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HomeMy WebLinkAbout06-18 Design PlanGENERAL NOTES 1. Greenway Engineering, Inc. (GE) Issued this plan set based on project criteria dictated by the client and municipal codes. This plan set Is not considered complete or appropriate for construction until ALL necessary agencies have given approval AND this plan set Is signed and sealed by a licensed professional. Any work, planning, scheduling, material purchases antllor construction prior to approvals and licensed/professional sealing will be performed at the risk of the personnel authorizing work. GE shall be held harmless from and costs, time delay and/or material changes Incurred on work started before this plan set receives approvals and seals. 2. Methods and materials used In the construction of the Improvements herein shall conform to current County Construction Standards and Specifications and/or current VDOT Standards and Specifications. 3. The Engineer shall not have control over or charge of and shall not be responsible for construction means, methods, techniques, sequences or procedures nor for safety precautions and programs in connection with work shown on these plans. The Engineer Is not responsible for the contractors schedules or failure to tarty out the work. The Engineer Is not responsible for acts of omissions of the contractor, subcontractor, or their agents or employees, or any other person performing portions of the work. 4. The Contractor Owner or Developer shall be responsible for securing any mks Partyins eationnestm service to Insure construction compliance with these plans and specifications. H Is Greenway Engineering's recommendation that a third party Inspectlonttesting service be employed to ensure that project is completed and materials Installed meet the details and specifications in these plans. S. The location of existingutilities shown in these plans are taken from p existing records. It shall be the contractors responsibility to verity the exact horizontalion of all existing and vertical local st ng utilities as needed prior to construction. The contractor shall be responsible for the digging of all test holes that may be required, whether recommended or not by mese plans, to determine the exact location and elevation of existing utilities. If any conflicts arising from this eis ting utility verification or 14 during the course of construction, any object of an unusual n encountered, the con J afore Is encou tractor shall cease work In that area and immediately notify Greenway Engineering at (540) 6621185 and/or the proper authority. Greenway Engineering or any engineer associated with these plans shall not be responsible or liable for any construction cost that may be associated with the Installation or reinstallation any utility or other Improvements if not notified of any discrepancies between actual field conditions and the approved plan. 6. The approval of these plans In no way relieve the developer, the contractor, or their agents of any legal responsibility which may be required by the code of Virginia or any other ordinance enacted by the County nor does It guarantee the issuance of any required permit by the County, VDOT or any other Agency. 7. An approved set of plans and all applicable permits must be available at the construction site at all times during construction. A representative of the developer must be available at all times. 8. Prior to the Initiation of any land disturbing activities the Developer, the Contractor or the Responsible Land Disturber shall obtain a Land Disturbance Permit from the County Engineers office. The Contractor, Developer or his agent shall be responsible for obtaining a Virginia Stormwater Management Program (VSMP) Permit and shall be responsible for the registration ofthe construction site as required by law. They shall also be responsible for obtaining and maintaining on site a Stormwater Pollution Prevention Plan (SWPPP). 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. 9. The Developer or his agent shall be responsible for obtaining any required permits from the Virginia Department of Environmental Quality (DEQ) or the United States Army Corp of Engineers for any plan wetland disturbance as shown on these plans. They shall also be responsible the Identification and delineation of any wetlands that may be present on the construction site. 10. 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 public streets are maintained in a clean, mud and dust free condition at all times. 11. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County prior to any construction activities within existing State right-of-way. 12. 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 rightof-way, 13. Warning signs, markers, barricades or flagmen should be In accordance with the State and Federal Manual on Uniform Traffic Control Devices (MUTCD). 14. The exact location of all guard rails and paved ditches 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 hill and/or 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. 15. All unsuitable material shall be removed from the construction limits of the site plan before placing embankment. 16. All pavement sections shown on these approved plans are based on a minimum CBR value of 6 and are for preliminary design only. Final pavement design shall be based upon actual field tested CBR values. The Contractor or Developer shall be responsible for field tests per VDOT standards to obtain actual CBR values for final design. Final pavement designs will be approved by VDOT and/or the Owner/Developer, which ever applicable, prior to Installation. 17. 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 SS -1. 18. When grading is proposed within easements of utilities, letters of permission from all involved companies must be provided to the County Public Works Department prior to Issuance of grading and/or site development permits. 19. 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. 20. The Developer and/or Contractor shall be responsible to supply all utility companies with copies of the approved plans and advise them that all grading shall conform to the approved plans, and further that the utility companies shall be responsible for horning these plans and the flntshed grades in the Installation of their utility lines. 21. All utilities to be located underground. 22. 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. 23. 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. 24. All parking lot/street light and dry utility design shall be performed and provided separately by others. All dry utility and or lighting Information shown hereon Is as specified by others and is Included for Informational purposes only, as directed by the Owner, Developer and/or public agency requirements. Greenway Engineering has not performed the lighting and/or dry utility design and does not warrant and is not responsible for the degree and/or adequacy of illumination on this project or the adequacy of the dry utility to service the site. 25. All sanitary sewers, water mains and appurtenances shall be constructed in accordance with the current standards and specifications of Frederick Water. 26. All stormwater piping and structures shown on these plans are only accurate to the inlet or manhole locations as shown hereon. Detail design of stormwater structures were not provided to Greenway Engineering. Actual pipe alignments will be based upon developed structural shop drawings as provided by the manufacturer. Contractor shall make adjustments to pipe alignments base on provided shop drawings. Greenway Englneering will not be held responsible or liable for any discrepancies or changes caused by the structural design. Contractor may submit shop drawings to Greenway Engineering for review and approval at contractors expense. Shop drawings will be reviewed for compliance with design plans. The Owner or Developer will be responsible for any redesign as a result of structural shop drawing design. 27. Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standard proctor AASHT0.799, 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. N a geotechnical report has been prepared, It should supersede the requirements in this note. 28. Refer to Geotechnical Engineer for methods, materials and details for construction of all earthwork activities. 29. Any retaining wall 2 ft. or greater in height shall require the issuance of a separate building permit. 30. 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. 31. These plans identify the location of all known gravesites. G revesites 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. 