'
1.0'
3.0'
ROWROW
RESIDENTIAL SUBDIVISION
PRIVATE STREET
48' RW
25 MPH DESIGN SPEED
25 MPH POSTED SPEED
CL
STD. CG-6
2%
5.0'
3.5'
2.5'
12.0'12.0'
2.5'
3.5'
5.0'
1.0'
2%1
4":1'1
4":1'
48.0' (54'*)
1.0'
ROWROW
* 54' ROW for sections with parallel parking.
61.0'
CL
STD. CG-6
2%
PUBLIC STREET
RESIDENTIAL SUBDIVISION
61' RW
25 MPH DESIGN SPEED
25 MPH POSTED SPEED
1
4":1'2%1
4":1'
1.0'
18.0'16.0'
2.0'
3.0'
5.0'
1.0'
ROW ROW
9.0'
Parallel
Spaces
(9'x22')
0.5'0.5'
2.0'
PRIVATE STREET
RESIDENTIAL SUBDIVISION
34' RW
25 MPH DESIGN SPEED
25 MPH POSTED SPEED
CL
STD. CG-6
2%2%1
4":1'1
4":1'
ROWROW
34.0'
19.5'14.5'
1.0'
2.5'11.0'11.0'2.5'5.0'
1.0'TYPICAL SECTIONSPLANS AND DETAILS ARE EXCLUSIVE PROPERTY OF PIEDMONTDESIGN GROUP, LLC. UNAUTHORIZED USE OF THESE PLANSIS STRICTLY PROHIBITED.C COPYRIGHT 20225283 Corporate Drive, Suite 300Frederick, MD 21703(301) 695-6614SHEET
SCALE:
DESIGN:
PSA
CHECK:APPROVED:
DATE: July 30, 2024WASHINGTON COMMONSFREDERICK COUNTYWINCHESTER, VA # REVISION DESCRIPTION DATE1 Original Submission 5.20.242 First Review letter issued 5.31.243 First Response letter w/expanded plan 8.06.244 Second Review letter issued 8.21.245 Second Revision & Response letter 9.17.246 Third Revision & Response letter 11.6.247 Fourth Revision - & Final Street Names 11.22.24 As Shown
MICHAEL THOMAS WILEY
Lic. No. 21393
2 OF 7
NOTE : All public roads will be built to VDOT standards.
10' MULTI-USETRAILMAINTAIN STRIP OFEXISTING TREESAS FULL SCREEN BUFFERREPLANT BUFFER AS REQ'DFOR TRAIL INSTALLATION PHASE 1DEVELOPMENTPHASE 1DEVELOPMENTPHASE 2DEVELOPMENTB2 ZONERP ZONEM1 ZONERP ZONEB2 ZONEM1 ZONEB2
Z
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M1
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RIPARIAN BUFFER (35')COMMERCIAL LANDBAY 505,398 SF11.60 ACRES500' LEFT TURN LANE100' TAPERPER PROFFER B.1.cSWMSWMF50' MAJOR COLLECTORROAD BUFFER50' MAJOR COLLECTORROAD BUFFER50' MAJOR COLLECTORROAD BUFFERSSSSSSSSSSSSSSSWMFGAS LINES
RelocatedGAS LINESRelocatedGAS LINES
Relocated25'25'Tot LotPlaygroundTot LotPlaygroundTot LotPlaygroundWVS6' FenceEx. WoodsEx. Woods6' Fence6' Evergreen Tree Screen6' Evergreen Tree Screen6' Fence25'Approved UsePer B2 zoningApproved UsePer M1 zoning40' INACTIVE BUFFER40' ACTIVE BUFFER25' INACTIVE BUFFER25' ACTIVE BUFFER40' INACTIVE BUFFER40' INACTIVE BUFFER10' ACTIVE BUFFER40' INACTIVE BUFFER10' ACTIVE BUFFER
40' INACTIVE BUFFER
10' ACTIVE BUFFER
15' INACTIVE BUFFER 15' INACTIVE BUFFER 15' INACTIVE BUFFER 25' RESIDENTI
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B
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10' ACTIVE BUFFER
10' ACTIVE BUFFER10' ACTIVE BUFFER10' ACTIVE BUFFER10' ACTIVE BUFFER25' INACTIVE BUFFER 25' ACTIVE BUFFER
