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HomeMy WebLinkAbout06-17 Design PlanGENERAL NOTES 1. Methods and materials used in the construction of the improvements herein shall conform to the current County construction standards and specifications and/or current VDOT standards and specifications. 2. Measures to control erosion and siltation, including detention ponds serving as silt basins during construction, must be provided prior to issuance of the site development permit. The approval of these plans in no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment Control Handbook. 3. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County prior to construction in existing State right-of-way. 4. Approval of this plan does not guarantee issuance of an entrance permit by VDOT when such permit is required under State law. 5. The exact location of all guard rails will be determined by VDOT personnel. "A joint inspection will be held with the Developer, County Representatives, and Representatives of the Virginia Department of Transportation (VDOT) to determine if and where guard rail and/of paved ditches will be needed. The developer will be responsible for providing guardrail and paved ditches as determined by this joint inspection." Refer to Virginia Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications. 6. An approved set of plans and all applicable permits must be available at the construction site. Also, a representative of the developer must be available at all times. 7. Warning signs, markers, barricades or flagmen should be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). 8. All unsuitable material shall be removed from the construction limits of the roadway before placing embankment. 9. All pavement sections on the approved plans are based on a minimum CBR value of 6. CBR values less than 6 will require revised pavement section prepared by Greenway Engineering and approved by the owner. 10. All roadside ditches at grades of more than 5% shall be paved with cement concrete to the limits indicated on the plans and as required at the field inspection. 11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall be minimum 6" diameter and conform to VDOT standard 913-1. 12. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than one litter receptacle shall be provided at the construction site. 13. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to entering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that the streets are maintained in a clean, mud and dust free condition at all times. 14. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary sewer lines. Information should also be obtained from the appropriate authority concerning permits, cut sheets, and connections to existing lines. 15. All sanitary sewers and water mains and appurtenances shall be constructed in accordance with the current standards and specifications of the Frederick County Sanitation Authority. 16. The location of existing utilities shown in these plans are taken from existing records. It shall be the contractors responsibility to verify the exact horizontal and vertical location of all existing utilities as needed prior to construction. The contractor shall inform the engineer of any conflicts arising from his existing utility verification and the proposed construction. 17. The developer will be responsible for any damage to the existing streets and utilities which occurs as a result of his construction project within or contiguous to the existing right-of-way. 18. When grading is proposed within easements of utilities, letters of permission from all involved companies must be provided to Frederick County Public Works Department prior to issuance of grading and/or site development permits. 19. The developer will be responsible for the relocation of any utilities which is required as a result of his project. The relocation should be done prior to construction. 20. These plans identify the location of all known gravesites. Gravesites shown on this plan will be protected in accordance with state law. In the event gravesites are discovered during construction, the owner and engineer must be notified immediately. 21. The contractor is to verify field conditions prior to and during construction and notify Greenway Engineering at (540) 662-4185 immediately of any discrepancies between actual field conditions and the approved plan. 22. Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standard proctor AASHTO-T99, ASTM -D698, or VTM-1 as applicable. Density shall be certified by a registered professional engineer and results submitted to Frederick County prior to pavement construction. If a geotechnical report has been prepared, it should supersede the requirements in this note. 23. Contractors shall notify operators who maintain underground utility lines in the area of proposed excavating or blasting at least two (2) working days, but not more than ten (10) working days, prior to commencement of excavation or demolition. Names and telephone numbers of the and operators underground utility lines in Frederick County appear below. These numbers shall also be used to serve in an emergency condition. 24. All utilities to be located underground. FCSA CONSTRUCTION NOTES 1. The Authority's Water and Sewer Standards and Specifications are available at www.fesa-water.com. 2. The contractor shall adhere to the Authority's standards and specifications in effect at the time of construction. 3. The contractor shall coordinate with and arrange for inspection by the Authority. 4. The contractor shall connect a new sewer line to an existing manhole by core drilling the manhole. 5. A new water (or forced sewer) main shall be connected to an existing main by a wet tap. The Authority shall furnish all needed material and make the tap. An Application for Wet Tap shall be submitted and the initial fee paid before tap is made. 6. Exact locations of water and sewer services on new lines are to be coordinated with the Authority's inspector. 7. The Authority's maintenance division shall furnish and install all water meters through 2 inch in size. It is the contractor's responsibility to have the meter box assembly installed correctly. Before a permanent meter is installed: a. The meter box, with its frame and cover, must be properly aligned with the coppersetter. b. The frame and cover shall be set to final grade. C. The distance between the top of the cover and the coppersetter shall be between 18 and 21 inches. d. All components of the meter box assembly shall be in proper working order. 8. For services that connect to existing lines: a. The Authority shall furnish and install: 1. all 5/8"x3/4', 1", 1 Y2" and 2" water services 2, all sewer services. b. The owner/developer shall: 1. coordinate (or have the contractor coordinate) the location of the service lateral with the A th 't' in't t u or y s eng near ng ass>s an 2. submit an Application for Service and pay the required fees. 1 Land 9. All water service lines must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly must meet ASSE standard number 1015 or 1013. 330 10. All fire lines must have a backflow prevention assembly (detector double check valve or RPZ, as required). The assembly shall meet ASSE standard number 1048 or 1047. Any exterior, privately owned fire line shall also have a fire service meter. The assembly shall be installed immediately before the backflow prevention unit. Radio read remotes are required. Use 11. The Authority shall review the mechanical plan(s) for design and material approval of a building's: a. domestic water meter and its backflow prevention device, and/or its Use b. fire service line's backflow prevention device. 11 12. DEQ must also approve sewer pump stations. FCSA requires a copy of DEQ's Certificate to Operate and a copy of the stations DEQ approved 0&M Manual. These documents must 12 be received before substantial completion is issued and water meters released. Use OCT 2011 PROPOSED TELEPHONE LINE VDOT GENERAL NOTES V1. All work on this project shall conform to the current editions of and latest revisions to the Virginia Department of Transportation (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and Sediment Control Regulations, and any other applicable state, federal or local regulations. In case of a discrepancy or conflict between the Standards or Specifications and Regulations, the most stringent shall govern. V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Healt. Administration (OSHA), and Virginia Occupational Safety & Health (VOSH) Rules and Regulations. V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall bE in accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all traffic control flaggers must be certified in accordance with Section 105.14(0) of the VDOT Road and Bridge Specifications. V4 The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic signal poles, junction boxes, controllers, etc., owned by VDOT or private / public utility companies It is the sole responsibility of the developer to locate and identify utility facilities or items that may be in conflict with the proposed construction activity. VDOT approval of these plans does not indemnify the developer from this responsibility. V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemed necessary by VDOT. Any additional expense incurred as a result of any fielc revision shall be the responsibility of the developer. V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use permits for any work within VDOT right-of-way. V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held by the engineer and/or developer with the attendance of the contractor, various County agencies, utility companies and VDOT prior to initiation of work. V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any undetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required or requested inspection. V9. The contractor shall be responsible for maintaining adequate access to the Project from the adjacent public roadway via a construction entrance that is constructed and maintained in accordance with Section 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by this pro]'ect shall be maintained through construction. The Developer shall have, within the limits of the project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous basis for proper installation and operation. Deficiencies shall be promptll rectified. V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction. Vll. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inches cover and when possible shall be installed under roadway drainage facilities at conflict points. V12. Any unusual subsurface conditions (e.g., unsuitable soils, springs, sinkholes, voids, caves, etc.) encountered during the course of construction shall be immediately brought to the attention of the engineer and VDOT. Work shall cease in that vicinity until an adequate design can be determined by the engineer and approved by VDOT. V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior to placement and fill. Where CBR testing is required, a VDOT representative shall be present to insure the sample obtained is representative of the location. When soil samples are submitted o Private laboratories for testing, the samples shall be clearlyidentified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards and procedures. V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in six 46) inch lifts to 95% of theoretical maximum density as determined by AASHTO T-99 Method A, within p us or minus 2% of optimum moisture for the full width of any dedicated street right-of-way. At the direction of VDOT, density tests shall be performed by a qualified independent agency in accordance with VDOT Road and Bridge Specifications. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as specified by VDOT. V16. The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VDOT minimum design standards and is the responsibility of the developer. V17. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be installed by the developer or, at VDOT's discretion, by VDOT on an account receivable basis following the Manual On Uniform Traffic Control Devices. V18. The developer shall provide the VDOT Residency Office with a list of all material sources prior to tha start of construction. Copies of all invoices for materials utilized within any dedicated street right-of-way must be provided to the local VDOT Residency Office prior to acceptance of the work. Unit and total prices may be obscured. V19. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical Mspreader. Density will be determined using the density control strip in accordance with Section 304 of e VDOT Road and Bridge Specifications and VTM-10. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. In addition to checking stone depths, a VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the density control strip. V20. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications. Density shall be determined using the density control strip as specified in Section 315 and VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the control strip V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36 inches and larger shall be explored below the bottom of the excavation to determine the type an condition of the foundation. The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB -1. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer and approved by VDOT. V22. The foundations for all box culverts shall be investigated by means of exploratory borings advanced below proposed foundation elevation to determine the type and condition of the foundation. The contractor shall submit copies of borehole to Is and report findings of foundation exploration to the engineer and VDOT for approval prior to constructing box. Foundation designs shall comply with VDOT Road and Bride Standard PB -1. Contrary to the Standard where rock is encountered and cast -in-place Bridge Y � P box is proposed, the thickness of bedding shall be six (6) inches. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer and approved by VDOT. V23. Approval of these plans shall expire three (3) years from the date of the approval letter. V24. VDOT Standard CG -12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT. V25. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. FIRE MARSHAL'S NOTE 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. UTILITY CONTA CTS Water/ Frederick Water Phone: Verizon Sewer: P.O. Box 1877 P.O. Box 17398 Winchester, VA. 22604 Baltimore, MD 21297 (540) 866-1061 (301) 954-6282 Power: Shenandoah Valley Electric Coop Gas: Shenandoah Gas Co. 3463 Valley Pike P.O. Box 2400 Winchester, VA 22602 Winchester, VA 22604 1-540-450-2051 (540) 869-1111 Virginia Utility Protection Service 1-800-552-7001 LAND BAY DEVELOPMENT NARRATIVE EXISTING INTERMEDIATE CONTOUR 1 Land SANITARY MANHOLE IDENTIFIER EXISTING INDEX CONTOUR STORM DRAIN STRUCTURE IDENMR 330 PROPOSED CONTOUR 400 PROPOSED SPOT ELEVATION EXISTING EDGE OF PAVEMENT LIGHT POLE Y PROPOSED EDGE OF PAVEMENT Use Plan EXISTING CURB AND GUTTER Land Use PROPOSED CURB AND GUTTER 11 Land TRANSITION TO REVERSE CURB Plan 12 EXISTING TELEPHONE LINE Use Plan PROPOSED TELEPHONE LINE Land Use EXISTING STORM SEWER DEDICATION 8.30 ACRES SNOWDEN BRIDGE SECTION 7B PROPOSED STORM SEWER PER INSTRUMENT # 140003651 EXISTING SANITARY SEWER # 150012136 SNOWDEN BRIDGE SECTION BB PROPOSED SANITARY SEWER SNOWDEN BRIDGE SECTION 8 DEDICATION 15.68 ACRES EXISTING ELECTRIC SERVICE # 150001464 PER INSTRUMENT PROPOSED ELECTRIC SERVICE SNOWDEN BRIDGE SECTION 8 DEDICATION 19.95 ACRES EXISTING GAS LINE DEDICATION 9.29 ACRES PER INSTRUMENT PROPOSED GAS LINE PER INSTRUMENT # 160008650 PROPERTY LINE DEDICATION 21.84 ACRES SNOWDEN BRIDGE SECTION 9 EXISTING EASEMENT LINE PER INSTRUMENT # 070006358 PROPOSED EASEMENT LINE # 170004851 112 CENTERLINE 175 2,124 EXISTING TREE LINE 253 ELDERLY HOUSING -ATTACH FLOW LINE 6 4 FENCELINE 8 6 EXISTING UTILITY POLE/GUIDE WIRE 501 EXISTING TELEPHONE PEDESTAL ELEMENTARY SCHOOL 550 STUDENTS EXISTING WATERLINE W/ TEET, 65 160 PROPOSED WATERLINE W/ TEE 4 ' T' EXISTING FIRE HYDRANT/VALVE/METER V�'V'�"� 0 PROPOSED FIRE HYDRANT/VALVE/METER DvvQ, � 0 OJ PROPOSED REDUCER 124 25 SIGNS 147 896 PARKING INDICATOR 820 A INDICATES THE NUMBER OF TYPICAL PARKING SPACES HANDICAP PARKING 143 91 234 460 499 VEHICLES PER DAY COUNT 10,299 100 PROPOSED BUILDING ENTRANCE PROPOSED SANITARY LATERAL CLEANOUT 1 Land SANITARY MANHOLE IDENTIFIER 12 STORM DRAIN STRUCTURE IDENMR O EXISTING SPOT ELEVATION X735.4 PROPOSED SPOT ELEVATION XXA 35' LIGHT POLE Y SEAL V�H OF �N RA�DY L. KEPLER Lic. No. 32809 2 PROFESSIONAL SEAL & SIGNATURE THESE PLANS ARE IN CONFORMANCE WITH THE COUNTY FREDERICK STANDARDS AND ORDINANCES. ANY DEVIATION OR CHANGE IN THESE PLANS SHALL BE APPROVED BY THE DIRECTOR OF PLANNING AND COUNTY ADMINISTRATOR. 0 YUERS CERTIFICATE The foregoing Site Plan of the land of BROOKFIELD STEPHENSON VILLAGE, LLC is with the free consent and in accordance with the desires of the undersigned owners, properties and trustees if any. DATE BROOKFIELD WASHINGTON LLC 3201 Jermantown Road Suite 150 Fairfax, VA 22031 (571) 581-4791 VICINITY MAP SCALE: 1" = 2000' SHEET INDEX Sheet Sheet Title Number 1 Cover Sheet 2 Overall Bout 6 1 Land Use Plan and Sheet Index 7 Road Classification & Required Landscaping Plan 8 Land Use Plan 9 Land Use Plan 10 Land Use Plan 11 Land Use Plan 12 Land Use Plan 13 Land Use Plan PROJECT INFORMATION SITE LOCATION FREDERICK COUNTY PARCEL IDENTIFICATION NO. 44-A-293, 44 -A -292A, 44-A-3113 CURRENT ZONING R4, RESIDENTIAL PLANNED COMMUNITY DISTRICT CURRENT USE RESIDENTIAL/UNDEVELOPED TOTAL SITE AREA : 364.73 ACRES - 193.17 Acres (Dedicated) =171.56 Acres (Remaining) SNOWDEN BRIDGE BOULEVARD DEDICATION 11.26 ACRES SNOWDEN BRIDGE SECTION THREE DEDICATION 11.06 ACRES PER INSTRUMENT # 070006356 PER INSTRUMENT # 120007665 SNOWDEN BRIDGE SECTION TWO DEDICATION 21.40 ACRES SNOWDEN BRIDGE SECTION 2 ADD. DEDICATION 1.35 ACRES PER INSTRUMENT # 110009016 PER INSTRUMENT # 120012594 SNOWDEN BRIDGE SECTION FOUR DEDICATION 13.77 ACRES SNOWDEN BRIDGE SECTION 6A DEDICATION 1.26 ACRES PER INSTRUMENT # 120006090 PER INSTRUMENT # 130010307 SNOWDEN BRIDGE SECTION 5A DEDICATION 7.15 ACRES SNOWDEN BRIDGE SECTION 7A DEDICATION 19.48 ACRES PER INSTRUMENT # 130004699 PER INSTRUMENT #140003652 SNOWDEN BRIDGE SECTION 513 DEDICATION 8.30 ACRES SNOWDEN BRIDGE SECTION 7B DEDICATION 7.20 ACRES PER INSTRUMENT # 140003651 PER INSTRUMENT # 150012136 SNOWDEN BRIDGE SECTION BB DEDICATION 8.21 ACRES SNOWDEN BRIDGE SECTION 8 DEDICATION 15.68 ACRES PER INSTRUMENT # 150001464 PER INSTRUMENT # 160006094 SNOWDEN BRIDGE SECTION 8 DEDICATION 19.95 ACRES SNOWDEN BRIDGE SECTION 10 DEDICATION 9.29 ACRES PER INSTRUMENT # 160006094 PER INSTRUMENT # 160008650 SNOWDEN BRIDGE SECTION ONE DEDICATION 21.84 ACRES SNOWDEN BRIDGE SECTION 9 DEDICATION 15.97 ACRES PER INSTRUMENT # 070006358 PER INSTRUMENT # 170004851 THIS MDP REVISION SHALL REVISE INTERNAL ROAD NETWORK AND HOUSE CONFIGURATION SOUTH OF THE INTERMITTENT STREAM CHANNEL. TRIP GENERATION DATA RF.7.ONTNr TIA RV PTJPP/ A - n9 /nro 19nnq Project Name: SNO WDEN BRIDGE ect Number: 2760B Magisterial District: Date of Plan: Stonewall Magisterial District 09/27/2017 Owner: Address, Including Zip Code & Telephone No. 3201 Jermantown Road, Suite 150 Brookfield Stephenson Village, LLC Fairfax, VA 22031 571-581-4791 Developer: Address, Including r 3201 Jermantown Roa Brookfield Stephenson Village, LLC Fairfax, VA 22031 571-581-4791 Engineer Certifying Plan: Address, Including 151 Windy Hill Lane GREENWAY ENGINEERING Winchester, VA 22602 540 662-4185 APPRO VAL Suite 150 Im CS PHASE 3 STEPHENSON VILLAGE TRIP GENERATION SUMMARY Z DESIGNED BY: KDP WATER AND SANITARY SEWER USAGE WATER DEMAND 291.240 GPD SAN. SEWER DISCHARGE 291.240 GPD NO. 2760B Z 13-22 AM PEAK HOUR PM PEAK HOUR PERCENTAGE CODE LAND USE AMOUNT IN OUT TOTAL IN OUT TOTAL ADT OF TOTAL 210 SINGLE FAMILY DETACHED 858 UNITS 153 458 610 477 268 745 8,580 220 APARTMENT 480 UNITS 39 203 242 187 92 278 3,011 230 TOWNHOUSEICONDO 780 UNITS 44 215 260 225 11 336 6,786 251 ELDERLY HOUSING -DETACH 531 UNITS 49 86 135 112 63 175 2,124 253 ELDERLY HOUSING -ATTACH 144 UNITS 6 4 10 8 6 14 501 520 ELEMENTARY SCHOOL 550 STUDENTS 94 65 160 2 4 6 527 710 OFFICE 60, 000 S. F. 109 15 124 25 122 147 896 820 RETAIL 190,000 S.F. 143 91 234 460 499 959 10,299 TOTAL TRIPS 636 1.138 1,774 1,495 .1,164 2,659 32,726 100% TOTAL INTERNAL 167 167 334 260 260 519 6,003 20% _ TOTAL PASS -BY 21 14 35 69 75 144 1,545 4% TOTAL "NEW TRIPS" 448 957 1,405 1,167 829 1,996 25,178 76% Project Name: SNO WDEN BRIDGE ect Number: 2760B Magisterial District: Date of Plan: Stonewall Magisterial District 09/27/2017 Owner: Address, Including Zip Code & Telephone No. 3201 Jermantown Road, Suite 150 Brookfield Stephenson Village, LLC Fairfax, VA 22031 571-581-4791 Developer: Address, Including r 3201 Jermantown Roa Brookfield Stephenson Village, LLC Fairfax, VA 22031 571-581-4791 Engineer Certifying Plan: Address, Including 151 Windy Hill Lane GREENWAY ENGINEERING Winchester, VA 22602 540 662-4185 APPRO VAL Suite 150 Im CS FCSA PROJECT INFORMATION Z DESIGNED BY: KDP WATER AND SANITARY SEWER USAGE WATER DEMAND 291.240 GPD SAN. SEWER DISCHARGE 291.240 GPD NO. 2760B Z 13-22 W LU w �N��pry O LU ��qw3 W is � c U o •s d� �w w Ci W W �j U 0 I W IL > wM �z W W WO'� U z o o Z OW24 .�O W W W t15 44 O P.,; S~ PJ O Q 'A W V 1 ly O DATE: 09/27/2017 SCALE: N/A The development of different housing types is permitted to occur simultaneously throughout the various Land Bays within Stephenson Village. In order for development to occur, a Master Development Plan and Subdivision Design Plan must be approved for the applicable Land Bay by Frederick County, all required improvements must beFILE bonded and all streets serving land uses must be developed to standards acceptable to the County. FCSA PROJECT INFORMATION FREDERICK COUNTY DIRECTOR OF PLANNING & DEVELOPMENT DATE FREDERICK COUNTY ADMINISTRATOR DATE DESIGNED BY: KDP WATER AND SANITARY SEWER USAGE WATER DEMAND 291.240 GPD SAN. SEWER DISCHARGE 291.240 GPD NO. 2760B SHEET 1 OF 14 13-22 T.M. 44-A-29 ZONE.. RA JUDITH MCCANN SLAUGHTER 562 MILBURN RD. WINCHESTER, VA 22603 \ TM. 44 -A -135A ZONE: RA NORWOOD T. 0 ROARK & LAURA W. 0 ROARK 380 OLD CHARLES TOWN RD. STEPHENSON, VA 22656 T.M. 44-A-31 ZONE.• R4 STEPHENSON ASSOCIATES, L.C. P.O. BOX 2530 !?� WINCHESTER, VA 22604 S y37252„ 7g80, 0 6U ` o O�gNRER COURT h* Joh0 a SNOWDEN BRIDGE SECTION FOUR INST# 120006090 S,y0 NitF T.M. 44-A-292 ZONE.. R4 FREDERICK COUNTY VIRGINIA, FREDERICK COUNTY SCHOOL BOARD 107 N. KENT STREET WINCHESTER, VA 22601 88'40'09" E S 17 .71' 9 / BRIDGE SECTION 68 'Ny g < SNOWDEN O� BRIDGE �\ SECTION 5A INST.# �C 130004699 f SNOWDEN BRIDGE SECTION 5A INST.# 130004699 C1� s'a f SNOWDENBRIDGE % Q� SECTION ONE INST# 070005358 Ay° SNOWDEN BRIDGE SECTION TWO INST # 110^009016 dR �v Z sti oy lz SFc Al bsT� Opy�FFF E a cf T.M. 44-A-311 ZONE.- R4 Ll l Lu STEPHENSON ASSOCIATES, L.C. O P.O. BOX 2530 WINCHESTER, VA 22604 1� \ F $s SNOWDEN c, S BRIDGE SECTION 5B INST.# f 140003651 C" CT SNOWDEN BRIDGE 1 UTeI SECTION 10 INST.