32. Individual sign permits will be required from the Zoning Office for all free standing and/or facade signs prior to emoting the sign and may require a separate building permit.. I FREDERICK WATER CONSTRUCTION NOTES 1. Frederick Waters Water and Sewer Standards and Specifications are available at www1rederickwatecoom. 2. The contractor shall adhere to Frederick Waters standards and specifications in effect at the time of construction. 3. The contractor shall coordinate with and arrange for inspection by Frederick Water. 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. Frederick Water shall furnish all needed material and make the tap. a. An Application for Wet Tap shall be submitted and the initial fee paid before tap is made. & Exact locations of water and sewer services on new lines are to be coordinated with Frederick Waters inspector. 7. Frederick Waters maintenance division shall furnish and install all water meters through 21nch In size. It is the contractors 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 property aligned with the copperseher. 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 518"x314", 3/4", 1", 1 1/4" and 2" water services I. all sewer services. b. The owner/developer shall: 1. coordinate (or have the contractor coordinate) the location of the service lateral with Frederick Waters engineering assistant I. submit an Application for Service and pay the required fees. 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. 10. All the 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. 11. The Authority shall review the mechanical plan(s) for design and material approval of a building's: a. domestic water meter and hs backflow prevention device, and/or Its b. Fire service line's back0aw prevention device. 12. DEQ must also approve sewer pump stations. Frederick Water requires a copy M DEQ's Certificate to Operate and a copy of the station's DEQ approved O&M Manual. These documents must be received before substantial completion is issued and water meters released. February 27, 2018 VDOT GENERAL NOTES V1. All work on this pMotto" ojeM shall conform te the current editions of and latest revisions to the Virginia Department of Transportation (VDO•0 Road and Bridge Specificetlons 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 Health 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 VDO7'B Work Area Protection Manual. A transportation management plan needs to be submitted for approval and land use permit issued prior to any execution of work within the VDOT right of way. V4 The developer shall be responsible for relocating, at his expense, any and all utilities, Including traffic signal poles, junction boxes controllers, oMr s etc. owned b VDOT or private / public till companies. y p p utility comp nes. It Is the sole responsibility . the developer to locate and Identity utility facilities t or Items that maybe In sponsi with the proposed construction activity. VDOT approval of these plans does not indemnity 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 field revision shall be the responsibility of the developer. V6. If required th I d/ a local VDOT Land Development OMco a preor (a), various conference shall be arranged and held by the engineer and/or developer with the attendance of the contractor (s), various County agencies, utility companies and VDOT prior to Initiation of work. V7. The contractor shall notify the local VDOT Land Development 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. V8. The contractor shall notify the Traffic Operations Center at (540) 3329500 for any traffic control plan that Impacts a VDOT maintained Interstate or Primary roadway to provide notification of the installation and removal of the work zone. V9. The contractor shall be responsible for maintaining a VDOT permitted temporary construction entrance(s) in accordance with Section 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by this project shall be maintained through construction. V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction. Vit. All water and sewer lines within existing or proposed VDOT rightof-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 attentian 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 of fill. A VDOT representative shall be present to Insure the soil samples) obtained for CBR's is representative of the location. When soil samples are submitted to private laboratories for testing, the samples shall be clearly Identified 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. VIC All roadway fill, base, subgrads material, and backfill In utility/storm sewer trenches shall be compacted In accordance with the lift thicknesses, density and moisture requirements as specified in the current VDOT Road and Bridge Specifications. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwlse. V15. VDOT Standard CD and UD underdrains shall be Installed where Indicated on these plans and/or as specified by VDOT. V16. A post Installation visual/video camera inspection shall be conducted by the Contractor on all pipes Identified on the plans as storm sewer pipe and a select number of pipe culverts. For pipe culverts, a minimum of one pipe installation for each size of each material type will be Inspected or ten percent of the total amount for each size and material type summarized. All pipe Installations on the plans not identified as storm sewer pipe shall be considered as culvert pipe for inspection Purposes. Additional testing may be required as directed by the Area Land Use Engineer or their representative. V17. The Installation of any entrances and mailboxes within any dedicated street rightof-way shall meet VDOT minimum design standards and is the responsibility of the developer. V18. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be Installed by the developer in accordance with the Manual On Uniform Traffic Control Devices. V19. The developer shall provide the VDOT Land Development Office with a list of all material sources prior to the start of construction. Copies of all invoices for materials utfllzed within any dedicated street right-of-way must be provided to the local VDOT Land Development Office prior to acceptance of the work. Unit and total prices may be obscured. V20. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. Density will be determined using the density control strip in accordance with Section 304 of the 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. V21. 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 VOOT dally, unless specifle otherwise. A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the control strip. V22. 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 and 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. V23. 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. V24. Approval of these plans shall expire five (5) years from the date of the approval letter. V25. VDOT Standard CG -12 Curb Ramps shall be Installed where indicated on these plans and/or as specified by VDOT. V26. The foundation for all box culverts shall be Investigated by means of exploratory borings advanced below proposed foundation elevation to determine thea ryp and condition of the foundation. The contractor shall submit copies of borehole fogs and reportsfindingsaha of foundation VOOT Road to the engineer and VDOT for approval prior to constructing box. Foundation designs shall comply with V00T Roatl and Bridge Standard PB -1. Contrary to the Standard, where rock Isencountered and cast -In-place box Is proposed, the thickness of bedding shall be f (6) inches. Where soft, yielding,, or otherwise unsuitable Is encountered, the foundation design and/or needd for foundation stabilization shall be determined by thee enengineer and approved by VDOT. FIRE MARSHAL'S NOTE SITE LOCATION: Fire lane markings and signage: 330 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 CONTACTS PROPOSED EDGE OF PAVEMENT Water/ Frederick Water Phone: Verizon Sewer' P.O. Box 1877 P.O. Box 17398 Winchester, VA 22604 Baltimore, MD 21297 (540)868.1061 (301)954-6282 Power: Shenandoah Valley Electric Coop Gas: Washington Gas 3463 Valley Pike P.O. Box 2400 Winchester, VA 22602 Winchester, VA 22604 1-540150.2051 (340)869.1111 Virginia Utility Protection Service 1900952.7001 PROPOSED SANITARY SEWER LAND BAY DEVELOPMENT NARRATIVE The development of different housing types is permitted to occur simultaneously throughout the various Land Bays within Snowden Bridge. 