15' INACTIVE BUFFER10' ACTIVE BUFFERMAINTAIN A MINIMUM OFA 50' STRIP OFEXISTING TREESAS FULL SCREEN BUFFERSSSSSVAULT Offsite extension of Gateway Drive by others;not part of this developments’s proffer. 25' INACTIVE BUFFER 75' ACTIVE BUFFER TYPE C BUFFER - FULL SCREEN TYPE B BUFFER - FULL SCREEN 25' INACTIVE BUFFER 25' ACTIVE BUFFERTYPE A BUFFER - NO SCREEN6.52'
25.00' PHASE 2DEVELOPMENTRESIDENTIAL LANDBAY (RP) 1,072,808 SF24.63 ACRESSWMSWM*SWM40.00'40.00'25.00'25.00'25.00'25.00'10.00'40.00'40.00'10.00'40.00'10.00'50.00'50.00'50.00'50.00'40.00'15.00'
15.00'10.00'
15.00'10.00'10.00'15.00'25.00'25.00'
10.00'40.00'10.00'10.00'39.95'40.00'59.59
'16.55'19.75
'17.33'59.41'"GATEWAY DRIVE"EXTENSION105' R/W (min.)URBAN COLLECTORPER PROFFER B.1.a200' RIGHT TURN LANE100' TAPERPER PROFFER B.1.c115'RIGHT IN/RIGHT OUT ONLYPER PROFFER B.1.d105.00'10.00'FULL SCREENFULL SCREENFULL SCREENParking Lo
t Access Rd
.Ret. WallEx.
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Exist. TrailExist. Trail Prop. 10' Trail Prop. 10' Trail Pro
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10' MULTI-USETRAILTM 54-5-10505,398 sf or 11.6023 AcresAcct #8015408Washington Commons RE LLCInstr. #200001838FULL SCREEN FULL SCREEN 40' INACTIVE BUFFER10' ACTIVE BUFFERFULL SCREEN
FULL SCREEN FULL SCREEN FULL SCREEN 10.00'10.00'10.00'8.00'Prop. 10' Trail10.00'Prop. 8' GrassProp. 10' GrassProp. 10' GrassProp. 10' shoulder10.00'Prop. 10' Trail10' MULTI -USE TRAIL105' RW
MAJOR COLLECTOR
55' RW61' RW53.5' RW
48' RW
48' RW 55' RW61' RW55' RW34' RW55' RW115' MAX RWMAJORCOLLECTOR50' MAJOR COLLECTORROAD BUFFER7.00'7.00'P
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250'Parking Lot Access Rd.TEMPORARY CUL-DE-SAC40' INACTIVE BUFFER
10' ACTIVE BUFFER 40.00'10.00'9.00'5.00'0.50'1.00'LIMIT OF WORKGATEWAY DRIVE A temporary turnaround isrequired prior to streetacceptance of any portionof Gateway Drive.293'(
p
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)(private)20.00'20.00'20.00'24.00'MOUNT VERNON AVE.MOUNT VERNON AVE.RYE DRIVEHAWKINS WAY
TORIA WAYDELPHIA PLACEKRISTEN DRIVEJACLYN COURTC
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P
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A MARTHA WAYParking Lot Access Rd.(private)CUSTIS PLAZAPEANUT CIRCLEJALEXI WAY
RT. 7 BERRYVILLE PIKE
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7
B
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P
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COLE LANEMARTIN DRIVE " FUTURE CROSSWALKTO BE INSTALLED PENDINGREVIEW AND APPROVAL BYVDOT "" FUTURE RIGHT IN/RIGHT OUT TURN SHOWN IS CONCEPTUALWITH FINAL IMPLEMENTATION SUBJECT TOREVIEW AND APPROVAL BY VDOT "PLANS AND DETAILS ARE EXCLUSIVE PROPERTY OF PIEDMONT
DESIGN GROUP, LLC. UNAUTHORIZED USE OF THESE PLANS
IS STRICTLY PROHIBITED.