# 160008650 f �SNOWDEN SECnONE76 INST.1 150012136 HUdfBE D DFJ0 i FARMHOUSE COURT SNOWDEN BRIDGE SECTION 7A INST.# 140003652 CO N W N N 7g 3" ` 689.02' g 60 r s v 75'57" V ti n J J TM. 44-A-318 ZONE R4 BROOKFIELD STEPHENSON VILLAGE, L L4 3201 JERMANTOWN ROAD SUITE 150 O FAIRFAX, VA 22030 18.95 AC S Sib N 79'29' 6�9a365. F 8a N 79'29'10" E '51 T.M. 44 A -292B ZONE: R4 FREDERICK COUNTY VIRGINIA, FREDERICK COUNTY SCHOOL BOARD 107 N. KENT STREET WINCHESTER, VA 22601 s T.M. 44 -A -31A ZONE: R4 STEPHENSON ASSOCIATES, L.C. P.O. BOX 2530 WINCHESTER, VA 22604 SNOWDEN BRIDGE SECTON 8 INST# 160006094 ei S LINE BEARING DISTANCE KEY TO ADJOINING PROPERTY OWNERS PAX IDENTIFICATION N0. CURRENT OWNER 2.4P� .moi �➢RE6� Q T.M. 44-A-208 ACTRESS I. GOLLER RA RESIDENTIAL 776 OLD CHARLES TOWN RD. STEPHENSON, VA 22658 e T.M. 44-A-209 RODNEY L. AFFLECK & DONNA M. AFFLECK RA RESIDENTIAL 786 OLD CHARLES TOWN RD. STEPHENSON, VA 22656 c T.M. 44-A-210 WBJJAM C. JONES, JR. & BRENDA L. JONES RA RESIDENTIAL 798 OLD CHARGES TOWN RD. STEPHENSON, VA 22856 o T.M. 44-A-211 RICHARD R. KNUPP & BONNIE R. KNUPP RA RESIDENTIAL PO BOX 97 STEPHENSON, VA 22666 Q T.M. 44-A-212 JACK L. HAYES RA RESIDENTIAL 430 SIR JOHNS ROAD, CLEAR BROOK, VA 22624 r T.M. 44-A-218 DINAH GAIL COLE RA RESIDENTIAL P.O. BOX 2872, WINCHESTER, VA 22604 c T.M. 44-A-219 MICHAEL NELSON RA RESIDENTIAL 784 JORDAN SPRINGS RD. STEPHENSON, VA 22866 x T.M. 44-A-220 STEPHEN A. SCANLAN RA RESIDENTIAL 794 JORDAN SPRINGS RD. STEPHENSON, VA 22658 Q T.M. 44-A-221 GEORGE 0. TRAVERS RA RESIDENTIAL 804 JORDAN SPRINGS RD. STEPHENSON, VA 22656 Q T.M. 44-A-222 ROGER A. & MARY S. MCGAFFICK, TR RA RESIDENTIAL 816 JORDAN SPRINGS RD. SIEPHENSON, VA 22656 (2) T.M. 44-A-223 DONALD L MILBURN & KIMBERLY M. MILBURN RA RESIDENTIAL 826 JORDAN SPRINGS RD. STEPHENSON, VA 22656 Q T.M. 44-A-224 MITCHELL B. SMITH RA RESIDENTIAL 836 JORDAN SPRINGS RD. STEPHENSON. VA 22656 w T.M. 44-A-225 STEVE A. LINK & DENNIS W. LINK RA RESIDENTIAL PO BOX 236 STEPHENSON, VA 22656 O T.M. 44-A-226 JAMES R. LEITH, JR. & JESSICA N. LEITH RA RESIDENTIAL 856 JORDAN SPRINGS RD. STEPHENSON, VA 22656 S 3515'01" W T.M. 44-A-228 RONALD T. JENKINS & MARY A. JENKINS RA RESIDENTIAL 868 JORDAN SPRINGS RD, STEPHENSON, VA 22668 Q T.M. 44-A-231 DONALD L. ESTEP & HELEN L. EMP RA UMIMPROVED PO BOX 68 STEPHENSON, VA 22656 Q T.M. 44-A-2318 SHAWN SMITH RA UNIMPROVED 906 JORDAN SPRINGS M. STEPHENSON, VA 22656 R T.M. 44-A-232 STEPHEN K. HEPNER, HOLLY D. BEPNER RA RESIDENTIAL 918 JORDAN SPRINGS RD. STEPHENSON, VA 22656 ( T.M. 44-A-233 STEPHEN K REPNER RA UNIMPROVED 918 JORDAN SPRINGS RD. STEPHENSON, VA 22656 (D T.M. 44-A-234 ROBBIE M. PEARSON RA UMIIPROVED 982 JORDAN SPRINGS RD. STEPHENSON, VA 22656 u T.M. 44-A-236 ROBBIE M. PEARSON RA RESIDENTIAL 962 JORDAN SPRINGS RD. STEPHENSON, VA 22656 Q T.M. 44-A-236 WILLIAM RANDALL MORRISON RA RESIDENTIAL 235 TDIBER LAKES LANE, CLEAR BROOK, VA 22624 0 T.M. 44-A-238 KEELER, RONALD B. & DIANE W. RA UNIMPROVED 2651 MIDDLE ROAD, WINCHESTER, VA 22601 X T.M. 44-A-237 CffiW 9E L & IDDM R IMBEBT3 S& & TWIN K & DAVID B. GMB3 RA UNIMPROVED 1968 FAIRFAX PLO WHITE POST, VA 22663 QQ T.M. 44-A-285 EDDIE R. ROBERTS, JR. RA RESIDENTIAL 1005 JORDAN SPRINGS RD. STEPHENSON, VA 22656 Q T.M. 44-A-286 EDDIE R. ROBERTS, JR. RA RESIDENTIAL 1006 JORDAN SPRINGS RD. STEPHENSON, VA 22656 a� T.M. 44-A-287 EDDIE R. ROBERTS, JR. RA UMIMPROVED 1005 JORDAN SPRINGS RD. STEPHENSON, VA 22656 Q T.M. 44-A-288 WH,LLAM G. METER IH & WHILAM G. METER N RA UNIMPROVED PO BOX 88, STEPHENSON, VA 22656 Q T.M. 44-A-289 WILLIAM G. MKI•R M & WILLIAM G. MEIER IV RA RESIDENTIAL PO BOX 88, STEPHENSON, VA 22666 w T.M. 44-A-291 BEVERLY B. WEBB RA RESIDENTIAL P.O. BOX 183, SANMBM. FL 33957 1� \ F $s SNOWDEN c, S BRIDGE SECTION 5B INST.# f 140003651 C" CT SNOWDEN BRIDGE 1 UTeI SECTION 10 INST.# 160008650 f �SNOWDEN SECnONE76 INST.1 150012136 HUdfBE D DFJ0 i FARMHOUSE COURT SNOWDEN BRIDGE SECTION 7A INST.# 140003652 CO N W N N 7g 3" ` 689.02' g 60 r s v 75'57" V ti n J J TM. 44-A-318 ZONE R4 BROOKFIELD STEPHENSON VILLAGE, L L4 3201 JERMANTOWN ROAD SUITE 150 O FAIRFAX, VA 22030 18.95 AC S Sib N 79'29' 6�9a365. F 8a N 79'29'10" E '51 T.M. 44 A -292B ZONE: R4 FREDERICK COUNTY VIRGINIA, FREDERICK COUNTY SCHOOL BOARD 107 N. KENT STREET WINCHESTER, VA 22601 s T.M. 44 -A -31A ZONE: R4 STEPHENSON ASSOCIATES, L.C. P.O. BOX 2530 WINCHESTER, VA 22604 SNOWDEN BRIDGE SECTON 8 INST# 160006094 ei S LINE BEARING DISTANCE Ll N 83'11'00" W 97.30' 1-2 S 08'35'41" W 25.08' L3 S 1310'07" W 119.58' 1-4 N 7649'53" W 112.00' L5 N 13'10'07" E 34.58' 1-6 N 08'35'41" E 25.08' L7 N 13'10'07" E 85.00' E8- N 17'433" E 25.08' 1-9 N 7649'53" W 12.00' L10 N 1310'07" E 56.00' 1-11 N 1310'07" E 97.44' L12 N 17'433" E 150.48' L13 N 08'35'41" E 25.08' L14 N 1390'07" E 75.00' L15 IN 17'433" E 25.08' Lib N 08'35'41" E 25.08' L17 N 13'10'07" E 70.37 L18 S 26.06'37" W 97.77' L19 N 63'53'23" W 118.00' L20 N 63'53'23" W 50.00' L21 S 26'06'37" W 6.30' L22 N 6353'23" W 125.00' L23 N 26'06'37° E 23.00' L24 N 63'53'23" W 148.50' L25 S 26'06'37" W 98.18' L26 N 33305" E 117.39' L27 S 47'41'53" E 33.08' L28 S 32'52'31" E 201.35' 129 S 28'52'50" E 164.95' L30 S 06'28'31" W 77.31' L31 S 00'43'06" W 144.39' L32 S 0513'28" E 66.75' L33 S 22'39'02" E 79.15' L34 S 14'24'48" E 69.10' L35 S 27'30'38" W 139.17' L36 S 3515'01" W 161.85' L37 S 4614'38" W 130.82' L38 N 36'36'28" E 98.99' L39 N 25'46'33" W 140.06' L40 S 08'57'25" W 49.64' d �• Or F en b N H S 48'38'44" E op V? N 3201 JERMANTOWN ROAD 7.03' SUITE 150 S 47'50'14" E 1 1 L44 SNOWDENBR 19.15' L45 r, T 11 SECIONS v T.M. 44-A-293 U) ZONE: R4 S 48'38'44" E op V? N 3201 JERMANTOWN ROAD 7.03' SUITE 150 S 47'50'14" E M L44 rJ 19.15' L45 S 47'08'06" E W L46 en 100.84' SNOWDEN BRIDGE S 43'26'27" W 4.45' SECTION 9 S 49'08'33" E ' INST. 170004851 S 49'08'55" E 3 1)99? S 49'02'24" E CO L51 S 49'38'21" E 99.48' N 76-0j,�" N 45'18'31" E O N n W 5 34'05'06" E 162.64' L54 480 62, 1 T M. 44-A-292, L55 S 30'33'57" E ZONE. R4 L56 S 08'57'25" W BROOKFIELD STEPHENSON VILLAGE, LLC 3201 JERMANTOWN ROAD 119.03' SUITE 150 S 29'45'26" W 131.76' FAIRFAX, VA 22030 S 291 S59" E 182.53' 35.18 AC. S 10'30'50" E 140.00' S 82'44'12" E 733.8y f1 T.M. 44-A-293 DISTANCE ZONE: R4 S 48'38'44" E BROOKFIELD STEPHENSON VILLAGE, LLC N 3201 JERMANTOWN ROAD 7.03' SUITE 150 S 47'50'14" E FAIRFAX, VA 22030 L44 94.31 AC. s, EJ LINE BEARING DISTANCE L41 S 48'38'44" E 100.10' L42 S 28'59'22" W 7.03' L43 S 47'50'14" E 98.27' L44 S 4326'54" W 19.15' L45 S 47'08'06" E 100.00' L46 S 47'05'57" E 100.84' L47 S 43'26'27" W 4.45' L48 S 49'08'33" E 100.10' L49 S 49'08'55" E 99.29' L50 S 49'02'24" E 97.64' L51 S 49'38'21" E 99.48' 152 N 45'18'31" E 137.79' L53 5 34'05'06" E 162.64' L54 S 30'0-05" E 103.73' L55 S 30'33'57" E 103.67' L56 S 08'57'25" W 53.08' L57 S 32'48'56" E 119.03' L58 S 29'45'26" W 131.76' E59 S 291 S59" E 182.53' L60 S 10'30'50" E 140.00' L61 N 55'57'14" E 67.62' L62 N 15'51'27" W 159.53' L63 S 17'32'22" E 89.28' E64 N 69'02'15" E 119.53' L65 S 13'49'27" E 52.00' L66 S 48'21'57" W 114.00' L67 S 5194'46" E 105.93' L68 S 54'4236" E 123.49' L69 S 74'07'49" E 26.12' L70 IS 4323'01" W 22.21' L71 S 41'23'26" W I 134.00' L72 S 39'54'41" W I 120.80' L73 N 32'07'36' E 33.11' L74N 57'52'24" W 187.52' L75 S 32'0736" W 52.00' L76 N 57'52'24" W 186.35' I CHORD BEARING N 31'49'53" W N 5810'07" E N 30'49'45" W N 24'51'38" W S 08109,01' W S OB109'01" W S 7419'38" W S 84'2813 E 0 / RAN VU b Lic. No. 3e809 O �0k27- 5wT,-Z01-3 F /DP \6^ !Sl O ? S Sa /•' T elsem' IY SNOWDEN BRIDGE SECTION 12 y ,\ ,wv croZ L -7c, 3 app 1 o S 75'14" F F �_' E 7cl 7229• f� S 62b?S6a a �� 33p• ,pry ah � S syp9?Sa T.M. 44 -A -294A ZONE- RA/B2 TONIE WALLACE AITKEN 315 POORHOUSE RD. WINCHESTER, VA 22603 z O DESIGNED O FILE NO. 2760B SHEET 2 9 :. rs3 T.M. 45-9-3-1 DD Z F, THOMAS KREER & CRIS KREER p; 1081 JORDAN SPRINGS RD. 1 y61� 1 STEPHENSON, VA 22656 aw W" 9 W Z 0 1 Z � N N h a v�aa o0 ZONE.- RA k os JULIA W. FIELDING 163 MONASTERY RIDGE RD. 'J STEPHENSON, VA 22656 W Z Q W W C) a �ti Z a O Q W W.�U 03 x � Q�a� W o t^ -a zOa�v Q w ~ O Q 0 O a �o '5 z14 w 0 0 U1.� I V a d 0 0 / RAN VU b Lic. No. 3e809 O �0k27- 5wT,-Z01-3 F /DP \6^ !Sl O ? S Sa /•' T elsem' IY SNOWDEN BRIDGE SECTION 12 y ,\ ,wv croZ L -7c, 3 app 1 o S 75'14" F F �_' E 7cl 7229• f� S 62b?S6a a �� 33p• ,pry ah � S syp9?Sa T.M. 44 -A -294A ZONE- RA/B2 TONIE WALLACE AITKEN 315 POORHOUSE RD. WINCHESTER, VA 22603 T.M. 44-A-294 ZONE. RA182 TONNE WALLACE A17KEN 1�J11 315 POORHOUSE RD. WINCHESTER, VA 22603 250 0 250 500 SCAL .,1" = 250' i5 7 SCALE: 1" O DESIGNED O FILE NO. 2760B SHEET 2 9 13-22 rs3 T.M. 45-9-3-1 DD ZONE: RA F, THOMAS KREER & CRIS KREER p; 1081 JORDAN SPRINGS RD. 1 y61� 1 STEPHENSON, VA 22656 aw W" 9 0 1 Z 505 v T.M. 45-9-3-2 ZONE.- RA > JULIA W. FIELDING 163 MONASTERY RIDGE RD. 'J STEPHENSON, VA 22656 T.M. 44-A-294 ZONE. RA182 TONNE WALLACE A17KEN 1�J11 315 POORHOUSE RD. WINCHESTER, VA 22603 250 0 250 500 SCAL .,1" = 250' i5 7 DATE: 09/27/2017 SCALE: 1" = 250' DESIGNED BY: KDP FILE NO. 2760B SHEET 2 OF 14 13-22 O aw W" � 0 1 Z w C) > 'J Q Q W W C) Z Z O Q W.�U 03 x � Q�a� W �r (d zOa�v Q w ~ O Q a �o w 0 DATE: 09/27/2017 SCALE: 1" = 250' DESIGNED BY: KDP FILE NO. 2760B SHEET 2 OF 14 13-22 LAND BAY BREAKDOWN NARRATIVE THE ACTUAL ACREAGE IDENTIFIED FOR EACH LAND BAY IS BASED ON THE BUBBLE DIAGRAM CALCULATED ON THE PROFFERED GENERALIZED DEVELOPMENT PLAN AND MAY FLUCTUATE WITHIN 5% OF THE TOTAL ACREAGE BASED ON FINAL SURVEY WORK. THE ABOVE TABLE REPRESENTS THE RANGES FOR THE REFERENCED HOUSING TYPES AS PROPOSED. THE FINAL MIX WILL NOT EXCEED THE 2,465 UNIT CAP, EXCLUSIVE OF THE AFFORDABLE HOUSING FOR THE ELDERLY (PROFFER SEC. 11) AND WILL BE COMPRISED OF HOUSE TYPE COMBINATIONS REPRESENTING A MIXTURE IDENTIFIED IN THE TABLE. THE MINIMUM AND MAXIMUM PERCENTAGES 1 ESTABLISHED APPLY TO THE GENERAL CATEGORIES OF SINGLE FAMILY, TOWNHOUSES, MULTIFAMILY AND ACTIVE ADULT UNITS AND ARE NOT INTENDED TO PERTAIN TO ANY ONE HOUSING TYPE IN THOSE CATEGORIES. THE HOUSING UNIT TYPE MAXIMUM PERCENTAGE FOR THE GENERAL CATEGORIES OF SINGLE FAMILY, TOWNHOUSE, MULTIFAMILY AND ACTIVE ADULT WILL NOT EXCEED THE PERCENTAGES IDENTIFIED IN THE TABLE AND WILL NOT EXCEED THE TOTAL UNIT CAP OF 2,465, EXCLUSIVE OF THE AFFORDABLE HOUSING FOR THE ELDERLY (PROFFER SEC. 11) BASED ON ANY COMBINATION. THE TOTAL COMMERCIAL AREA WILL BE A MINIMUM OF 4% OF THE GROSS SITE AREA OR 33 ACRES AND WILL BE LOCATED WITHIN LAND 0 BAYS III AND V. THE HIATT RUN CORRIDOR AND THE WETLANDS INTERMITTENT RAVINE CHANNEL ARE APPROXIMATELY 125 ACRES. THE REMAINING 113.5 ACRES OF REQUIRED OPEN SPACE WILL BE PROVIDED WITHIN LAND BAYS I, II, III AND IV. THE APPLICANT RESERVES THE RIGHT TO CONVERT MORE OF LAND BAY III TO ACTIVE ADULT OR AFFORDABLE HOUSING FOR THE ELDERLY. IN NO CASE SHALL THE PERCENTAGE OF ACTIVE ADULT OR AFFORDABLE HOUSING FOR THE ELDERLY EXCEED 53% OF THE TOTAL UNIT CAP OF 2,465, EXCLUSIVE OF THE AFFORDABLE HOUSING FOR THE ELDERLY (PROFFER SEC. 11). C h'pw IV i J i \ * Dedicated Section Boundaries and Right—of—ways / , /J r �W G / I c� I L Niq �,A�N G s LANDBAY ,111 woo 000 M4U01 c 0)9190 AT/ A0 f \ f` LANDBAY IV BAY; LANDBAY I / LANDBAY II BROOKFIELD STEPHENSON VILLAGE, LLC MASTER DEVELOPMENT PLAN AREA LANDBAY V LANDBAY IV LANDBAC �j / LAND BAY BREAKDOWN LAND BAY LAND USE ACREAGE % RANGE OF -7Z \\\ vm Living HOUSING UNIT TYPE MIN. MAX. b Hetwmn Dwelling e 9atbeck on Interior 9otback 1 ELEM. SCHOOL 20 Ac. ± NA NA 11 COMMUNITY PARK 24 Ac. ± NA NA (sq. 7t.) (Sq. Ft.) Arm (Sq. R/1f or Prlaate (6 baseball fields & 6 soccer fields) 111 MIXED RESIDENTIAL: 475 Ac. ± to Gernge Int Lim Hide Yerd / Interior Int pan Convenience Commercial/Daycare 7 Ac.