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 be bonded and all streets serving land uses must be developed to standards acceptable to the County. EXISTING INTERMEDIATE CONTOUR SITE LOCATION: EXISTING INDEX CONTOUR 330 PROPOSED CONTOUR 400 EXISTING EDGE OF PAVEMENT X735.4 PROPOSED EDGE OF PAVEMENT X355 EXISTING CURB AND GUTTER y' PROPOSED CURB AND GUTTER RESIDENTIAL PLANNED COMMUNITY TRANSITION TO REVERSE CURB 364.73 ACRES EXISTING TELEPHONE LINE TOTAL PROPOSED TELEPHONE LINE OUT EXISTING STORM SEWER ADT PROPOSED STORM SEWER 210 EXISTING SANITARY SEWER 868 UNITS PROPOSED SANITARY SEWER 458 EXISTING ELECTRIC SERVICE 477 PROPOSED ELECTRIC SERVICE 745 EXISTING GAS LINE PROPOSED GAS LINE APARTMENT PROPERTY LINE 39 EXISTING EASEMENT LINE 242 PROPOSED EASEMENT LINE 92 CENTERLINE 3,011 EXISTING TREE LINE 230 FLOW LINE 780UNITS FENCELINE 215 EXISTING UTILITY POLE/GUIDE WIRE ' EXISTING TELEPHONE PEDESTAL 336 EXISTING WATERLINE W1 TEE T PROPOSED WATERLINE W1 TEE t"'1 531 UNITS 49 EXISTING FIRE HYDRANTNALVEIMETER & 0 • 112 63 PROPOSED FIRE HYDRANTNALVEIMEfER D C& 0 (D PROPOSED REDUCER 253 SIGNS 144 UNITS PARKING INDICATOR Q INDICATES THE NUMBER OF TYPICAL PARKING SPACES 8 HANDICAP PARKING A VEHICLES PER DAY COUNT 100 PROPOSED BUILDING ENTRANCE -� PROPOSED SANITARY LATERAL CLEANOUT SITE LOCATION: SANITARY MANHOLE IDENTIFIER 12 STORM DRAIN STRUCTURE IDENTIFIER O EXISTING SPOT ELEVATION X735.4 PROPOSED SPOT ELEVATION X355 LIGHT POLE y' SEAL Y L" KEPLER N0.32809 YA4-&II 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 COON' ADMINISTRATOR. OWNERS 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 roPertles and trustees if any. //2Y /2011 DATE BROOKFIELD STEPHENSON VILLAGE, LLC 3201 Jennantown Road Suite 150 Fairfax, VA 22031 (571) 5811791 FREDERICK WATER PROJECT INFORMATION Calculation of damandfi ischarge WATER AND SANITARY SEWER USAGEWATER DEMAND *Residential: 300 gpd per connection *Commercial: 76 gpd per 1,000 sf WATER DEMAND 369.900 GPD 'Industrial: 25 gpd @ 10 persons per acre kNITARY SEWER DISCHARGE 369_9,900 GPD SEWER DISCHARGE Sewer discharge equals water demand VICINITY MAP SCALE: 1" = 2000' SHEETINDEX Sheet sheet Title Number T PROJECT INFORMATION SITE LOCATION: FREDERICK COUNTY PARCEL IDENTIFICATION NO.: 44-A-293. 44 -A -292A, 44 -A -31B _ CURRENTZONING: R4, RESIDENTIAL PLANNED AM PEAK HOUR COMMUNITY DISTRICT CURRENTUSE: RESIDENTIAUUNDEVELOPED PROPOSED USE: RESIDENTIAL PLANNED COMMUNITY TOTAL SITE AREA: 364.73 ACRES TRIP GENERATION DATA rroject name: SNOWDEN BRIDGE 27606 Magisterial District: Date of Plan: STONEWALL MAGISTERIAL DISTRICT 10/30/2018 Owner: Address, Including Zip Code & Telephone No. 3201 Jermantown Road, Suite 150 Brookfield Stephenson Village, LLC Fairfax, VA 22031 571.5811791 Developer: Brookfield Stephenson Village, LLC Engineer Certifying Plan: GREENWAY ENGINEERING FREDERICK COUNTY DIRECTOR OF 3201 Jermantown Road, Suite Fairfax, VA 22031 571.5811791 Winchester, VA 22602 APPROVAL COUNTY ADMINISTRATOR 1A 1K61U!ddat a t; q .ci ,prytr F ',Zr 9 U O I U W � 6 a�T _ »bq`i w O DATE: 30/30/2018 SCALE: N/A DESIGNED BY: KDP DATE FILE NO. 2760B SHEET 1 OF -14 DATE 13-22 PHASE 3 STEPHENSON VILLAGE TRIP GENERATION SUMMARY _ AM PEAK HOUR PM PEAK HOUR PERCENTAGE CODE LAND USE - AMOUNT IN OUT TOTAL IN OUT TOTAL ADT OF TOTAL 210 SINGLE FAMILY DETACHED 868 UNITS 153 458 610 477 268 745 8,500 220 APARTMENT 480 UNITS 39 203 242 187 92 278 3,011 230 TOWNHOUSE/CONDO 780UNITS 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 60000 S.F. 109 15 124 25 122 147 896 820 RETAIL 190,000S.F, 143 91 234 460 499 958 10,299 TOTAL TRIPS 636 1,138 1,774 1,496 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% rroject name: SNOWDEN BRIDGE 27606 Magisterial District: Date of Plan: STONEWALL MAGISTERIAL DISTRICT 10/30/2018 Owner: Address, Including Zip Code & Telephone No. 3201 Jermantown Road, Suite 150 Brookfield Stephenson Village, LLC Fairfax, VA 22031 571.5811791 Developer: Brookfield Stephenson Village, LLC Engineer Certifying Plan: GREENWAY ENGINEERING FREDERICK COUNTY DIRECTOR OF 3201 Jermantown Road, Suite Fairfax, VA 22031 571.5811791 Winchester, VA 22602 APPROVAL COUNTY ADMINISTRATOR 1A 1K61U!ddat a t; q .ci ,prytr F ',Zr 9 U O I U W � 6 a�T _ »bq`i w O DATE: 30/30/2018 SCALE: N/A DESIGNED BY: KDP DATE FILE NO. 2760B SHEET 1 OF -14 DATE 13-22 T.M. 44-A-29 ZONE.' RA JUDITH McCANN SLAUGHTER 562 MILBURN RD. WINCHESTER, VA 22603 T.M. 44-A-31 ZONE' R4 STEPHENSON ASSOCIATES, L.C. P.O. BOX 2530 WINCHESTER, VA 22604 �4 5 T.M. 44-A-1384 ZONE. RA NORWOOD T. O'Ra4RK & LAURA W. O'Ra4RK 380 OLD CHARLES TOWN RD. STEPHENSON, VA 22656 TY. 44-A-292 ZONE: R4 FREDERICK COUNTY VIRGINIA, FREDERICK COUNTY SCHOOL BOARD 707 N. KENT STREET WINCHESTER, VA 22601 S �q DUC'Cq yA,A,R N 88'40'09" E CIO \ 78-0637` E ViA'33� 0 N hyj / SWR U 0 WAS ry e BRIn 2 � BRIO( D y� SECROA SNOWDEN BRIDGE /NST SECTION FOUR 150001 Ste. INST./ 120006090 R� �7 G O�d 00 SNOWDEN 444( L> Bush BRIDGE 'VST• OA SECTION 54 \ O'� 130004 99�G� i SNOWDEN BRIDGE SECTION ONE INST./ 070006358 \J SNOWDEN BRIDGE \ \ SECTION TWO /J INST./ 110009016 �% r S'1'O{y 09 4 a SF'o oFN � OOI 76,329E /ON B?�pG` O Ory T.M. 44 -A -31A ZONE.. R4 STEPHENSON ASSOCIATES, L.C. P.O. BOX 2530 WINCHESTER, VA 22604 TAX IDENTDI am No KEY TO ADJOINING PROPERTY ZEE mm OWNERS AM= Q TY. 44-A-208 ACTRESS L GOLLER % RESIDENTIL• 778 OLD CHARD TOWN ED. STEPEINSON, VA 22868 e T.Y. 44-A-209 IN) L AFFLECE & DONNA M. APTLECK % RESIDENTIAL 786 OIL CHARIL9 TORN R0. STEPHENSON. VA 22853 c T.Y. 44-A-210 WILLIAM C. JONES. M. & BRENDA L JONES % RESIDENTIAL 700 OLD CHARIFD TORN ED. GISPRERSON, VA 22656 0 TNA. 4 A-211 RICHARD R. ENOPP & BONNIE R. KNOPP % EESIDENTTAL PO BCD[ 97 MURENSON, VA 22656 Q TY 44-A-212 JACK L %YES % RESIDENTIAL 490 SIR JOHNS Boo, CLEAR MMI0 VA 28824 / T.Y. 44-A-218 DINAH GAIL COLE % RESIDENTIAL P.O. BOK 2872, WINCHEETR, VA BONN o Tx 44-A-239 YIOJAEL NEI80N % RBSIDENTYL 784 JORDAN SPRINGS ED. STEPEBNEON. VA SWISS x TY 44-A-220 STEPHEN A. OCANLAN % R68IDENTIAL 794 JORDAN SMIN09 NO. STEPHENSON. VA MOO Q TY 44-A-221 GEORGE 0. TRAVERS % RESIDENTIAL 804 JORDAN SPRINGS RD. STEPHENSON, VA 226H ✓ Q TY 46-1-EE2 T.Y. H -A-283 ROGER A & YAR/- S. YcGAFFIGR, TR DONALD L MILBIIEN & Roomy Y. YILOO % % RESIDENTIAL RlEWOTIAL 816 JOEDAN SPRINGS ED, 87EPBRNNN, VA 22868 826 JORDAN SPENDS RD. STEPHENSON. VA M55 TL. 4 A-224 YRCHELL B. ROGER RA RESIDENTIAL 836 JORDAN SPRINGS ED. STEPHENJNN, VA 22856 n T.Y. 44-A-225 STEVE A LINK & DENNIS If. LINK % IQ:9IDENTIAL PO BOE 268 mTSPi "ON, VA ROSS 8 T.Y.k-A-2H JAPER E LErm D. & JE9RIDA N. LATH % REWRNTIAL 858 JORDAN SPF340 ED. WEPJENJSON, VA 22MO ° 71'. 483-I7888 RONALD T. JENEDE & MARY A JANKO9 % RESIDeNTLL 883 JORDAN SPRINGS RD. STEPHENSON, VA 22658 • Q TY 44-A-291 TJL 44-A-2918 DONALD L SSTKP & HBLON L ESTEP DAVID R. DE•NAVEN % NA OAREPROVED UNIMPROVED PO ROK N STEPHENSON, VA 22666 908 JORDAN SPRINGS ED. STEPHENSON. VA 22658 e Q 71'. 46-A-292 T.Y. 44-A-299 STEPHENK HEPNER, HOLLY D. HEPNEE STEPHEN K. HEPNER % % EEIDENTIAL UNIMPROVED 918 JORDAN SPRINGS RD. RTEPEMNISON, VA 22856 NO JORDAN SPRINGS RD. SIRPRONSON, VA RON r T.Y. 44-A-294 NBBD M. PEARSON % UMNONOVED 882 JORDAN SPRINGS RD. STEPSNN90N, VA 22656 u T.Y. 44 -A - E96 ROBBIE Y. PEAESON % RESIDENTIAL 982 JORDAN SPRINGS ED. SI!WBENSON, VA 22856 44-1-296 WILLIAM RANDALL YORRNN BA RESIDENTIAL 06 TII®ER IA" LANE. CLEAR BROOK, VA 220M e r.1'. 44-A-298 WILLIAM G. MPJ N RA UNIIOROVKO 1830 JORDEN WRINGS ROAD, STEPHENSON. VA BOOB e Q Q T.Y. 44-A-887 T.Y. 44-9-286 T.M. 44-A-288 ®SSE c & DDE R 60®8 JR &OINIA L & 9ADD R GERI EDDIE E ROBERTS, JH END E ROBR IS, JE % % % UNIMPROVED RESIDENTIAL EESEElT1AL 1388 FADTAK PER WHTTE POST, VA 22886 1006 JORDAN OPTIONS RD. STEPHENSON, VA 22656 1006 JORDAN SPRINGS ED, STEPHENSON. VA E2868 Q TSL 44-6-287 ESPN R. NBEIS, Li. % 01OWROVED 1005 JORDAN SPRINGS RD. SWEEPINGS. VA 22656 '® TL. 44-A-288 r.1'. 44-A-283 WIJIAY G. Y6®t N & WEE LDDAR WILLIAM G. YE'REi 0 & WILLIAM G. MINOR IV % RA lIY0OR0V6D I�9IDENTYL 1890 JORDEN SPRINGS ROAD, STAPEENSON, VA 0658 PO Bar 68. UP SON VA 22356 m TJL 46-A-201 BEVERLY B. WEDS RA RA®EJTIAL P.O. BOK 109, SANDAL PL 99957 T M. 44 -A -292B ZONE: R4 FREDERICK COUNTY V/RG/N/A, FREDERICK COUNTY SCHOOL BOARD 107 N KENT STREET WINCHESTER, VA 22601 SNOWDEN BRIDGE BRIDGE SEC77ON 54 SECTION 58 �.��'• (W7 (D,' k'JODOINS74699 INST./V, 140003651 r<y G,1. SNOWDfN BRIDGE 4 �.,, O �,.�IA� SEC77ON 10 /j, F. INST./ 16000865 S ♦ i' �fS ♦ AyYO SNOWDEN \ 'J'o �i� ��O• f � / 1 BRIDGE INS T/- 110 t It� Ij SECTION 7A \ SNOWI' E S 74000 52--SEClle'T B �+Qi `� O 'O INSTX •o 11131. 150012136 � F H NORTHUyB6, D DIZNB '8L O v O/ D_ _ - _ - - SNOWDEN BRIDGE 1 1 SECTION 8 !� INST./ 160006094 !