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HomeMy WebLinkAbout022-06 Southern Hills - RP to B2 15.54 Acres - Opequon - BackfileDATE OREZONING TRACKING SRET CheckljL , • . , i Fee &:S�gn= Deposit, r Applicaiion farm r r Proffer Saternent �'IatlSur�rey P x� r _.4�"••t,T��i.cc.parrl'•G#a#Am'pn Application received/file opened Reference manual updated/number assigned D-base updated Copy of adjoiner list given to staff member for verification Four sets of adjoiner labels ordered from data processing GoLO,f- J's-tt L06 (jHe 87T' x"T �-btack-an-d- hite location map ordered from Mapping File given to office manager to update Application Action Summary PC public hearing date ACTION: BOS public hearing date ACTION: S-igned-copy-of resolution--for-amendment of ordinance, with conditions proffered [if applicable], received from County Administrator's office and given to office manager for placement in the Proffers Notebook. (Note: If rezoning has no proffers, resolution goes in Amendments Without Proffers Notebook.) Action letter mailed to applicant Lo J Reference manual and D-base updated 3 d 7 ile given to office manager to update Application Action Summary (final action) File given to Mapping/GIS to update zoning map Zoning map amended U:\Carol\Comm onVrnck i ng. rez Revised' 05/09/02 C® �'� + I� ERICIK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 March 1, 2007 Mr. Harold Plance William H. Gordon Associates, Inc. 24 W. Piccadilly St., Ste. A Winchester, VA 22601 RE: REZONING #22-06, SOUTHERN HILLS Dear Mr. Plance: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of February 28, 2007. The above -referenced application was approved to rezone 15.53916 acres from RP (Residential Perfonnance) District to B2 (General Business) District with proffers, and 90 acres from RP to RP with revised proffers, totaling 105 acres, for residential and commercial uses. The properties are located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane, in the Opequon Magisterial District, and are identified with Property Identification Numbers 85D-1-1-1 through 85D-1-1-95B and 85-A-138. The proffer that was approved as a part of this rezoning application is unique to this property and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Michael T. Ruddy Deputy Planning Director MRT/bad Attachment cc: Bill M. Ewing, Board of Supervisors, Opequon District Roger Thomas and Rick Ours, Opequon District Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue Arcadia -Southern Hills, LLC, PO Box (115�0,,rPurcellvillle, VA 20134 Arcadial � (r8, W ntgi'ePt� iz°te Z Bb 1Vinc�se tei; ��ai gfl o 22601-5000 1* 0 REZONING APPLICATION #22-06 SOUTHERN HILLS Staff Report for the Board of Supervisors Prepared: February 20, 2007 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application and updates lates are noted by staff where relevant throughout this report. Reviewed Action Planning Commission: January 17, 2007 Recommended Approval Board of Supervisors: February 28, 2007 Pending PROPOSAL: To rezone 105 acres of land, 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers, for residential and commercial uses. LOCATION: Approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85D-1-1-1 through 85D-1-1-95B and 85-A-138 PROPERTY ZONING: RP (Residential Performance) District PRESENT USE: Residential and Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas Zoning) South: RA (Rural Areas Zoning) East: RA (Rural Areas Zoning) West: RA (Rural Areas Zoning) Use: Residential / Utility Use: Residential / Agricultural Use: Agricultural Use: Vacant / Agricultural PROPOSED USES: 88 single family detached and 232 single family attached residential uses and commercial uses. Rezoning 422-06 — Southern Hills February 20, 2007 Page 2 Planning & Zoning: 1) Site History On July 11, 2001, the Board of Supervisors approved Rezoning Application #01-01 to rezone 105 acres from RA (Rural Area) to RP (Residential Performance) to enable the construction of 250 single family residential lots. Additional proffers were provided with this rezoning application that guided the development of the property, including a Generalized Development Plan, the construction of area transportation improvements, an easement adjacent to neighboring properties, preservation of and access to an existing family cemetery, and monetary contributions to offset the impacts of the development on community facilities and to facilitate an adjacent transportation improvement. The original Proffer Statement for RZ 401-01 is enclosed for your information. 2) Request to rezone and revise Proffers The applicant has submitted this request to rezone a 15 acre portion of the original 105 acre rezoning from RP (Residential Performance) to B2 (Business General) and to amend the proffers associated with the original rezoning. In general, the revised proffers provide for a mix of land uses and housing types, and an improved layout for the project as depicted on the revised Generalized Development Plan. Most significantly, the revised proffers also provide for the dedication to the County of a 100' right-of-way for the fixture construction of Warrior Drive extended which would ultimately align with the future Exit 307 Interchange on Interstate 81. The applicant is requesting approval for 88 single family detached residential traits and no more than 232 single family attached residential units. This is a potential net increase of seventy units above the originally approved 250 units for a potential total of 320 residential units. The gross density of the original project was 2.3 units per acre. The gross density of the revised project would be 3 units per acre with a net residential density of 3.5 units per acre. Recent planning efforts between the County, Town of Stephens City, and VDOT, have identified the approximate location and centerline of the future Interstate 81, exit 307 interchange. The Applicant's proposed dedication of right-of-way to facilitate the extension of Warrior Drive major collector road is consistent with the location identified in the most recent efforts of the planning group. The applicant's request to rezone approximately 15 acres of commercially zoned land introduces a commercial component to the project in a highly visible and commercially viable location. Access to the commercial area would be provided via Town Run Lane and the future extension of Warrior Drive. The Applicant has sought to ensure that their access to Warrior Drive is maintained through language contained within the Proffer Statement. Rezoning #22-06 — Southern Hills February 20, 2007 Page 3 3) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the. living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Transportation The Frederick County Eastern Road Plan, updated in 2006, identifies a new major collector road, Warrior Drive extended, which will extend south from Warrior Drive and Fairfax Pike, Route 277, to Double Church Road, then west to Town Run Lane and the relocated Interstate 81 Exit 307. Exit 307 of Interstate 81 is planned to be relocated south of its current location. The new major collector road is identified with an urban four lane divided road section. 4) Potential Impacts The consideration of this rezoning and proffer revision request was evaluated with an understanding that a primary element of the County's long range planning efforts, the extension of Warrior Drive through the limits of the property to a future interchange with Interstate 81, would be facilitated with the request presented by the Applicant. Notwithstanding this consideration, the impacts of the proposal compared to the original approved rezoning should be taken into consideration. The various reviewing agencies have not provided additional comment on the rezoning request. This is due to the Applicant's willingness to provide a revised Master Development Plan for this project at the same time as the rezoning is being considered. The various review agencies have been involved in the detailed review of this project through the Master Development Plan process. An updated Transportation Impact Analysis was not required for this request. It is recognized that the additional vehicle trips from the modified housing program and commercial property would create an incremental impact on the existing road network. However, the transportation improvements previously proffered and implemented by the Applicant address the short term transportation impacts in this area. These improvements include the extension of Stickley Drive to connect with Town Run Lane, improvements to Town Run Lane, and a monetary