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Home My WebLink About03-07 Design PlanX 0 1 County Planning Comments 10-20-06 SLW MWT MWT 10-20-06 2 Final County Comments 11-7-06 SLW MWT MWT 11-7-06 3 County Comments 12-11-06 SLW MWT MWT 12-11-06 4 Final Printing for Signature 09-18-07 MWT MWT MWT 09-16-07 NO. DESCRIPTION DATE REVS'D REVWD APPROVED DATE REVISION FINAL MASTER DEVELOPMENT PLAN VICINITY MAP SCALE 1"=2000' 11 mtll�- 4000' 2000' 1000' 500' 0' 2000' 4000' 6000' Owner and Applicant Oxbridge Development at Shenandoah, LC 600 Jefferson Plaza, Suite 550 Rockville, Maryland 20852 Dogwood Development Group 1897 Preston White Drive, Suite 105 Reston, VA 20191 (703) 716-1032 �IWO-7 AVOI Date D gwood evelopment Date Wesianer and Enaineer Patton, Harris, Rust, & Associates, Inc. 117 E. Piccadilly Street Winchester, Virginia 22601 (540) 667-2139 APPROVALBLOCK Director of Pla ' ig a Development ou t A mini rator �113�Ib� Date Date SHEETINDEX 1. COVER SHEET 2. MASTER PLAN OVERALL 3. PHASING, RECREATION, TRANSPORTATION DETAILS 4. ENVIRONMENTAL PLAN 5-9. ROAD & UTILITY PLAN 10. BOUNDARY SURVEY 11. MDP NOTES Approved Waivers On November 8, 2000, the Frederick County Board of Supervisors, following the recommendation of the Planning Commission, granted the applicant of the Shenandoah Master Development Plan the following: 1. Environmental Protection - As permitted by 165-77.R, a waiver of the required prohibition of wetlands disturbance. 2. Environmental Protection - As permitted by 165-77.R, a variation for woodlands disturbance, enabling disturbance of up to 60 percent of the property's woodlands. 3. Buffers and Screening - As permitted by 165-77.1-1, a waver of the interior residential screening and road efficiency buffer requirements in age restricted communities. 09-18-07 MARK W. THOMAS Cert. h1o. 916 COUNTY OF FREDERICK, VIRGINIA OPEQUON MAGISTERIAL DISTRICT Patton Harris Rust & Associates,pc Engineers. Surveyors. Planners. Landscape Architects. pl-iRA+ X JL 208 Church Street, S.E. Leesburg, VA 20175 T 703.777.3616 F 703.777.3725 March 28, 2006, rev 09-18-07 13142-1-0 I I Sheet 1 of 11 — -- e Pei Lei 31 30 mom Mftft r 204 - o \ 29 2Q VV 7 o °r 23 26 24 �. 21 � �� 25 sum 19 coif : W yam) .yf/ �/Q 22 7� Qt `z• Ay \�' m 0 pig �c� • ��;� - O . O l '% 4 1T— La Ort¢ ^ 0 it \\ i� 1 aQU �. ja� ter-., _ iia It Cie } J I k r Q �u out oar "l j�J rte/°. / -may r ° S"a'ar�.., \\� h : O. Zi _.-. W ko co as�r �` l � �� \� ? " ^.� / m ! ` {a� • + �> U`�./.� /�'.../ / w/V 1Q" aye \ u �� oda /\„ 05/4 �2 ' o o — Ed I Co SVP Cam QQ. ' o U3 v O a Ar ' t..'\ \ 1, `q g:' 4 Ort / ✓' roe ) 4 y''� - __ W U J � oaf° co 01 -�2 a C 444 CIO 14 Or ° m . 65 10 r / „� x %° ` /F a /� y r' 6"7O 2 W / v r�awn to loll 5 t 34 0 09-18-07 U MARK W. THOMAS r Cert. No. 916 IdcAPE ARc Ll u Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. P�� 208 Church Street SE HLeesburg, VA 20175 T 703.777.3616 F 703.777.3725 Es 18 \ 17 --------------- — -- 1 10-20-06 COUNTY PLANNING COMMENTS SLW MWT 2 11-7-06 FINAL COUNTY COMMENTS SLW MWT 3 12-11-06 COUNTY COMMENTS SLW MWT 409-18-07 Final Printingand Signatures MWT MWT 3 86-A-223 Roy & Tara Whitman clak Agriculture 4 86-A-272 a RA Residential 5 86A-2738 Bonnie Marie Cambell RA Residential 6 NO. DATE D6 ciownON 6y CHK D. 0 09-18-07 U MARK W. THOMAS r Cert. No. 916 IdcAPE ARc Ll u Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. P�� 208 Church Street SE HLeesburg, VA 20175 T 703.777.3616 F 703.777.3725 Es 18 \ 17 '5 12� ' OVERALL 131 Note: This is an age -restricted community. LEDGEND MAJOR VEHICULAR CIRCULATION > MINOR VEHICULAR CIRCULATION PROPERTY BOUNDARY PHASE LINE — — — — — — — — — — PRO WALKWAY/TRAIL — PRO HIKE/BIKE TRAIL PRO LAKE TRAIL PHASING NUMBER PROPOSED AREA FOR SINGLE FAMILY ATTACHED HOUSING (DUPLEX) PROPOSED AREA FOR SINGLE FAMILY DETACHED HOUSING Ej- J (SFD) ----- j PROPOSED AREA FOR (SFA) j SINGLE FAMILY ATTACHED �i HOUSING (TOWNHOUSE) PROPOSED AREA FOR (MFA) MULTI FAMILY ATTACHED HOUSING (APARTMENT) PROPOSED AREA FOR RECREATION FACILITIES PROPOSED AREA FOR FUTURE RETAIL FACILITIES Project Summary Total Area: 926.266 Acres Existing Zoning: R5 (Residential/Commercial) Pin Numbers: 87-A-102 & 87-A-103 (Parent Tracts) Including any lots recorded as part of Phase I or H currently. Proposed Use: Residential No. of Units: 2,130 Notes 1. All proposed utilities will be placed underground. 2. All roads to conform to the construction details and materials of VDOT. --------------- Adjacent Property Owners 13142-1-0 Key Lot Owner -' Zone !'