± NA NA Speom SFD (Housing Unit Type 1,2,4,5 & RP District SFD ) 30 53 Townhouse (Housing Unit Type 6 & RP District Townhouses) 9trmt to llwelling 10 30 MULTIFAMILY: (Condominiums, Elderly Housing, Housing Unit from 7 30 Yerd Abutttag Type 3—Co(1age House & RP District Duplex, Yei. Multiplex, Atrium & Garden Apartment) CL IV ACTIVE ADULT: 126 Ac.f 30 53 Yard Satbedc / SFD (Housing Unit Type 1,2, & 5) Unt Townhouse) Side Ceraor lot (or OPen SPene Erteod Into Multifamily (Condominiums, Elderly Housing, Housing Unit, Type 3—Cottage House) COMMERCIAL CENTER 26 Ac. ± NA NA V Retail, Office & Public Service Satellite Facility) End Unt FrontYard SEE NOTES ADDRESSING ABOVE CHART IN PROFFER 3. USES, DENSITY & MIX OF HOUSING TYPES A. (2) (1-4) \ \ 1 -7Z \\\ vm Living ITag V Ilk YA , / Y Ill REZONING PROFFER "EXHIBIT E" MINIMUM DESIGN STANDARDS Unit Type Neme um It 1Hdth Avmege Lot Aren vm Int Arae vm Living vt 3etbeck I'Mm er Yard 9etbeok to b Hetwmn Dwelling e 9atbeck on Interior 9otback t Garage to Interior e 9etbnek to e 9atbeek Rear Porahea, eta a Acmnery namum ]kndtvg treat PerWng x N � ry O U (sq. 7t.) (Sq. Ft.) Arm (Sq. R/1f or Prlaate Setbnok D"Iting UnG Lot IA.. ode / to Gernge Int Lim Hide Yerd / Interior Int pan Yend /Heti etoopa, end Building liNght Speom Z Q _ hJ 9trmt to llwelling r�m Comblved Total 9tda from Comer Lot (or bled Side Yerd / Yerd Abutttag Btep 1(ay Yei. W CL 0 Dwelling C Yard Satbedc / Street / Unt Townhouse) Side Ceraor lot (or OPen SPene Erteod Into Heigh Driveway Corner Lot (or End ABey Yerd End Unt FrontYard �b O � W Unit Townhouee) z Townhouse) Side �, 0 0 o Q ca Side Yard Yard W ft 1 40' NA 4,000 1,400 Ie' M. NA 1o' 6 10 10 g0 9 10 6 10 16 e' 20' 86' 8 g Coenni� 47' N0 4,700 1,400 16, W. NA 10' 6'/16'/10' 20'/NA 3'/10' 6'/10' S'/S' 8' 20' so, 2 S Cottage 84' NA 31 1,400 16' W. NA m on Nov 0'/5'/10' NA/20' 0'/NA 6'/10' 6'/NA 8' NA S6' 2 Ato' tta Side 9'/NA/NA (30' from NA/NA NA/NA (8' 4 Court Yard NA S,S00 NA 2,000 10' NA 3' 10' rD^aeR to (1o' from S.� NA/NA (8' from from g• NA Property Common Ivtelior Lot Un.) Perimeter S6' 2 Lin.) ]kdvawey) Propartp live) 6 MenBeC Bli 22' NA 5,760 NA 10' (D' for the 6'/10'/10' (0' for Zero Lot Line 91d0 6'/10' (0' Zero Lot 5'/10- I FamHy SO' 16' NA Attached Option) with a Comna bid E0' 16 / Une or Attached M Lim or 10' / S' 12' 20' 36' 2 Total of IO) side) Attached gide) 20' (10' for Hoa 0' (25' from Non 12' for a 20' 6 MTow�own is' 1,500 1,800 NA Loaded �e 20' NO Attanbed Side Nen of End Unt O 0'l0' / / 20'/ 6' 0'/ 10' o'/io 6'5/, ' Satbael, 5' 20' S6' E Unto) W Any Mar fore 10' Home) 8etbanc EO' (10' for Non 0' (26' from Non lE' torn 20' 6 Tvwahome 18' 1,600 1,400 NA I�d6ed Gar 20' NA Attanbed Slee ifen Of End Urt 0'/0'/30' 80'/6' 0'/10' 0'/10' 6'/6' eethnak. 6' 20' m 2.m Unte) to Any Other fora 10' Home) 8etbnnk 20' (10 for Non 0' (28' from Non 12' for a 20' 6 Taw�ovee °h' > 1,700 1.600 NA oared. or Seer LoadoodG ago go. NA Attached Side Well o of VUn t 0'/0'/10' 80'/8' 0'/10' 0'/10' 6'/6• s 20' 38' 2.60 IkelteHome) to Ot or nk106 9etbeck tV SCALE: 1" = 400' Z BY. KDP FILE NO. iiiiFik SHEET 3 �a Z ri W UJ �_ x N � ry O U � '1.Cea cb 4, W �z k ti g Z Q _ W LU Lic. No. 32809 27- S�a"T Z91� 4y IQNAL•r+ DATE: 09/27/2017 SCALE: 1" = 400' DESIGNED BY. KDP FILE NO. z SHEET 3 �a 13-22 w �_ 4, g w Q _ �Q� > Qm�z W CL 0 zg=J �o z �b O � W z �, 0 0 o Q ca W ft ^^0 DATE: 09/27/2017 SCALE: 1" = 400' DESIGNED BY. KDP FILE NO. 2760B SHEET 3 OF 14 13-22 r ^ i N- OLD PROJECT TOTAL AREAS NOTE' \L\\/ \ t\ t r / , _ e• - •o "+ °, 76�ARMY CORPS OF ENGINEERS AND VDEO DEVELOPMENT AREA, 364.73 AC. 0.00 AC (APPROX) PERMITS ARE REOUIRED FOR WETLAND f J \ \ r — �\ \ ` /s / ✓ J f \ - — ® • • • — �, .. ! WETLANDS: 234 AC. (APPROX) \ ® _ \ r J ! I 1 \ \�, _ /� 1r_ • AND/OR POND DISTURBANCES. 5 STEEP SLOPES 0.91 AC. (APPRO) O DELINIATED WETLANDS AND PONDS LAKES AND PONDS o.66 ac. SHOWN HAVE RECEIVED JURISDICTIONAL , }t\ \� C n s t \\� �/ / I3 i / 1 / / ( l / / / J _ • ' • ` g t ®` ® 4J SINKHOLES NONE DETERMINATION FROM THE UNITED NATURAL STORMWATER NONE STATES ARMY CORPS OF ENGINEERS. : \ > •1 � y (( � ✓ -'r . ®. i / / /1 y � t } \ � } �-,J� 1 ( / ) / t 1 ( � l /I �- � 1} J/ o' / , /r / -` � \ 11 i / - �\ •v � DETENTION AREAS REFERENCE J.D. PROJECT Ik 04-84958, DATED JUNE 24, 2004. l l l l t �. �� 1 . . / / ® s•%/ 1 \ ) 1 I I I 1 1 f ( ! ! / f 1 f\ / l ! 1 — J \ • • o �. ' e � •, \ i r 11 / : / 1 I / 1 (1 I f ((, t / 5 .. J! J J J r If \ C t\I�/ � l;1 f 1J !1 11! ���/ J /� / /1�J�\I'�r ) /! A e•a0 o SYMBOLS LEGEND .�i(t t �'i-� iI'b�t J1 (}IfJi(/ / /r /� (\��//�/ 1. 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L® Q J1�Ji f I %=_ - ,Jl(I / j%� = �J)\\\\ \\\1',\\ J• /�%/moi u 1I �/, I! \• ® ((i> -- \���\�\� ` \ ) -° '/ `Jt �' \ ,- _�\ l � � �n,r� ,, ,rjr�� `- 300 0 300 / /./: �/a i _ ���\,r1)rd Aid'+, I —lam % 1 ! , : , ` tl \� io 1441,! t((f.� rr (• _ \\ �__ —/ //%)))�\\�)r,),iil)1\ _ / �`.� SCALE: 1" = 300' ci SCALE: 1" z w DESIGNED Z FILE NO. 2760B SHEET 4 W 13-22 W N� o 2 W ca �i LU v m 5yw Q �h Z •o V W > -a '5 � U AW SCALE: 1" �r DESIGNED BY: KDP FILE NO. 2760B SHEET 4 OF 14 13-22 �D >>a W w �i 0 •0 z" •o V > -a '5 zQ) -3 0 W W O W r2 O Z Z W +-) V) 50 NO W ' I ' 1 fJ 1 I-�-I r� W Lj W � a E — LZ 'd tO 00 W I-; (z Z w o CO a 0 O OF 2AND (/ '. (CEPLER a LIC. N0. 32809 0- 56,T -Z>7,-7 : ' T DATE: 09/27/2017 SCALE: 1" = 300 DESIGNED BY: KDP FILE NO. 2760B SHEET 4 OF 14 13-22 �D >>a W w �i •0 z" V > -a -3 W W O W r2 O Z Z W +-) V) U NO W ' I ' 1 fJ 1 I-�-I r� W Lj W E — LZ 'd tO 00 W I-; (z Z w o CO C) O DATE: 09/27/2017 SCALE: 1" = 300 DESIGNED BY: KDP FILE NO. 2760B SHEET 4 OF 14 13-22 T.M. 44-A-29 I � z T.M. 44 -A -138A / FUTURE SCHOOL SITE \ \\,\ �wSNOWDEN BRIDGE PUBLIC+� -._,.CID % w \ \ \ P ZOOS OPE AREA EXISTING SNOWDEN\SH.8 , \ The Applicant shall provide access to the BRIDGE BOULEVARD \ public park for residents of Snowden Bridge.�t `\ W DEDICATED R/W / Acess shall be provided from a local u+t W o neighborhood street at a point reasonably , acceptable to Frederick County Parks and �r a N T.M. 44-A-292 Recreation. Exact location and design shall be , ° e " x T.M. 44-A-31Zapproved at the time of Site Development - o 44 f Plan approval. 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C 11A ftPAN �\ \� MDP it , - p11 j `iq THP REVISION ( TH/MP ate-' T.M. 44 -A -31A 132EAC'�-_ ,r�@ SFD � t---_. �@ / � Prs C CARNAGEPTS `moi s J ��� V Tii/11� ct°►i�,vsor� ;' � � Q S i� .®� \� w DENOTES BROKFIELD A / Q W v STEPHENSON VILLAGE LLC EXISTING SNOWDEN ', �+'/ f G PROJECT AREA BRIDGE BOULEVARD . � _ DEDICATED R/W @��@� CARRIAGE 00 !@} �� \ �W Q Q DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM PTS �� HOUSE , rr 6' TRAIL STONE DUST or WOOD CHIP PEDESTRIAN TRAIL DETAIL NM NOTE: PEDESTRIAN TRAIL SYSTEM IS TO BE MAINTAINED PRIVATELY BY THE STEPHENSON VILLAGE HOME OWNERS ASSOCIATION. THE SELECTION OF TRAIL MATERIAL IS AT THE DISCRETION OF THE APPLICANT PROVIDED THEY ARE NOT PART OF THE SIDEWALK SYSTEM WITHIN THE PUBLIC RIGHT-OF-WAY. THE APPLICANT MAY BE PERMITTED TO CONSTRUCT THE PRIVATE PEDESTRIAN TRAIL SYSTEM USING ASPHALT OR CONCRETE, IF DESIRED. OVERALL SNOWDEN BRIDGE PROJECT AGGREGATE TABLE ITEM OVERALL PROJECT AREA THRESHOLD BROOKFIELD STEPHENSON VILLAGE, LLC PROPERTY TOTALS RESIDENTAL 2,465 MAX. UNITS 1233 MAX. UNITS 50.0% SFD 30% MIN - 53% MAX (739 - 1306) Units 750-900 UNITS 30.4%-36.5% TH 10% MIN - 30% MAX (246 - 739) Units 123-370 UNITS 5.0%-15.0% MF MIN 30% MAX 72 - 7 39) Units (1 7 (1 86-370 UNITS 3.5%-15.0% RECREATIONAL 2465/30 = 82.2 UNITS -T1234/3PROPOSED = UNITS PROPOSED 95.45.4 UNITS 116.1% OPEN SPACE 239.6 ACRES 1 100.7 ACRES 42.0% �, `1 1 �/C ` ` f. T i4• A_318 \ .�T M. 45-9-3-2 NzZNrn UO sFD SFO/OgftA�CARRIAGE tic HOUSE 'Z, Wto 010 T.M. 45-9-3-1 O a Q 0 (s, 00 0;z THAAP100' WETLANDS T.M. 44 -A -31A G TH/� 'k r ' ,e� INTERMITTENT / rJ r ---w NON-DunsANCE BUFFER RAVINE CHANNEL i3 E c� BUFFER p �\ GA TH/M' T.M. 44-A-294 \\ LW -AR PARK TRAL (20EA8Eb6dT) T.M. 44 -A -294A �_ PRIP DATE: 09/27/2017 / TRAIL SYS BA 20' LrFAR PAW TRAIL (W EASEEO» LINEAR TRAIL PARK EASEMENT SCALE: 1" = 250' NOTE: LINEAR TRAIL PARK EASEMENT IS TO 250 0 250 500 DESIGNED BY: KDP \ BE TWENTY FEET WIDE. THE TRAIL HATTRUN _—_ ` IS TO BE SDC FEET WIDE, I - B' TRAIL SCALE: 1" = 250' FILE N0. 2760B CONSTRUCTED OF ASPHALT OR ASPHALT OR CONCRETE CONCRETE AND BE LOCATED TO THE SHEET 6 OF 14 NORTH OF HIATT RUN AS DEPICTED LINEAR PARK TRAIL DETAIL 13-22 ON THIS SHEET. M 3'•1 SLppE STANDAR] * eTnFWAT1 10' (MIN W/SW) 5' (W/O SW) MIN. t / 10.5' 40' RW (30' MIN) 24' (20' MIN.) LIMITS OF BITUMINOUS SURFACE BITUMINOUS CONCRETE CL STANDARD VDOT CURB 1 4":1' 1/4":1' SUBBASE BASE COURSE 1' 1 LIMITS OF SUBBASE 1' 5' . 4.5' 2' MIN. MIN. MIN. ,3 StippE STANDARD SIDEWALK 1' R/W stippE 3•.1 STANDARL SIDEWALK 10.5' MIN) 5' 4.5' 2' MIN. MIN. 10' (MIN W/SW) 5' (W/O SW) 5' 1' MIN. MIN. SyppE '3-N 1/2 1 1/4„.1, 7�\ GRASS'ItSTANDARD II BUFFER SIDEWALK TYPICAL ROAD SECTION * SIDEWALK TO BE PROVIDED ALONG A PRIVATE STREET MINIMUM OF ONE SIDE OF PRIVATE C NTS I STREETS 50' RW (45' MIN) 29' (24' MIN) LIMITS OF BITUMINOUS SURFACE BITUMINOUS CONCRETE q, STANDARD CG -6 1 /4":1' 1 1/4"A' SUBBASE) '—BASE COUR LIMITS OF SUBBASE TYPICAL ROAD SECTION PUBLIC STREET CLASS II 0-2,000 AADT NTS R/W 2' 4.5' 5' V MIN. MIN. MIN. $LppE 1' 1 4":1' 3'1 GRASS STANDARD BUFFER SIDEWALK �Jc * LOCAL STREETS HAVING ONE POINT OF ACCESS AND AN ADT GREATER THAN 400 VPD MUST BE CONSTRUCTED AS A CLASS III ROADWAY. 57' RW (50' MIN) 36' (26' MIN) 10.5' LIMITS OF BITUMINOUS SURFACE 2' 4.5' 5' V MIN. MIN. MIN. BITUMINOUS CONCRETESTANDARD CG -6 I 31 5}OYF 1/4,,.1, 1/2"A' 1/4 .1 GRASS STANDARD SUBBASE BASE COURSE BUFFER SIDEWALK 1' LIMITS OF SUBBASE TYPICAL ROAD SECTION PUBLIC STREET *STREETS WITH VOLUMES OVER 4000 VPD CLASS III MUST BE DESIGNED ACCORDING TO THE 2,001 -NTS AADT* * * VDOT ROAD DESIGN MANUAL. R/W EASEMENT VARAIABLE RW 104' RW (MIN. R/W 2' R/W VARIABLE 29' VARIABLE 11' VARIABLE 31' 20' MIN. 31' EP 11' LIMITS OF MEDIAN LIMITS OF ATTIC WAY 1' LIMITS OF MEDIAN LIMITS OF BITUMINOUS SURFACE e' 6' 5' 1' MIN. 1' 5' . 5' 2' BITUMINOUS SURFACE BITUMINOUS SURFACE 2' 5' 5' 1' MIN. MIN. MIN. 4RETE BITUMINOUS CI. STANDARD CG -2 MIN. MIN. MIN. 1�4 A BATIK LANE STANDARD CG -2 CONCRETESTANDARD CG -6 4 BLACKFORD DRIVE 2' SHOULDER 1 SSOP 3. PAVED SHOULDER 1/2"A < 1/4"A' I� I I —III 1 II III 1/4,,.1, CACTUSLOOP �1 StipPV, III�11 .{.n<•......., � .; ,. :fit' •_ak:. ;.:. .,,,.�.a ...: ^e.... -y. II ..:^:. .. p..,_:V ,,.:..*>_:: ..-.;:. ,.: „ p CENTENNIAL DRIVE DITCH I SUBBASE hill R/W =III=1 I I ll1=—I I= I =III III—I I=I III= I= I=LI=LLI=III=J1= I I= _— 1, BICYLE I~ GRASS STANDARD STANDARD SIDEWALK TRAIL/ �-- SUBBASE BASE COURSE BICYLE 1' -- — BUFFER SIDEWALK Z a 1' BICYLE ALLEY DRESDEN COURT ENTRANCE BICYLE 1' TRAIL/ CLASS IANE LIMITS OF SUBBASE LANE SIDEWALK "TYPICAL BIFURCATION SECTION" NTS TYPICAL ROAD SECTION II PUBLIC STREET FARMHOUSE COURT PAD CUL-DE-SAC TO END MAJOR COLLECTOR ROAD **BETWEEN OLD CHARLES TOWN PUBLIC STREET SAWTOOTH TO ARROW CROWN FIESTA DRIVE CLASS IV NORTHERN ENTRANCE INTO STEPHENSON VILLAGE FLYFOOT DRIVE II MAJOR COLLECTOR ROAD FRIENDSHIP WAY PAD W GARRET COURT II CLASS IV PAD Or GRISTMILL COURT II HALO COURT NTS HOURGLASS COURT 11 R/W EASEMENT VARAIABLE RW 12' R/W 2' SIGN VARIABLE 29' VARIABLE 29' VARIABLE ARROW CROWN COURT EP FROM FIESTA TO CENTINNIAL LIMITS OF MEDIAN LIMITS OF ATTIC WAY 1' 5' . 