*s FA8Yao09a MOST 11441 y SNOWDEN �� BRIDGE SNOWDEN r SECTION 7A BRIDGE b /NSTSEC77ON 11 W 74000366 52 INST/ 111 o 180000325 SNOWDEN BRIDGE` - _ ^� SECT/ON 134 D3 b B /NST./ 160007754 G81 q � b Qk4 X 4TB DT / '•`HYD SNOWDEN BIDE .SNOWDEN BRIDGE SNOWDEN BOR -10 G q k )NST/ 170004851 SECTION 14A SECTION 138 INST/g1♦ RJ99?, - °80'20 ro4'T N 7611300" / WD£N BY E �'.'1 T.M. 44 -A -292A 48062 262047` W 0.75 ON 4B � ZONE. R4 BROOKFIELD STEPHENSON VILLAGE, LLC W p',yw 3201 JERAIANTOWN ROAD q, F, SUITE 150 FAIRFAX, VA 22030 N 7@4835.16 AC. _ w 783�3.1.80 °e• , W 689.02. S 80'1557° W 5 82' 4472' E 733.83' (i m T.M. 44-A-318 ZONE., R4 $ H BROOKFIELD STEPHENSON VILLAGE,, LLC '� Srj AJy 3201 J£RMANTOWN ROAD 7i• 2 7i SUITE 150 ; '9•7w 9'k S FA/RFAX, VA 22030 f ♦♦F AX AC 910" E RESIDUE OF T.M. 44-A-293 6's N 792 �, BROOKFIELD STEPHENSON VILLAGE, LLC 365-17' o, INST. INST. 040021293 & P N 7929'10° i A0 00 pBy v INST./ 110007387 •JJ. ♦ 209,41' ZONE.: R4, USE. VAGINT ♦� r `P.r. 62.56 AC. SNOWDEN BRIDGE SECT70N 12 INST/ 180000327 E BEARING DISTANCE L41 N 83'11'00" W 97.30 .42 S 08'35'41' W25.08' M.57 A3 S 1370'0 W119.58 27 L44 -4 N 78'49'53 W11200 N 5810'07" E .45 N 1310'07" E 34.58' L48 N 0835'41" E25.08' .84' L47 N 1310'07 E 8500' L48 N 17'4833 E 25.08' L49 N 76'49'53' W1200 29' L50 N 1310'07" E 56.00' L51 N 131007' E9744 .48'N 167.627 W N 17'4433 E J 150.48 Lu N 08'35'41" E 25.08' N 1310 07' E 75.00' ccV N 17'44'33 E 25.08 0 N 08'35'41" E 25.08' N 1310'07" E 70.37' 5 26'0637 W 97.77 N 6353'23" W 11100' N 6353'23 W 50.001 S 26'06'3 W 6.30 N 6353'23" W 125.00 N 26'0637 E 2&00 N 6353'23" W 14150' L25 S 26'06'37" W 98.18' .26 N 3334'15' E 117.39' L27 S 47'41'53' E 3108 L28 S 3252'31' E 201.35' .29 S 2852'50' E 164.95' L30 S 062831" W 77.31' L35 S 2730'38' W 139.17' 36 S 351501 W 161.85 L37 S 46108" W 130.82' lA N 363628" E 98.99' L39 N 25'46'33 W 140.08' L40 S 085725' W 49.64' LINE BEARING NCE L41 S 48'38'44 E .10 .42 S 2859'27 W.03 M.57 A3 S 47'50'14" E 27 L44 5 43'26'54" W.15' N 5810'07" E .45 5 47'08'06" E .00 L48 S 47'05 '57E .84' L47 S 43'26'27 W.45' L48 S 49'0833' E .10' L49 S 49'0855 E 29' L50 6 49102'24" E .84 L51 S 49'3821" E .48'N 167.627 W 4518'31 E VL53 Lu 534'05'06E .64.54 S 30-04'05"E .73'55 ccV S 30'3357°E .67'56 0 S 08'57'25" W .08'.57 S 32'48'56" E .03758 S 29'45'26W .76'L59 S 291359"E .53'To5 10'3050 E .00'.51 N 5557'14 E.627.62 N 1551'2/- W 53' CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING C1 40.00 juxa M.57 IN 31'49'53 W C2 40.00' 62.83 56.57' N 5810'07" E CS 550.00' 15.48' 15.48' S 08'0901" W T 59770 U OW m mm O x OD ,ye.3N r ge`5O JP�u'p6Z � O T.M. 45-9-3-1 DD ZONE: RA THOMAS KREER & CR/S KREER S 62p , .,, Ok 1081 JORDAN SPR/NGS RD. /3"6• m y6`I•N STEPHENSON, VA 22656 T.M. - ZONE RA DARLA L. ROBERTS & JULIA W. FIELDING 163 MONASTERY RIDGE RD. STEPHENSON, VA 22656 TM. 44-A-294 ZONE' RV82 TONIE WALLACE AITKEN T.M. 44-A-316 f A. �,3 /7.Q �'`� 315 POORHOUSE RD. ❑ ZONE.' R4 N z � a°j °'"sy,. �aV � ��..P WINCHESTER, VA 22603 STEPHENSON ASSOCIATES, L.C. P.O. BOX 2530 WINCHESTER, VA 22604 yap T.M. 44 -A -294A m 4'0 ZONEPV82 A 911 • TONE WALLACE A17KEN �• 2oJ pSw. 315 POORHOUSE RD. m 'Dir• WINCHESTER, VA 22603 i SCAL . , 7" =2501 RANDY L. 'KEPLU Lie. No. 32809 co W E - F4 (0a P+ E- W a I U? o z Z�m MO Wo z Z ,W� xU) Ill P, W H d3: gQMW O2 r4 W Z wxoW a c�OH 0 DATE: 10/30/2018 SCALE: i" = 250' DESIGNED BY: KDP FILE NO. 27608 SHEET 2 OF 14 1q-pR QRcsZ V Z rc W LLI v O N W 211 - ° W Lu x a ccV 0 RANDY L. 'KEPLU Lie. No. 32809 co W E - F4 (0a P+ E- W a I U? o z Z�m MO Wo z Z ,W� xU) Ill P, W H d3: gQMW O2 r4 W Z wxoW a c�OH 0 DATE: 10/30/2018 SCALE: i" = 250' DESIGNED BY: KDP FILE NO. 27608 SHEET 2 OF 14 1q-pR 0 x a 0 P4 a 6 J5 O U r` �m TMI A o RANDY L. 'KEPLU Lie. No. 32809 co W E - F4 (0a P+ E- W a I U? o z Z�m MO Wo z Z ,W� xU) Ill P, W H d3: gQMW O2 r4 W Z wxoW a c�OH 0 DATE: 10/30/2018 SCALE: i" = 250' DESIGNED BY: KDP FILE NO. 27608 SHEET 2 OF 14 1q-pR 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 TABLE ON THIS SHEET 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 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 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 SAYS 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). BROOKFIELD NSON VILLAGE, LLC LLC MASTER DEVELOPMENT PLAN AREA I _ 000 logo 01IIIIIIIIIIII \ *4�, [flag 4v;?4Z" / LANDBAY all / MA11019 e,X: / / / /G LANDBAY I oT JL,� 0, Mq� * Dedicated Section Boundaries and Right-of-ways / 0 i / I I LANDBAY III ROAD LANDBAY I u E2 LANDBAY V V LANDBAY IV LANDBAY II N LANDBAY III O�7�, MSSNMMov yAEm LAND BAY BREAKDOWN LAND BAY LAND USE ACREAGE % RANGE OF HOUSING UNIT TYPES MIN. MAX. I ELEM. SCHOOL 20 Ac. t NA NA II COMMUNITY PARK 24 Ac. t NA NA CWtage N• MINIMUM DESIGN STANDARDS III MIXED RESIDENTIAL: 475 Ac. t MIa Se,baoMm Min Semaek 0181 Min. 91°e Yard SNbukan Convenience Commercial/Daycare 7 Ac.t NA NA °wellinglmm SFD Housin Unit ( g Type 1,2,4,5 & RP District SFD) Interior Lot floe Side 30 53 Private Street to Townhouse (Housing Unit Type 6 & RP District Townhouses) Common 10 30 hon MULTIFAMILY: (Condominiums, Elderly Housing, Housing Unit Type 3 -Cottage House & RP District Duplex, Multiplex, Atrium & Garden Apartment) Oveaing 7 30 IV ACTIVE ADULT: SFD (Housing Unit Type 1,2, & 5) Multifamily (Condominiums, Elderly Housing, Housing Unit Type 3 -Cottage House) 126 Ac.t 30 53 V COMMERCIAL CENTER (Retail, Office & Public Service Satellite Facility) 26 Ac. t NA NA SEE NOTES ADDRESSING ABOVE CHART IN PROFFER 3. USES, DENSITY & MIX OF HOUSING TYPES A. (2) (1d) Cf NomAlley 1 6'n..• 400 0 400 NA Z 6'/16•/1P ZPMA SCALE: 1" = 400' AT NA 0.100 1,b0 REZONING PROFFER "EXHIBIT E" 36' J CWtage N• MINIMUM DESIGN STANDARDS Minimum MIn, Front YaMMIn. Rnf MIa Se,baoMm Min Semaek 0181 Min. 91°e Yard SNbukan Min INL,g AKa struck Prearn or 1. °wellinglmm BLLWaen°WNllnp Interior Lot floe Side to (Sq Fy Private Street to Setback Common Unm Cmarthatl TOM 91°e YaN hon Femlly Oveaing .111 g Gtivaway NA Seack/Corr Lotlor mm 16' Cf NomAlley 1 6'n..• RMas V rwmw NA Z 6'/16•/1P ZPMA Cartage AT NA 0.100 1,b0 16 36' J CWtage N• NA S,36C 1,600 16' ZO' 4 C-GYaM Nat a,J00 NA 2,000 10• NA PmP.xy us.) M"ametl Smgl. �h OA 3 6'/tafl 0' to'forz.. La 2 Z 6 Femlly an. NA 31760 NA 20• 16' W Mo0Ma0 a 25(,S for Non Gam . NA 6 ' 16' 1,50° 1'.0 NA or RxrLoatletl 2P Tmap,mose Hem.) DESIGNED BY: KDP Ga., Unnnl 5(26• ham Non NA AHecMtl SM. Wall 0'/o'I10' mnc-101Non Garag. SH0' 0 M...d 15 1.W0 1,600 NA or..rinadmi m' Townhouse IV SeWack VIA'xon Garam. valid NA A°ac SM. Walla End unlaro Any Omer 2D' Ina Air Non Garage 2D'/6' 6 ON .1 11700 1,600 NA or Ra.11-wtl.ol 20' S.back,6'for0 10'S Nbeck Tawnnouee 36' 260 Gang. unNa) Cf 10' 1 6'n..• RMas V rwmw NA Z 6'/16•/1P ZPMA FE NA 10'On Non Affected W NAAS' D' /NA LU ZOrel af°G,a o 2 S[ervz �R� D•mAINA nIther —A (IV QTS `OG ,P W `y V. h u S tl PmP.xy us.) a �h OA 3 6'/tafl 0' to'forz.. La 2 Z Gpllon) W 30'N 6' Axycb.tl Sltle) W TnM M,D, lof'.1 W a On c c 0 5 0 zaS Oti n G W o v Q d m o d Lic. No. 32809 3-JA,4,20y z g JJ zLU U J C W ¢ w V O (� 0 � LU '-I o g g L Q > ELJ0- oCr �zQ� z C) 2°W=) ILL Q- oWCob Z ° L W ''a¢C) oQ ocn-i� Z cn —i ILL Me¢ J 0 I IL w ILI 0 Q l IL as Q LU W LL LL oz pp� � COc( Gaul Maximum on SNI LL ILLm W Atte[aary Suphid, PaMln9 O SUI1Nng H.Mw Spaces I Mav HalgM N LDL MIn. Samackfrom Garage °acY Mlry Samackio Lack MIn.SNW, tc lMeMr Lot LIm 910e INarbr Ld Llm SMe R. YaNI Ree ,ONI Comm Lot (orEM YaN/comer Ld for YeN AbunI,M UnNTownM1ouse191Ee YaN EM Unx TawnMuse) Gpen Span. NA 10' 1 6'n..• NN[P rwmw NA f0' 6'/16•/1P ZPMA T/ID• NA 10'On Non Affected PI.S, NAAS' D' /NA 6' NA S6' 2 D•mAINA nIther —A (IV S' ,P DWa11N01n Perimeter °ora Common V. PmP.xy us.) Gmeway) 1PO' OA 1II IP car the Axa.n04 6'/tafl 0' to'forz.. La 2 5/10•(VIran LN.) or Gpllon) LIm Side With bine° 30'N 6' Axycb.tl Sltle) TnM M,D, lof'.1 O'(Wman on NA Attached!Attached!Side WNI of ' E,N UPS to Any Omor 5N/10 2Y/6' 36' Hem.) DESIGNED BY: KDP 5(26• ham Non NA AHecMtl SM. Wall 0'/o'I10' 20'/6' SH0' End UNato Any Mer .uP SID. SNWck, S bra 20' .me) 2.26 IV SeWack VIA'xon NA A°ac SM. Walla End unlaro Any Omer N•N5 2D'/6' 0'Ha Homo) 13-22 VMV 11' 6' 21' a6' 3 61P NINA 8' NA 1" 2 {'gOm lMatlor at Unel NMIAI6hom Perlman rums, 6' NA S6' 2 DATE: 10/30/2018 'ohm LOtpM Mad Side) 1PO' tY 2V 36' 2 SCALE: I" = 400' t2• Nra 20• WID' 6/6' Semrk,6'fma SA 36' 2 DESIGNED BY: KDP 1o•sem.<k FILE NO. 27608 .uP SID. SNWck, S bra 20' 36' 2.26 IV SeWack SHEET 3 OF 14 Ir Mra20' 13-22 S.back,6'for0 10'S Nbeck 20' 36' 260 OLDIII780 \Lr ...\� _ fes_ \1!J////` ` {.\: / 1 \_` \ �� II ( / i /J / /. �,r�Jll/ `\ : ) � o /� `ny � •.� 1-�'",.y--^� // //t \\1 I I/)I J J / / j I I/ `'- ) Jrr � I J / � J � \ •�L•� \ ��_ )ll\\<\- �r '. ,/�///l) \ II 111) , ( . I II // l J 1 __J , \� _ I �, • �% / 11(1 li J \�i�lllll/iql �/ 1\\ ( (r< /�( / —\ \ � \Il II rlI / / / 1111 I \ 1 ( , 1 � \ \ \ \\\ /i / ✓T IN \\ \ \ 11 / 111 / I r \ r \ \ \\\\\\ \\ \ • \ vv PARK ertE\ / 11 / r \ 1\6 \� \ �\ \ \�\ \ • J � \ / ///-, II //////!¢\ 111! I //JJiJ 7/ ` I \`�\ < \ � \\\\ \\\\l \ �r�/// \ / �/, // � \ \\\\ \\\I\\\\\\ \\\\\ � \ 1 \ l (• !�j PROJECT TOTAL AREAS DEVELOPMENT AREA: 364.73 AC. FLOODPLAINS: 0.00 AC. (APPROX.) WETLANDS: 2.34 AC. (APPROX.) STEEP SLOPES: 1.30 AC. (APPROX.) LAKES AND PONDS: 0.88 AC. Lakes & Ponds SINKHOLES NONE 18.1% NATURAL STORMWATER NONE 0.81 AC DETENTION AREAS SYMBOLS LEGEND _ DENOTES WETLAND AREAS ® DENOTES STEEP SLOPES OVER 50% DENOTES EXISTING PONDS / \ � � / / •//, )l ✓IIII /// 1/� / I \III II )III \ \ 1 4 / / / / \�� \ /r \/ll \\1\ \ I \ \ ( �\ \l1l\I\\\\ / \ \ \J/�/ �� \ \ \—� �/ /�/// �.1 / //i/ ////��f// /( IIIIIll71 )IIII / ) \ -•\i III \ \ `\ \\�` / , I I ! 