/tea Q John M. & Joann G. Leight RA Agriculture 2 86A-220 Hanley O. Lewis etals RA Residential 3 86-A-223 Roy & Tara Whitman clak Agriculture 4 86-A-272 a RA Residential 5 86A-2738 Bonnie Marie Cambell RA Residential 6 '5 12� ' OVERALL 131 Note: This is an age -restricted community. LEDGEND MAJOR VEHICULAR CIRCULATION > MINOR VEHICULAR CIRCULATION PROPERTY BOUNDARY PHASE LINE — — — — — — — — — — PRO WALKWAY/TRAIL — PRO HIKE/BIKE TRAIL PRO LAKE TRAIL PHASING NUMBER PROPOSED AREA FOR SINGLE FAMILY ATTACHED HOUSING (DUPLEX) PROPOSED AREA FOR SINGLE FAMILY DETACHED HOUSING Ej- J (SFD) ----- j PROPOSED AREA FOR (SFA) j SINGLE FAMILY ATTACHED �i HOUSING (TOWNHOUSE) PROPOSED AREA FOR (MFA) MULTI FAMILY ATTACHED HOUSING (APARTMENT) PROPOSED AREA FOR RECREATION FACILITIES PROPOSED AREA FOR FUTURE RETAIL FACILITIES Project Summary Total Area: 926.266 Acres Existing Zoning: R5 (Residential/Commercial) Pin Numbers: 87-A-102 & 87-A-103 (Parent Tracts) Including any lots recorded as part of Phase I or H currently. Proposed Use: Residential No. of Units: 2,130 Notes 1. All proposed utilities will be placed underground. 2. All roads to conform to the construction details and materials of VDOT. ^ RA Residential caerKe Wunry aa/acent property owners SCALE 1" = 400' 400' 200' 100' 0' 400' yak: 800' 1200' 3 ---- --------------- Adjacent Property Owners 13142-1-0 Key Lot Owner 03-28-06 Zone 1 86A-218 John M. & Joann G. Leight RA Agriculture 2 86A-220 Hanley O. Lewis etals RA Residential 3 86-A-223 Roy & Tara Whitman RA Agriculture 4 86-A-272 Daniel Dowell RA Residential 5 86A-2738 Bonnie Marie Cambell RA Residential 6 86 -A -273C Bobby W. & Gladys E. Gibson RA Agriculture 7 86-A-273 John Campbell RA Residential 8 86 -A -273H Munger, Steven F. Tiffany L RA Residential 9 86 -A -273D Oak Ridge Properties Inc. RA Residential 10 86A-268 Robert J Brennan RA Residential 11 93-A-79 Stuart M Madagan RA Residential 12 93-A-77 EFG, LC RA Agriculture 13 94A-1-11-20 Albert & Tem Grady RA Vacant 14 94A-1-10-11 Mary M. Grady RA Vacant 15 94A-1-1-12 Mary M. Grady RA Vacant 16 87-A-1 03A David A. Headley R5 Residential 17 87A-105 J. David & Dirma V. Headley RA Residential 18 87-A-1 05A Headley, James Q, Darlene C RA Residential *19 27A-1613 Borris Petrow AOC Vacant *20 27A-14 John F. Jr. & Lillian M. Davis AOC Residential *21 27-A-12 Sadie M Benton AOC Residential 22 87A -05D Melvin R Sr. & Sandy S Slonaker RA Residential 23 87A -95B Melvin Richard & Ethyl L Sandy RA Residential 24 87A -96A Stella Catlett RA Residential 25 87A-97 Bernice A Rapczyk RA Residential 26 87A-98 Floyd L & Shirley J Lee RA Residential 27 87A-09 Floyd L & Shirley J Lee RA Residential 28 87A-100 Roger G Clark RA Residential 29 87A-101 Gary A BolyardRA Residential 30 87A-96 Giles Ross Cooke RA Residential 31 87 -A -16B Montie W Gibson Jr RA Residential 32 87A-15 Madison Farms LLC ^ RA Residential caerKe Wunry aa/acent property owners SCALE 1" = 400' 400' 200' 100' 0' 400' yak: 800' 1200' 3 ---- --------------- PROJECT NO, 13142-1-0 SHENANDOAH DATE° 03-28-06 MASTER DEVELOPMENT PLAN sHEer ,=2 FREDERICK COUNTY, VIRGINIA f 11 - OF - SHENANDOAH PHASING SCHEDULE - FREDERICK COUNTY, VA PHASE PROPOSED USE TOTAL AREA (Acres) AREA IN LOTS (Acres) AREA IN PRIVATE STREETS (Acres) 45% OPEN SPACE REQUIRED (Acres) OPEN SPACE PROVIDED (Acres) %OPEN SPACE I Residential 214.33 0.00 24.35 96.45 135.85 63.38% II Residential 105.62 46.28 12.00 47.53 45.13 42.73% III Residential 89.26 37.07 8.96 40.17 37.06 41.52% IV Residential 60.04 21.49 8.44 27.02 30.13 50.18% V Residential 87.11 29.67 9.30 39.20 48.10 55.21% VI Residential 91.24 42.55 12.28 41.06 37.03 40.59% VII Residential 82.54 25.64 7.62 37.14 48.65 58.95% VIII Residential 90.72 40.49 8.56 40.83 41.46 45.70% IX Residential 76.63 25.79 4.75 32.72 42.17 55.03% VDGIF Facilities $75,000 $75,000 PLITY M STRIPPED H(K COMMERCIAL Commercial 28.77 - $1,855,000 $1,135,000 1 $15020,000 $3555000 1 TOTAL $20-0001' 20000 926.26 268.98 1 96.27 402.10 465.58 50.26% Shenandoah Unit Phasing Data Min. Lot Single Family Detatched Single Family Attached Duplex p Garden Apartments MDP PHASE 1 134 - 44 139 317 PHASE II 193 20 56 48 317 PHASE 111 139 - 62 - 201 PHASE IV 118 - 28 - 146 PHASE V 130 - 34 48 212 PHASE VI 191 16 82 - - 289 212 PHASE VII 87 83 42 PHASE Vlll 153 - 96 - - 249 187 PHASE IX 99 88 - TOTAL UNIT TYPE 1,244 207 444 235 2,130 Shenandoah Environmental Features Calculations Min. Lot ACREAGE % OF OPENSPACE % DISTURBED OF SITE FLOODPLAIN 22.73 - 2.54% LAKES & PONDS 0.38 0.08% 0.04% STREAMS 5.05 1.09% 0.57% WETLANDS 6.89 1.48% 0.77% S7 2 -EP SLOPES 25.62 5.50% 2.87% TOTALS 60.68 8.15% 6.79% Recreation Center Requirements Total number of units - 1,239 Required recreation unit value (3/30) - 123.9 ($3,097,500) Proposed recreation unit value - $3,200,000 _APPENDIX B DIMENSIONAL REQUIREMENTS Single-family Small Lot Duplex Units Minimum lot area: 3,750 SF Duplex style units shall meet the dimensional Minimum off-street parking: 2/unit requirements of the attached option for the Setback from state road: 25 FT Single Family Small Lot Setback from private road: 20 FT Rear yard: 15 FT Side yard: 5 FT for detached ADDITIONAL NOTES: 10 FT for attached 1. Residential and future retail phases of Minimum building space: 20 FT project to be constructed independently. Supplementary setbacks - 2. All road names subject to review and [1] Decks may extend 5 FT into rear yard setback