contribution in the amount of $100,000 for construction funding at the intersection of Stickley Drive and Route 277. The dedication of the right-of-way for the future construction of Warrior Drive extended, a significant section of the long term solution to the transportation needs of this area, addresses the long range transportation improvements envisioned for this area. Ultimately, the long term transportation planning efforts of the community would be able to be implemented with the approval of this rezoning and revised proffer statement. Rezoning #22-06 — Southern Hills February 20, 2007 Page 4 The approved rezoning provided for a monetary contribution to offset the impact of the development on community facilities. This proffered contribution provided for $4,910.00 per residential lot and was based on the old fiscal impact model. The Applicant's rezoning request and revised proffer statement maintains this same monetary contribution which would also be applicable to the additional residential lots enabled by the request. Since the approval of the original rezoning the County has adopted the new Development Impact Model. The original and revised rezoning request and proffers address the preservation of, and access to, the Ewing Family Cemetery. The proffer has been modified to provide for public access to the Ewing Family Cemetery via an access easement rather than a public street. This change is primarily due to the change in street type in this location from a public street to a private street. However, public access is assured. 5) Revised Proffer Statement — Dated December 20, 2006 and Revised January 31, 2007. The proposed revisions to the proffer statement contained in Rezoning #22-06 are generally summarized as follows: Proffer 1 provides for a new Generalized Development Plan, the dedication of a 100'right-of- way for the future construction of Warrior Drive extended, a commercial land bay, and the introduction of single family attached townhouse units resulting in a mix of housing types and an increase in the total number of units from 250 to potentially 320. The residential breakdown has changed from 250 single family detached units to 88 single family detached units and no more than 232 single family attached townhouse units. Proffer 7 provides for public access to the Ewing Family Cemetery via a public access easement rather than a public street. Proffer 9 provides for the dedication of the 100' right-of-way to the County within 90 days of a written request by the County. This proffer further describes conditions associated with the dedication of the right-of-way which allows for 1) the developer to acquire easements for utilities within the dedicated area 2) for two entrances into the B2 commercial land bay fi om the right of way, and 3) provides the applicant with the ability to grade within the right-of-way prior to the construction of the road. The Proffer Statement was revised on January 31, 2007to reflect two commitments that were made to the Planning Commission. Proffer 10 provides that no greater than 10 percent of the maximum allowable commercial square footage in the B2 zone shall be constructed before the portion of the Warrior Drive extension road traversing the property is constructed. 0 • Rezoning #22-06 — Southern Hills February 20, 2007 Page 5 Staff note: The Applicant's Proffer stipulates that no greater than 10 percent of the 678,885 maximum allowable commercial square footage shall be constructed. This figure is based upon and Floor Area Ratio of 1.0 and the development of the entire 15 acres of commercial land area. It is reasonable to assume that with the dedication of the right-of-way for future Warrior Drive, and the environmental constraints that exist on the eastern portion of the commercial area, an area of commercial development somewhat less than that included in the Proffer Statement will be more realistic. During the Applicant's presentation to the Planning Commission, an FAR of 0.3 was discussed for the balance of the property (approximately 9 acres) resultingin n a potential build out of 118,000 square feet. It is recognized that commercial development in this particular location would be desirable in the fiiture. However, should it be everyone's desire to limit the amount of development and associated vehicle trips that could occur on the conunercial property prior to the completion of Warrior Drive on the property, a more realistic calculation mawprudent. Proffer 11 provides for the phased introduction of the residential units. The owner has committed to limiting the residential building permits to no more than 75 permits per calendar year with an accumulation allowance. STAFF CONCLUSIONS FOR 01/17/07 PLANNING COMMISSION MEETING: The subject property is presently -zoned RP (Residential Performance). The applicant is requesting to introduce a commercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01-01. The GDP revision would provide an alternative internal road network, provide for two different housing types, and provide a transportation proffer that would allow for the fixture construction of Warrior Drive in a location consistent with the County's Comprehensive Plan. The project maintains its consistency with the goals and policies of the Frederick County Comprehensive Plan. Further, the introduction of a commercial component to the project and the modifications to the proffer statement are positive additions to the project which would not have a negative impact on the surrounding properties. PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/17/07 MEETING: Members of the Planning Commission believed that once Warrior Drive was constructed with the relocated interchange, the transportation network should work well; however, until this occurred, a revised TIA to accommodate the commercial development was not available for the Commission to evaluate the impacts. They raised the possibility of the commercial development occurring before Warrior Drive was constructed. They expected that the traffic generated from the commercial area would far exceed the amount from the additional townhouses. They pointed out that overall, the Route 277 corridor was currently overloaded and operating under LOS. Commission members believed two things were needed: 1) a traffic analysis was needed for the commercial area to determine its impact on the transportation system; and 2) a phasing plan for the development was needed so that total build -out of the commercial and residential development would not occur before Warrior Drive is constructed. 0 0 Rezoning #22-06 — Southern Hills February 20, 2007 Page 6 The applicant agreed to perform a revised TIA as part of the development of the first section of the commercial property so that the impacts associated with the commercial use are known and quantified. The applicant stated that 118,000 square feet of commercial development was envisioned for the property. The applicant agreed that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and further, the applicant agreed to incorporate a phasing plan for the residential portion and to limit development to no more than 75 units per year, which would be cumulative through the development of the residential property. One citizen, an adjoining property owner, spoke during the public comment portion of the hearing. He said the neighbors were opposed to townhouses during the first rezoning and he was still opposed to townhouses. He said the local roads would not be able to handle all of the traffic. He commented that if the County needed Warrior Drive, there were other ways of getting the road. Commission members recognized that transportation issues in this area will continue to be a concern; however, they reasoned that the benefit of acquiring the right-of-way for Warrior Drive, along with the stipulations offered by the applicant, made this a better plan than the one previously submitted. The Planning Commission recommended approval of Rezoning Application #22-06 with applicant's revised proffers particularly stipulating that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and, a phasing plan will be incorporated for the residential portion which will limit residential development to no more than 75 units per year and will be cumulative through the development of the residential property. The majority vote was as follows: YES (TO REC. APPROVAL): Oates, Light, Thomas, Ours, Kriz, Triplett, Kerr, Mohn, Wilmot NO: Unger, Watt ABSTAIN: Manuel (Note: Commissioner Morris was absent from the meeting.) STAFF UPDATE FOR 02/28/07 BOARD OF SUPERVISORS MEETING: The Applicant's request to introduce a commercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01-01, which providing for an alternative internal road network, two different housing types, and a transportation proffer that would allow for the future construction of Warrior Drive in a location consistent with the Coun . 