C COPYRIGHT 2022
5283 Corporate Drive, Suite 300
Frederick, MD 21703
(301) 695-6614SHEETSCALE:DESIGN:PSACHECK:APPROVED:DATE: July 30, 2024WASHINGTON COMMONS
FREDERICK COUNTY
WINCHESTER, VA
# REVISION DESCRIPTION DATE
1 Original Submission 5.20.24
2 First Review letter issued 5.31.24
3 First Response letter w/expanded plan 8.06.24
4 Second Review letter issued 8.21.24
5 Second Revision & Response letter 9.17.24
6 Third Revision & Response letter 11.6.24
7 Fourth Revision - & Final Street Names 11.22.241"=80'MDP - OVERALL NVA NORTH ZONE - NAD 833 OF 7LEGENDSTEEP SLOPES (35%+)TOWNHOUSE AREACWSEL FLOOD AREA - 100 YR.EXISTING MINOR CONTOUREXISTING WOODLAND AS BUFFER AREARIGHT-OF-WAYPROPERTY LINEPHASING LINEEXISTING GAS LINEEXISTING WATER LINEPROPOSED WATER LINEEXISTING SANITARY SEWEREXISTING MAJOR CONTOURPROPOSED SANITARY SEWERPROPOSED OPEN SPACEUTILITY RELOCATION AREAPROPOSED GAS LINENOTE : All public roads will be built to VDOT standards.Crosswalks will require VDOT approval . PROPOSED VDOT PUBLIC RIGHT-OF-WAY PROPOSED PRIVATE RIGHT-OF-WAY8 Fifth Revision - Revised 2 notes 12.16.24
10' MULTI-USE
TRAIL
MAINTAIN STRIP OF
EXISTING TREES
AS FULL SCREEN BUFFER
REPLANT BUFFER AS REQ'D
FOR TRAIL INSTALLATION
P
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B2 ZONE
RP ZONE
M1
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B2 ZONE
M1 ZON
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B2 ZONEM1 ZONE
RIPARIAN BUFFER (35')
DRIVE AISLE
(
3
0
'
)
COMMERCIAL LANDBAY
505,398 SF
11.60 ACRES
500' LEFT TURN LANE
100' TAPER
PER PROFFER B.1.c
SWM
SWM
F
Bio Re
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SWMF
50' MAJ
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ROAD B
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SWM
F
GAS LINESRelocatedGAS LINESRelocated25'
2
5
'
Tot Lot
Playgro
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1
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TRA
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Tot Lot
Playgro
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WV
DRIVE
AI
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3
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30
'
S
2
5
'36.00'61.00'ROW36.00'45.00'36.00'55.00'ROW34.00'
34.00'
ROW 5' Sidewalk5
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S
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ew
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Approved Use
Per B2 zoning
Approved Use
Per M1 zoning
40' IN
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40' AC
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25' INACTIVE BUFFER25' ACTIVE BUFFER40' INACTIVE BUFFER10' ACTIVE BUFFER 2
5
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A
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B
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25' ACT
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TYPE B BUFFER - FULL SCREEN
2
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RESIDENTIAL LANDBAY (RP)
1,072,808 SF
24.63 ACRES
SWM
SWM*
SWM40.00
'40.00
'
25.00'
25.00'
25.00'25.00'
40.00'
10.00'
50.00'
50.00'25.00'40.00'
10.00'
39.95'
59.59'
16
.
5
5
'19.75'17.33'59.41'"GATEWAY DRIVE"
EXTENSION
105' R/W (min.)