approval by Frederick County GIS. [2] Decks may extend 12 FT into rear yard setback if lot abuts a open space. [3] Front porches, stoops and steps may extend 8 FT into front yard setbacks. Maximum building height - (a) Principle: 35 FT (b) Accessory: not permitted Garden Apartments Townhouse Average number of units per structure: 6 or more Max. number of attached dwellings per unit: 10 Maximum gross density: 10 units / AC Max. gross density: 8 units / AC Number of Min. Lot Off -Street Bedrooms Area / Unit Parking $1,000,000 (SF) Spaces Efficiency 1,300 1.50 1 1,700 2.00 2 2,000 2.25 3 plus 2,500 2.50 Maximum site impervious surface ratio on-site: .50 Minimum lot size: 1 AC Minimum yard setbacks - From ROW: 35 FT From parking areas or driveways: 20 FT Side yard: 50 FT Rear yard: 50 FT Minimum on-site building spacing: 50 FT Maximum dwelling units per building: 16 Maximum building height - (a) Principle: 40 FT (b) Accessory: 15 FT Minimum setback for accessory structure from property lines: 5 FT Setback for other uses - Front setback: 35 FT Side setback: 15 FT Rear setback: 50 FT Note: Garden Apartments may utilize alternative dimensional requirements as identified by Section 155-77 13.2(a) of the Frederick County Zoning Ordinace. Recreation Unit Summary Type Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Phase 7 Phase 8 Phase 9 Totals Community Building $1,400,000 $1,000,000 $1,000,000 Width 1-S 1.5" SM -12.5A c`�F Spaces (SF) 5' GRASS STRIP Wi Outdoor Pool $200,000 1,600 2.00 18 2 1,700 1,800 2.25 18 3 plus Play Courts $80,000 2.50 18 $300,000 $25,000 $25,000 2 Value Required $267,500 $269,167 Hiker/Biker Trails $40,000 $15,000 $10,000 $15,000 $10,000 $10,000 $10,000 $10,000 $10,000 Nature Trails $30,000 $15,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 Nature Center j10' $250,000 4' Boat Docks $30,000 $30,000 =' $30,000 2• 4• 4 4, VDGIF Facilities $75,000 $75,000 PLITY M STRIPPED H(K STRIPPED Phase Totals $1,855,000 $1,135,000 1 $15020,000 $3555000 1 $270,000 1 $20-0001' 20000 $20,0001 $20,000 $20,000 $4,715,000 Number of Min. Lot Off -Street Min. Lot MI Bedrooms Area (SF) Parking Width 1-S 1.5" SM -12.5A c`�F Spaces (SF) 5' GRASS STRIP Wi 1 1,500 1,600 2.00 18 2 1,700 1,800 2.25 18 3 plus 2,000 2,200 2.50 18 Maximum site impervious surface ratio: .040 Minimum yard setbacks - From ROW. 35 FT From parking areas or driveways: 20 FT Side yard: 30 FT Rear yard: 50 FT Minimum on-site building spacing - Side: 30 FT Front or rear: 50 FT Maximum building height - Principle: 35 FT Accessory: 20 FT GRADE AS 10' HIKER/BIKER TRAIL DETAIL N. T. S. 4' Sit. Concrete .. , ggregate Base WALKWAY TRAIL DETAIL N. T. S. prox. 4" Mulch �.... �wrbed Soil Base NOTE: Lake trail to be constructed as mutually agreed with VDGIF. LANE TREES (SEPARATE BID ITEM FROM STREETS) 50' R/W 15' 15' MEDIAN 1T-9' 4'-(Y' PAVED AS SHOWN 10' HIKER/BIKER y �- 321 323 201 130 212 ¢ TRAIL (4"-21B 212 BID ITEM FROM STREETS) 1.5" SM -12.5A c`�F w 5' GRASS STRIP & 2" SM 12.5A) ITEM FROM STREETS) 4.5" 8M-25.0 w 3 o w 2D' 5' GRASS STRIP -� e 6" 21-B�m 30' R/W 2 $25,000 $25,000 ROLLED MOUNTABLE- CURB 3 $25,000 $25,000 $25,000 2 Value Required $267,500 cQn w Nlh AGGREGATE LAYERS TO EXTEND 1' BEYOND BACK OF CURB. TYPE I ROAD NTS. 24'-0' TYPICAL RESIDENTIAL CUL-DE-SAC N.T.S 16' MAX CUT DEPTH TO FITIPA/W (10' SPARE) (21' w/o 10) 15'-0' SHLDR. LSHLDR.__[_@6'1_i@ 4:1 12-0' 17-0" 8'_0' DITCH PROPOSED TYP. SEC. (ROADWAY) N. T. 10'-0" ROUNDING EXISTING SURFACE NOTE: The private road system shall be designed, reviewed, and construction certified by a professional engineer licensed in the State of Virginia prior to bond release. DITCH T-0".SHLDR. RAMP SHLDR. 4'-0" DITCH F8'-0" 16'_0" 11'_0„ 6'-0" 3'-0" 6'-0" PAVED ;JPAVED 114":1' 61 '�-� 5/._8 1' 61 G1 I I I 41 2:1 MAX 21 MAX. PROPOSED TYP. SEC. (RAMP) N. TS. I LANE ]BEES 321 323 201 130 212 LANE TREES �B1D 212 BID ITEM FROM STREETS) 193 2,130 Rec units (1/30) 10.7 10.8 ITEM FROM STREETS) 4.3 20' S0' R/W 7.1 2D' 6.4 -� 20' 30' R/W 2 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 2 Value Required $267,500 $269,167 10 77LIT-Y -_ $108,3331 $176,667 10' $176,667 $2073500 9' 16' 16' 9' � W 11' 11" TY E_ j10' 4' 6'6• 4' 10' 2 =' 2• 4• 4 4, Y PLITY M STRIPPED H(K STRIPPED 77 TY ESM e GRADE AS W LANE I IKER/BIKER LANE 3• A• RADE AS SHOWN v y GRADE A S OWN 4' GRA i /� �r• ml G County Requirements Number of Dwellings 321 323 201 130 212 289 212 249 193 2,130 Rec units (1/30) 10.7 10.8 6.7 4.3 7.1 9.6 7.1 8.3 6.4 Value per Rec Unit $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 Value Required $267,500 $269,167 $1671500 $108,3331 $176,667 $240,833 $176,667 $2073500 $160,833 $19775,000 Ail J- w v 5' GRASS TRIP 1.5 o j �" 1.5" SM 125A W j ' SM -125A w j m 3" -25.0 w m 3" 5W-25.0 w m 5' GRASS STRIP - z 5' GRASS STRIP 6" 21-B 2 Q 6" 21-3 m ¢ z a ROLLED "MOUNTABLE' CURB 3 ROLLED MOUNTABLE" CURB 3 � Q �" y AGGREGATE LAYERS TO EXTEND 1' BEYOND BACK OF CURB. AGGREGATE LAYERS TO EXTEND 1' BEYOND BACK OF CURB. ROAD 11 TYPE ' TYPE 111 ROAD > o Spicebush Drive & Portion of Quercus Drive N.TS. Note: Values will be adjusted at time of platting. TMt g,. ,o ---ter > I REVISIONS °i _ -- - -- 1 10-20-06 COUNTY PLANNING COMMENTS SLW Mwr �THOFVI�,C, Patton Harris Rust & Associates _? 