1 \\\ \1\\\ \ /I \ \ / / \ \ I — `� �IISIIIIIIfIIII/) r/— r .X\.' / ('_— / II/ / /// ✓ ! \ \\\\ \)l l� 01 III///�/ ( ( l' \ — \ \\ �/\ \ \\\\ \ \\ \ �� v� _ A /Il AAA\� v \v / � � �y v.a—r A VAA vJ Ill(/ // \\ \\\ //Ju / // Q\tel\l r—v— \`\, , \\ \\•y a, \ �I \\\\ r\\_ I,(\ II X11\lllllll X" It /J /J �� \\v \\\\\\ \\\� < / �) �11 11 �` \ \\\y, / _ ` \ \ � rl l / III ( ✓ r ���^ : —_ / / \ � � � _��� — J \� / � \\<q (III IIII 111111 / I \%✓// `=r—�.\\\��� /i�'/llulll�/�/^' l�/�II//IIIIIIII\1 \� r`r\ l/\ 1 /r -/n\ � 11/////ji4!/i\�1lll/ f'�lll Il + v \ ) \ 11 /_�~\ x\11\1\\ �y_� ����� ���Z�"\ \) a\\1�jlllll\ \( `_ II'1111p 11( 1\ Idli\ \ \ 11 \\�)t11`1Yr c�- J�� \ � fff/ ,\\�1r'7J11l�((�I I � .-\` � �'' ///,j =�h�lf ^�11\\\/ /// Gam= /// r%'� _=_������ i /� i— I I I/ I \ / — T— \ \\\\ \� /r J/•' / \/) / %( lam\\` \ �� �==-_—,C., (!r •j �J/ �/ JF \\ 1 tl<<�\lull\1 �Z —/ Ilii.��/1111111 ( IIjK�'�'`_ /ij __—„�_ _/ /' 1 \� / i/�/ // � , �— — _—�---,� 1, • • w 760 It �\�\' \\j�y \�\\ ��\�\\\\\� III 1\\\\I\\\a"/✓/I Ill 111111 �I I 1 ( � / J / \\ \\\ \\1 1 -. \ 1 � __ \ 1 I � JII\�1 _ ��\\\\�\�� ������ = 1111/ i \\ \ \ \\\\\ \))) \ 1 1\ l 11;\\\ \ \ \ / \\ \ \ \ \ \\ \ 1 \ 1 1)� IIII\ n u�\\\\\ \�— I \ —,' �// \ \\\\Il((I 1\@ \ 11\\\ ���\���I� 11111\\\\\\\\\\\ \_/ // �/ _ 1 \ \ 1 \ �/ � \ \ \ \��= —\\\\`•ill \ �\\\\ /P�_ �_ � s� ll�) / // / )III'/%///l)//l�y , , (J/�///<— H y Environmental Features Aggregate re ate Table Environmental Feature Type Existing Area Disturbed Area Percentage Disturbed DESIGNED z NOTE:MEMO 2760B Floodplain 0.0 AC 0.0 AC 0.0% Lakes & Ponds 0.88 AC. 0.16 AC 18.1% Wetlands` 2.34 AC 0.81 AC 38.9% Natural Detention 0.0 AC 0.0 AC 0.0% Sinkhole 0.0 AC 0.0 AC 0.00% Steep Slope (50%+) 1.3 AC 0.10 AC 7.7% 'ALL WETLAND DISTURBANCES ARE CURRENTLY PERMITTED BY THE U.S. ARMY CORP OF ENGINEERS AND THE VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY. n v��\v�AAO�w��V��11 \� I I \ \ \ I \ I1 \ \ N\ / \ , \ It /X 1 / I \ \ II \ 1 \ III I \ 1 I \ \\ \ \\ \ I \ _ _ %111111 I \\ \ \�\\�\\\ `� / / 1 111111\\\ 1 �\\ l 1 1\ \ \\� \\\� / rJJ 111,' i \✓// % :\\\`z J III\1\ \\ \ 300 0 300 SCALE: 1" = 300' 50 a ° n IZ F Lic. No. 32809 28 SMI• Z4A9 U) w SCALE: 1" cs DESIGNED z NOTE:MEMO 2760B SHEET 4 ARMY CORPS OF ENGINEERS AND VDEQ 13-22 PERMITS ARE REQUIRED FOR WETLAND W AND/OR POND DISTURBANCES. W DELINIATED WETLANDS AND PONDS Z Z ry N h y SHOWN HAVE RECEIVED JURISDICTIONAL 3 w e DETERMINATION FROM THE UNITED " 5 STATES ARMY CORPS OF ENGINEERS. Z 0W W REFERENCE J.D. PROJECT # 04-RO958, DATED Z o JUNE 24, 2004. E- Ix W a �F / I \ \ II \ 1 \ III I \ 1 I \ \\ \ \\ \ I \ _ _ %111111 I \\ \ \�\\�\\\ `� / / 1 111111\\\ 1 �\\ l 1 1\ \ \\� \\\� / rJJ 111,' i \✓// % :\\\`z J III\1\ \\ \ 300 0 300 SCALE: 1" = 300' 50 a ° n IZ F Lic. No. 32809 28 SMI• Z4A9 U) w SCALE: 1" = 300 DESIGNED BY: KDP FILE NO. 2760B SHEET 4 OF 14 13-22 Z E MM a: " LL1 I V Z 0W � o Z o w E- Ix W x a ,-r x z w w ¢� W Q d� Z ow z�' d� OOE W O � O Oa DATE: 10/30/2018 SCALE: 1" = 300 DESIGNED BY: KDP FILE NO. 2760B SHEET 4 OF 14 13-22 /�I 1 y I T.M. 44 -A -138A Z RlR1RE SCHOOL 811E SNOWDEN\�\ V PARK ACCESS ZONE AREA00 EXISTING SNOW DEN RmIFESOHOOL v� �71' SH 8 The Applicant shall provide access to the public park for `\\ O BRIDGE BOULEVARD W \ \ residents of Snowden Bridge. Acess shall be provided from a � \ DEDICATED RAN local neighborhood street at a point reasonably acceptable to ! T.M. 44-A-292 Frederick County Parks and Recreation. Exact location and W o i r \ design shall be approved at the time of Site Development Plan' T.M. 44-A-31 ^ �p approval. % \\\\ y '� N TTM4gq 292 �\ z SH. 9 \ Bg M. 4q a.Zy3 \ SH. 10 ` W o REC. T.M. 44 -A -292B `� 3 _ O Z CENTER 9, \ POOL DOO PARK i ®p TOWN MULTIPLEX UNITS SHALL � 1 Z MAINTAIN MINIMUM 15 SIDE SH. PAVLpN / TO{(� HOUSE PAFlK r AND 25' REAR PERIMETER O ` W FUTURE PARK 8� SETBACKS ALONG OUTSIDE W T.M. 44-A-29 PERIMETER BOUNDARIES. SH. 11 ` � R p TOWN ' ,� 9a' HOUSE OWN Hage+ SH. 12 I y '✓F � O� O'O � o O, MULTI- 9 iR @ \\w T.M. 44-A-31 G O Fr A81� n 9 ®®tCQ�N F \ aC SHEET INDEX 5 gFD a \'4N 'SCALE. r _ 8w O 14 V / Q�5 SFo , ' c 1NAc%E ®yob ° 5 � 0 d FSF•� \ TS SFD TS \\\ ` .+ - CATEGORY B RESIDENTIAL 4 FRRMNUUSE y1p S SEPARATION BUFFER. EN Q O yM� 1 00'WETLAN AT DISTANPREOVIDED.CRE 10 �wY�� INTERMITTENT \ S`SFD RAVINE CHANNEL 1► BUFFER \\ PTS — PTS ` 9�' _ O a RANDY L REPLER - A q @ 09 \ F' oY 25' ROAD \ \ / O 6 m o SWI \ i AD 2I� C. N �$ 21 EFFICIENCY \ fbUBEA� 5 G�SIO0� BUFFER , !` PT S THUMP VOW y \�R Q NAL T.M. 44-A-29\ QIF S OA �Y' ATiP s V FLkbLw TFUMP c� DENOTES MDP T.M. 44 -A -31A \ Pts T ATSC� AT fig/ / REVISION AREA 42.8 AC / S PTS AT CAFFdAc s PTs J sir Ars \\ W a DENOTES BROKFIELD STEPHENSON� HOUSE E- S /� �_ a E \ ® \ W VILLAGE, LLC PROJECT AREA � � � � � EXISTING SNOWDEN BRIDGE BOULEVARD ! �� � _ !y � � "'�,q, '""`�az� \\ � QZ � DEDICATED RNV ? CARRIAGE ® O O�OA/Ig \ �/ \ W Q q DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM PT8 \\\ ` �\ $A0� HOUSE 's\ 1�-I E - NOTE: _ t M as-A.x G . /'hLU T.M. 45-9-3-2z �. E~ 0 z 1 �.cq'gA,,'�O�O I GAFiPoAOE dQ'°' %\, \-- W❑k w kp(/��iE a w rM svq-3j@ 9Fp I cAF A gid' p / 9G 0' - W a W PEDESTRIAN TRAIL SYSTEM IS TO BE MAINTAINED PRIVATELY BY THE X9.3 HOUSE ' - Cf N ®Q - - I T.M. 45-9-3-1 U) O " ' :- SNOWDEN BRIDGE HOME OWNERS ASSOCIATION, THE SELECTION OF �q TRAIL MATERIAL IS AT THE DISCRETION OF THE APPLICANT PROVIDED O _ THEY ARE NOT PART OF THE SIDEWALK SYSTEM WITHIN THE PUBLIC WAY sr .qty /OOan�,,.Ap I Z '�. O RIGHT-OF-WAY. THE APPLICANT MAY BE PERMITTED TO CONSTRUCT �y c Noui'HAQE I O E- THE PRIVATE PEDESTRIAN TRAIL SYSTEM USING ASPHALT OR O CONCRETE, IF DESIRED. P' T.M. 44 -A -31A �� / 100' WETLANDS 1 W 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 SFD 30% MIN - 53°% MAX (739 - 1306) Units 688 UNITS 27.9°% TH 10% MIN - 30% MAX (246 - 739) Units q21 UNITS 17.1% MF 7%MIN -30%MAX (172 - 739) Units 12q UNITS 5.0% RECREATIONAL 2465/30 = 82.2 UNITS 1233/30 = 41.1 UNITS PROPOSED 103.9 UNITS 126.4% OPEN SPACE 239.6 ACRES 138.7 ACRES 57.9% INTERMITTENT RAVINE CHANNEL I THE PROPOSED SUBDIVISION STREETS PER THIS i► BUFFER MDP REVISION WILL BE DESIGNED PER THE VDOT NON-DIB'IUBNICE O'er, I ROAD DESIGN MANUAL, APPENDIX B (1) AND SHALL �\ % ' T.M. 44-A-294 MEET THE VDOT SECONDARY STREET I ACCEPTANCE REQUIREMENTS (SSAR). d I LPEM PARK TRAIL (W FASBIEND PFWATE PEDESTRIAN T.M. 44 -A -294A \ DATE: 10/30/2018 ------ TRAIL SYSTBJ 20' L.FEM PARK TRAIL (1S EA8B.8in LINEAR TRAIL PARK EASEMENT SCALE: i" = 250' — � NOTE: LINEAR TRAIL PARK EASEMENT IS TO BE 250 0 2550 500 DESIGNED BY KDP TWENTY FEET WIDE, THE TRAIL IS TO BE ; , FIATT RUN ` SIX FEET WIDE, CONSTRUCTED OF 1 6' TRAIL SCALE: 1" = 250' FILE NO. 2760B _ ASPHALT OR CONCRETE AND BE LOCATED ASPHALT OR CONCRETE ` SHEET 8 OF '14 TO THE NORTH OF HIATT RUN AS DEPICTED ON THIS SHEET. LINEAR PARK TRAIL DETAIL n,s 13-22 0 SIDEWALK RNV SIDEWALK RNV 10' (MIN W/SW) 10' (MIN W/SW) W/O SW) _I_ 24' (20' MIN.) 1 5' (W/O S g y1 2' LIMITS OF BITUMINOUS SURFACE 1 2' 5' 1' MIN. MIMI BITUMINOUS CONCRETE N. N. CL STANDARD VDOT CURB I 3.1 S1 -OPE 1/2":1'114":1' 1/4'-l' 1/2":1' i/4":1' SUBBASE � I `-BASE COURSE 1' LIMITS OF SUBBASE TYPICAL ROAD SECTION PRIVATE STREET CLASS[ NTS SY RW (43' MIN) 9.5' (MIN) 29' (24' MIN) * 5' 3.5' 2' LIMITS OF BITUMINOUS SURFACE MIN. MIN. BITUMINOUS CONCRETE STANDARD CG -6 1/4":1' 1/2":1' �—� 1/4":1' * MINIMUM WIDTH WOULD BE ALLOWED WITH REDUCED ON STREET PARKING AND WILL BE DETERMINED DURING SUBDIVISION DESIGN PLAN REVIEW PROCESS, SUBBASE i' GRASSSTANDARD BUFFER SIDEWALK* SIDEWALK TO BE PROVIDED ALONG A MINIMUM I OF ONE SIDE OF PRIVATE STREETS RNV 2' 1 3.5' 1 5' 1 1' MIN. I MIN. I MIN. 1 1121':1' 1/I `.1, _ 9�1/ GRASS STANDARD BUFFER SIDEWALK 1' LOCAL STREETS HAVING ONE POINT OF ACCESS AND AN ADT GREATER THAN 400 VPD MUST BE CONSTRUCTED AS A CLASS III ROADWAY. RNV ROAD CLASSIFICATIONS 24' MIN. moi! 4�i RNV PAD 55' RW (50' MIN) 7k ARGYLE COURT PAD • •'LIMITS OF ARROW CROWN COURT N 9.6- (MIN) 36'(26' MIN)* I BITUMINOUS SURFACE 9,51 W N h LWAY i' 5' 3.5' 2' LIMITS OF BITUMINOUS SURFACE 2' 3.5' 5' 1' •STANDARD C&6 MIN. MIN, MIN. EG 54 MIN. MIN. MIN, BACKORDRIVE BITUMINOUS CONCRETE STANDARD CG W I I �ca BUCCANEER CL -6 O 2' 12' 3.15VOPE OPE 1/4":1' 1/2":1' CENTENNIAL DRIVE ,.., 1=11.=I1�11 ?11,,,11„II II .11,,11 II,,IL„11,,11 11 ,11,,.11 II„11,,.11,,11.=11.-11cSS 3151 EP COMPASS WAV 11 i COURSESIDEWALK SICSUBBASE BASE YLE BICYLE-/ 1' PAD •.