URBAN COLLECTOR
PER PROFFER B.1.a
200' RIGHT TURN LANE
100' TAPER
PER PROFFER B.1.c
115'
RIGHT IN/RIGHT OUT ONLY
PER PROFFER B.1.d
105.00'
Parking Lot Access Rd.Ret
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Ex. Paving E
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Exist. T
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Prop. 1
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Prop. 10'
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Prop. 10'
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Prop. 10' Trail
Prop. 10' Grass
10' MULTI-USE
TRAIL
TM 54-5-10
505,398 sf or 11.6023 Acres
Acct #8015408
Washington Commons RE
LLC
Instr. #200001838
FULL SCREEN40' INACTIVE BUFFER10' ACTIVE BUFFERFULL SCREENFULL SCREENFULL SCREEN10.00
'10.00
'10.00
'8.00
'
Prop. 1
0'
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10.00
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Prop. 8'
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10' MU
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105' RWMAJOR COLLECTOR55' RW
61' RW
53.5' RW55' RW
34' RW115' MAX RWMAJORCOLLECTOR50' MAJ
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250'Park
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Lo
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Access
Rd
.40' INACTIVE BUFFER10' ACTIVE BUFFER40.00'293'(private)
(p
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te
)
20.00'
20.00'
24.00'MOUNT VERNON AVE.MOUNT VERNON AVE.RYE DR
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DELPHI
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CUSTIS
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Parking Lot
A
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(private)
CUSTIS PL
A
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B
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PI
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PI
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COLE LANEMARTIN DRIVE
" FUTURE CROSSWALK
TO BE INSTALLED PENDING
REVIEW AND APPROVAL BY
VDOT "
" FUTURE RIGHT IN/RIGHT
OUT TURN SHOWN
IS CONCEPTUAL
WITH FINAL
IMPLEMENTATION SUBJECT
TO
REVIEW AND APPROVAL BY
VDOT "PLANS AND DETAILS ARE EXCLUSIVE PROPERTY OF PIEDMONTDESIGN GROUP, LLC. UNAUTHORIZED USE OF THESE PLANSIS STRICTLY PROHIBITED.C COPYRIGHT 20225283 Corporate Drive, Suite 300Frederick, MD 21703(301) 695-6614SHEET
SCALE:
DESIGN:
PSA
CHECK:APPROVED:
DATE: July 30, 2024WASHINGTON COMMONSFREDERICK COUNTYWINCHESTER, VA # REVISION DESCRIPTION DATE1 Original Submission 5.20.242 First Review letter issued 5.31.243 First Response letter w/expanded plan 8.06.244 Second Review letter issued 8.21.245 Second Revision & Response letter 9.17.246 Third Revision & Response letter 11.6.247 Fourth Revision - & Final Street Names 11.22.241" = 60' NVA NORTH ZONE - NAD 83CATEGORY "B" BUFFER DETAIL
(FOR RP ZONED AREAS ADJACENT TO B2 ZONES)
CATEGORY 'C" BUFFER DETAIL
(FOR RP ZONED AREAS ADJACENT TO M1 ZONE)
*3 PLANTS PER 10' (1/3 DECIDUOUS, 1/3 EVERGREEN, 1/3 SHRUBS),
AND 6' HIGH MINIMUM OPAQUE FENCE, WALL, OR EARTHEN BERM
ADJACENT RP ZONED USE
PL OR ZONE BOUNDARY
25' ACTIVE BUFFER
75' INACTIVE BUFFER
SITE (M1/B2 ZONE AREA)
FULL SCREENING*
PL OR ZONE BOUNDARY
25' ACTIVE BUFFER
25' INACTIVE BUFFER
FULL SCREENING*
SITE (RP ZONE AREA)
ADJACENT M1/B2 ZONED USE
BUFFER DETAILS MASTER DEVELOPMENT PLANCOMMERCIAL4 OF 7
LEGEND
STEEP SLOPES (35%+)
TOWNHOUSE AREA
CWSEL FLOOD AREA - 100 YR.