6' 8' BITUMINOUS SURFACE BITUMINOUS SURFACE e' 6' 5' 1' MIN. MIN. SHLDR PAVED SHOULDER Cf SHLDR MIN. MIN. PAD BITUMINOUS BARREL WAY W Z 3.1 4RETE II ONE WAY BASKETWEAVE DRIVE SLpAE 1�4 A BATIK LANE STANDARD CG -2 < BLACKFORD DRIVE 2' SHOULDER �EP PAVED SHOULDER I < 11 IJ= -III- —III 1 II III 4 CACTUSLOOP W III�11 =4 I�I 1/4":1, p CENTENNIAL DRIVE DITCH I SUBBASE hill R/W 3'1 PEDESTRIAN 1, BICYLE I~ I� _ 4.1 SLI=III_ =III= — _ :- �Lpp E TRAIL/ LANE CG -6 — j SIGN SIDEWALK Z a BASE COURSE DITCH PEDESTRIAN ALLEY DRESDEN COURT ENTRANCE BICYLE 1' TRAIL/ CLASS LIMITS OF SUBBASE ISE SIDEWALK "TYPICAL BIFURCATION SECTION" NTS FARMHOUSE COURT II PUBLIC STREET FARMHOUSE COURT PAD CUL-DE-SAC TO END MAJOR COLLECTOR ROAD **BETWEEN OLD CHARLES TOWN ROAD AND THE SAWTOOTH TO ARROW CROWN FIESTA DRIVE CLASS IV NORTHERN ENTRANCE INTO STEPHENSON VILLAGE FLYFOOT DRIVE II NTS FRIENDSHIP WAY PAD n /TAT TYPICAL CUL—DE—SAC WITH RAISED LANDSCAPE ISLAND NTS i R "NO PARKING" EASEMENT 2' 1 12' EG 2' SHOULDER 2' SIGN LIMITS OF BITUMINOUS SURFACE ARGYLE COURT PAD BITUMINOUS CONCRETE ARROW CROWN COURT EP FROM FIESTA TO CENTINNIAL ARROW CROWN COURT 1 ICENTENNIAL TO END ATTIC WAY 0) W xo z o� BAILY WAY SUBBASE RASE COURSE 1 1 LIMITS OF SUBBASE < BALKAN COURT D < BALLARAT LANE PAD < BARREL WAY W Z < BARRISTER STREET II ONE WAY BASKETWEAVE DRIVE �Q > W < BATIK LANE PAD < BLACKFORD DRIVE 2' SHOULDER �EP BRASSTOWN LOOP I < EG ** II (14� CACTUSLOOP W CENITFOUR COURT II p CENTENNIAL DRIVE II �w R/W II STD. COMPASS LANE PAD "NO PARKING" C.J•� CG -6 j SIGN DEWEY WAY Z a TYPICAL RPADCROFTON ALLEY DRESDEN COURT ENTRANCE DUTCHMAN COURT CLASS V ELLISON LANE FADING STAR COURT I NTS FARMHOUSE COURT II NORTHUMBERLAND TO CUL-DE-SAC n /IAT TYPICAL CUL—DE—SAC WITHOUT RAISED LANDSCAPE ISLAND NTS 16' INGRESS/EGRESS EASEMENT 2' 1 12' NOTES 2' PAD LIMITS OF BITUMINOUS SURFACE ARGYLE COURT PAD BITUMINOUS CONCRETE ARROW CROWN COURT II FROM FIESTA TO CENTINNIAL ARROW CROWN COURT 1 ICENTENNIAL TO END ATTIC WAY PAD BAILY WAY SUBBASE RASE COURSE 1 1 LIMITS OF SUBBASE < P/L P/L 20' EASEMENT 18' PAVEMENT 1/4":1' L 1/4":1' BASE COURS TYPICAL PRIVATE ACCESS DRIVEWAYS (PAD) NTS TYPICAL ALLEY SECTION CLASS V NTS 0 4 1 *STREETS WITH C/L RADIUS LESS THAN 200' SHALL BE POSTED WITH 20 MPH ADVISORY SPEED LIMIT AS DIRECTED BY VDOT. 1 * * LOCAL STREETS HAVING ONE 1 POINT OF ACCESS AND AN 1 ADT GREATER THAN 400 VPD MUST BE CONSTRUCTED AS A CLASS III ROADWAY. 1 1 *STREETS WITH VOLUMES OVE 4000 VPD MUST BE DESIGNS ACCORDING TO THE VDOT 1 ROAD DESIGN MANUAL. R/W R/W 20' COMMON AREA CONCRETE CL 1 4":1' 1/4":1' BASE UUUltbE YPICAL COURTYARD CLUSTER COMMON DRIVEWAY NTS R/W R/W Z(xU a ®� 0 4.88 TYPICAL PLANTING DETAIL NOTE: A MINIMUM 6' HIGH SCREEN WILL BE PROVIDED UTILIZATING ANY COMBINATION OF EITHER A SHRUB HEDGE, FENCE, WALL, MOUND OR BERM. _"-T MINIMUM --_-- % 40 M114imum 7 ** NOTE: ROAD EFFICIENCY BUFFER MAY BE REDUCED TO A MINIMUM NOTE: For illustrative purposes only OF 25' PER MODIFICATION #7 OF PROFFER STATEMENT. ALL SCREENING AND LANDSCAPING SHALL MEET MINIMUM ZONING ORDINANCE REQUIREMENTS. tT WNKPLER 9 Li C. N0. 32809 r: TONAL Cs ROAD CLASSIFICATIONS ROAD NAME CLASS NOTES ALAMO PLACE PAD a91 ARGYLE COURT PAD { ARROW CROWN COURT II FROM FIESTA TO CENTINNIAL ARROW CROWN COURT 1 ICENTENNIAL TO END ATTIC WAY PAD BAILY WAY II < BALKAN COURT 11 < BALLARAT LANE PAD < BARREL WAY PAD < BARRISTER STREET II < BASKETWEAVE DRIVE II < BATIK LANE PAD < BLACKFORD DRIVE II < BRASSTOWN LOOP I < BUCCANEER COURT ** II CACTUSLOOP W CENITFOUR COURT II CENTENNIAL DRIVE II �w CHURNDASH WAY II COMPASS LANE PAD �R CORONATION COURT C.J•� COURT z DEWEY WAY Z a DOMINO COURT RPADCROFTON DRESDEN COURT DUTCHMAN COURT ELLISON LANE FADING STAR COURT I FARMHOUSE COURT II NORTHUMBERLAND TO CUL-DE-SAC FARMHOUSE COURT PAD CUL-DE-SAC TO END FIESTA DRIVE II SAWTOOTH TO ARROW CROWN FIESTA DRIVE PAD ARROW CROWN TO END FLYFOOT DRIVE II FRIENDSHIP WAY PAD W GARRET COURT II GRETCHEN COURT PAD Or GRISTMILL COURT II HALO COURT I HOURGLASS COURT 11 INTERLACE DRIVE II JEWEL BOX COURT II JITTERBUG WAY i KEARSARGE COURT PAD I LANTERN STREET I LATTICE DRIVE 11 GRASS BUFFER LEAVENWORTH COURT II U) I LINDY LANE PAD MANILLA PLACE PAD MOSAIC COURT II NORLAND KNOLL DRIVE II NORTHUMBERLAND DRIVE III SB BLVD TO SPLENDOR GARDEN NORTHUMBERLAND DRIVE ** II *SPLENDOR GARDEN TO CHURNDASH NOTIONS COURT PAD PARKLAND DRIVE III SB BLVD TO SHOEFLY PARKLAND DRIVE II SHOEFLY TO CUL-DE-SAC PATCHWORK DRIVE II NORTHUMBERLAND TO FADING STAR PATCHWORK DRIVE I FADING STAR TO END PATRIOT COURT II SEESAW TO SHOEFLY PATRIOT COURT PAD SHOEFLY TO INTERLACE PINTANGLE COURT PAD PINWHEEL COURT II POINSETTIA WAY PRARIE PLACE PAD PRICKLY PEAR PLACE I REDCORT LANE II ROOFTOP COURT II ROSEBUD COURT 1 ROTUNDA DRIVE SANTE FE COURT I SAWTOOTH DRIVE III SEESAW LANE PAD SETTING SUN COURT II SNOWDEN BRIDGE BOULEVARD IV MAJOR COLLECTOR ROAD SPANGLER DRIVE III SPLENDOUR GARDEN WAY I STARBURST STREET II STARRY WAY DRIVE TEMPERANCE LANE 1 11 TEMPLE COURT PAD THORNY CROWN LANE PAD VALISE WAY II WADING DUCK WAY PAD STREET NAME SUFFIX HAS BEEN CHAN D tT WNKPLER 9 Li C. N0. 32809 r: TONAL Cs PLANT TYPE PLANT UNITS d Z ;..20 Z EVERGREEN TREE 5 w ORNAMENTAL TREE ROAD NAMES CLASSIFIED AS CLASS I OR II MAY BE DEVELOPED AS PUBLIC OR PRIVATE STREETS SHRUB a 65 Q W 89® LU g® H O W C� ® ® ® � m W N� u Z y O °o O y u 3 DESIGN STANDARDS FOR RESIDENTIAL AND z '^LU W USE SUBDIVISION STREETS (GS-SSAR). mW �w cj)� tT WNKPLER 9 Li C. N0. 32809 r: TONAL Cs 'd PLANT TYPE PLANT UNITS 4- Z ;..20 EVERGREEN TREE 5 ORNAMENTAL TREE ROAD NAMES CLASSIFIED AS CLASS I OR II MAY BE DEVELOPED AS PUBLIC OR PRIVATE STREETS SHRUB a 65 Q N 89® a g® H O W C� ® ® ® THE PROPOSED SUBDIVISION STREETS PER THIS MDP WILL BE DESIGNED PER THE VDOT u Z 0 °o O m u SUBDIVISION STREET REQUIREMENTS GEOMETRIC DESIGN STANDARDS FOR RESIDENTIAL AND MIXED '^LU USE SUBDIVISION STREETS (GS-SSAR). mW �w cj)� O �l �R I C.J•� O z Z a an d > a0 wa �M P:; W Z z W Z Or Z o bo O L) w x W w a bo �� SIDEWALK O E-4 GRASS BUFFER CC CC U) � N 'd PLANT TYPE PLANT UNITS 4- Z ;..20 EVERGREEN TREE 5 ORNAMENTAL TREE ROAD NAMES CLASSIFIED AS CLASS I OR II MAY BE DEVELOPED AS PUBLIC OR PRIVATE STREETS SHRUB O 65 Q N 89® WHICH WILL BE DETERMINED DURING SUBDIVISION DESIGN PLAN PROCESS. g® H O W ® ® ® ® THE PROPOSED SUBDIVISION STREETS PER THIS MDP WILL BE DESIGNED PER THE VDOT u Z 0 °o O m u SUBDIVISION STREET REQUIREMENTS GEOMETRIC DESIGN STANDARDS FOR RESIDENTIAL AND MIXED '^LU USE SUBDIVISION STREETS (GS-SSAR). uJ cj)� O O O 40'TYP. ,o Az to 10 0 r wa R/W R/W Q SIDEWALK O GRASS BUFFER rL RAISED LANDSCAPED ME➢IAN CL DATE: 09/27/2017 PLANTING SCHEDULE SYMBOL PLANT TYPE PLANT UNITS 4- SHADE TREE 10 EVERGREEN TREE 5 ORNAMENTAL TREE 5 SHRUB 2 11U = TOTAL PLANT UNITS PER 40' GRASS BUFFER SIDEWALK R/W R/W NOTE. REQUIRED LANDSCAPING TREES AND SHRUBS SHALL HE PLANTED IN CLUSTERS AT AN EQUIVALENT RATE OF TEN PLANT UNITS PER 40 LINEAR MAJOR COLLECTOR ROAD FEET OF COLLECTOR STREET ROADWAY FRONTAGE NTS SCALE: N/A DESIGNED BY: KDP FILE NO. 2760B SHEET 7 OF 14 13-22 ® 89® ® g® )A awe ® ® ® ® ® w °0 40' TYP, °o io m u Ao Ao x NOTE. REQUIRED LANDSCAPING TREES AND SHRUBS SHALL HE PLANTED IN CLUSTERS AT AN EQUIVALENT RATE OF TEN PLANT UNITS PER 40 LINEAR MAJOR COLLECTOR ROAD FEET OF COLLECTOR STREET ROADWAY FRONTAGE NTS SCALE: N/A DESIGNED BY: KDP FILE NO. 2760B SHEET 7 OF 14 13-22 C5 T.M. j4-AA3pALu T. M.ZZ Y.M. 44-A-�1 / / r I l \ . o e \ \ \ \ \ \ \ \ \\ / / // / / e l ( �, W W Lu cs 41 \\ ��� +�\__... 3 w, I I C \ M� ` °\ � ► I \ } \ hLL�L�LLL�.�IP s s '� LUL LLLL� LLLLLLLLL L LL L�,LLLLLL\,LLLL1 O�/ LLL L-LLL-LLLL LLL / LJ `J�L.A \ / ' �``� ;� I f �LLr'LLLLLLLLL LL� LL LLs v ►I �• !1 L �LLLLLLLLLL L! LL L Li \� \\ �� / ( s\ $ w� , �q $�►� ` \} \\\ L \\ \�,\`\\�. /--'d (!//! �l i I ( .J t -� `\ 0 �- A: ` LLLLLLLL�L_L `L,LL\t-LL}LL \ �, ,. "C \ } I _/� I-�LLLLLLL LE— LLL\L\L L' LL c�G \ ,L \ \q\� LLLLLlLLLLLLL L \ LL s �= ��<� LLL��LL_LLLL L� LLLL��L LLLI�LL�L�� LLL LLLL LLL \ L L L L LV�L�L Ll ! L `\ `, \ \ �b r } I} 11 I r 1 + 00 g w h \ I I 1 I I\ \ \ e �► / ` [-LLLLLLL L—LL—L✓l�'I`_,, ,, v�` to LLL o I \\\\`\ \ \\ \ \\ \ / ` \ `qS' q \\ �� y� '� 1 � �. / \ \ i ii►Iliil 1 I r { \\ \ \ Y, � iM. �4 A131 L �! \\\\\\. 3 L.L I I }11111\\�\� \\ \\ } \ \I ] "\ \ U AN L, PLER 9 Lic. No. 32809 SIDNAI vvAvvvv v s O>>C w / tJ� (ALL 1 \ \\ \ / > I \ \ \\ -\_ a ! r I 1— \ I , IE � Z 4-D L a m w o mg g \-'E, }x I �1 }' I° ` \ ) \ 1 — L 1 { L\ L / — W ru a `� 4 L li L L \LL\� �— I I a ` \ \ \ , \ \ \, `� ' / L► 1LILL / , / , — �, \ \ \ \ \ \\ \ -1 \ \ \ 4 NOTE: \ c \ \\\\\`\ \ - ` `\-_ t / } ail ALL PRIVATE ACCESS DRIVES (PAD) \ \ \\ 3 "� \ `' �\ \ I ,I ( \ l - \ _ \ \\ \ \ ) -- ` \ ( Ll \\ \ \ 1 ! 1 \ I �n W GREATER THAN 150' IN LENGTH SHALL \ \ .y \ \ \ \ \ \ x 1 f \ \ " \ \ \ \ \ vJ PROVIDE ADEQUATE TURNAROUND�' I PROVISIONS FOR FIRE AND RESCUE \___ APPARATUS AND SHALL MEET MINIMUM \ \ \ \\ \` \ \\ �''i' \\ \i \\ \ \ L \ \\� y_ 3 L L! 7 1 1 }\ \ \ INTERNATIONAL FIRE CODE REQUIREMENTS. \� '-_' ism '�4., \ \�\\ \\ \ \ \ \ \ x. S.+f�„'`"' •• i / i -t , t'-) ! '. 7 \\\ \ \ } 114\ \ ``(\ \ \ `w SEE SHEET 6 FOR RESIDENTIAL DESIGN LOCATION. lax DATE: 09/27/2017 PTS DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM r r l/, '® \ \ I �,\. 1 \ �, 1�\ J { \ _ ��q �.� SCALE: 1" = 100' DESIGNED BY: KDP —LLL HATCHED AREA DENOTES PROVIDED OPEN SPACE 100 0 100 200 FILE NO. 2760B L LL AND DAY CARE AREA (MIN. 1.2 AC) SHEET 8 OF 14 SCALE: 1" = 100' 13-22 SEE SHEET 6 FOR RESIDENTIAL DESIGN LOCATION. PTS � DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM _LLL HATCHED AREA DENOTES PROVIDED OPEN SPACE NOTE: ALL PRIVATE ACCESS DRIVES (PAD) GREATER THAN 1501' IN LENGTH SHALL PROVIDE ADEQUATE TURNAROUND PROVISIONS FOR FIRE AND RESCUE APPARATUS AND SHALL MEET MINIMUM INTERNATIONAL FIRE CODE REQUIREMENTS. AVA LLL o -- - LL 92 jj Cs f fa qD a - 44 —A°31 =� i Ilk u a co °\ ,\ ®o\ `, `, !•" q �, �, N, 1 L._ LLL LLQ >,�`�——�.. y I t a / LL L �\ f t /0 a LL LLL �� >O—_� r� w t `� ti LLQ as 1 LLM L \LL /I i L t \ N" AL L4 LL L 44 Av i co 40, sem' \' 4 r P o { 10_ t } , pr a 41 f / \C7 IN,` J .c , > > 4 u LLLL "I'lob_W'Z- �! ''\ r,, •,,'' gym... ,. ':_ ,% v► a a q .,ops `\ \ N 1 9 LO W 44 l f a \ Ti . 44 — A — 2 T.M. 44— —31 A •— f / ! , o ./ e `..a, o P I f i f P � � ! I i I 1 i g J° ,. � � � _:� .� f. .. ,.."°'• ~ � �t 100 0 100 200 SCALE: 1" 100' V let Z rrrrr�r W Lu N N v W rz,'k Q W W W Z H RAt�Y L. 1(PLER L9C. NO.32809 , k�tQNAL let 4 w� VVV IL W Z ^f-� M m 'S ° w I � I . ■� � z z t-4� o , a o rZ v, O oc � 0 W co ~ p 0 H RAt�Y L. 1(PLER L9C. NO.32809 , k�tQNAL 1 DATE: 09/27/2017 1 SCALE: - 1" = 100° DESIGNED BY: KDP FILE NO. 2760B SHEET 9 OF -14 13-22 4 w� VVV IL W Z ^f-� M m Z ° w I � I . ■� � z t-4� 0<w�w a o rZ v, O oc � 1 DATE: 09/27/2017 1 SCALE: - 1" = 100° DESIGNED BY: KDP FILE NO. 2760B SHEET 9 OF -14 13-22 ! -, �- �,� ..�' ' e,` \` ✓ j M —A -T292 `� \� % -- w��7Q \ SEE SHEET 6 FOR RESIDENTIAL '' ". \ - .- -�"- 1 1 I '� ✓ ,✓ ✓ _- { r SNOWDEN BFUM PUBUC DESIGN LOCATION, °-�. �,,. � -d., „� >.- ,,• ✓ � ..� � � l ✓� ?,� •4� ! PARK ASS ZONE AREA °�_ r `' / g' ! 1� / �°� The Applicant shall provide access to the / „ •\ �1 0 ` j i / i'� \ / public park for residents of Snowden Bridge, PTS DENOTES PRIVATE Acess shall be provided from a local PEDESTRIAN TRAIL SYSTEM ! ►'C ..,� { / j �,• \ S neighborhood street at a paint reasonably acceptable to Frederick County Parks and r� l'Recreation. Exact location and design shall be �`" " ` roved at the time of Site Development a eq pp P s Plan approval. HATCHED AREA DENOTES PROVIDED OPEN SPACE of 'N 'N /I J N IN'� 4 i ! ..� �--~' NOTE: ALL PRIVATE ACCESS DRIVES \ I Lam' �. y 4 r 1 \! !`! '► . * \ �, ! (PAD) GREATER THAN 150' IN LENGTH SHALL PROVIDE Aleti ADEQUATE TURNAROUND ► 1 .- ! ! PROVISIONS FOR FIRE AND $, �, `�"i > �,� �-� -' 1 RESCUE APPARATUS AND SHALL IN, MEET MINIMUM INTERNATIONAL 'K,- // MM ` �, ,! a., �� ,� \\ %►;> �T �,- 1`; 3 — - } ~, ,- FIRE CODE REQUIREMENTS. � OL �- ,s +' y ./C . ® /� [�_r %� ;� ! ! \ 'i�jr ! ! \ tom-- s -`- ` -� ` 'o,AAF of \� �y ®_. � •� 1 ��e/r� � ,�! °•' y � � � 1 iF ``_� l��C°' T��.