-, SIDEWALK w obi U LANE LIMITS OF SUBBASE LANE STANDARD )OMINO COURT GRASS STANDARD SIDEWALK SUBBASE BASE COURSED DUTCHMAN COURT BUFFER SIDEWALK E ION WAY I FACING STAR COURT MAJOR COLLECTOR ROAD LIMITS OF SUBBASE O U Q NORTHUMBERLAND TO CUL-DE-SAC FARMHOUSE COURT CLASSIV CUL-DE-SAC 0 END TYPICAL ROAD SECTION BITUMINOUS CONCRETE SAWrOOTH TO ARROW CROWN IESTA DRIVE NTS * MINIMUM WIDTH WOULD BE ALLOWED WITH REDUCED PUBLIC STREET MC. FRIENDSHIP WAV PAD ON STREET PARKING AND WILL BE DETERMINED CLASS III II I� J O W 2 PAU DURING SUBDIVISION DESIGN PLAN REVIEW PROCESS. 2,001-4,000AADT ONE WAY 1/4":1' 1/4":1' 2•:r A •® ®e®® �® NOTE', TREES AND SHRUBS SHALL BE PLANTED IN CLUSTERS AT AN EQUIVALENT RATE OF TEN PLANT UNITS PER 40 LINEAR FEET OF COLLECTOR STREET ROADWAY FRONTAGE •®^ RI IRED LAN)SCAPING MAJOR COLLECTOR ROAD NTS NTS II DDQ �`- INTERLACE WAV RNV RNV RNV VARAIABLE RW VARIABLE 29' VARIABLE 29' VARIABLE LIMITS OF MEDIAN LIMITS OF 1'5' 6' 8' BITUMINOUS SURFACE BITUMINOUS SURFACE e' 6' 5' 1' MIN. MIN. SHLDR PAVED SHOULDER CL SHLDR MIN. MIN. BITUMINOUS $7 S(O 4' CONCRETE �I 1/4":1' STANDARD CG -2 PAVED SHOULDER 2.�4, RIAN DITCH SUBBASE 1/4•.1 PEDESTRAIL/ 1' BICYLE 4,y S<O 3.� SIDEWALK LANE Pi¢ BASE COURSE BICYLE 1' DITCH PEDESTRIAN LIMITS OF SUBBASE LANE TRAIU SIDEWALK **TYPICAL BIFURCATION SECTION** PUBLIC STREET MAJOR COLLECTOR ROAD "BETWEEN OLD CHARLES TOWN ROAD AND THE CLASS IV NORTHERN ENTRANCE INTO STEPHENSON VILLAGE NTS TYPICAL CUL-DE-SAC WITHOUT RAISED LANDSCAPE ISLAND NTS ROAD CLASSIFICATIONS 24' MIN. moi! 4�i ALAMO PLACE PAD NV R/W R ARGYLE COURT PAD • •'LIMITS OF ARROW CROWN COURT N FROM FIESTA TO NTINNIAL RNV I BITUMINOUS SURFACE 2 W N h LWAY II •STANDARD CG -2 1VINGRESS/EGRESS EASEMENT 11 MIN, PAD •STANDARD C&6 BARRISTER T EG 54 BATIK WAV 11 �F BACKORDRIVE I W Volpe • �ca BUCCANEER 2' SHOULDER O 2' 12' x�sB�nx ;;�11111111�j�Y;emx�� E ITFOUR DRIVE CENTENNIAL DRIVE ,.., 1=11.=I1�11 ?11,,,11„II II .11,,11 II,,IL„11,,11 11 ,11,,.11 II„11,,.11,,11.=11.-11cSS CHURNDASH WAV EP COMPASS WAV 11 i COURSESIDEWALK SICSUBBASE BASE YLE BICYLE-/ 1' PAD •.-, SIDEWALK w obi U LANE LIMITS OF SUBBASE LANE G2 )OMINO COURT TYPICAL '•`D SECTION DRE D NCOURT PAD DUTCHMAN COURT PUBLIC STREET E ION WAY I FACING STAR COURT MAJOR COLLECTOR ROAD FARMHOUSE COURT O U Q NORTHUMBERLAND TO CUL-DE-SAC FARMHOUSE COURT CLASSIV CUL-DE-SAC 0 END TESTA DRIVE BITUMINOUS CONCRETE SAWrOOTH TO ARROW CROWN IESTA DRIVE NTS U� 0l- VFOOT DRIVE MC. RNV RNV VARAIABLE RW VARIABLE 29' VARIABLE 29' VARIABLE LIMITS OF MEDIAN LIMITS OF 1'5' 6' 8' BITUMINOUS SURFACE BITUMINOUS SURFACE e' 6' 5' 1' MIN. MIN. SHLDR PAVED SHOULDER CL SHLDR MIN. MIN. BITUMINOUS $7 S(O 4' CONCRETE �I 1/4":1' STANDARD CG -2 PAVED SHOULDER 2.�4, RIAN DITCH SUBBASE 1/4•.1 PEDESTRAIL/ 1' BICYLE 4,y S<O 3.� SIDEWALK LANE Pi¢ BASE COURSE BICYLE 1' DITCH PEDESTRIAN LIMITS OF SUBBASE LANE TRAIU SIDEWALK **TYPICAL BIFURCATION SECTION** PUBLIC STREET MAJOR COLLECTOR ROAD "BETWEEN OLD CHARLES TOWN ROAD AND THE CLASS IV NORTHERN ENTRANCE INTO STEPHENSON VILLAGE NTS TYPICAL CUL-DE-SAC WITHOUT RAISED LANDSCAPE ISLAND NTS 2VEASEMENT DRIVEWAYSCL TYPICAL PRIVATE ACCESS NTS * STREETS WITH CIL RADIUS LESS THAN 200' SHALL BE POSTED WITH 20 MPH ADVISORY SPEED LIMIT AS DIRECTED BY VDOT. ** LOCAL STREETS HAVING ONE POINT OF ACCESS AND AN ADT GREATER THAN 400 VPD MUST BE CONSTRUCTED AS A CLASS III ROADWAY. *** STREETS WITH VOLUMES OVER 4000 VPD MUST BE DESIGNED ACCORDING TO THE VDOT ROAD DESIGN MANUAL. 201 RM COURTYARDCOMMON AREA CONCRETE TYPICAL • • DRIVEWAYS NTS TYPICAL PLANTING DETAIL NOTE: A MINIMUM V HIGH SCREEN WILL BE PROVIDED UTILIZATING ANY COMBINATION OF EITHER A SHRUB HEDGE, FENCE, WALL, MOUND OR BERM. ** NOTE: ROAD EFFICIENCY BUFFER MAY BE REDUCED TO A MINIMUM NOTE Fm Blustrelivo purposes only OF 25' PER MODIFICATION #7 OF PROFFER STATEMENT. ALL SCREENING AND LANDSCAPING SHALL MEET MINIMUM ZONING ORDINANCE REQUIREMENTS. ROAD CLASSIFICATIONS 24' MIN. CLASS 4�i ALAMO PLACE PAD NV R/W R ARGYLE COURT PAD q ARROW CROWN COURT N FROM FIESTA TO NTINNIAL RNV I CENTENNIAL TO END ATTIC WAV W N h LWAY II �Qih 1VINGRESS/EGRESS EASEMENT 11 "NO PARKING" PAD S 3 ` � BARRISTER T EG 54 BATIK WAV 11 �F BACKORDRIVE I W SIGN 5 BUCCANEER 2' SHOULDER O 2' 12' 2' E ITFOUR DRIVE CENTENNIAL DRIVE 11 CHURNDASH WAV EP COMPASS WAV 11 CORONATION COURT PAD w obi U G2 )OMINO COURT LIMITS OF BITUMINOUS SURFACE DRE D NCOURT PAD DUTCHMAN COURT R E ION WAY I FACING STAR COURT I FARMHOUSE COURT O U Q NORTHUMBERLAND TO CUL-DE-SAC FARMHOUSE COURT ? CUL-DE-SAC 0 END TESTA DRIVE BITUMINOUS CONCRETE SAWrOOTH TO ARROW CROWN IESTA DRIVE PAD U� 0l- VFOOT DRIVE MC. FRIENDSHIP WAV PAD GARRET COURT II I� J O W 2 PAU GRISTMILL COURT ONE WAY 1/4":1' 1/4":1' 2•:r A •® ®e®® �® NOTE', TREES AND SHRUBS SHALL BE PLANTED IN CLUSTERS AT AN EQUIVALENT RATE OF TEN PLANT UNITS PER 40 LINEAR FEET OF COLLECTOR STREET ROADWAY FRONTAGE •®^ RI IRED LAN)SCAPING MAJOR COLLECTOR ROAD NTS HOURGLASS COU II DDQ �`- INTERLACE WAV EP 1 JYt"'.' JITTERBUG WAY ro KEARSARGE COURT PAD LATTICE DRIVE II d K LEAVENWORTH COURT 11 EG 2' SHOULDER I i PAD MOSAIC COURT 11 CL III SB BLVD TO PARKLAND DRIVE NORLAND KNOLL DIVE RNV ARKLAND DRIVE TO END NORTHUMBERLAND DRIVE II B BLVD TO SPLENDOR DEN NORTHUM ER ND DRIVE '• 1 SUBBASE BASE COURS NOTIONS COURT Pp PA LAND DRIVE III 5SBLVD TNORLANO KNOLLDRIVE PARKLAND DRIVE 11 NORLAND KNOLL DRIVE TOBARRISTER STREET 1 1' 4ORTHUMBERUNDTO FADING STAR PATCHWORK DRIVE STD. FADING STAR TO EN N 11 "NO PARKING" PATRIOT STREET LIMITS OF SUBBASE STARRY WAY TO END TANGLE COURT PAD PINWHIEEL COURT CG -6 POINSETTIAWAY 1 SIGN PRARIE PLACE PAD TYPICAL PRI KVPEAR PLACE ALLEY ENTRANCE ROOFT P URT TYPICAL ALLEY SECTION CLASS V OTUNDA DRIVE i CLASS V SAWTOOTH IVE NTS ESAWCOURT PAD NTS 2VEASEMENT DRIVEWAYSCL TYPICAL PRIVATE ACCESS NTS * STREETS WITH CIL RADIUS LESS THAN 200' SHALL BE POSTED WITH 20 MPH ADVISORY SPEED LIMIT AS DIRECTED BY VDOT. ** LOCAL STREETS HAVING ONE POINT OF ACCESS AND AN ADT GREATER THAN 400 VPD MUST BE CONSTRUCTED AS A CLASS III ROADWAY. *** STREETS WITH VOLUMES OVER 4000 VPD MUST BE DESIGNED ACCORDING TO THE VDOT ROAD DESIGN MANUAL. 201 RM COURTYARDCOMMON AREA CONCRETE TYPICAL • • DRIVEWAYS NTS TYPICAL PLANTING DETAIL NOTE: A MINIMUM V HIGH SCREEN WILL BE PROVIDED UTILIZATING ANY COMBINATION OF EITHER A SHRUB HEDGE, FENCE, WALL, MOUND OR BERM. ** NOTE: ROAD EFFICIENCY BUFFER MAY BE REDUCED TO A MINIMUM NOTE Fm Blustrelivo purposes only OF 25' PER MODIFICATION #7 OF PROFFER STATEMENT. ALL SCREENING AND LANDSCAPING SHALL MEET MINIMUM ZONING ORDINANCE REQUIREMENTS. cs ROAD CLASSIFICATIONS ROAD NAME CLASS NOTE ALAMO PLACE PAD W ARGYLE COURT PAD q ARROW CROWN COURT 11 FROM FIESTA TO NTINNIAL ARROW CROWN COURT I CENTENNIAL TO END ATTIC WAV W N h LWAY II �Qih BALKAN COURT 11 ARRE PAD S 3 ` � BARRISTER T II 54 BATIK WAV 11 �F BACKORDRIVE I W BRASSTW 5 BUCCANEER ^11 O CACTUS WAV I E ITFOUR DRIVE CENTENNIAL DRIVE 11 CHURNDASH WAV 11 COMPASS WAV 11 CORONATION COURT PAD CROFTON COURT WEY WAV )OMINO COURT PAD DRE D NCOURT PAD DUTCHMAN COURT R E ION WAY I FACING STAR COURT I FARMHOUSE COURT II NORTHUMBERLAND TO CUL-DE-SAC FARMHOUSE COURT PAD CUL-DE-SAC 0 END TESTA DRIVE II SAWrOOTH TO ARROW CROWN IESTA DRIVE PAD ARROW CROWN TO END VFOOT DRIVE FRIENDSHIP WAV PAD GARRET COURT II GRETCHEN COURT PAU GRISTMILL COURT II HALO COURT A •® ®e®® �® NOTE', TREES AND SHRUBS SHALL BE PLANTED IN CLUSTERS AT AN EQUIVALENT RATE OF TEN PLANT UNITS PER 40 LINEAR FEET OF COLLECTOR STREET ROADWAY FRONTAGE •®^ RI IRED LAN)SCAPING MAJOR COLLECTOR ROAD NTS HOURGLASS COU 0 INTERLACE WAV JEWEL BOX DRIVE II JITTERBUG WAY KEARSARGE COURT PAD LATTICE DRIVE II LEAVENWORTH COURT 11 INDY WAY I MANILIA PLACE PAD MOSAIC COURT 11 JORLAND KNOLL DRIVE III SB BLVD TO PARKLAND DRIVE NORLAND KNOLL DIVE It ARKLAND DRIVE TO END NORTHUMBERLAND DRIVE II B BLVD TO SPLENDOR DEN NORTHUM ER ND DRIVE '• 1 'SPLENDOR GARDEN TO CH SH NOTIONS COURT Pp PA LAND DRIVE III 5SBLVD TNORLANO KNOLLDRIVE PARKLAND DRIVE 11 NORLAND KNOLL DRIVE TOBARRISTER STREET PATCHWORK DRIVE 4ORTHUMBERUNDTO FADING STAR PATCHWORK DRIVE I FADING STAR TO EN PAT T STREET 11 SEESAWTO STARRY WAV DRIVE PATRIOT STREET PAD STARRY WAY TO END TANGLE COURT PAD PINWHIEEL COURT 11 POINSETTIAWAY 1 PRARIE PLACE PAD PRI KVPEAR PLACE ROOFT P URT ROSEBUD COURT I OTUNDA DRIVE i SANTE RE COURT SAWTOOTH IVE ESAWCOURT PAD SETTING SUN COURT 11 SNOWDENRIDGE BOULEVARD IV MAJOR COLLECTOR ROAD SPANGLER WAY SPLENDOUR GARDEN WAY I STARS STSTREET Il STARRY WAV RIVE TEMPLE COURT PAD THO N CROWN LANE PAD VALISE WAY 11 WADING DUCK WAV PAD cs z LO ' aA Q ri /mow V W E� a q �w V ss E~•+ O W 0 a+ W N h W� F -I �Qih SIDEWALK d 'A W S 3 ` � d t GRASS BUFFER 54 V, a �F 3 W 5 O W Ioo �a h pp 1 LC 4 '4 z LO ' aA Q ri ROAD NAMES CLASSIFIED AS CLASS I OR II MAY BE DEVELOPED AS PUBLIC OR PRIVATE STREETS WHICH WILL BE W E� A q �w V ZI E~•+ O r] 0 a+ *' q W� F -I �Qih SIDEWALK d 'A 0 � z 0 GRASS BUFFER 54 V, Of) v W W O FSU z W 5 O Ioo RAISED LANDSCAPED MEDIAN pip O ti a6gW� 15 = TOTAL PLANT UNITS PER49 GRASS BUFFER SIDEWALK RM A •® ®e®® �® NOTE', TREES AND SHRUBS SHALL BE PLANTED IN CLUSTERS AT AN EQUIVALENT RATE OF TEN PLANT UNITS PER 40 LINEAR FEET OF COLLECTOR STREET ROADWAY FRONTAGE •®^ RI IRED LAN)SCAPING MAJOR COLLECTOR ROAD NTS �j pcm 0 RANDY L,�KEPI-5 Lic. No. 32609 z z !U ' aA Q ri ROAD NAMES CLASSIFIED AS CLASS I OR II MAY BE DEVELOPED AS PUBLIC OR PRIVATE STREETS WHICH WILL BE W E� A z �w V ZI E~•+ O r] 0 a+ THE PROPOSED SUBDIVISION STREETS PER THIS MDP REVISION WILL BE DESIGNED PER THE VDOT ROAD DESIGNU W� F -I �Qih SIDEWALK MANUAL, APPENDIX B (1) AND SHALL MEET THE VDOT SECONDARY STREET ACCEPTANCE REQUIREMENTS (SSAR). 