EXISTING MINOR CONTOUR
EXISTING WOODLAND AS BUFFER AREA
RIGHT-OF-WAY
PROPERTY LINE
PHASING LINE
EXISTING GAS LINE
EXISTING WATER LINE
PROPOSED WATER LINE
EXISTING SANITARY SEWER
EXISTING MAJOR CONTOUR
PROPOSED SANITARY SEWER
PROPOSED OPEN SPACE
UTILITY RELOCATION AREA
PROPOSED GAS LINE
PROPOSED RIGHT-OF-WAY
* All stormwater facilities shown on this plan are
conceptual and subject to change.8 Fifth Revision - Revised 2 notes 12.16.24
2134567810' ACTIVE BUFFER
10' ACTIVE BUFFER TYPICAL LOT / UNIT LAYOUTWith Dimensions10' Full Screen ** Full screen will include two rows of 6' high evergreen trees or 6' high fence opaque hedge, wall, mound or berm as described in Frederick County Zoning Ordinance 165-203.02 (B)(2).** Due to existence of sanitary sewer line, no plantings are permitted within the easement area. Deciduous tree Evergreen tree Shrub TYPE A BUFFER W/ FENCEType A Full Screen Buffer6' Fence SS w/ esmt. "where sewer exists along PL" PL 15' Inactive BufferLandscape Screen ** 15' Landscape Screen **10' Full Screen ** Full screen will include two rows of 6' high evergreen trees or 6' high fence opaque hedge, wall, mound or berm as described in Frederick County Zoning Ordinance 165-203.02 (B)(2).** Landscape screen will have a minimum landscape density of three plants per 10 lineal feet. Plants will be at a ratio of 1/3 deciduous trees, 1/3 evergreen trees, and 1/3 shrubs per Frederick County Zoning Ordinance 165.203.02 (B)(1). Deciduous tree Evergreen tree Shrub TYPE A BUFFER - FULL SCREEN 40' Active Buffer 10' Full Screen * Deciduous tree Evergreen tree Shrub TYPE A BUFFER W/ FENCEType A Full Screen Buffer6' Fence "where sewer exists along PL"* Full screen will include two rows of 6' high evergreen trees or 6' high fence opaque hedge, wall, mound or berm as described in Frederick County Zoning Ordinance 165-203.02 (B)(2). PL10' MULTI-USETRAIL678
680682650646650
6466446666
6
2
6
6
0 MAINTAIN STRIP OFEXISTING TREESAS FULL SCREEN BUFFERREPLANT BUFFER AS REQ'DFOR TRAIL INSTALLATION PHASE 1DEVELOPMENTPHASE 1DEVELOPMENTPHASE 2DEVELOPMENTB2 ZONERP ZONEM1 ZONERP ZONEB2 ZONEM1 ZONEB2
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EPOTENTIAL OFF-SITEVALLEY MILL ROAD RELOCATIONBY VDOTRIPARIAN BUFFER (35')COMMERCIAL LANDBAY 505,398 SF11.60 ACRES500' LEFT TURN LANE100' TAPERPER PROFFER B.1.cSWMSWMF50' MAJOR COLLECTORROAD BUFFER50' MAJOR COLLECTORROAD BUFFER50' MAJOR COLLECTORROAD BUFFERSSSSSSSSSSSSSSSWMFGAS LINES
RelocatedGAS LINESRelocatedGAS LINES
Relocated25'25'Tot LotPlayground10' TRAILTot LotPlaygroundTot LotPlaygroundWVS6' FenceEx. WoodsEx. Woods6' Fence6' Evergreen Tree Screen6' Evergreen Tree Screen6' Fence25'28.00'28.00'48.00'28.00'48.00'36.00'28.00'ROWROWROW61.00'
ROW
36.00'
45.00'
36.00'
61.00'
ROW
36.00'
55.00'
ROW
36.00'
61.00'
45.00'
45.00'