11-1-6 FINAL COUNTOUNTYCOMMENTS SLW MVVT MWT o0 09-18-07 Engineers. Surveyors. Planners_ Landscape Architects. I SHENANDC�AH 3 12-11-06 COUNTY COMMENTS Fl 4 09-18-07 Final Printin and Signatures MWT MWT MARK W. THOMAS 208 Church Street SE NOTES Cert. No. 916 Leesburg, VA 20175 MASTER DEVELOPMENT PLAN i T 703.777.3616 R+A PH NO. DATE D �, CFK'D �`rCAPE Ag'C F 703.777.3725 FREDERICK COUNTY, VIRGINIA M INKOJIn� 2 0 , GRASS STRIP PROJECT NO. 73142-1 0 DATE: OJ -26-06 J t i400'111' mad 97 CO t b LEDGEND _ EXISTING VEGETATION PRO LAKE TRAIL PROPERTY BOUNDARY �-- - EXISTING STREAM 50' BUFFER BETWEEN DEVELOPMENT AND LAKE OPEN SPACE (45% required; 45% provided) PROPOSED BUILDING DEVELOPMENT ARE I,I STEEP SLOPES (50% & GREATER) -:--:-:-:-'-:-:= FLOODPLAIN Approved Waivers On November 8, 2000, the Frederick County Board of 01 v rIs _ Z_' LIJ o a �' \ Supervisors, following the recommendation of the Planning _ ;: p'Q�• o / Commission, granted the applicant of the Shenandoah Master �/ - �\ , ' : i • ," `�. ' �� ,`' II �' // / Development Plan the following: PR2 j�// "�-�__ V��.. 1QJ.,.: i�° � •vi "fit ...y i i 2 1� ,< p ;o •� 1. Environmental Protection -As permitted by 165-77.R a ti '' .� 4�,' :� ��U _ : ►.' - ; a v `° : '��, waiver of the required prohibition of wetlands iIt h; �� t - �; , ��r 7 ► disturbance. �,' : _,may. , . ; ` �� I "►. 2. Environmental Protection - As permitted by 165-77.R, a _ J , variation for woodlands disturbance, enabling disturbance - _ A• 4- .,% ,�,..�./� � `!�' � �:' • ` ' �-::' of up to 60 percent of the property's woodlands. a' (o� ,�/ e.. Lj - ; w�Q .,� C �� -� 3. Buffers and Screening - As permitted by 165-77.11, a �� 44 e •� ; / ` \` waver of the interior residential screening and road Or efficiency buffer requirements in age restricted communities. k X-1KIj '/ ' • • �' Yd \� • • ^ 4: • elf �' / 4 Q 0 taw 9 / er _ IS .40 10 LEIs ; Y' Is If - V0 ' SCALE 1" 400' Note: This is an age -restricted\ m it y� _ 800' 400' 200' 100' 0' 400' 800' 1200 ��.� "'g",•�=--• .ate,. .. �.- ,. ,_ ,. ,. .., �. .��_��s :� � x ' _-. _. _.. c•.a,..�.x. HOF�,I�� Patton Harris Rust & Associates f Engineers. Surveyors. Planners. Landscape Architects. 'ENVIRONMENTAL 09-18-07 �. MARK W. THOMAS 208 Church Street SE Cert. No, 916Leesburg, VA 20175 PLAN C R+A T 703.777.3616 F 703,777.3725 CA PE AgG - ra7s'.r _s «. , ,=."•'r'' ^: ..-..,.:W..n._vss.�.,a ,n ��sz..`a`h , .v . v .k s ..L rrca•e;.+>«.• _... .u.,,.w._ _:� — _ -------------- ----- — — r� I PROJECT NO. 13142-1-0 S H ENAN DOAH DATE. 03-28-06 MASTER DEVELOPMENT PLAN SHEET FREDERICK COUNTY, VIRGINIA ��,ALTH OF vIh' G' 09-18-07 f, MARK W. THOMAS 9 Cert. No. 916 Patton Harris Rust $ Associates Engineers. Surveyors. Planners. Landscape Architects. PH]RA+ 208 Church Street SE Leesburg, VA 20175 T 703.777.3616 F 703.777.3725 LEDGEND � 0 0 � a m � ................. MAJORVEHICULAR CIRCULATION MINOR VEHICULAR CIRCULATION PROPERTY BOUNDARY WALKWAY/TRAIL HIKE BIKE TRAIL LAKE TRAIL CLEANOUT — — — — — PROPOSED WATER MAIN PROPOSED SANITARY FORCE MAIN STORM DRAIN OD STORMWATER MANAGEMENT PONDS Note: This is an age -restricted community. NOTES - UTILITIES LOCATIONS SHOWN ARE SUBJECT TO CHANGE WITH ACTUAL CONSTRUCTION OR SUBDIVISION DRAWINGS. - SANITARY SEWER AND WATER AVAILABLE PER FCSA - ALL UTILITIES WILL BE PLACED UNDERGROUND SHENANDOAH MASTER DEVELOPMENT PLAN FREDERICK COUNTY, VIRGINIA PROJECT NO. 13142-1-0 DATE 03-28-06 4 09-18-07 Final Printing and Signatures --gv-v—r MWT i NO. DATE DESCRPTION BY CFK'D. ��,ALTH OF vIh' G' 09-18-07 f, MARK W. THOMAS 9 Cert. No. 916 Patton Harris Rust $ Associates Engineers. Surveyors. Planners. Landscape Architects. PH]RA+ 208 Church Street SE Leesburg, VA 20175 T 703.777.3616 F 703.777.3725 LEDGEND � 0 0 � a m � ................. MAJORVEHICULAR CIRCULATION MINOR VEHICULAR CIRCULATION PROPERTY BOUNDARY WALKWAY/TRAIL HIKE BIKE TRAIL LAKE TRAIL CLEANOUT — — — — — PROPOSED WATER MAIN PROPOSED SANITARY FORCE MAIN STORM DRAIN OD STORMWATER MANAGEMENT PONDS Note: This is an age -restricted community. NOTES - UTILITIES LOCATIONS SHOWN ARE SUBJECT TO CHANGE WITH ACTUAL CONSTRUCTION OR SUBDIVISION DRAWINGS. - SANITARY SEWER AND WATER AVAILABLE PER FCSA - ALL UTILITIES WILL BE PLACED UNDERGROUND SHENANDOAH MASTER DEVELOPMENT PLAN FREDERICK COUNTY, VIRGINIA PROJECT NO. 13142-1-0 DATE 03-28-06 F t 60 3 h 3i{ ..,- i....... SCALE 1" = 200' 200' 100' 50' 0' 200' 400' 600' _ x _ riNN1ti, -. _ -- - - - _ _ - 09-18-07 MARK W. THOMAS Cert. No. 916 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 208 Church Street SE PHPA+ Leesburg, VA 20175 T 703.777.3616 F 703.777.3725725 I UTILITY PLAN LEDGEND CLEANOUT — — — — — PROPOSED WATER MAIN PROPOSED SANITARY FORCE MAIN