's Comprehensive Plan are positive additions to the project which would not have a negative impact on the surrounding properties. In addition, the Applicant's revised Proffer Statement dated January 31, 2007, seeks to further address the two concerns identified by the Planning Commission, traffic impacts on Route 277 and the phasing of the residential components of the project. 0 - 0 Rezoning #22-06 — Southern Hills February 20, 2007 Page 7 Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. ESTEP 85 A 59 109.91 ac. RAMEY 85 A 60 20 ac. RAMEY 85 A 70 69.11 ac. 4y Q 1 � ee P GUARD 'o• 85 A13A 19' 40.51 ac. SCOTHORN 85 A 139 103.6 ac. AIy Ifh Frederick County, VA Rezoning & MDP REZ# 22-06 ; MDP# 16-06 Application Southern Hills Parcel ID: 85D -1 -1 -1 Thru 95B Location in the county 85 - A - 138 Map Features w Buildings Zoning streets B1 (Business, Neighborhood District) Pnary B2 (Business, General District) Secmondary 40 B3 (Business, Industrial Transition Distncq '�. Terciary 4b EM (Extractive Manufacturing District) Application 40 HE (Higher Education District) Eastern Road Plan 40 M7 (Industrial, Light District) New Major Arterial M2 (Industrial, General District) • Improved Major Arterial 41' MH1 (Mobile Home Community District) New Minor Arterial 40 MS (Medical Support District) Improved Minor Arterial R4 (Residential, Planned Community District) New Major Collector R5 (Residential Recreational Community District) dW Improved Major Collector RAZ (Rural Area Zone) ft New Minor Collector RP (Residential Performance District) dW Improved Minor Collector ft Ramp Location in Surrounding Area 7 0 0 Frederick County, VA Rezoning & MDP REZ# 22-06 ; MDP# 16-06 Application Southern Hills j Parcel ID: 85D 1 - 1 - 1 Thru 95B Location in the Gounty 85 -A - 138 Map Features -F' Buildings Long Range Land Use streets Rural Community Center Pnmary Residential v Secondary Business �. Tertiary Industrial Application InstrMional Eastern Road Plan Recreation New Major ArsenalHistoric Improved Major Arterial ® Mixed -Use New Minor Arterial IZO Planned Unit Development Improved Minor Arterial New Major Collector d%p Improved Major Collector New Minor Collector Improved Minor Collector dW Ramp occ j r] 4 Aerial Map LAMM-- Frederick County, VA Rezoning & MDP :EZ# ZZ-Ub ; MOP;; lb-Ub Location in the County Map Features I Buildmgs Streets 41116 Primary v Secondary �. Tertiary Eastern Road Plan 41WNew Major Arterial :r Improved Major Arterial dW New MmorArtenal Improved Minor Arterial New Major Collector Improved Major Collector dW New Minor Collector dW Improved Minor Collector dW Ramp Application Southern Hills Parcel ID: 85D - 1 - 1 - 1 Thru 95B 85-A-138 Location in Surrounding Area 0 125 250 J AMENDMENT Action: PLANNING COMMISSION: Recommended Approval on June 20, 2001 BOARD OF SUPERVISORS: Approved July 11, 2001 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #01-01 OF SOUTHERN HILLS WHEREAS, Rezoning #01-01 of "Southern Hills" was submitted by G. W. Clifford & Associates, Inc., to rezone a 105-acre tract of land from RA (Rural Areas) to RP (Residential Performance) to establish 250 single-family residential lots. This property is located south of Stephens City, east of Interstate 81; 0.8 miles south of Route 277 (Fairfax Pike on the east side of Town Run Lane/Route 1012), and is identified with Property Identification Number 85-A-138 in the Opequon Magisterial District; and WHEREAS, the Planning Commission held public hearings on this rezoning on January 3, 2001; February 21, 2001; March 21, 2001; and June 20, 2001; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on July 11, 2001; and WHEREAS, the Frederick County Board of Supervisors fords the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change a 105-acre tract of land from RA (Rural Areas) to RP (Residential Performance) as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes #12-01 This ordinance shall be in effect on the date of adoption. Passed this llth day of July, 2001 by the following recorded vote: Richard C. Shickle, Chairman Abstained Sidney A. Reyes Aye W. Harrington Smith, Jr. Aye Margaret B. Douglas Aye Charles W. Orndoff, Sr. Aye Robert M. Sager Aye A COPY ATTEST F John R e , Jr. Frederick County Admi istrator PDRes. 412-01 0:\Agendas\COMIvfENTS\REZONING\RESOLUTN\S outh emHill s.wpd ZONE14G REQUEST PROFFER Property Identification Number 85-A-138 Opequon Magisterial District DOROTHY CARBAUG111 ESTATE PROPERTY Preliminary Matters Pursuant to Section 15.2-2296 et. Seg. of the code of Virginia, 1950, as amended, and the provisions of. the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #01-01 for the rezoning of 105 acres from Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done, m conformity with the teens and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105 acres, with frontage along Town Run Lane in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County at the time a building permit is applied for and issued the sum of $4,910.00 per lot. This monetary proffer provides for $3,581.00 for Frederick County Schools; $598.00 for Frederick County Parks and Recreation; $446.00 for Frederick County Fire and Rescue; $105.00 for Public Library; $59.00 for Sheriff's Office and $121.00 for Administration Building. General (Development Plan Voluntarily proffered is the attached Generalized Development Plan including the following improvements: On the 105 acres to be zoned RP no more than 250 single family dwelling units shall be constructed. These units shall consist of single family home lots. 2. Stic1dey Drive (SR 1085) shall be extended as shown to connect with Town Run Lane (SR 1012) during the first phase of development(A to B). M Pc, CT�_- I Town Run Lane (SR 1012) shall be over] aged with a bituminous concrete surface from B to C . Guard rail shall be installed right and left along Town Run Lane "fill" areas greater than 7' vertical . The improvements are to be further described by a VDOT Permit to be issued at the time of the work. This work shall be done prior to the issuance of the 50th building permit. 4. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from C to D during the phase where the entrance at "D" is constructed. These improvements are to be further described by a VDOT Pen -nit to be issued at the time of the work T 5. An easement shall be established 75' in depth along the South property line E to F. This easement will be prominently shown on the final plat and will restrict construction of homes as well as limiting the clear cutting of trees larger than 4" diameter. 7Nt P��TE 6. A statement shall be added to the plat and covenants for all lots created by this project advising that agricultural uses exist on the South and East, the Ewing Family Cemetary exists within the limits of development, and, wastewater treatment facilities exist or previously existed to the North of this site. 7. The Ewing family cemetery will be set aside as a separate lot with public road access and _ conveyed, if possible, to the Ewing family with covenants for future maintenance by the Ewing family. C,"PC,cTE S. A contribution of $100,000 for construction funding shall be made at the time VDOT implements the construction of a stoplight at the intersection of Stickley Drive and Rte 277. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERT WNER By: Date: % (,� j 0! STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 7� day of 111­11� , 2000, by David B. Holliday. Joyce 0. Doff lomyer NtOTARY PUBLIC My commission expires FCammonrm Qinn Fr of Virginia � Notary Public , _l_,.. Nury F.akea StkkkY k •� Site Of Rezoning A.Pliff From AJo RP105 Acres by Corilau ...a �.d p, Noryl , ® ionn at ffiaptlopa GAy' !• - i w' _+ .a��"� E .P FG; h rump Saucla _ _.--- -- - ---- ]W/ier.