�/�---- - ..�� .� ✓. �"` � ✓ .,..� .-_.,. � �� " � . � \... \ °N.CAij� � ! °`' � \., -`�- ..,,o ,,`° � r` \ �' �-- ✓ I `� -�... M � °"� y% 1 W-71 le ! \ j Dig Y ate` q of U-7 All ! /' O 4 � ..�. 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" „ i I . `" \�" a.. y { 'O '.®` '! ! ! •"t..y !. , `•"`. ' I '" % d 1 , t l \ 4 i ! �� Xl ' -N. — �' `, f d' .s' ' J ! '7� d °*.�' 1` ♦ `_ ' r/ i .' r ''- ✓ / n f 4 l NOTE: 100 0 100 200 ��.,_ ALL PRIVATE ACCESS DRIVES (PAD) GREATER THAN 150' IN LENGTH PTS DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM _LLL HATCHED AREA DENOTES PROVIDED OPEN SPACE SHALL PROVIDE ADEQUATE TURNAROUND PROVISIONS FOR FIRE AND RESCUE APPARATUS AND SHALL MEET MINIMUM INTERNATI©NAL SCALE: 1 100' " SEE SHEET 6 FOR RESIDENTIAL DESIGN LOCATION. FIRE CODE REQUIREMENTS. V It z w LL W w L� U rrr� 3 co 2C V L� .;;> ? Apm•Y a a.[-� q LL Lu Lu W , KX4LPLEi Lic. No 32809 It LL w U r� pi V j'4 .;;> a.[-� q LL t� W , z aw, u ru ❑E-_ Z 0 rz, O Zr '� a v) C() i �Q f4 a 0 0 r - W w" Ei 0. 00 Q � H Q KX4LPLEi Lic. No 32809 DATE: 09/27%2017 SCALE: • 1" = 100' DESIGNED BY. 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N1 °°`, a \ .'" �` N' ,� 1 � ate;. � ` � � � �♦ ♦a, a a '� \ �, \ '� �e oma. - �: -� �, \'� \ \ \ . a ._..,. - .,..,. -' `_ ..- ,. .-� � k ♦ � °. e�.e e \ e 1 �., ` ae '' ! .• / l f k `sw \ 0 N J NOTE: 100 0 100 200 PTS — DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM ALL PRIVATE ACCESS DRIVES (PAD) GREATER THAN 150' IN LENGTH —LLL L HATCHED AREA DENOTES PROVIDED OPEN SPACE SHALL PROVIDE ADEQUATE TURNAROUND PROVISIONS FOR FIRE AND _ L SCALE' � } _ � 00' SEE SHEET 6 FOR RESIDENTIAL DESIGN LOCATION. RESCUE APPARATUS AND SHALL MEET MINIMUM INTERNATIONAL CODE REQUIREMENTS. Ci Lu Lu3 Z W W www 0 Z 0 0 Fq Q � 0 RANDT L. K PLER Lic. No. 32809 jaNAL wLL w 0 z IL i] LAJ o �, w 0� z .i w .� WWW cu Q C) 44 � 0 co 0 Z~ 0 W �J DATE: 09/27/2017 SCALE: - 1" = 100' DESIGNED BY: KDP FILE NO. 2760E SHEET 13 OF -14 13-22 PROFFER STATEMENT SUM IARY STEPHENSON VILLAGE RESIDENTIAL PLANNED COMMUNITY Property: 794.6+1- Acres Tax Map Nos. 44 -((A)) -31A, 44-((A))-292, 44-((A))-293, and A Portion of Tax Parcel 44-((A))-31 Stonewall Managerial District, Frederick County, Virginia 1. CONLMUNITY DESIGN MODIFICATION DOCUMENT: A. Allows R4 District B. Generalized Development Plan * The Applicant has proffered a Community Design Modification Document that is attached and incorporated by reference herein as Exhibit F. * The Frederick County Board of Supervisors agrees without need of any further Board of Supervisors or Planning Department approval to any modifications for any matter which has been previously agreed to and therefore approved by Frederick County. 2. PHASING PLAN: A. Additional Proffer Payment * s ff for each student that exceed. Frederick County may assess the Applicant to effectively double school. related pro ers o a cumulative yearly total increase of 60 students per year B. Limitations on Permits * The phasing allowed quantities shall be limited to 8% per year on a cumulative yearly basis beginning with the date of approval of this rezoning based on the following formula: * (2,465-800 to 1,300 range of age restricted units) x 9%+ unused permits from prior year(s) � maximum non -age restricted permits for current year * Any units not used in a given year shall be carried forward. 3. USES, DENSITY AND NUX OF HOLiSING T iTE: A. The applicant shall develop a mix of housing unit types to include those single-family detached, townhouse, and multifamily housing unit types described in the Land Bay Breakdown Table in Section 3A(2) and further described in Section 21 of this proffer statement. B. All Dedications and Conveyances of land for public use and/or for the use of the development shall be credited for density calculations. C• There shall be a unit cap of 2,465, exclusive of the affordable housing for the elderly (Section 11) on the subject property. D. All land uses within the B-3 District and the M-1 district shall be prohibited, unless otherwise permitted in the RP District, the B-1 District or the 13-2 District. In no case shall truck stops be permitted within Stephenson Village 4. CAPITAL FACILITY IMPACTS: A. The Frederick County Capital Facilities Fiscal Impact Model results demonstrate a fiscal impact to capital facilities in the amount of 55,327 per residential unit * The Applicant will pay 100% of these impacts through monetary contributions and land donations to Frederick County, unless otherwise specified by the proffer. * The parties agree that the values used for the land donations, of $30,004 per acre, are appropriate and acceptable. Monetary contributions shall be paid at the time of building permit Issuance for each unit. * Monetary contributions will be adjusted every two years by the Consumer Price Index. * Any units not used in a given year shall be carried forward. * The per unit monetary proffer for single family, townhouse and multifamily provides for: $3, 925.00 for Frederick County Public Schools ($4,135 per unit model less $210 for land donation S635.00 for Frederick County Parks and Recreation ($889 Oer model less $254 for land donation) $400.00 for Frederick County Fire and Rescue $145.00 for Public Library $152.00 for Administration Building * The Per unit monetary proffer for active adult units provides for: $635.00 for Frederick County Parks and Recreation ($889 per model less $254 for land donation) $600.00 Total for Frederick County Fire and Rescue $145.00 for Public Library $152.00 for Administration Building * The per unit monetary proffer for the affordable housing for the elderly provides for: $800.00 Total for Frederick County Fire and Rescue 5. MATCHING FUNDS FOR TRANSPORTATION ENHANCEMENTS ANDIOR HERITAGE TOURISM: A. The applicant shall contribute $75,000 in matching funds to Frederick County to be utilized for transportation enhancements and/or for the promotion of heritage tourism. 6. MONETARY CONTRIBUTION TO CLEAR BROOK VOLUNTEER FIRE AND RESCUE: A. The Applicant will pay to Clear Brook Volunteer Fire and Rescue Inc. the sum of $200,000.00 for its general fund. * $50,000.00 to be paid nine months after zoning approval. * $50,000.00 to be paid within thirty (30) days of issuance of the 500th building permit not later than December 31, 2008 * $50,000.00 to be paid within thirty (30) days of issuance of the 1,000th building permit not later than December 21, 2013 * S50,000.00 to be paid within thirty (30) days of issuance of the 1,500th building permit not later than December 31, 2018 7. TRANSPORTATION IMPROVEMENTS: A. Improvements within the Property: (1) Major Collector Road (a) The applicant shall dedicate an 80 foot right of way and construct the Major Collector Road from Old Charles Town Road through Stephenson Village, and the property currently owned by McCann and Omps to U.S. Route I 1 (Martinsburg Pike) (b) Provide landscaped areas along, within, and/or adjacent to each side of the Major Collector Road in accordance with section 22-A (c) The median will be vegetated with a combination of both woodland Conservation areas and grassed areas supplemented with landscaped plantings. The Applicant will have a maintenance agreement with VDOT which will transfer to the (HOA). Irrigation systems will be designed as a separate system. (d) Provide bicycle lanes within the right of way that are four feet in width and are contiguous with the outside travel lanes and are properly marked and signed iI {e} Prohibit individual residential and commercial entrances from intersecting Milburn Road (Route 662 (2) Inter -parcel Connections (a) Provide Inter -parcel connections between land bays to the extent reasonably possible (3) Private Streets, Alleys and Common Drives (a) The Applicant shall provide for a gated community entrance for the active adult portion with a complete system of private streets. The cross sectional dimension of pavement thickness compacted base thickness will meet or exceed the public street pavement section standards utilized by VDOT (b) Private Alleys * The Applicant will provide one-way alleys within a sixteen -foot (I6') wide easement having twelve feet (12') of pavement with a two foot (2') shoulder on both sides. * Private alleys, which intersect other private alleys at 90 degree angles shall provide for a minimum turning radius of 25 feet. * Private alleys, intersection, public or private streets shall provide curb cuts extending two feet beyond thi paved edge of the standard alley width. (c) Privare 'St wts * The Applicant shall provide for a minimum travel aisle width of 24 feet for private streets fronting alley served units. In addition to on street parking designed for the private street. (d) Common Drives - Unit Type 4 (courtyard cluster) (i) Minimum Width of 20 feet (ii) Minimum depth of pavement section shall be a four -inch compacted stone base and six inches of concrete or equivalent material. (iii) "No Parking" sign shall be posted at the entrance to the courtyard. (iv) Fire Hydrant provided at the entrance to each corner drive to the courtyard clusters. (v) Visitor parking areas will be provided outside of the courtyard cluster common drive area. B. Offsite Right-of-way and/or Easements * The Applicant will acquire any additional rights-of-tivay and/or casements for all oft -site transportation improvements proffered. * Frederick County to attempt to acquire such rights-of-way and/or easements by appropriate eminent domain proceedings at the request of Applicant * Applicant responsible for all payments made to property owners for rights-of-way and/or easements so acquired. C. The Applicant will install full size entrance improvements with right and left turn lanes at the intersection of Old Charles Town Road and the Major Collector Road during the first phase of development. D. Old Charles Town Road and U.S. Route I1 * The Applicant will execute a signalization agreement with VDOT for the intersection of U.S. Route 1 I and Old Charles Town Road. * The Applicant will construct full size entrance improvements with both a right tum lane and left tum lane on Old Charles Town Road, and a right turn lane on U.S. Route 11. E. The Applicant will execute a signalization agreement with VDOT for the intersection of Old Charles Town Road and the Major Collector Road. F. Major Collector Road * The Applicant will design and construct a four -lane boulevard Major Collector Road for the Stephenson Village Community in substantial conformance with the proffered Generalized Development Plan. * The first phase will be a two-lane half section that is constructed from Old Charles Town Road to the limits of the development. * The second phase of the Major Collector Road will provide for the ultimate four -lane section with appropriate right and left turn lanes based on the following program: (I) Design of the transportation improvements will begin when 800% of the actual traffic count volume is realized with completion of the improvements within 18 months of initial design. (2) Once actual traffic counts of 7,996 vehicle trips per day have been documented on the Major Collector Road, the Applicant will bond and commence construction of the additional lanes to the existing Major Collector Road to its ultimate four -lane section. Pending On-going Complete oft X X r-4 LU X X -"00 4 N v X tj� X L0 �� Boz X � tl � b X # Z ,ns X W X W � • � X W0 X 4--) X �', X X U X C � � X X CrCL X X Q � X X X X trLL � X X W X X X , C ® X ct � X X E4 X �4 3: X ,-- q X W W0 X � [: X W X