OD STORMWATER MANAGEMENT PONDS Note: This is an age -restricted community. ' MAJORVEHICULAR CIRCULATION SHENANDOAH I > MINOR VEHICULAR CIRCULATION — - - — - - — PROPERTY BOUNDARY ----•--------•--• WALKWAY/TRAIL — — — — — HIKE BIKE TRAIL -- — LAKE TRAIL CLEANOUT — — — — — PROPOSED WATER MAIN PROPOSED SANITARY FORCE MAIN OD STORMWATER MANAGEMENT PONDS Note: This is an age -restricted community. ' PROJECT NO. 13142-1-0 SHENANDOAH I 0-T-28-06 MASTER DEVELOPMENT PLAN SHEET FREDERICK COUNTY, VIRGINIA L�J OF_.11 t__ MATCH LINE C IEC -T Ut\Al_TS P C, Z_3 0 ------- 00 I f AeYe t., 0 0 90 Ism 4, 0 a (D cri C0 -SparTow Drive on ON Z CIO 00 x (III) a_ 0 catcCOU SCALE 1 200' J a- 400' 200' 100' 50' 0' 200' 460, 600, rn a. - - _ ; - -_ _ . ____ - - .1. ------ H Op Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. �2 61) 4 09-18-07 Final Printing and Signatures MVVT— MWT NO. DAM plTpN BY CWD. '12� 09-18-07 MARK W. THOMAS 208 Church Street SE ROAD, TRAIL, & 4, Cert. No. 916 i Leesburg, VA 20175 v� ]� T 703.777.3616 UTILITY PLAN PE Air F 703.777.3725 Ll SHENANDOAH MASTER DEVELOPMENT PLAN FREDERICK COUNTY, VIRGINIA M&L "16-, -,L- k MWA QI 13142- 1-0 DATE. OJ -28-06 OF-" urt T� ,+r0 / %11 (01 C��o`urt (LW Ta Court (w) S�.-Pee (III) Che oLane (III) — pr+ve — _.. White Cabbage (III) ®rive `.� TWiniea (III) I; e (' Cottontail Lane 69 G LEDGEND MAJORVEHICULAR CIRCULATION MINOR VEHICULAR CIRCULATION • • — - • — PROPERTY BOUNDARY -•.••.••.•.•••.•. WALKWAY/TRAIL HIKE BIKE TRAIL LAKE TRAIL CLEANOUT — — — — — PROPOSED WATER MAIN -*N---F-1•► PROPOSED SANITARY FORCE MAIN ® STORM DRAIN ULD STORMWATER MANAGEMENT PONDS Note: This is an age -restricted community. z , co wad � r �_� -- Persius Road I X j' o'Birch / ' ri — 3 SCALE 1" 200' Court .. �' H "3 400' 200' 1 0' 50' 0' 200' 400' 6 00 ' r o o F"810Ns I,LTH OF dI � �' i � � PROJECT NO. off, Patton Harris Rust & Associates o� oho orf Engineers. Surveyors. Planners. Landscape Architects. ROAD TRAIL, I SHENANDOAH o�2 os 09-18-07 O M I N / 14 09-18-07 final Printingand Signatures MNlI MWT ' ' - MARK W. THOMAS 208 Church Street SE MASTER DEVELOPMENT PLAN SH= °' 6 Cert. No. 916 1f �+ Leesburg, VA 20175 — 9� G Jh��.l L T 703.777.3616 UTILITY PLAN EK —i �6� 1 F 703.777.3725 FREDERICK COUNTY, VIRGINIA �J No. DATE eY circ°�. tPE ARS o — _ -- -- _ - - •:o'a ..,r.. r",*acs- ^ .. ..A.� RE gal LEDGEND MAJORVEHICULAR CIRCULATION MINOR VEHICULAR CIRCULATION — . •. -- . -- PROPERTY BOUNDARY :•-.......••. WALKWAY/TRAIL HIKE BIKE TRAIL ----- LAKE TRAIL r � t �t LEDGEND -- CLEANOUT -� — — --- — PROPOSED WATER MAIN FPROPOSED SANITARY FORCE MAIN STORM DRAfN DSTORMWATER MANAGEMENT PONDS Note: This is an age -restricted community. �- — — •� f 0 Y top VA i kA 1 0 �►_ v 1 u G 0�„�1 0 a SCALE 1" = 200' 400' 200' 100' 501 0' 200' 400' 6 0' � �.� - _ pCD m OR L. - >. 1 �. > - -- - - PROJE __ -- r, REWWWS H(1 �,I Patton Hams Rust $ Associates 13142-1-0 �2 ^� a SHENANDOAH Engineers. Surveyors. Planners. Landscape Architects. DATE. a , -� ROAD, TRAIL� C13 28—os PI) , 09-18-07 �. rc i o 08 Chureh streets MASTER DEVELOPMENT PLAN w SHEFr N 4 09-18-07 Final Printin ant! Si natures MWT MWI" MARK W. THOMAS � -_ VA 20 ! 75 Cert. NO. 916 �, Leesburg, UTILITY PLA N I y T 703.777.3616H FREDERICK COUNTY, VIRGINIAELI 5' F 703.777.3725 ► of I A , ��'� c:�-acvEA ++ N NO. DATE MEL- MAJORVEHICULAR CIRCULATION MINOR VEHICULAR CIRCULATION — . •. -- . -- PROPERTY BOUNDARY :•-.......••. WALKWAY/TRAIL HIKE BIKE TRAIL ----- LAKE TRAIL -- CLEANOUT -� — — --- — PROPOSED WATER MAIN FPROPOSED SANITARY FORCE MAIN STORM DRAfN DSTORMWATER MANAGEMENT PONDS Note: This is an age -restricted community. �- — — •� f 0 Y top VA i kA 1 0 �►_ v 1 u G 0�„�1 0 a SCALE 1" = 200' 400' 200' 100' 501 0' 200' 400' 6 0' � �.� - _ pCD m OR L. - >. 1 �. > - -- - - PROJE __ -- r, REWWWS H(1 �,I Patton Hams Rust $ Associates 13142-1-0 �2 ^� a SHENANDOAH Engineers. Surveyors. Planners. Landscape Architects. DATE. a , -� ROAD, TRAIL� C13 28—os PI) , 09-18-07 �. rc i o 08 Chureh streets MASTER DEVELOPMENT PLAN w SHEFr N 4 09-18-07 Final Printin ant! Si natures MWT MWI" MARK W. THOMAS � -_ VA 20 ! 75 Cert. NO. 916 �, Leesburg, UTILITY PLA N I y T 703.777.3616H FREDERICK COUNTY, VIRGINIAELI 5' F 703.777.3725 ► of I A , ��'� c:�-acvEA ++ N NO. DATE MEL- CURVE RADIUS I LENGTH I TANGENT I CHORD I 8EARIHG SHENANDOAH DELTA 1 2866.84 612.66 307.50 611.49 S 35 Q4 E12'1440 2 5674.56 604.4 3M9P 604.1 S 31' 10 W 06-W12' 3 11514.16 363.35 181.69 36&3XS 33'52 02 W 01" 4 50.01 36. 