'A 0 � z 0 GRASS BUFFER 54 V, Of) v W W O FSU W 5 I a+ PLANTING SCHEDULE SYMBOL z PUNT UNITS ' aA 10 ROAD NAMES CLASSIFIED AS CLASS I OR II MAY BE DEVELOPED AS PUBLIC OR PRIVATE STREETS WHICH WILL BE O 5 A W 5 DETERMINED DURING SUBDIVISION DESIGN PLAN PROCESS. E~•+ O r] 0 a+ THE PROPOSED SUBDIVISION STREETS PER THIS MDP REVISION WILL BE DESIGNED PER THE VDOT ROAD DESIGNU Z F -I W SIDEWALK MANUAL, APPENDIX B (1) AND SHALL MEET THE VDOT SECONDARY STREET ACCEPTANCE REQUIREMENTS (SSAR). 'A 0 � z 0 GRASS BUFFER V, O PLANTING SCHEDULE SYMBOL PLANTTYPE PUNT UNITS ' SHADE TREE 10 0 EVERGREEN TREE 5 ® ® ORNAMENTALTREE 5 SHRUB 2 RAN ® 40' TYP. I O ® ® 0 S ® ® > w RN SIDEWALK GRASS BUFFER RAISED LANDSCAPED MEDIAN ti 15 = TOTAL PLANT UNITS PER49 GRASS BUFFER SIDEWALK RM A •® ®e®® �® NOTE', TREES AND SHRUBS SHALL BE PLANTED IN CLUSTERS AT AN EQUIVALENT RATE OF TEN PLANT UNITS PER 40 LINEAR FEET OF COLLECTOR STREET ROADWAY FRONTAGE •®^ RI IRED LAN)SCAPING MAJOR COLLECTOR ROAD NTS �j pcm 171 p L/2 ^moi l+'-1 DATE: 10/30/2018 SCALE: - N/A DESIGNED BY: KDP FILE NO. 27608 SHEET 7 OF -14 13-22 T.M. 44—A43 A / / \ I i — \ cs z LLI L T.M. A/4—A-2Jd l \ \\ `\` 11 !— '—/' j ` / 4 / \\ / W Z vAaE sea c Lu ` Lu 6" / s ,MEEC A v 8 " R A / v Ll-CELL LLL i� ri � M �� v � 3 L v A LLLLLL LLLLLLLL `"� \ L / LL w / / L LL 1LLRIFCC LLL L - \ O / 8% % LLLL \ L \\ \ T.M. 4 -A X29 ]4 �� /LLLLLLji� LLL LLL1= / " / O�S S`�` v v vv v v / /� 1 I I I vvv v L�LLILLLLLLLLLL`�LLLI�. 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AV Av v''11 \ DATE: 10/30/2018 PTS DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM \ \ �� \ \ ,1`� \'4 1 •� p V VA u L��L I /� / �� I� I, \ '\ \ \ ` -\ 1 \ �\ \`, `. \ \� \. \ \\, \ \�� \ \ ` I J I \ . . \�.\d SCALE: 1" = 100' ,`, , DESIGNED BY: KDP FILE NO. 2760B LLL HATCHED AREA DENOTES PROVIDED OPEN SPACE 100 0 100 200 SHEET 8 OF 44 — SCALE: 1" = 100' 13-22 --LLL LLLLLL LOLL-- ----- \aL\LLL "-- mow. a >, -\\ L LLLLLL �I LLL\LLL v �\ .. ' _ J LLLLLLL Lr LLL \\ �— � 37� - /i� G_LLLL. 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PARK ACCESS ONE AREA Z s \ \ \ \ _ — — / �— \ \ AFEA,\ _ �Or.- �' " \ \ I47 / "The Applicant shall provide access to the public park for �' \ \ '\\ \ — — / / //✓ / / / / — \ \ \ �],. \ I \ / ` real ants of Snowden Bridge. Acess shall be provided from PTS DENOTES PRIVATE PEDESTRIAN V( / J 1 a local neighborhood street at a point reasonably acceptable TRAIL SYSTEM to Frederick County Parks and Recreation. Exact location LU W o ry R N o y 5 e a `o and design shall be approved at the time of Site v >d �`I��/meq I I Development Plan R p , ry 7z \ W � � v approval. \ \ / I I I I I I I +r7 e " HATCHED AREA DENOTES VIII IIv`� p d�e LCL V I l�iYw k / PROVIDED OPEN SPACERow :i: ryw NOTE:LU Z \ \ Q �C� `y \ \ \ ALL PRIVATE ACCESS DRIVES (PAD) \\\ �% \\\\�\\ - �� ` A' \\� �r �\- _/ 1 I \\ \ GREATER THAN 160'IN LENGTH SHALL y W - -, \ \ I �V I .\ \\\\ \ \ - ` v/ \� \ \ \ \ / I \ \ PROVIDE ADEQUATE TURNAROUND � ° PROVISIONS FOR FIRE AND RESCUE \ \ , _ - C Y �1\ 4� \ \\\ \ \ \ \ \ �Q \ \ \D� ♦ �b _ / 1 \ \ \ IN \ APPARATUS AND SHALL MEET MINIMUM INTERNATIONAL FIRE CODE \ \\\\\ ` \ �C� \� / J / / REQUIREMENTS. a rA IN IN /W \\ \\\\ J\I \L \�tl l / \L��/�J\ �Y( a� \ \\\�\\ �\\\\` \ \ �\ �• \ —/ / 5� I 1 / \ l/� (,o�I d \ �'^ a a IN 0 \ \ \\ / // / 1 \\ 1 \ \ \ \ \\\ \\\ \ \ \ \\ \ ) I \� ✓ ,� \\ t\tea /✓ SF� , —/�� /_ n I v�-� \ v /2, v vvv v v v1v r ��C \ '_-' \ ,IN ` \ \�\ \\\ \\ ^\ \\- R I\\ �\ \ a o \ - \ \ \\ 6►\ `\\ \ `` \ \`\ - ;\ \, \\\ �pl�\\ \ \\ w Sic �F \ \\\ \ �, - \\`\\\ GF r J� " \ \ \ \ \ \ \ \ \ I\ k \ \ \ \ \ • \ \ \ RA Y L, PLER 028 - IN \ \\ \esr \ ,\ _ \ \ — — \ \ / S`SIONAL �G \ SFD /,z \ ���� \ III �� 11 \V A \�� � I\ II I � J � �/9�� �� 1 � A � \`\\ A \VA \\ \ �� / / � \\\\ VAVA��� \ IN IN /e \\�•1�\\ \\\ \//g/� / / \\ /l \\\ \ \�\\ \\\\\\\ 1\\ \ Y\\ \ \\ \\\ \K \\\\\\\\\ �dW �5 \ 12 Y % _ \ \ \ \ \ �� E- y v v N vv v v v v v v v \ \\ \ w v-SFD o -vt2 U I /\\\FE \ \ _\ \ `\ \ �\\ \\ \ \ \\ \ w M- v, vv v vvv vv v - vvv,- vv vv vv vvv vZET- 0 ���-®'� =-4= \\sew `�- \\ �U ----_� = \ \ "� /Mfi a — aa/— — \' — x �i�\/ — 11' A � � —� — _ — — \��V�v ��� �,"� � //I �11 AV AA\ O E- W �5� V 1 111 [•� �—% • ` '�v�� \ �� e� T \\ ... a �• v - -- v oc tet\ \ \ ----- -. \\ \ � X11 I /✓/ --\�\_--_-_\ \�'r - \ � ..•..� � �� /V/ \ � �� � .10/30/2018 DATE• SCALE: 1" = 100' \\ DESIGNED BY. 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D. - - — - / �/`' 6\_'L3vi. 44—A/;31A' PTS DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM /v/v" s •i_—��D��O ' 1 \`•�'(V/�'�yY` �iy`, `-��` \ --------- I I •! ✓ .' / � V� ^^�• '' '' r �' / , `/_ - __ \.\���`: `\`.\��` _ - /�' ,,,//i///'/� i'// / � ;,..sem - `_ - '-"'° - -� -- >i�'�- L L L HATCHED AREA DENOTES PROVIDED OPEN 5/ SPACE -// ,'Y .i � --------------- ;%mss,-'-� ♦ NOTE --- 1 : 'N .__ _f �`. �.�- �` •_ _ `___�� ��`1..'``�:�` 1\ _ _ \-'- _-�__ /�/ �Y� _ '/ -ice ��'�� is :ice',%" — - SDRIVES PAD GREATER _ / • ----' - --- — — — — — --- -- - - - - -- '' � _ , _'" � � "--- ---- _ s ALLPRIVATEACCES (PAD) THAN 150'IN LENGTH SHALL PROVIDE ADEQUATE _ '--- __ -_ — _ _ ,� __� ,-'_ ---- =_ � _- _ ,= � '-�_.. _:. �. \J. _ -----•__:_ ' � ..—, / ,.��, _ �, .,..,. �,-. ,/,; ,-�,.--,_,�_ _ _ / TURNAROUND PROVISIONS FOR FIRE AND RESCUE APPARATUS AND SHALL MEET MINIMUM INTERNATIONAL FIRE CODE REQUIREMENTS. 100 0 100 200 SCALE: 1" = 100' 13-22 4 W W C o� C z a 0 A Ul 5 9 w o a¢% a od U F m c\v Q 0 o OF I, J l� U RAN INT L. PLEB ' LIC. 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APPARATUS AND SHALL MEET MINIMUM INTERNATIONAL FIRE CODE SCALE: 1" 100 SHEET 13 OF -14 REQUIREMENTS. lre_7—rim PROFFER STATEMENT SUMMARY STEPHENSON VILLAGE RESIDENTIAL PLANNED COMMUNITY Property: 794.6+/- Acres Tax Map Nos. 44 -((A}) -31A, 44-((A))-292, 44-((A))-293, and A Portion of Tait Parcel 44-((A))-31 Stonewall Managerial District, Frederick County, Virginia 1. COMMUNITY 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 * Frederick County may assess the Applicant to effectively double school related proffers for each student that excel 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 dat of approval of this rezoning based on the fallowing formula: * (2,465-800 to 1,300 range of age restricted units) x 8% + 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 MIX OF HOUSIlYG TYPE. 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 propert 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 B-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 th amount of $5,327 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 $30,000 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 $635.00 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: $800A0 Total for Frederick County Fire and Rescue 5. MATCHING FUNDS FOR TRANSPORTATION ENHANCEMENTS AND/OR 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 * $50,000.00 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 hoot 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 11 (Martinsburg Pike) (b) Provide landscaped areas along, within, and/or adjacent to each side of the Major Collector Road in accordanc 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 (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 (16') 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 the paved edge of the standard alley width. (c) Privare Streets * 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) Cannon 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 comer 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-way and/or easements for all off-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 I I * The Applicant will execute a signalization agreement with VDOT for the intersection of U.S. Route 11 and Old Charles Town Road. * The Applicant will construct full size entrance improvements with both a right turn lane and left turn lane on Old Charles Town Road, and aright tarn 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 -]ane half section that is constructed from Old Charles Town Road to the limits of the development. * The second phase of the Major Collector Road wilI provide for the ultimate four -lane section with appropriate right and left turn lanes based on the following program: (1) Design of the transportation improvements will begin when 80% of the actual traffic count volume is realized with completion of the improvements within t S months of initial design. (2) Croce 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. (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 three -lane section of Old Charles Town Road, from the Entrance to U.S. Route 11 using the existing bridge. 