X X X X 00 W X Q.., X X X � X X d X X X X M (3) Once the actual traffic count reaches 10,570 vehicle trips per day on the Major Collector Road, the Applicant will bond and commence construction of a tbree-lane section of Old Charles Town Road, from the Entrance to U.S. Route 11 using the existing bridge. (4) Once the actual traffic count reaches 17,699 vehicle trips per day on the Major Collector Road, the Applicant will bond and commence construction of a two lane half section of the Major Collector Road from the limits of the four -lane section to U.S. Route I 1 at the Rutherford Farm Industrial Park intersection to include right and left tum lanes on the east side of U.S. Route I1. * The Applicant agrees to enter into a signalization agreement with VDOT at the U -S. Route 11/Rutherford Farm Industrial Park intersection if traffic signalization is not otherwise provided at that time. * Traffic counters will be installed at the southwestern entrance to Stephenson Village on the property as part of this improvement. (5) Once the traffic count at the southwestern entrance to Stephenson Village near the Rutherford's Farm Industrial Park intersection reaches 7,996 vehicle trips per day on the Major Collector Road, the Applicant will bond and commence construction of the remaining additional lanes to the existing Major Collector Road to provide for the ultimate four -lane section ending at the east side of U.S. Route I L G. The Applicant will provide $50,000 that shall be utilized as matching funds by VDOT and/or the County of Frederick for future improvements to the Interstate 81/U.S. Route 11 interchange at Exit 317. S. SCHOOL AND BALLFIELD SITES: A School Site * The Applicant shall dedicate 20 acres of land to the Frederick County School Board for use as a public school site which shall count towards the overall open space requirement for the development. * The Applicant will allow access for Stephenson Village residents to the site from a local neighborhood street, and will provide access to water and sewer. B. Soccer and Baseball Field Site . (1) The Applicant shall dedicate 24 acres of land to Frederick County or such other entity as Frederick County designates. * When combined with school ball fields, there will be 6 soccer fields and 6 baseball fields as shown on the layout for School/Park Site (Exhibit C), which shall counttowards the overall open sace requirement for the development. * The Applicant will allow access for Stephenson Village residents to the site Brom a local neighborhood street and will allow access to water and sewer. (2) Frederick County may convey or lease its ownership interest in the soccer and baseball field sites to a corporation, trust or other entity= to provide recreation opportunities for the public. C. Land Conveyence * The Applicant shall provide a boundary survey and shall stake the comers of each site. * Frederick County will execute an agreement in recordable form which is satisfactory to the applicant which will i d Proffer Statement provide and confirm that said third party agrees to be boon b the provisions of the Proy D Land Use * Any other similar types of public uses shall be permitted only with the consent of the Applicant * If the public purposes are not constructed or installed, completed and in use on the parcels which are identified in subparagraphs A and B above within ten years of conveyance said properties may be purchases by the Applicant for the land value specified in §4 of this proffer statement. E. The Applicant reserves the right to retain temporary and permanent grading, slope, utility, drainage, storm water management and access easements on all public use parcels which are dedicated to Frederick County. 9. RECREATIONAL AMENITIES: A Recreational Center The Applicant shall construct one recreation center within Land Bay III as shown on the Generalized Development Plan * The recreational center shall include a bathhouse and a 6 -lane, 25 -meter competition swimming pool. * Work on this facility shall commence prior to the issuance of the 250th non -age restricted building permit and be completed prior to issuance of the 800th non -age restricted building permit. B. Active Adult Recreation Center * The Applicant shall construct one (1) recreation center with in one of the Land Bays for the private use of the residents of the Active Adult Community. * Work on this facility shall commence prior to the issuance of the 150th building permit and be completed prior to issuance of the 350th building permit in the Active Adult Community. C. Pedestrian Trail Sidewalk System * The Applicant shall construct a pedestrian trail or sidewalk system, which connects each recreation area to the surrounding neighborhood. Such trails or sidewalk system shall be constructed of stone dust or wood chips or such other materials provided they are not part of the sidewalk system within the public right-of-way. D Linear Park Trail * A 6' wide asphalt or concrete trail will be constructed and a 24' wide trail casement shall be dedicated to Frederick County Parks and Recreation within the Hiatt Run Corridor and run the length of said corridor on the subject property for 3,800 +/- linear feet as shown on the proffered General Development Plan. * Any area so dedicated shall be included in the calculation or required open space, and shall entitle the Applicant to recreational credit units for the value of the construction of the trail and dedicated land. * The Applicant reserves the right to retain temporary and permanent grading, utility, sewer force main, slope, storm water management, construction and drainage easements within said dedicated area. * in the event that the public linear park trail is unable to be constructed due to County or State ordinances, the Applicant shall develop the linear park trail as a private trail system for the use of the residents of Stephenson Village. 10. ACTIVE ADULT AGE -RESTRICTED HOUSING: A The following language shall be included in the deeds conveying real property: 80% of the occupied residential units shall . be occupied by at least on person fifty-five (55) years of age or older (1) All other residents must reside with a person who is fifty-five (55) years of age or older, and be a spouse, a cohabitant an occupant's child eighteen(18) years of age or older. (2) Guests under the age of fifty-five (55) are permitted for periods of time not to exceed sixty (60) days in any calendar year. (3) A surviving spouse shall be allowed to continue to occupy a dwelling unit without regard to age. B. 20% of the occupied age -restricted residential units shall be allowed to be occupied by at least one person fifty (50) years of age or older (1) All other residents must reside with a person who is fifty (50) years of age or older, be a spouse, a cohabitant, an occupant's child eighteen (I 8) years of age or older (2} Guests under the age of f fly (50) are permitted for periods of time not to exceed sixty (64) days in any calendar year. (3) A surviving spouse shall be allowed to continue to occupy a dwelling unit without regard to age. (4) Any amendment must be in accordance with applicable local and state regulations governing age restricted housing and the Federal Fair Housing Act. C. The requirements to qualify as Housing for older Persons under the Federal Fair Housing Act and the Fair Housing Act of Virginia shall be included in the deeds conveying real property designated as age -restricted I I. AFFORDABLE HOUSING FOR THE ELDERLY: * The Applicant will develop and build apartment units to provide affordable housing for the elderly. * The construction of these apartment units will begin after at least 50 percent of the retail space has been developed, provided that the project qualifies for the Multi -Family Loan Program and the Low income Housing tax Credit Program or equivalent. 12. PRESERVATION OF HISTORICAL AND CULTURAL RESOURCES: A Byers house * The Byers house will be preserved as deemed appropriate by the Applicant B. Cemeteries * The Applicant shall mark and identify any cemeteries and shall preserve those cemeteries in accordance with all County and State regulations. 13. COMMERCIAL CENTER: A Major Collector Road Access * Provide for all turn lanes and traffic signalization on the Major Collector Road serving the commercial center * Conduct traffic impact analysis studies for each commercial site plan submitted to Frederick County * A traffic signalization agreement will be executed with VDOT B. Architectural Design * Record architectural and design restrictive covenants for the commercial center and shall submit a copy to the Frederick County Planning Director and the Frederick County Building Official with the first site plan within the commercial center. * Provide for the establishment of an architectural review board for the purpose of review and approval of all architectural elevations and signage for all commercial uses. C. All commercial site plans submitted to Frederick County for the commercial center designed to implement best management practices (BMP) D The areas within the commercial center that are not required to be graded or cleared for the implementation of all approved . site plans will remain undisturbed. E. Provide for a maximum of 250,000 square feet of commercial land use F. The development of 60,000 square feet of commercial space will begin within the commercial center no later than the issuance of the 1.200th non -age restricted residential building permit with completion of this commercial space within 18 months 14. RENT FREE COUNTY OFFICE, SPACE: A Provide up to 2,500 square feet of shell space for a 10 -year period rent free exclusive of utility and common area , maintenance charges in the commercial center for the location of a Public Service Satellite Facility for Frederick County. X X X X X X X X X X X X X M X 0 X X X X X X X X X X X X X X X X X X X L X X X X X X 15. COMMUNITY DESIGN A. Design * Provide an overall continuity of design within the community B. Architecture (1) Architectural styling of Housing Unit Types 1 through 4 constructed in accordance with the Housing Unit Types Exhibits. Housing Unit Types 5 and 6 shall be compatible with Housing Unit Types 1 through 4. (2) Access to garages by the use of alleys shall be allowed on Housing Unit Types 1 (Carriage House), 3 (Cottage House), 5 (Modified Single -Family Small Lot, and 6 (Modified Townhouse). (3) Specific architectural elements allowed on Housing Unit Types shall include peaked roofs, gables, chimneys, balconies or decks, porches and/or garages. C. Housing Unit Type 3 (Cottage House and Unit Type 4 (Courtyard Cluster) (1) Decks and Patios * All deck planks shall be Class I (A) fire rated composite lumber or approved equal material. (2) Fire Protection System * Courtyard Cluster and Cottage houses will have a 13-D sprinkler system in the home and the garages. D. Lighting * Any exterior lighting of individual homes or common use recreation areas shall be directed downward and inward. E. Architectural and Design Covenants * Develop architectural and design covenants for and establish an architectural review board for the purpose of review and approval of all architectural elevations, exterior architectural features, as well as any publicly provided structures located on sites dedicated for public use. 16. ENVIRONMENTAL FEATURES: A. Environmental Features and Easements: (1) Significant wildlife habitats shall be identified and preserved by the Applicant with technical assistance from the Virginia Department of Game and Inland Fisheries. (2) Limit the clearing and grading on each lot