19.16 35.79 N 34"25 0 W +}1''3.5 46 5 151.95 88.20 45.3ff 86.9 N 38'4S' 10 W —9315,30 TH 0 d MARK W. THOMAS No. 916 S ro) " 41 Q Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 208 Church street SE BOUNDARY SURVEY PH � Leesburg, VA 20175 T 703.777.3616 F 703.777.3725 49C/7Lr. F 500 250 0 500 1400 ( am Fr 1 inch — SAO & PROJECT NO, 13142-1--0 SHENANDOAH � _- . QATE= I 03-28-06 i NO DAZE Q -WE TH 0 d MARK W. THOMAS No. 916 S ro) " 41 Q Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 208 Church street SE BOUNDARY SURVEY PH � Leesburg, VA 20175 T 703.777.3616 F 703.777.3725 49C/7Lr. F 500 250 0 500 1400 ( am Fr 1 inch — SAO & MASTER DEVELOPMENT PLAN SHEET 70 FREDERICK COUNTY, VIRGINIA II PROJECT NO, 13142-1--0 SHENANDOAH � _- . QATE= 03-28-06 MASTER DEVELOPMENT PLAN SHEET 70 FREDERICK COUNTY, VIRGINIA II V V) Ld 0 Z 0 0 0 LAJ0 a a a 0 C FINAL NOTES 'I'O MASTER DEVELOPMENT PLAN SHENANDOAH The undersigned owners of the property which is the subject of this Amended Master Development Plan (MDP) submission ("the developer"), provided the following notations to demonstrate compliance with the lawful requirements of the Frederick county Zoning Ordinance, and for the further description of certain aspects of the development of the property. These notes shall be included on the face of the approved plan documents, and submission of final MDPs for the development of the subject property shall be in substantial conformity with the approved preliminary plan, and these notes. 1. Project Classification The developer agrees to include in its HOA Declaration and Restrictions a provision which age restricts the gated active adult portion of the site (everything except the Village Center and the CCRC sites) so that; "80% of the homes will have at least one prime resident who is 55 years of age or older. The other 20% of the homes will have one prime resident who is 45 years of age or older. No children under the age of 19 may live in the community for more than 90 days a year." The HOA further must develop a system, that they are obligated to maintain, which enforces this age restriction. The enforcement system must be included in the declarations and restrictions that run with the land. 7. Fire and Rescue Service. A fire and rescue site is offered for a period of 5 years with 5 more years renewable if satisfactory progress is being made on site development for the fire and rescue facility. The site must be either an approximate 2 acre site in the Village Center (which is the much preferred site by the developer) or on an alternate site elsewhere in the area, which adequately serves Shenandoah and other areas of the County. The alternate site must be offsite to Shenandoah. A one time gift of $20,000 is offered to either acquire the site or build a building on the site. The County shall acquire the site by May 2, 2011 in accordance with letter from the Director of Frederick County Fire and Rescue to Dogwood Development Group LLC dated May 24, 2006. The developer shall pay the $20,000 at the time of site acquisition. The Homeowners association shall maintain all internal street systems, including the cutting of tree canopy, to allow access to the largest fire and rescue equipment and vehicles at all times. Preservation of Lake Frederick water quality. (a) No water will be taken from the Lake to operate or maintain the onsite wastewater treatment facility. 9. Access to Lake Frederick The Developer will construct two accesses to the lake for carry -ins (canoes, kayaks), as shown on the MDP. Each will have appropriate signage, parking and craft storage racks outside the conservation buffer, a walk path to lakeside in locations agreeable to VDGIF, and a tie-up pier, all at general locations shown on the plan. 10. Provision of adequate monumentation. The Developer shall provide permanent monumentation at approximately 1000 foot intervals around the perimeter of the Lake, for purposes of surveying and mapping the same, and to assist in the correct location of all boundary lines. 11. School site. Since school age children will not reside in this project, and the remote location of the property to the urban population centers of the County, no school site is proposed. 12. Recreation Facilities (c) Public water will be supplied by existing lines. Sufficient pressure will be afforded by an onsite water storage tank. (d) All water and sewer facilities shall be completed to the satisfaction of the FCSA and transferred to the FCSA ownership. F i MIN Final Printing and Signatures I , RIO-, It °~ 09-18-07 0 MARK W. THOMAS � Cert. No. 916 L4PE A (g) In locations satisfactory to VDGIF, the developer will clear selected views to the lake through buffer areas reforesting those areas with herbaceous plants, shrubs and trees to VDGIF satisfaction. (h) The developer will build three piers - one for the Community Center and two for the light boat launches - to VDGIF specifications. (i) Flooding easements will be provided to VDGIF on a section by section basis as plats are recorded. Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 208 Church Street SE Leesburg, VA 20175 T 703.777.3616 F 703.777.3725 MDP NOTES (b) The HOA. is empowered and required to protect vegetative screening and open space trees, as well as all common area plantings, such as street trees. Pruning of trees will be a requirement of the HOA, from time to time, to allow proper access by all emergency and service vehicles. 