4 () Lance the actual traffic count reaches 17,599 vehicle trips per day on the Major Collector Road,. the. Applicant will bond and continence construction of a two lane half section of the Major Collector Road from the limits of the four -lane section to U.S. Route 1 I at the Rutherford Farm Industrial Park intersection to include right and left turn lanes on the east side of U.S. Route 11. * The Applicant agrees to enter into a signalization agreement with VDOT at the U.S. Route I I/Rutherford Farm Industrial Fork 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 s ern entrance #0 Stephenson hereon Villa e p g 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 11. 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 1 I interchange at Exit 317° 8. 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 hall fields, there will be 6 soccer fields and 6 baseball fields as shown on the layout for School/Park Site (Exhibit C), 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 allow access to water and sewer. (2) Frederick County may conveyor 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 provide and confirm that said third party agrees to be bound by the provisions of the Proffer Statement 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 20' wide trail easement 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 dot 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 fifty (50) 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. (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 qu cements 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 11. AFFORDABLE HORSING FOR THE ELDERLY: * The Applicant will develop and build apartment units to provide affordable housing for the elderly. * The constriction 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. 2. 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. 3. COMMERCIAL CENTER: A Maior Collector Road Access * Provide for all tum 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 I8 months 4. RENT FREE COUNTY OF ('ICE SPACE: A Provide up to 2,500 squame 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 M X X X X X X X X X X X MR. X X X X X X X X X X X MR. X ►i 15. COMMUNITY DESIGN X A. Design * Provide an overall continuity of design within the community B. Architecture X (1) Architectural styling of Housing Unit Types I through 4 constructed in accordance with the Housing Unit Types Exhibits. Housing Utast Types 5 and 6 shall he compatible with Housing Unit Types I through 4. 2 s () Access to garages by the use of alleys shall be allowed on Housing Unit Types 1 (Carriage ;l -rouse), 3 (Cottage Hausa), . (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. X (2) Fire Protection System X * Courtyard Cluster and Cottage houses will have a 13-D sprinkler system in the home and the garages. D. Lighting X * 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 X located on sites dedicated for public use. 16. ENVIRONMENTAL FEATURES: A. Environmental Features and Easements: X (l) 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 (251/o) 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. X (ii) A (20') wide buffer shall be provided outside of any platted lot immediately adjacent to the 100 -year floodplain, X (4) Resource protection areas identified for the Hiatt Run Corridor and the Wetlands intermittent Ravine Channel X 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 Charnel 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: * 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 component of 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 vegetated open ve p g d 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 I i 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. X C. Water and Sewer Lines * The Applicant shall construct water and sewer lines in conformance with the Frederick County Sanitation Authority X 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. 19. COMPREHENSIVE PLAN CONFORNI[ITY: 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 X 91 X X X X X X X X On-going Complete X X X X X E-4 Design Standards. X * "Housing Unit Type I" (Carriage House): X X '4 � N v rl 0 X * "Housing Unit Type 3" (Cottage House): X W X X X X X X X X X M Pending On-going Complete 21. PROFFERED HOUSING TYPES: The following Housing Uitit 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. X * The minimum design standards for the following housing types are summarized and listed on Exhibit E - Minimum E-4 Design Standards. X * "Housing Unit Type I" (Carriage House): X * "Housing Unit Type 2" (Non -Alley Carriage House): '4 � N v rl 0 X * "Housing Unit Type 3" (Cottage House): t, � Q W X * "Housing Unit Type 4" (Courtyard Cluster): X * "Housing Unit Type 5" (Modified Single Family Detached Lot): X * "Housing Unit Type 6" (Modified "Townhouse" Attached Dwelling): rE W X * "Housing Unit Type 7" (Elderly Rousing Dwelling): X 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 � i where feasible based upon final engineering and design. Trees shall be planted at the minimum rate of one tree X every 40 Iinear feet along the roadway frontage and shall be planted in clusters rather than a linear pattern. (2) Streetscape C-) * At the Applicants option, trees and shrubs shall be planted in clusters and shall be planted at an equivalent 10 rate of ten plant units per 40 linear feet of collector street roadway frontage, X * Plant unit credits are determines as follows: Shade Trees (2" min. caliper) = 10 plant units, Ornamental 3: trees (1.5" minimum caliper) = 5 plant units, Evergreen trees (6' min. height) = 5 plant unites, Shrubs (18" X minimum height) = 2 plant units. B. The Applicant shall have the option of utilizing landscaped central islands within cul-de-sacs. When landscaped m 2 islands are utilized a twenty-eight foot (28') foot paved area shall be provided to accommodate on -street parking X 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 and guttering, X D. To the extent possible, stone fuses 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 X required or practical within the adjacent road right-of-way. 2:3. COMMUNITY SIGNAGE PROGRAM: Q 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 X 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 M height, excluding piers, which shall be 9.25 feet in height. The wall supporting the signage will not be X 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 X either side of the entrance. * Sign panel areas shall not exceed 40 square feet per sign, and shall be attached to a wail not to exceed 7 feet in height, excluding piers, which shall be 8.25 feet in height. The wall supporting the signage will not be X 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. X * Commercial freestanding business signs shall be no more than 20' in height measured from the base and shall be spaced a minimum of I00 feet apart. X Page 27 Sapteunber 3, 2003 SLGNA,TM EAGE The conditions set forth herein are the proffers for Stephenson Village and supersede all Previous proffer statements submitted for this Development. Respectfully submitlad, Stephenson Associates, L.C. By: N : J. nald Shockey, Jr T" e: Manager SubsCrtUd and sworn before me this 8tk day of AML-___., 2003. D. (1I ped Name of Notary) MY Commission Expires: 4--30--2004 Notary Public BOUNDARY INFORMATION REFERENCE: 1. DEED DATED OCTOBER 15, 2004 (INSTRUMENT NO. 040021293) 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, REV. DECEMBER 15, 2006 (INSTRUMENT NO. 070006356) 5. FINAL PLAT FOR BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF BROOKF'IELD STEPHENSON VILLAGE, LLC AND STEPHENSON ASSOCIATES, L.C. DATED FEBRUARY 15, 2011 (INSTRUMENT NO. 11oo1�oaoOO) 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) V 2C oft CS tttttttttt� E-4 UJ W kn �� U '4 � N v rl 0 a t, � Q W 2 , l ..g rfm 44 �F g M rE W '.4 <�E4 UJ M0 X -Z�E Q n rIN � iv�� -;�'�i C') , 9 I � o 1*11%vM0 5, rx� WW In 0 0 rn Z-, X I I' P, d .i.a 0 U r - GWIN —1 A 0 4 H r p; 4 C� U RAN L LER oo LVIA Iic. No. CV4 I � �`Ils&NAL DATE: 10/30,/201.8 1 SCALE: N/A DESIGNED BY:. KDP FILE NO. 2760E SHEET 14 OF -14 3-22 1 1-4 E-4 F4 7 U W 0 4) E" U l 1_� q W U � CrZ rE > �, '.4 <�E4 M0 X U) � i 'Q H C-) Q 10 W �� �_� W 3: 2V , ,4-1 W 0 m 2 r:)�T_l 4 9 P�Q Q� ,M�,Z i4 CO8 ,�4 Q Q U) 04 M DATE: 10/30,/201.8 1 SCALE: N/A DESIGNED BY:. KDP FILE NO. 2760E SHEET 14 OF -14 3-22 1