36.00'55.00'ROW 36.00'55.00'ROW34.00'34.00'ROW64.50'5' Sidewalk 5' SidewalkTM 54-5-10505,398 sf or 11.6023 AcresAcct #8015408Washington Commons RE LLCInstr. #200001838Approved UsePer B2 zoningApproved UsePer M1 zoning40' INACTIVE BUFFER40' ACTIVE BUFFER25' INACTIVE BUFFER25' ACTIVE BUFFER40' INACTIVE BUFFER40' INACTIVE BUFFER10' ACTIVE BUFFER40' INACTIVE BUFFER10' ACTIVE BUFFER
40' INACTIVE BUFFER
10' ACTIVE BUFFER
15' INACTIVE BUFFER 15' INACTIVE BUFFER 15' INACTIVE BUFFER 25' RESIDENT
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R 25' RESIDENTIAL SEPARATION BUFFER40' INACTIVE BUFFER
10' ACTIVE BUFFER
10' ACTIVE BUFFER10' ACTIVE BUFFER10' ACTIVE BUFFER10' ACTIVE BUFFER25' INACTIVE BUFFER 25' ACTIVE BUFFER
15' INACTIVE BUFFER10' ACTIVE BUFFERMAINTAIN A MINIMUM OFA 50' STRIP OFEXISTING TREESAS FULL SCREEN BUFFERSSSSSVAULT Offsite extension of Gateway Drive by others;not part of this developments’s proffer. 25' INACTIVE BUFFER 75' ACTIVE BUFFER TYPE C BUFFER - FULL SCREEN TYPE B BUFFER - FULL SCREEN 25' INACTIVE BUFFER 25' ACTIVE BUFFERTYPE A BUFFER - NO SCREEN6.52'
25.00' PHASE 2DEVELOPMENTRESIDENTIAL LANDBAY (RP) 1,072,808 SF24.63 ACRESSWMSWM*SWM40.00'40.00'25.00'25.00'25.00'25.00'10.00'40.00'40.00'10.00'40.00'10.00'50.00'50.00'50.00'50.00'40.00'15.00'
15.00'10.00'
15.00'10.00'10.00'15.00'25.00'25.00'
10.00'40.00'10.00'10.00'39.95'40.00'59.41'"GATEWAY DRIVE"EXTENSION105' R/W (min.)URBAN COLLECTORPER PROFFER B.1.a200' RIGHT TURN LANE100' TAPERPER PROFFER B.1.c105'115'105.00'10.00'FULL SCREENFULL SCREENFULL SCREENParking Lot Access Rd.Ret. WallEx.
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TM 54-5-10505,398 sf or 11.6023 AcresAcct #8015408Washington Commons RE LLCInstr. #200001838FULL SCREEN FULL SCREEN 40' INACTIVE BUFFER10' ACTIVE BUFFERFULL SCREEN
FULL SCREEN FULL SCREEN FULL SCREENFuture connection by others10.00'10.00'10.00'8.00'Prop. 10' Trail10.00'Prop. 8' GrassProp. 10' GrassProp. 10' GrassProp. 10' shoulder10.00'Prop. 10' Trail10' MULTI -USE TRAIL105' RWMAJOR COLLECTOR
55' RW61' RW53.5' RW
48' RW
48' RW 55' RW61' RW55' RW34' RW55' RW115' MAX RWMAJORCOLLECTOR50' MAJOR COLLECTORROAD BUFFER7.00'7.00'P
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250'Parking Lot Access Rd.TEMPORARY CUL-DE-SAC40' INACTIVE BUFFER
10' ACTIVE BUFFER 40.00'10.00'53.5'9.00'5.00'0.50'1.00'LIMIT OF WORKGATEWAY DRIVE A temporary turnaround isrequired prior to streetacceptance of any portionof Gateway Drive.293'(
p
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)(private)OPEN SPACE20.00'20.00'20.00'24.00'MOUNT VERNON AVE.MOUNT VERNON AVE.RYE DRIVEHAWKINS WAY
TORIA WAYDELPHIA PLACEKRISTEN DRIVEJACLYN COURTC
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A MARTHA WAYParking Lot Access Rd.(private)CUSTIS PLAZAPEANUT CIRCLEJALEXI WAY
RT. 7 BERRYVILLE PIKE
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COLE LANEMARTIN DRIVE " FUTURE CROSSWALKTO BE INSTALLED PENDINGREVIEW AND APPROVAL BYVDOT "PLANS AND DETAILS ARE EXCLUSIVE PROPERTY OF PIEDMONT
DESIGN GROUP, LLC. UNAUTHORIZED USE OF THESE PLANS
IS STRICTLY PROHIBITED.