�•� . t HEET-L—s— 0 Southern Hills Frederick County, Virginia REZONING APPLICATION INDEX Rezoning Application Survey/Plats/Metes & Bounds Property Deeds Verification of Paid Taxes Adjoining Property Owners Proffer Statement General Development Plan Executive Summary Exhibits: Aerial Overlay Future Warrior Drive Alignment Building Elevations General Development Plan 11 x 17 Site Rendering 11 x 17 • 0 0 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: WILLIAM H. GORDON- ASSOC. Telephone: 540- 5 -1 37 — Address: 24 W. Piccadilly Street - Suite A Winchester, VA 22601 2. Property Owner (if different than above) . Name: ARCADIA-SOUTHERN HILLS, L.L.0 Telephone: 540-751-0321 Add.: 117 N BAILEY LANE PURCELLVILLE, 20132 ARCADIA DEVELOPMENT CO Name: c/o 'CARLA COFFEY Telephone: 540-751-0321 Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Name: SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. Address: P.O. Box 1150 Purcellville, VA 20134 3. Contact person if other than above Name: CARLA COFFEY Telephone: 540-751-0321-x 179 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments Plat X Fees Deed to property X Impact Analysis Statement Verification of taxes paid X Proffer Statement X 11 0 • E 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: ARCADIA DEVELOPMENT CO ARCADIA-SOUTHERN HILLS, L.L.C. SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. 6. A) Current Use of the Property: RESIDENTIAL PERFORMANCE (RP) B) Proposed Use of the Property: RESIDENTIAL PERFORMANCE (RP) & BUSINESS GENERAL DISTRICT (B2) 7. Adjoining Property: _PARCEL ID NUMBER USE ZONING 85 - A -137 AGRI RA 85 - A -137E RES RA 85 - A -137D RES RA 85 - A -131 AGRI RA 85 -A -139 AGRI RA 85 - A -141 FWSA RA 85 - A -142 VACANT RA 85 - A -142A RES RA 85-A-59 AGRI RA 8S - A - 50 AGRI RA 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): 105.54236 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH*OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE 12 • • • Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number Districts SEE ATTACHED Magisterial: OPEQUON High School: SHERANDO HIGH SCHOOL Fire Service: CO II STEPHENS CITY,VA Middle School: AYLOR MIDDLE SHCOOL Rescue Service:CO II, STEPHENS CITY,VA Elementary School BASS -HOOVER ELE.SH000L 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 15.53916 RP B2 90.0032 RP RP Total acreage to be rezoned 105.542 11. The following information should be provided according to the type of rezoning proposed : Number of Units Proposed Single Family homes: 88 Townhome: 232 Non -Residential Lots: Mobile Home: Square Footage of Proposed Uses Office: UP TO 676,885 SQ FT Retail: UP TO 676,885 SQ FT Restaurant: UP TO 676,885, SQ FT 13 Multi -Family: Hotel Rooms: Service Station:- UP TO 676,885 SQ FT Manufacturing: UP TO 676,885 SQ FT Warehouse: UP TO 676,885 SQ FT Other: UP TO 676,885 SQ FT • :7 Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue_ The Commissioner of the Revenue is located on the 2ndfloor of the Frederick County Administrative Building, 107North Kent Street. Name and Property Identification Number Address. Name MYERS,.JOYCE E. Run Lane s City, VA 22655 Propetty # 85—A-137 Name RAMEY; WILLIAM L. L25n ce and Plenty Lane City, VA 22655 pro # 85—A-137E Name RAMEY, WILLIAM L. e and Plenty Lane City, VA 22655 Pro # 85—A-137D. Name RITENOUR FARM L.P. c/o Mary Ritenour 514 Peace and Plenty Lane Stephen Property# 85—A-131 Name SCOTHORN, Gary, Stephen, & DenniE 506 Ewings Lane Stephens City, VA 22655 Property # 85—A-139 Name FR,EDERICK-COUNTY — WINCHESTER SERVICE AUTHORITY PO Box 433 Winchester, VA 22604 85—A—i41 Pro # Name TOWN OF'STEPHENS CITY-. PO Box 250 Stephens City, VA 22655 Pro e # 85—A-142 Name ESTEP, Mary Virginia Stickley c/o Robert M Bushong, PpA 14502 Saint_Stephens Place Midlothian, VA 23113 prop, # 85—A-142A Name ESTEP Mar Virginia Stickle y g y c/oPOA 145 Robert M Bushong, lac 14502 Saint Stephens Place Midlothian, VA 23113 Property # 85—A-59 Name RAMEY, William & Elizabeth 824 Peace and Plenty Lane Stephens City, VA 22655 Property # 85—A-60 15 0 0 • • • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA Attachment: # 9. Parcel Identification/Location: Parcel Identification Numbers 85D 1 1 I 85D 1 1 31 85D 1 1 61 85D 1 1 91 85D 1 1 2 85D 1 1 32 85D 1 1 62 85D 1 1 92 85D 1 1 3 85D 1 1 33 85D 1 1 63 85D 1 1 93 85D 1 14 85D 1 1 34 85D 1 1 64 85D 1 1 94 85D 1 1 5 85D 1 1 35 85D 1 1 65 85D 1 1 95 85D 1 1 6 85D 1 1 36 85D 1 1 66 85D 1195A 85D 1 1 7 85D 1 1 37 85D 1 1 67 85D 1 1 95B 85D 1 1 8 85D 1 1 38 85D 1 1 68 85 A 138 85D 1 1 9 85D 1 1 39 85D 1 1 69 85D 1 1 10 85D 1 1 40 85D 1 1 70 85D 1 1 11 85D 1 141 85D 1 1 71 85D 1 1 12 85D 1 1 42 85D 1 1 72 85D 1 1 13 85D 1 1 43 85D 1 1 73 85D 1 1 14 85D 1 144 85D 1 1 74 85D 1 1 15 85D 1 1 45 85D 1 1 75 85D 1 1 16 85D 1 1 46 85D 1 1 76 85D 1 1 17 85D 1 1 47 85D 1 1 77 85D 1 1 18 85D 1 1 48 85D 1 1 78 85D 1 1 19 85D 1 1 49 85D 1 1 79 85D 1 1 20 85D 1 1 50 85D 1 1 80 85D 1 1 21 85D 1 1 51 85D 1 1 81 85D 1 1 22 85D 1 1 52 85D 1 1 82 85D 1 1 23 85D 1 1 53 85D 1 1 83 85D 1 1 24 85D 1 1 54 85D 1 1 84 85D 11 25 85D 1 1 55 85D 1 1 85 85D 1 1 26 85D 1 1 56 85D 1 1 86 85D 1 1 27 85D 1 1 57 85D 1 1 87 85D 1 1 28 85D 1 1 58 85D 1 1 88 85D 1 1 29 85D 1 1 59 85D 1 1 89 85D 1 1 30 85D 1 1 60 85D 1 1 90 • 0 0 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): � Date: l( 2v106 Date: Owner(s): Date: T Date: L LC SOum,,-\ vkt-- ..ov),cs �'SSOGICr cM, LI\L. 14 Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicantis required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue_ The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107North Kent Street. Name and Property Identification Number I Address. Name MYERS,.JOYCk E. 625 Town Run Lane Stephens City, VA 22655 Pro e # 85-A-137 Name RAMEY; WILLIAM L_ 824 Peace and Plenty Lane Stephens City, VA 22655 -Propffty # 85-A-137E Name RAMEY, WILLIAM L. 824 Peace and Plenty Lane Pro # 85-A-137B ' Stephens City, VA 22655 Name RITENOUR FARM L-P. c/o Mary Ritenour 514 Peace and'Plenty Lane Property # 85-A-131 Ste City, VA 22655 Name SCOTHORN, Gary, Stephen, & Denni 506 Ewings Lane Property # 85-A-139 Stephens City, VA 22655 WINCHESTER PO Box 433 Name SERVICE AUTHORITY -SERVICE 85-A-141 Winchester, VA 22604 Pro # Name TOWN OF'STEP.HENS CITY .. PO Box 250 Stephens City, VA-22655 Prope # 85-A-142 Narne ESTEP, Mary Virginia Stickley c/o Robert M Bushong, POA 14502 Saint. -Stephens Place Pro e # 85-A-142A Midlothian, VA 23113 Name ESTEP, Mary Virginia Stickley obert M Bushong, POA Saint Stephens Place Pro e # 85-A-59 thian, VA 23113 F Name RAMEY, William & Elizabeth' eace and Plenty Lane ens City, VA 22655 Property # 85-A-60 15 0 RP DISTRICT B2 DISTRICT - war N W STEEP SLOPES N /' STORM WATER MANAGEMENT 1; VDOT RIGHT-OF-WAY `-_-__ ,7 PRIVATE STREET ACCESS mot♦ ,' PROFFERED CONDITION (6) �k / \ PIN 85-A-139 GARYA, SCOTHORN,ET AL +Q+ DB854 PO167B .�, ZONE:RA m (PROFFER A7) 1 V PIN 85-A-111 •• FREDERICK WINCHESTER, Z SERWCE AUTHORITY ' DB 608 PC 671 ZONE: RA _ � PHASE 2 ---- RESIDENTIAL PIN 85-A-142 ,\ TOWN OF STEPHENS CITY, VIRGINIA DO 296 PG 162 I' ZONE: R; PHASE 3 i . \ COMMERCIAL i1 J I -pop , t APPROXIMATE EN--C LOCATIONS'- m I 4 WARY V RGINIA ( '' 4 - SM]QEY ESTEP WB 90 PG 649 m I - ZONE. RA m PIN 85-A-131 RRENOUR FARM, LP D8 753 PG 8J5 ZONE- RA PIN 85-A-131 RITENOUR FARM,- L.P. DO 753 PG 835 ZONE: RA (E) PIN 85-A-137D PHASE 1 i IMWAM L RAMEY- ESIDENTIAL DB 389 PG 247 ;r ZONE: RA PROPOSED 100' '`UTURE RIGHT-OF-WAY - DEDICATION _- - PIN 85-A-137E MLLIAM L RAMEY, .:`n:. ... .. D8 493 PG 563- , + r ZONE: RA - - — - I PIN s,85-A--137� JOYCp.Y. M1 DO 95.{ PG y674 Z E RA GP -AkL - ROUTE N FjUN LANE NO T� 1bi2- _ TOWN LMTE -- - �J- 7R— MART VIRGIMA cC/1 ° - I MARRRgMA `��� D 85_A-5G WILUAM d ELIZABE7N L. RAMEY STICKLEY ESTEP STICKIEY ES1E.P ' RA ZONE:RA ' 1.1 RA ZONE: MC GENERAL DEVELOPMENT PLAN PROJ. NO, 2499-0101 SCALE Willis.m H. Gordon Aaao� aa,: Ins. ""° SOUTHERN HILLS SHEET 1 of 12 301 North Mildred Street, Suite 1 Charles Town, West Virginia FREDERICK COUNTY. VIRGINIA OCTOBER 2006 Phone 13041-725-8456 • • i ( 1 = C 1 VICINITY_MAP SCALE 1' • 2000' W t z w = w 1-- N Q W 1n I i - U o - _ _,....- "_ _=.'= r.� ram•=.�� �, PROPOSED STICKLEY DRIV - -" — TOWN RUN LANE FU"rz CONNECTION `-$ .fC'+►'� R - !; i NARr viRcxTE `� - - __ % TICKL ESffP t S EY L - IONS. RA 49 J w !L U Q W -_� U) PIN 85 A 141 '-FREDERICK MINCHESTER SERVICE AUTHORITY DB '06 PC, 671 70NE: RA Ayr /• — PHASE 3— COMMERCIAL .