15. Village Center The developer agrees to submit a Master Development Plan, in accordance with Frederick County Zoning Ordinance requirements, for approval prior to implementation. This Master Development Plan will be in addition to the Master Plan for which these notes apply for the overall project. This will insure a public process including votes by the Planning Commission and Board occur prior to implementation. SHENANDOAH MASTER DEVELOPMENT PLAN I'REDERICK COUNTY, VIRGINIA PROJECT NO. 13142-1-0 DATE- OJ-28-06 ATE-O3 28-06 SHEET (b) The development shall incorporate the use of Best Management Practices, in the The developer will provide recreation in accord with the attached schedule (Appendix "B"). Each 2. Mixture of housing types. locations generally identified on the MDP, in accordance with and to implement the of these facilities will be constructed during the identified phase of development of the () Pa The developer shall construct a maximum of 2130 individual dwelling units (2.3 recommendations contained in "An Assessment of Potential Development Impacts on community with which it is associated, and each will be turned over to its community HOA for maintenance under terms explicit in all home sale contracts. DU/Acre) using a mix of housing types as shown on the attached "PHASING PLAN" the Water Quality of Wheatlands Lake," October 1990, prepared by Thomas J. Grizzard, use and (Appendix "A") Ph.D., P.E. The BMPs constructed for the project shall be designed so as to achieve coverage of 75% of the area of the property which drains into Lake Frederick. To the 13. Phasing (b) The mix of housing types will vary due to market demand from Phase to Phase. It is maximum extent that it may be possible to do upon final engineering, this percentage of (a) Each phase is one year of development taken from the original approval date of the intended to allow the developer the ability to establish types of housing at the time of lata approval. An amended basin plan shall be submitted for such unit phasing coverage shall be exceeded. All BMPs shall be either of the wet or dry pond type, or other approved BMP structures as may be determined appropriate upon final engineering Shenandoah Master Plan of May 2, 2001. Building permits not granted in any previous subdivisionp pp modifications. of any sub watershed within the property, and each shall be constructed in accordance phases may be carried over so long as the cumulative total of authorized phases are not with the manual entitled "Controlling Urban Runoff. A Practical Manual for Designing exceeded. 3. Transportation improvements. Urban BMPs," published by Washington Metropolitan Council of Governments, current (b) Phase one development shall include the wastewater treatment plant, the entrance on US The developer shall provide accesspoints on Routes 5221340, Rte 636 and Rte 277 (a) 1 he de p P P as of the date of final design. All pared facilities shall be designed for a minimum stormwater detention period of forty hours, with a design classified as "High" with Rte 3401522, the main gate house facility and the relocation of the Lake access road. generally as shown in the plan and required by approved VDOT regard to the overall removal capacity, as shown in Figure 2.4 of the aforesaid Manual. (c) Public water and sewer lines will be extended into each phase on an as -needed basis. Permit. (c) Responsibility for the continuing maintenance of the BMPs to be incorporated into the (d) The entrance to the subject property from State Route 636 shall be constructed not later b The developer will relocate the existing Virginia Department of Game and Inland () project shall be assigned to the developer, provided that the developer will eventually than before the 750 unit buildingpermit of the development of the subject property, and Fisheries (VDGIF) entry road as shown on the plan during Phase 1 of the project. assign this responsibility to a homeowner's association, or to such other appropriate shall be utilized far construction access until phase 3, when it will be opened for public entity as may be determined by Frederick County and the developer. Maintenance (c) The developer shall pave with bituminous concrete the section of Route 636 between the required hereunder shall include routine and non -routine maintenance as recommended access• subject property line and the presently paved section to the North, not later than the time in the aforesaid Manual, as necessary to achieve the intended purposes of the BMPs. (e) The entrance to the subject property from State Route 277 shall be constructed not later of issuance of the 750 building permit. (d) Water quality tests in Lake Frederick to determine BMP effectiveness shall be conducted than before the 1200 unit building permit of the development of the subject property, at least annually according to a schedule agreed to by the Developer and the Virginia and shall be utilized for construction access until phase 9, when