C COPYRIGHT 2022
5283 Corporate Drive, Suite 300
Frederick, MD 21703
(301) 695-6614SHEETSCALE:DESIGN:PSACHECK:APPROVED:DATE: July 30, 2024WASHINGTON COMMONS
FREDERICK COUNTY
WINCHESTER, VA
# REVISION DESCRIPTION DATE
1 Original Submission 5.20.24
2 First Review letter issued 5.31.24
3 First Response letter w/expanded plan 8.06.24
4 Second Review letter issued 8.21.24
5 Second Revision & Response letter 9.17.24
6 Third Revision & Response letter 11.6.24
7 Fourth Revision - & Final Street Names 11.22.241" = 80'MASTER DEVELOPMENT PLAN
RESIDENTIAL NVA NORTH ZONE - NAD 835 OF 7LEGENDSTEEP SLOPES (35%+)TOWNHOUSE AREACWSEL - FLOOD AREA 100 YR.EXISTING MINOR CONTOUREXISTING WOODLAND AS BUFFER AREARIGHT-OF-WAYPROPERTY LINEPHASING LINEEXISTING GAS LINEEXISTING WATER LINEPROPOSED WATER LINEEXISTING SANITARY SEWEREXISTING MAJOR CONTOURPROPOSED SANITARY SEWERPROPOSED OPEN SPACEUTILITY RELOCATION AREAPROPOSED GAS LINE PROPOSED VDOT PUBLIC RIGHT-OF-WAY PROPOSED PRIVATE RIGHT-OF-WAY8 Fifth Revision - Revised 2 notes 12.16.24
SIGN
GV
GAS LIN
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MARKER
SIGN
Unnamed
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50' SHARED BUFFER
AND SCREENING EASEMENT
INST. #040002515
20' DRAINAGE & SANITARY SEWER EASEMENT INST. #0400025152
0
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L1
L2L3L4L5L6L7C
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8L9L10L1
1 L12
L13
C4 L14
L17
L18
L19
L20
L21
C5 L22L23
L24L25
L26
L27C6L28
L29
L30L31L32L33
L15
L16
L34
L35
L36
L37
BER
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TM 54-A-111
1,072,808 sf or 24.6283 acres
Washington Commons RE LLC
Instr. #200001840
Acct. #8015349
TM 54-5-10
505,398 sf or 11.6023 Acres
Acct #8015408
Washington Commons RE LLC
Instr. #200001838
TM 54-5
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2
A
Acct # 80
4
4
6
7
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Instr. #
2
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Lot 2A
TM 54-5-
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Acct # 80
1
5
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REALTY
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Lot 2
TM 54-5-8
Acct. # 8015406
Route 7 Self Storage LLC
Instr. # 200004967
Former L
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Lot 8
ASH HOLLOW INDUSTRIAL PARK
DB 495 Pg 282
TM 5
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Acct
#
8
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4
6
6
4
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Inst
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Acct
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WINC
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WIN II
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JOHN
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Acct # 8
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GRAMM
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Instr. #
1
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Acct