-- APPRO%YATE - EMAANCE LOCH' f i r (PROF PHASE 2 RESIDENTIAL —PROPOSED 100' r FUTURE RIGHT-OF-WAY DEDICATION VARY YIZIIIA C SACKIEY ESTEP - 7ONE: RA \\ GENERAL DEVELOPMENT PLAN PROJ. NO: 2499-0101 SCALE- WdFamrH. Go�Eon Ansocietes. Inc. SOUTHERN HILLS SHEET 2 o' i2° 301 North Mildred Street, Suite 1 Charles Town, West Virginia FREDERICK COUNTY. VIRGINA OCTOBER 2006 Phone 1304)-725-8458 • 0 • REZONING APPLICATION 922-06 SOUTHERN HILLS Staff Report for the Board of Supervisors Prepared: February 1, 2007 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application and updates lates are noted by staff where relevant throughout this report. Reviewed Action Planning Commission: January 17, 2007 Recommended Approval Board of Supervisors: February 14, 2007 Pending PROPOSAL: To rezone 105 acres of land, 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers, for residential and commercial uses. LOCATION: Approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85D-1-1-1 through 85D-1-1-95B and 85-A-138 PROPERTY ZONING: RP (Residential Performance) District PRESENT USE: Residential and Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas Zoning) Use: Residential / Utility South: RA (Rural Areas Zoning) Use: Residential / Agricultural Bast: RA (Rural Areas Zoning) Use: Agricultural West: RA (Rural Areas Zoning) Use: Vacant / Agricultural PROPOSED USES: 88 single family detached and 232 single family attached residential uses and commercial uses. • • Rezoning #22-06 — Southern Hills February 1, 2007 Page 2 Planning & Zoning: 1) Site History On July 11, 2001, the Board of Supervisors approved Rezoning Application #01-01 to rezone 105 acres from RA (Rural Area) to RP (Residential Performance) to enable the construction of 250 single family residential lots. Additional proffers were provided with this rezoning application that guided the development of the property, including a Generalized Development Plan, the construction of area transportation improvements, an easement adjacent to neighboring properties, preservation of and access to an existing family cemetery, and monetary contributions to offset the impacts of the development on conununity facilities and to facilitate an adjacent transportation improvement. The original Proffer Statement for RZ #01-01 is enclosed for your information. 2) Request to rezone and revise Proffers The applicant has submitted this request to rezone a 15 acre portion of the original 105 acre rezoning from RP (Residential Performance) to B2 (Business General) and to amend the proffers associated with the original rezoning. In general, the revised proffers provide for a mix of land uses and housing types, and an improved layout for the project as depicted on the revised Generalized Development Plan. Most significantly, the revised proffers also provide for the dedication to the County of a 100' right-of-way for the future construction of Warrior Drive extended which would ultimately align with the future Exit 307 Interchange on Interstate 81. The applicant is requesting approval for 88 single family detached residential units and no more than 232 single family attached residential units. This is a potential net increase of seventy units above the originally approved 250 units for a potential total of 320 residential units. The gross density of the original project was 2.3 units per acre. The gross density of the revised project would be 3 units per acre with a net residential density of 3.5 units per acre. Recent planning efforts between the County, Town of Stephens City, and VDOT, have identified the approximate location and centerline of the future Interstate 81, exit 307 interchange. The Applicant's proposed dedication of right-of-way to facilitate the extension of Warrior Drive major collector road is consistent with the location identified in the most recent efforts of the planning group. The applicant's request to rezone approximately 15 acres of commercially zoned land introduces a commercial component to the project in a highly visible and commercially viable location. Access to the conunercial area would be provided via Town Run Lane and the future extension of Warrior Drive. The Applicant has sought to ensure that their access to Warrior Drive is maintained through language contained within the Proffer Statement. Rezoning #22-06 — Southern Hills February 1, 2007 Page 3 3) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1 J Transporlation The Frederick County Eastern Road Plan, updated in 2006, identifies a new major collector road, Warrior Drive extended, which will extend south from Warrior Drive and Fairfax Pike, Route 277, to Double Church Road, then west to Town Run Lane and the relocated hnterstate 81 Exit 307. Exit 307 of Interstate 81 is planned to be relocated south of its current location. The new major collector road is identified with an urban four lane divided road section. 4) Potential Impacts The consideration of this rezoning and proffer revision request was evaluated with an understanding that a primary element of the County's long range plamung efforts, the extension of Warrior Drive through the limits of the property to a future interchange with Interstate 81, would be facilitated with the request presented by the Applicant. Notwithstanding this consideration, the impacts of the proposal compared to the original approved rezoning should be taken into consideration. The various reviewing agencies have not provided additional comment on the rezoning request. This is due to the Applicant's willingness to provide a revised Master Development Plan for this project at the same time as the rezoning is being considered. The various review agencies have been involved in the detailed review of this project through the Master Development Plan process. An updated Transportation Impact Analysis was not required for this request. It is recognized that the additional vehicle trips from the modified housing program and commercial property would create an incremental impact on the existing road network. However, the transportation improvements previously proffered and implemented by the Applicant address the short term transportation impacts in this area. These improvements include the extension of Stickley Drive to connect with Town Run Lane, improvements to Town Run Lane, and a monetary contribution in the amount of $100,000 for construction funding at the intersection of Stickley Drive and Route 277. The dedication of the right-of-way for the future construction of Warrior Drive extended, a significant section of the long term solution to the transportation needs of this area, addresses the long range transportation improvements envisioned for this area. Ultimately, the long term transportation planning efforts of the community would be able to be implemented with the approval of this rezoning and revised proffer statement. 0 r Rezoning 422-06 — Southern Hills February 1, 2007 Page 4 The approved rezoning provided for a monetary contribution to offset the impact of the development on community facilities. This proffered contribution provided for $4,910.00 per residential lot and was based on the old fiscal impact model. The Applicant's rezoning request and revised proffer statement maintains this same monetary contribution which would also be applicable to the additional residential lots enabled by the request. Since the approval of the original rezoning the County has adopted the new Development Impact Model. The original and revised rezoning request and proffers address the preservation of, and access to, the Ewing Family Cemetery. The proffer has been modified to provide for public access to the Ewing Family Cemetery via an access easement rather than a public street. This change is primarily due to the change in street type in this location from a public street to a private street. However, public access is assured. 5) Revised Proffer Statement — Dated December 20, 2006 and Revised January 31, 2007. The proposed revisions to the proffer statement contained in Rezoning #22-06 are generally sununarized as follows: Proffer 1 provides for a new Generalized Development Plan, the dedication of a 100'right-of- way for the future construction of Warrior Drive extended, a commercial land bay, and the introduction of single family attached townhouse units resulting in a mix of housing types and an increase in the total number of units from 250 to potentially 320. The residential breakdown has changed from 250 single family detached units to 88 single family detached units and no more than 232 single family attached townhouse units. Proffer 7 provides for public access to the Ewing Family Cemetery via a public access easement rather than a public street. Proffer 9 provides for the dedication of the 100' right-of-way to the County within 90 days of a written request by the County. This proffer further describes conditions associated with the dedication of the right-of-way which allows for 1) the developer to acquire easements for utilities within the dedicated area 2) for two entrances into the B2 commercial land bay from the right of way, and 3) provides the applicant with the ability to grade within the right-of-way prior to the construction of the road. The Proffer Statement was revised on January 31, 2007 to reflect two commitments that were made to the Planning Commission. Proffer 