to the area needed for structures, utilities, access and fire protection. (3) Unbuildable wetlands, unbuildable floodplains, and unbuildable steep slopes shall be designated and shall be subject to the following: (a) Clearing and grading will not occur on any slopes of twenty five percent (2511/6) or greater, except for trails, road crossings, utilities, drainage, and storm water management facilities. (b) Development within floodplain areas shall be limited to the public Linear Park Trail system (c) Buffers and Conservation Easements (i) A (100') wide non -disturbance buffer shall be provided outside of any platted lot immediately adjacent to Hiatt Run and the Wetlands Intermittent Ravine Channel. (ii) A (20') wide buffer shall be provided outside of any platted lot immediately adjacent to the 100 -year floodplain. . (4) Resource protection areas identified for the Hiatt Run Corridor and the Wetlands Intermittent Ravine Channel B. Hiatt Run Corridor: (1) Considered a resource protection area. Clearing and grading by individual lot owners is prohibited within this zone, (2) A (100') foot non -disturbance buffer shall be provided outside of any platted lot adjacent to the Hiatt Run Corridor (3) A minimum buffer of (20') shall border all wetland preservation areas. (4) Native plants and cluster trees will be preserved and/or reforested in accordance with the Forest Management Plan along the sought side of the Hiatt Run Corridor. (5) A planting plan along the north side of the Hiatt Run Corridor will be created with technical assistance from VDGIF and the Lord Fairfax Soil and Water Conservation District. C. Wetlands Intermittent Ravine Channel: * The Wetlands Intermittent Ravine Channel shall be considered a resource protection area. Clearing and grading by individual lot owners is prohibited within this zone. Planting plan for upland buffer will be created with technical assistance from VDGIF and the Lord Fairfax Soil and Water Conservation District. D. Forest Management Plan: (1) The Forest Stewardship and Management Plan will be created with technical assistance form the Department of Forestry. (2) Existing ponds will be identified and, if beneficial and appropriate shall be located and designed to promote water infiltration on the site. A minimum area of twenty feet (20') wide surrounding each such pond shall be developed as a park setting. (3) The Forest Management Plan will be created with technical assistance from the Department of Forestry. E. Environmental Utility/Road Impacts: 1? * Construction of utilities, roads, trails, bio -retention areas, or wetlands creation shall be allowed within the environmental features listed in § 16A-§ 16D of this proffer statement. Any construction of the above listed items will use low impact construction methods. F. Implementation of Enhancements and Amendments The applicant shall provide the location of the resource protection areas as a componentof the Master Development Plan. Information pertaining to proposed enhancements and amendments to the resource protection areas shall be included as narratives of the Master Development Plan to ensure that these treatment measures will be implemented. 17. COMMUNITY CURBSIDE TRASH COLLECTION: A. The properties within Stephenson Village shall be serviced by a commercial trash pickup and waste removal service. B. The area immediately surrounding each dumpster site shall be planted with vegetation similar to or identical to that planted in the median open vegetated areas, in addition to the required fence and gate enclosure. 18. WATER AND SEWER IMPROVEMENTS: A. The Applicant shall dedicate land to be utilized for the location of a regional pump station as determined by the Frederick County Sanitation Authority (FCSA) B. Pump Station * The Applicant shall construct a pump station in conformance with the Frederick County Sanitation Authority Route l l North Sewer and Water Service Area Plan and shall dedicate the applicable water and sewer lines to FCSA for operation and maintenance. * The pump station shall be constructed and operational prior to the first occupancy permit in Stephenson Village. C. Water and Sewer Lines * The Applicant shall construct water and sewer lines in conformance with the Frederick County Sanitation Authority Route I I North Sewer and Water Service Plan. * The applicant shall provide water and sewer lines of adequate size to the property line for all publicly dedicated properties. 1.9. COMPREHENSIVE PLAN CONFORMITY: A. The Frederick County Board of Supervisors authorized the location and provision of those public uses and facilities specifically referenced on the Generalized Development Plan, in. this Proffer Statement, and the extension and construction of water and sewer lines and facilities and roads necessary to serve this Property pursuant to the Virginia Code Section 15.2-2232 and the Frederick County Code. 20. CREATION OF HOMEOWNERS ASSOCIATION(S): A. Creation of Association(s) * A homeowners association or more than one homeowners association ("HOA") shall be created and shall be made responsible for the review and approval of all design standards for the Stephenson Village Development and for the maintenance and repair of all common areas. B. Additional Responsibility * The HOA shall have title to and/or responsibility for: (1) All common open space including storm water facilities areas not otherwise dedicated to public use or maintained by commercial entities. . (2) Common buffer areas located outside of residential lots. (3) Residential curbside trash collection. X X X X 0 X 7 /1 X X X X X X X X X X 10 X X X X X X X X X X X X X X X X X X 21. PROFFERED HOUSING TYPES: * The following Housing Unit Types are proffered herein. Any existing or future Housing Unit Type, which is permitted under the R4 Residential Planned Community District, may also be utilized. * The minimum design standards for the following housing types are summarized and listed on Exhibit E —Minimum Design Standards. * "Housing Unit Type 1" (Carriage House): * "Housing Unit Type 2" (Non -Alley Carriage House): * "Housing Unit Type 3" (Cottage House): * "Housing Unit Type 4" (Courtyard Cluster): * "Housing Unit Type 5" (Modified Single Family Detached Lot): * "Housing Unit Type 6" (Modified "Townhouse'' Attached Dwelling): * "Housing Unit Type 7" (Elderly Housing Dwelling): 22. STREETSCAPE DESIGN AND LANDSCAPING: A. The Applicant shall provide landscaped areas on both sides of the Major Collector Road as illustrated on the attached Exhibit D (Typical Major Collector Road Section) (1) Woodland conservation areas shall have a varying width of no less than fifteen feet and shall be provided where feasible based upon final engineering and design. Trees shall be planted at the minimum rate of one tree every 40 linear feet along the roadway frontage and shall be planted in clusters rather than a linear pattern. (2) Strectscape * At the Applicants option, trees and shrubs shall be planted in clusters and shall be planted at an equivalent rate of ten plant units per 40 linear feet of collector street roadway frontage. * Plant unit credits are determines as follows: Shade Trees (2" min. caliper) =10 plant units, Ornamental trees (1.5" minimum caliper) = 5 plant units, Evergreen trees (6' min. height) = 5 plant unites, Shrubs (18" minimum height) = 2 plant units. B. The Applicant shall have the option of utilizing landscaped central islands within cul-de-sacs. When landscaped islands are utilized a twenty-eight foot (28') foot paved area shall be provided to accommodate on -street parking and travel aisles. C. Where conditions permit, vegetated open channels shall be used in street right-of-ways for storm water runoff, instead of curb andtterin . gn g D. To the extent possible, stone fines or wood chip trails/paths shall be used instead of asphalt trails/paths, Where practical, such trails/paths shall be located on only one side of each interior road provided sidewalks are not required or practical within the adjacent road right-of-way. 23. COMMUNITY SIGNAGE PROGRAM: A. Community Entrance * The Applicant reserves the right to construct community entry features including a monument style sign at the entrances to the development. Such signage shall not exceed two signs per intersection, one occurring on either side of the entrance. * Sign pane areas shall not exceed 65 square feet per sign, and shall be attached to a wall not to exceed 8 feet in height, excluding piers, which shall be 9.25 feet in height. The wall supporting the signage will not he included in the allowable square footage for the sign panel. B. Neighborhood Entrances * The Applicant reserves the right to construct neighborhood entry features including a monument style sign at the entrance to each neighborhood. Such signage shall not exceed two signs per intersection one occurring on either side of the entrance. * Sign panel areas shall not exceed 40 square feet per sign, and shall be attached to a wall not to exeeed 7 feet in height, excluding piers, which shall be 8.25 feet in height. The wall supporting the signage will not be included in the allowable square footage for the sign panel. C. Commercial Entrance * Commercial freestanding business signs shall be monument style with similar design and materials as the community entry feature signs. * Commercial freestanding business signs shall be no more than 20' in height measured from the base and sball be spaced a minimum of 100 feet apart. Pending I On going Complete X X Page 27 September 3, 2043 SIGNATURE PAGE The conditions set forth herein are the proffers for Stephenson Village and supercede all previous proffer statements submitted for this Development. Respectfully submitted, Stephenson Associates, L.C. By: — ",14,p�111'r yq: J. nald Shockey, Jr.Manager Subscribed and sworn before me this 8th day of Sept 2003. Susan D. Stahl. . ('Typed Name of Notary) I S." My Commission Expires: 4-30-2004 Notary Public BOUNDARY INFORMATION REFERENCE: 1. DEED DATED OCTOBER 15, 2004 (INSTRUMENT NO. 040021293) 9i X X X X X X X X 10 X X X X X I X X X X 2. FINAL PLAT FOR BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF STEPHENSON ASSOCIATES, L.C., DATED APRIL 28, 2006, REV. NOVEMBER 26, 2006 (INSTRUMENT NO. 070005227) 3. RIGHT OF WAY DEDICATION PLAT OF THE LANDS OF BROOKFIELD STEPHENSON VILLAGE L.L.C., DATED JUNE 1, 2006, REV. DECEMBER 8, 2006 (INSTRUMENT NO. 07006356) 4. FINAL SUBDIVISION PLAT SNOWDEN BRIDGE SECTION 1, DATED AUGUST 28, 2006, V. DECEMBER 15, 2006 (INSTRUMENT NO. 07000635s) 5. FINAL PLAT FOR BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF BROOKFIELD STEPHENSON VILLAGE, LLC AND STEPHENSON ASSOCIATES, L.C. DATED FEBRUARY 15, 2011 (INSTRUMENT NO. 1100000000) 6. FINAL SUBDIVISION PLAT OF THE LAND OF STEPHENSON ASSOCIATES, L.C. TAX PARCEL 44-A-292 DATED FEBRUARY 25, 2011 (INSTRUMENT NO. 1100000000) 7. FINAL SUBDIVISION PLAT OF THE LAND OF STEPHENSON ASSOCIATES, L.C. TAX PARCEL 44 -A -31A DATED FEBRUARY 25, 2011 (INSTRUMENT NO. 1100000000) C3 Z oft r-4 LU WN -"00 4 N v tj� °' L0 �� Boz W � tl � b Z� �+ E # Z ,ns M W W � • � W0 -,�d n v l~'�� r�l 11h,"N � -�g 6' 'E; .9. .� Lo 44 It 0 O .I 5 Z r?. � I T 1 ) .--e > �i W ti �4 Q' d �>, -N O 0 TH Op - rlRAI L. EPLER �' Lic. No . 32809 ' C 27- SGS'14-4 ; - 2i)L�� ' L'5�jONAL DATE: 09/27/2017 1 SCALE: - N/A DESIGNED BY, KDP FILE NO. 2760B SHEET 14 OF -14 13-22 r-4 I L0 W # W 'Q � • � W0 4--) �', fn .: U C � � Q W CrCL Q � �4 trLL � � W .� , C ® ® ct � E4 0 �4 3: 2- ,-- q Q.) W W0 (d M � [: � 0 W W 00 W Q.., 0 U) � d M DATE: 09/27/2017 1 SCALE: - N/A DESIGNED BY, KDP FILE NO. 2760B SHEET 14 OF -14 13-22