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PROPERTY LINE TABLE
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
L18
L19
L20
Bearing
S75° 38' 28.00"E
S15° 26' 10.00"W
S75° 20' 07.83"E
S15° 26' 10.00"W
S75° 38' 28.00"E
N75° 38' 31.00"W
N1° 21' 53.00"W
N41° 05' 24.00"W
N7° 29' 57.00"E
N16° 14' 32.00"W
N25° 45' 22.00"W
S64° 14' 38.00"W
S83° 17' 12.00"W
N64° 05' 25.48"E
N25° 54' 32.00"W
S7° 49' 32.00"E
N57° 29' 28.00"E
N58° 29' 38.61"E
S2° 06' 01.00"W
N25° 54' 32.00"W
Distance
679.55'
130.10'
59.99'
129.78'
515.42'
120.65'
158.50'
116.90'
177.24'
121.51'
33.00'
147.73'
134.04'
362.80'
29.00'
45.59'
63.28'
31.65'
46.41'
21.00'
PROPERTY LINE TABLE
Line #
L21
L22
L23
L24
L25
L27
L28
L29
L30
L31
L32
L33
L34
L35
L36
L37
Bearing
N64° 05' 28.00"E
S51° 53' 47.00"W
N82° 05' 30.00"E
S4° 57' 48.00"E
S78° 26' 16.00"E
S1° 03' 08.00"E
N46° 45' 08.00"E
S60° 23' 03.00"E
N22° 25' 26.00"E
N4° 34' 59.00"E
N6° 34' 01.00"E
N60° 23' 03.00"W
N52° 55' 05.00"W
N87° 28' 34.61"W
S66° 28' 48.43"W
N22° 07' 05.26"W
Distance
56.33'
63.19'
440.91'
274.87'
115.79'
83.24'
417.08'
293.78'
257.34'
146.77'
100.71'
453.34'
64.00'
283.23'
8.64'
213.29'
PROPERTY CURVE TABLE
Curve #
C1
C2
C3
C4
C5
C6
Arc Length
205.39'
15.71'
110.63'
40.00'
209.91'
110.04'
Radius
50.00'
20.00'
300.00'
4292.88'
1839.86'
210.00'
Delta
235° 21' 21"
45° 00' 30"
21° 07' 41"
0° 32' 02"
6° 32' 13"
30° 01' 26"
Chord Direction
N37° 17' 13"W
N47° 32' 09"E
S59° 28' 28"W
N64° 21' 37"E
S67° 21' 36"W
S16° 03' 51"E
Chord Length
88.56'
15.31'
110.00'
40.00'
209.80'
108.79' NVA NORTH ZONE - NAD 83PLANS AND DETAILS ARE EXCLUSIVE PROPERTY OF PIEDMONTDESIGN GROUP, LLC. UNAUTHORIZED USE OF THESE PLANSIS STRICTLY PROHIBITED.C COPYRIGHT 20225283 Corporate Drive, Suite 300Frederick, MD 21703(301) 695-6614SHEET
SCALE:
DESIGN:
PSA
CHECK:APPROVED:
DATE: July 30, 2024WASHINGTON COMMONSFREDERICK COUNTYWINCHESTER, VA # REVISION DESCRIPTION DATE1 Original Submission 5.20.242 First Review letter issued 5.31.243 First Response letter w/expanded plan 8.06.244 Second Review letter issued 8.21.245 Second Revision & Response letter 9.17.246 Third Revision & Response letter 11.6.247 Fourth Revision - & Final Street Names 11.22.24HORIZONTAL DATUM: VA STATE PLANE - NORTH ZONE NAD 83
VERTICAL DATUM: NAVD 88
1" = 80'BOUNDARYMICHAEL THOMAS WILEY
Lic. No. 21393
6 OF 7
PLANS AND DETAILS ARE EXCLUSIVE PROPERTY OF PIEDMONTDESIGN GROUP, LLC. UNAUTHORIZED USE OF THESE PLANSIS STRICTLY PROHIBITED.C COPYRIGHT 20225283 Corporate Drive, Suite 300Frederick, MD 21703(301) 695-6614SHEET
SCALE:
DESIGN:
PSA
CHECK:APPROVED:
DATE: July 30, 2024WASHINGTON COMMONSFREDERICK COUNTYWINCHESTER, VA # REVISION DESCRIPTION DATE1 Original Submission 5.20.242 First Review letter issued 5.31.243 First Response letter w/expanded plan 8.06.244 Second Review letter issued 8.21.245 Second Revision & Response letter 9.17.246 Third Revision & Response letter 11.6.247 Fourth Revision - & Final Street Names 11.22.24NTSPROFFERSMICHAEL THOMAS WILEY
Lic. No. 21393
7 OF 7