10 provides that no-reater than 10 percent of the maximum allowable commercial square footage in the B2 zone shall be constructed before the portion of the Warrior Drive extension road traversing the property is constructed. Rezoning #22-06 — Southern Hills February 1, 2007 Page 5 Staff note: The Applicant's Proffer stipulates that no greater than 10 percent of the 678,885 maximum allowable conunercial square footage shall be constructed. This figure is based upon and Floor Area Ratio of 1.0 and the development of the entire 15 acres of conunercial land area. It is reasonable to assume that with the dedication of the right-of-way for future Warrior Drive, and the enviromnental constraints that exist on the eastern portion of the commercial area, an area of commercial development somewhat less than that included in the Proffer Statement will be more realistic. Duringtlpplicant's presentation to the Planning Commission, an FAR of 0.3 was discussed for the balance of the property approximately 9 acres resultingin it a potential build out of 118,000 square feet. It is recognized that commercial development in this particular location would be desirable in the future. However, should it be everyone's desire to limit the arnount of development and associated vehicle trips that could occur on the conunercial property prior to the completion of Warrior Drive on the property, a more realistic calculation may be prudent. Proffer 11 provides for the phased introduction of the resideutial units. The owner has committed to limiting the residential building permits to no more than 75 permits per calendar year with an accumulation allowance. STAFF CONCLUSIONS FOR 01/17/07 PLANNING COMMISSION MEETING: The subject property is presently zoned RP (Residential Performance). The applicant is requesting to introduce a commercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01-01. The GDP revision would provide an alternative internal road network, provide for two different housing types, and provide a transportation proffer that would allow for the future construction of Warrior Drive in a location consistent with the County's Comprehensive Plan. The project maintains its consistency with the goals and policies of the Frederick County Comprehensive Plan. Further, the introduction of a commercial component to the project and the modifications to the proffer statement are positive additions to the project which would not have a negative impact on the surrounding properties. PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/17/07 MEETING: Members of the Planning Commission believed that once Warrior Drive was constructed with the relocated interchange, the transportation network should work well; however, until this occurred, a revised TIA to accommodate the commercial development was not available for the Commission to evaluate the impacts. They raised the possibility of the commercial development occurring before Warrior Drive was constructed. They expected that the traffic generated from the commercial area would far exceed the arnount from the additional townhouses. They pointed out that overall, the Route 277 corridor was currently overloaded and operating under LOS. Commission members believed two things were needed: 1) a traffic analysis was needed for the commercial area to determine its impact on the transportation system; and 2) a phasing plan for the development was needed so that total build -out of the commercial and residential development would not occur before Warrior Drive is constructed. Rezoning #22-06 — Southern Hills February 1, 2007 Page 6 The applicant agreed to perform a revised TIA as part of the development of the first section of the commercial property so that the impacts associated with the commercial use are known and quantified. The applicant stated that 118,000 square feet of commercial development was envisioned for the property. The applicant agreed that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and further, the applicant agreed to incorporate a phasing plan for the residential portion and to limit development to no more than 75 units per year, which would be cumulative through the development of the residential property. One citizen, an adjoining property owner, spoke during the public comment portion of the hearing. He said the neighbors were opposed to townhouses during the first rezoning and he was still opposed to townhouses. He said the local roads would not be able to handle all of the traffic. He connnented that if the County needed Warrior Drive, there were other ways of getting the road. Commission members recognized that transportation issues in this area will continue to be a concern; however, they reasoned that the benefit of acquiring the right-of-way for Warrior Drive, along with the stipulations offered by the applicant, made this a better plan than the one previously submitted. The Planning Con-unission recommended approval of Rezoning Application #22-06 with applicant's revised proffers particularly stipulating that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and, a phasing plan will be incorporated for the residential portion which will limit residential development to no more than 75 units per year and will be cumulative through the development of the residential property. The majority vote was as follows: YES (TO REC. APPROVAL): Oates, Light, Thomas, Ours, Kriz, Triplett, Kerr, Mohn, Wilmot NO: Unger, Watt ABSTAIN: Manuel (Note: Commissioner Morris was absent from the meeting.) STAFF UPDATE FOR 02/14/07 BOARD OF SUPERVISORS MEETING: The Applicant's request to introduce a commercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01-01 which providing for an alternative internal road network, two different housing_types and a transportation proffer that would allow for the future construction of Warrior Drive in a location consistent with the County's Comprehensive Plan are positive additions to the project which would not have a negative impact on the surrounding properties In addition, the Applicant's revised Proffer Statement dated January 31 2007 seeks to further address the two concerns identified by the Planning Commission traffic impacts on Route 277 and the phasing of the residential components of the project. 0 • Rezoning #22-06 — Southern Hills February 1, 2007 Page 7 Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. 0 • REZONING APPLICATION 922-06 SOUTHERN HILLS Staff Report for the Planning Commission Prepared: January 3, 2007 Staff Contact: Michael T. Ruddy, Deputy Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: January 17, 2007 Pending Board of Supervisors: February 14, 2007 Pending PROPOSAL: To rezone 105 acres of land,15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers, for residential and commercial uses. LOCATION: Approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane AGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85D-1-1-1 through 85D-1-1-95B and 85-A-138 PROPERTY ZONING: RP (Residential Perfonnance) District PRESENT USE: Residential and Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas Zoning) Use: Residential / Utility South: RA (Rural Areas Zoning) Use: Residential / Agricultural East: RA (Rural Areas Zoning) Use: Agricultural West: RA (Rural Areas Zoning) Use: Vacant / Agricultural PROPOSED USES: 88 single family detached and 232 single family attached residential uses and commercial uses. Rezoning #22-06 — Southern Hills January 3, 2007 Page 2 PlanninjZ & ZoninjZ: 1) Site Histoi-y On July 11, 2001, the Board of Supervisors approved Rezoning Application #01-01 to rezone 105 acres from RA (Rural Area) to RP (Residential Performance) to enable the construction of 250 single family residential lots. Additional proffers were provided with this rezoning application that guided the development of the property, including a Generalized Development Plan, the construction of area transportation improvements, an easement adj acent to neighboring properties, preservation of and access to an existing family cemetery, and monetary contributions to offset the impacts of the development on community facilities and to facilitate an adjacent transportation improvement. The original Proffer Statement for RZ #01-01 is enclosed for your information. 