it will be opened for 4. Trails system. Department of Game and Inland Fisheries. Such testing shall be at the developer's public access. The developer shall construct or cause to be constructed a system of walks and trails within the expense, until such time as homeowners' association shall have been created, when the (f) Disturbance and improvements in future phase areas will be required to implement this project to tie pedestrian access within the development from residential areas to certain points on responsibility for funding such testing shall be transferred to the said association. The plan due to the need far grading, utilities, roadways, the substantial number o storm the lake and to community recreation areas and commercial areas within the project, generally as results of such testing shall be provided forthwith to Frederick County, to DGIF, to the management ponds to protect water quality in Lake Frederick and the like. This work Location and design of trails within 100' of the Lake will be as mutually located on the plan. gn developer, and to the homeowner's association. created in accordance with these Notes. will be allowed upon plan approval by the County. agreed with VDGIF. (e) In order to preserve more of the natural buffering of existing vegetation surrounding the 5. Streetlights. lake, a 50 feet wide easement adjoining the VDGIF property line shall be provided in the 14. Homeowners' Association (HOA). form of a conservation and water quality easement, to be granted to the Homeowners (a) The developer shall cause to be created one or more homeowners' associations within Streetlights of design selected by the developer and, approved by the zoning administrator, will be Association (HOA) and VDGIF at the time of recordation of a final plat for each the Project to perform the functions common to such associations, including, but not located at intersections and at the ends of cul de sacs. residential section of the development. No building, tree cutting, clearing or disturbance limited to, of undergrowth or existing vegetation, or any use of the buffer area shall be permitted (i) Operation of a community center and Tennis Center. 6. Provision of water and sewer service. except with the explicit written approval of VDGIF. (ii) Maintenance of common areas. () a The project shall be served by public water and sewer services. (f) To provide and contain walking traffic along the lake, the developer shall build (iii) Maintenance of Best Management Practices Facilities, subject to the provisions of §16 thereof. pedestrian trails appropriate to topographic conditions, connecting to fishing, boating, (iv) Maintenance of trails. (b) The developer shall provide a wastewater treatment plant (W)AFTP) in the general and observation areas within the buffer area and the VDGIF lakeshore, in alignments (v) Maintenance of street lights. location shown on the plan according to plans approved by the Virginia State Water acceptable to VDGIF. Such trails shall be maintained by the developer and successor (vi) Maintenance of the recreation areas Control Board and the FCSA. HOAs. Trails will clearly identify private property lines (public access limits). (vii)Maintenance of Roadway system (c) Public water will be supplied by existing lines. Sufficient pressure will be afforded by an onsite water storage tank. (d) All water and sewer facilities shall be completed to the satisfaction of the FCSA and transferred to the FCSA ownership. F i MIN Final Printing and Signatures I , RIO-, It °~ 09-18-07 0 MARK W. THOMAS � Cert. No. 916 L4PE A (g) In locations satisfactory to VDGIF, the developer will clear selected views to the lake through buffer areas reforesting those areas with herbaceous plants, shrubs and trees to VDGIF satisfaction. (h) The developer will build three piers - one for the Community Center and two for the light boat launches - to VDGIF specifications. (i) Flooding easements will be provided to VDGIF on a section by section basis as plats are recorded. Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 208 Church Street SE Leesburg, VA 20175 T 703.777.3616 F 703.777.3725 MDP NOTES (b) The HOA. is empowered and required to protect vegetative screening and open space trees, as well as all common area plantings, such as street trees. Pruning of trees will be a requirement of the HOA, from time to time, to allow proper access by all emergency and service vehicles. 15. Village Center The developer agrees to submit a Master Development Plan, in accordance with Frederick County Zoning Ordinance requirements, for approval prior to implementation. This Master Development Plan will be in addition to the Master Plan for which these notes apply for the overall project. This will insure a public process including votes by the Planning Commission and Board occur prior to implementation. SHENANDOAH MASTER DEVELOPMENT PLAN I'REDERICK COUNTY, VIRGINIA PROJECT NO. 13142-1-0 DATE- OJ-28-06 ATE-O3 28-06 SHEET