2) Request to rezone and revise Proffers The applicant has submitted this request to rezone a 15 acre portion of the original 105 acre rezoning from RP (Residential Performance) to B2 (Business General) and to amend the proffers associated with the original rezoning. In general, the revised proffers provide for a nix of land uses and housing types, and an improved layout for the project as depicted on the revised Generalized Development Plan. Most significantly, the revised proffers also provide for the dedication to the County of a 100' right-of-way for the firture construction of Warrior Drive extended which would ultimately align with the future Exit 307 Interchange on Interstate 81. The applicant is requesting approval for 88 single family detached residential units and no more than 232 single family attached residential units. This is a potential net increase of seventy units above the originally approved 250 units for a potential total of 320 residential units. The gross density of the original project was 2.3 units per acre. The gross density of the revised project would be 3 units per acre with a net residential density of 3.5 units per acre. Recent planning efforts between the County, Town of Stephens City, and VDOT, have identified the approximate location and centerline of the future Interstate 81, exit 307 interchange. The Applicant's proposed dedication of right-of-way to facilitate the extension of Warrior Drive major collector road is consistent with the location identified in the most recent efforts of the planning group. The applicant's request to rezone approximately 15 acres of commercially zoned land introduces a commmercial component to the project in a highly visible and commercially viable location. Access to the commercial area would be provided via Town Run Lane and the future extension of Warior Drive. The Applicant has sought to ensure that their access to Warrior Drive is maintained through language contained within the Proffer Statement. 0 Rezoning #22-06 — Southern Hills January 3, 2007 Page 3 3) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living enviromnent within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Transportation The Frederick County Eastern Road Plan, updated in 2006, identifies a new major collector road, Warrior Drive extended, which will extend south from Warrior Drive and Fairfax Pike, Route 277, to Double Church Road, then west to Town Run Lane and the relocated Interstate 81 Exit 307. Exit 307 of Interstate 81 is planned to be relocated south of its current location. The new major collector road is identified with an urban four lane divided road section. 4) Potential Impacts The consideration of this rezoning and proffer revision request was evaluated with an understanding that a primary element of the County's long range planning efforts, the extension of Warrior Drive through the limits of the property to a future interchange with Interstate 81, would be facilitated with the request presented by the Applicant. Notwithstanding this consideration, the impacts of the proposal compared to the original approved rezoning should be taken into consideration. The various reviewing agencies have not provided additional continent on the rezoning request. This is due to the Applicant's willingness to provide a revised Master Development Plan for this project at the same time as the rezoning is being considered. The various review agencies have been involved in the detailed review of this project through the Master Development Plan process. An updated Transportation Impact Analysis was not required for this request. It is recognized that the additional vehicle trips from the modified housing program and commercial property would create an incremental impact on the existing road network. However, the transportation improvements previously proffered and implemented by the Applicant address the short term transportation impacts in this area. These improvements include the extension of Stickley Drive to connect with Town Run Lane, improvements to Town Run Lane, and a monetary contribution in the amount of $100,000 for construction funding at the intersection of Stickley Drive and Route 277. The dedication of the right-of-way for the future construction of Warrior Drive extended, a significant section of the long term solution to the transportation needs of this area, addresses the long range transportation improvements envisioned for this area. Ultimately, the long term transportation plamling efforts of the community would be able to be implemented with the approval of this rezoning and revised proffer statement. 0 0 Rezoning #22-06 — Southern Hills January 3, 2007 Page 4 The approved rezoning provided for a monetary contribution to offset the impact of the development on community facilities. This proffered contribution provided for $4,910.00 per residential lot and was based on the old fiscal impact model. The Applicant's rezoning request and revised proffer statement maintains this same monetary contribution which would also be applicable to the additional residential lots enabled by the request. Since the approval of the original rezoning the County has adopted the new Development Impact Model. The original and revised rezoning request and proffers address the preservation of, and access to, the Ewing Family Cemetery. The proffer has been modified to provide for public access to the Ewing Family Cemetery via an access easement rather than a public street. This change is primarily due to the change in street type in this location from a public street to a private street. However, public access is assured. 5) Revised Proffer Statement — Dated December 20, 2006 The proposed revisions to the proffer statement contained in Rezoning #22-06 are generally surnrnarized as follows: Proffer 1 provides for a new Generalized Development Plan, the dedication of a 100'right-of- way for the future construction of Warrior Drive extended, a conunercial land bay, and the introduction of single family attached townhouse units resulting in a mix of housing types and an increase in the total number of units from 250 to potentially 320. The residential breakdown has changed from 250 single family detached units to 88 single family detached units and no more than 232 single family attached towrhouse units. Proffer 7 provides for public access to the Ewing Family Cemetery via a public access easement rather than a public street. Proffer 9 provides for the dedication of the 100' right-of-way to the County within 90 days of a written request by the County. This proffer further describes conditions associated with the dedication of the right-of-way which allows for 1) the developer to acquire easements for utilities within the dedicated area 2) for two entrances into the B2 connnercial land bay from the right of way, and 3) provides the applicant with the ability to grade within the right-of-way prior to the construction of the road. 0 0 Rezoning #22-06 — Southern Hills January 3, 2007 Page 5 STAFF CONCLUSIONS FOR O1/17/07 PLANNING COMMISSION MEETING: The subject property is presently zoned RP (Residential Performance). The applicant is requesting to introduce a commmercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01-01. The GDP revision would provide an alternative internal road network, provide for two different housing types, and provide a transportation proffer that would allow for the future construction of Warrior Drive in a location consistent with the County's Comprehensive Plan. The project maintains its consistency with the goals and policies of the Frederick County Comprehensive Plan. Further, the introduction of a commercial component to the project and the modifications to the proffer statement are positive additions to the project which would not have a negative impact on the surrounding properties. Following the requirement for a public hearing, a recommendation by the Planning Commission to the Board of Supervisors concerning this rezoning application would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. 7 • 0 0 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Address: WILLIAM H. GORDON-ASSOC. Telephone: 540- 5 -1 37 — 24 W. Piccadilly Street - Suite A Winchester, VA 22601 2. Property Owner (if different than above) . Name: ARCADLA-SOUTHERN HILLS, L.L.0 Telephone: 540-751-0321 Address: 117 N BAILEY LANE PURCELLVILLE, 20132 ARCADIA DEVELOPMENT CO Name: c/o CARLA COFFEY Telephone: 540-751-0321 Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Name: SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. Address: P.O. Box 1150 Purcellville, VA 20134 3. Contact person if other than above Name: CARLA COFFEY Telephone: 540-751-0321•x 179 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments Plat X Fees Deed to property X Impact Analysis Statement Verification of taxes paid X Proffer Statement X 11 • 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. a Please list below all owners or parties in interest of the land to be rezoned: ARCADIA DEVELOPMENT CO ARCADIA—SOUTHERN HILLS, L.L.C. SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. RESIDENTIAL PERFORMANCE (RP) 6. A) Current Use of the Property: B) Proposed Use of the Property RESIDENTIAL PERFORMANCE (RP) & BUSINESS ' GENERAL DISTRICT (B2) 7. Adjoining Property: PARCEL ID NUMBER USE ZONING 85 — A —137 AGRI RA 85 — A —137E RES RA 85 — A —137D RES RA • 85 — A —131 85 —A —139 AGRI AGRI RA RA 85 — A —141 FWSA RA 85 — A —142 VACANT RA 85 — A —142A RES RA 85 — A — 59 AGRI RA 85 — A — 60 AGRI RA 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): 105.54236 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH'OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE 0 12 • u Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number SEE ATTACHED Districts Magisterial: OPEQUON High School: SHERANDO HIGH SCHOOL Fire Service: CO II STEPHENS CITY,VA Middle School: AYLOR MIDDLE SHCOOL Rescue Service:CO II, STEPHENS CITY,vA Elementary School: BASS -HOOVER ELE.SH000L 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 15.53916 RP B2 90.0032 RP RP Total acreage to be rezoned 105.542 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: 88 Townhome: 232 Non -Residential Lots: Mobile Home: Square Footage of Proposed Uses Office: UP TO 676,885 SQ FT Retail: UP TO 676,8085 SQ FT Restaurant: UP TO 676,885, SQ FT 13 • Multi -Family: Hotel Rooms: Service Station:. .UP TO 676,885 SQ FT Manufacturing: UP TO 676,885 SQ FT Warehouse: UP TO 676,885 SQ FT Other: UP TO 676,885 SQ FT 0 • • • • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA Attachment: # 9. Parcel Identification/Location: Parcel Identification Numbers 85D 1 1 1 85D 1 131 85D 1 161 85D 1 191 85D 1 1 2 85D 1 1 32 85D 1 1 62 85D 1 1 92 85D 1 1 3 85D 1 1 33 85D 1 1 63 85D 1 1 93 85D 1 14 85D 1 1 34 85D 1 1 64 85D 1 1 94 85D 1 1 5 85D 1 1 35 85D 1 1 65 85D 1 1 95 85D 1 1 6 85D 1 1 36 85D 1 1 66 85D 1 1 95A 85D 1 1 7 85D 1 1 37 85D 1 1 67 85D 1 1 95B 85D 1 1 8 85D 1 1 38 85D 1 1 68 85 A 138 85D 1 1 9 85D 1 1 39 85D 1 1 69 85D 1 1 10 85D 1 1 40 85D 1 1 70 85D 1 1 11 85D 1 141 85D 1 171 85D 1 1 12 85D 1 1 42 85D 1 1 72 85D 1 1 13 85D 1 143 85D 1 1 73 85D 1 1 14 85D 1 144 85D 1 1 74 85D 1 1 15 85D 1 1 45 85D 1 1 75 85D 1 1 16 85D 1 146 85D 1 1 76 85D 1 1 17 85D 1 1 47 85D 1 1 77 85D 1 1 18 85D 1 1 48 85D 1 1 78 85D 1 1 19 85D 1 1 49 85D 1 1 79 85D 1 1 20 85D 1 1 50 85D 1 1 80 85D 1 121 85D 1 1 51 85D 1 1 81 85D 1 1 22 85D 1 1 52 85D 1 1 82 85D 1 1 23 85D 1 1 53 85D 1 1 83 85D 1 1 24 85D 1 1 54 85D 1 1 84 85D 1 1 25 85D 1 1 55 85D 1 1 85 85D 1 1 26 85D 1 1 56 85D 1 1 86 85D 1 1 27 85D 1 1 57 85D 1 1 87 85D 1 1 28 85D 1 1 58 85D 1 1 88 85D 1 1 29 85D 1 1 59 85D 1 1 89 85D 1 1 30 85D 1 160 85D 1 1 90 • • 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): / "c � wi ���aM �. (To�cton A-SSoC�a�s Owner(s): ��l /1'C�IY)Ilill�C( I �'i'J/t✓l,il-L Sot,-*'�err, µW&, Lie Date: Date: Date: T Date: Sow'�Iwrn ���\S �-loMf.O�J�e.rs Absoc16.�1on , ln�-. 14 Mm- v2. 2O ,r, • 0 Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicantis required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2ndfloor of the Frederick County Administrative Building, 107 North Kent Street. Name and roperty ropeIdentification Number Address. Name MYERS,.JOYCE E. 625 Town Run Lane Stephens City, VA 22655 Pnoe # 85-A-137 Name RAMEY; WILLIAM L. 824 Peace and Plenty Lane Stephens City, VA 22655 -property # 85-A-137E Name RAM.Y, WILLIAM L. 824 Peace and Plenty Lane Stephens City,:VA 22655 Pro # 85-A-137D Name RITENOUR FARM L.P. c/o Mary Ritenour 514 Peace and Plenty Lane Ste he ns City-. VA 22655 Pro # 85-A-131 Name SCOTHORN, Gary, Stephen, & Denni 506 Ewings Lane Stephens City, VA 22655 Pro # 85-A-139 Name FR,EI?ERI,CK -COUNTY- - WINCHESTER SERVICE- AUTHORITY PO Box 433 Winchester, VA 22604 Pro# 85-A-141 Name TOWN OF STEP.HENS CITY PO Box 250 Stephens City, VA'22655 Pro e # 85-A-142 Name ESTEP, Mary Virginia Stickley c/o Robert M Bushong, PpA 14502 Saint .,Stephens Place Midlothian, VA 23113 Property # 85-A-142A Name ESTEP, Mary Virginia Stickley POA c/o Robert M Bushong, lac 14502 Saint Stephens Place Midlothian, VA 23113 Pro e # 85-A-59 Name RAMEY, William & Elizabeth 824 Peace and Plenty Lane Stephens City, VA 22655 Pro e # 85-A-60 15 "Allow ow r E f • lry , - pdk ,,,�► 44 AERIAL OVERLAY DATE: DECEMBER 2006 PROJ. NO.- 2499-0101 SCALE, 1• - 400' SOUTHERN HILLS FREDERICK COUNTY, VIRGINIA ENGINEERS SURVEYORS LAND PLANNERS LANDSCAPE ARCHITECTS SITE SECURITY CONSULTING GIS lAt CP mm-- or 00 All CHURCH RO 404 'o 4V#* 4kk 41% Ja • Arcadia Building Company Jiacadia Building Company at Branbury Glen 703-443-0442 0 r ohs ohm m III me WINIMF■UM■■Y Nuke Box NE INS _a1=I OR �GEGk2�.G0/L y/%car, uWifir, YAWI- re/ c�uiy &'4'ae ii cam Int � Lif ( , AM BEL N N '!Ng �N in loss, ■- rm� 12i' jinO ■.I oats i■mm I■mm Er ■NV 1■Y ■■ii __. ■■■ ■■an ■■■ man ■■■ IS ■Oman Mez, � w %zees Kwl&,i w Yxvcn lwalf y/aII Irl ,wW Yl,"e Z& i� &OG(&a 970,0!'` �//�'�Jli •�FJ2.EI77f/L% �/l��D� •�lL.1P.//1l./I,/ C�rlh� �CG,iG//GC/l,� t 12'-0" x 14'-2" R J" if„//• 16' 8" x 10'-8" 16-4" x 1 P-2" r I �/rvv/ Jv✓r� r Li� ...-.- err � J�LAIJI�J c/L!K//J F "T 5 -OM NEW- 16'-4" x 1 I' 2" c� �jat 6" I"x 1 P-8" x 10'-6" 1 P-3" x 10'-6" (i�tl. , /JiAricMIL� �ur �At�iYcoA r T $ 1 j R 22'-7" x IT-5" � }� �. / \. _v <Y�wi tin \\y 14'-4" x 10'-1 I" 11 S° "�ta'EatiaA. ,�rir 22'-7" x 17'-5" �A��� �aeP.meA,t �nf/lco2 I Renderings and Floorplans are at, artist's conception only and arc subject to change. Actual product and specifications m tv very in dimension and detail from these drawings. I This brochure is for illustrat;— purpns• . tnh and is not part of a legal contract. See Sales Reproientati,-e fur complete details. L �-cn�000%1� <ylCi�L�-f. ///�•/ /+�� F'f'(A .//.J �/.Ir</.Lwi e IJ��1I11, WIf c/ N/L/�� Avm �CLI"Q�fi' wm,, eOw f/G! e JCL Z,06M i� �i,raorrz 7.5" x 10'-0" Is >airirrc/ <�runa� �nom �i• LGI�P.Jt 12'-0" x 14'-2" 1 r-1 " x 14'-2.. s � r .._.. i y% I(i'-A" x 10' A" AV✓ 16'-4" x l 1'-2" ✓Yam A'-R" x 7'-1 I' yiur�j <�i�am IV-II"x 18' 3" 10'-I l" x 12'-1" _ i 16'•A" x 10'-R" /", \ ova X-If- 9 i x"I' ,:lS'/� mrn A`.Y •�n� ern ,v`L' 11'-8" x 10'.6" I I'-3" x 10' 6" 17*z �i�i 'arl .-tar C F 22'-7" x IT-5• 11 77`77 .V- 1, � r& 22'-7' x 19'-4" 1 Yew, X//' %,ewe K04, ,,9,7 aqw 6� 91�,rx �arrt� ��/ci�it �ara�c �an�lcoa Renderings and Floor-pl.-re.. artist's conception only and are subject to change. 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See Sales Representative For complete details .�ara�� �on.✓�/corz circJ./� t�.rtf"oo�rr. �ar"aA� �oruu,/crs2 rov� t�clYu� t.�a�ra ✓�'araA-c �artt/itio2 usitJi �urraon2 r' �inrnt+rrr 9'.2" x 9'-11" i; 5 r ;a 10'-11" x 11'-9" �I 1.5'-4" x !0'•9" .�iivn� .�iurnr P15'-4" x 12'-2" .�mt� .i�.nnrrr 10'-I"x 17-9" 1 an//rrnr.! - J't!r/�en !1 r9 e'- 15'-4" x 10'-9" Ill:r ra • �,,� . m, .� OF 15'-4" x 12'-2" FAN I I .�arr��-e �iinr�/iirri an.� �%/z/•. Mori �� ,f; CC11'll cp—Aflwhlns. Ci�sl "lunrAOnG/.7i!!Nii _ 9'-2" x 9'-1 I" tutlri `.�it�n/r! 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Sea Sales Representative for complete detail. 0 R W-/- e - "-- 6, MV, ClIV � ye��� yxw,w ,wzx yam, �U. %�� �iiorcva ,izx �iur�irr� J111me Xll-� 0 ;z� w � �Soi�orc�t rcva 6jctc�r�' 1�uf�'�a�ec Ojo C-�// ol'omac K1---foJj4;7 izAl`rii <�a.��ir�cn/ Coii2Pu/i�I uri/� <J°uzrahrri `�icAl�/i <aaPmPn/ uri/Ji <%/,u�� �rx�r &4" <: a.�P�nPnt �oiu�eYievz �uitJi <�unre+o�re 9'-2" x 1 I' 8" „A. In.tn•" IM1•.II• jq I 14'-7" x 9'-1' l' fi4.itA <7l.Mn'• 14'-7' x 1 P-6" i l 7�.v7.�-I'PlYY 1 10'-10' x 7'-8' � i " <J'/un4 Maw 12'-8' x 21'-2" >..rRra4rrs.o. l 1a-1° x 20'-2" 71, n.� 14' �ian� <�i.✓rnr nnnL .d' 14'-7" x 11'-6" 10'-6" x 10'-5" 10'-3" x 10'-5" xt .� >/� ✓ . ..jesse 'et r�(il & c9(ill'& Gjat 6'' �`'ct r�GaJ6 we';,O �j�l 6'' &/. goKa WX �n�.���i .�a�emen,J �on.�ilion �a�d/i <�aeriri,�.� �ondCcan, < _ <�nrnana �. 9'- I r x 12'-0" T�onr�ion �inraan S'-7" x 12'-0" ,(;PP.PrP. Z inn! < "aw 2l'-1" x 16'-4" i/n/ay .A V. 1" x 9'.9" a ,u.fvry., �2411<r�Par C'JOnlll�in/� rqlr I_ -A j(0.41" yt�la& Renderings and Floorpla ns are an artist's conception only and are subject to change. Actual product and specifications may vary in dimension and detail from these drawing, This brochure is for illustrative purposes only and i.< not pan of a legal contract. See Sales Representative for complete det- '574�14e� FR.. ""a9'- V� x 12'- 0" 9'-2" . 1 V-8" . ............ 10 10'. 1611 I0' -["x 14'-2" 14'- 7' t 9'- 1 14'-7" x 1 U-6" . rAK I I 10'- 10" x 7'-8' 74" I0'-1"x20'-2' 'H 'o, �-1 to vr, 14 14'-7" x 9'- 1 ' 114'-7" x I I"-6" U<. 374�-,4� JWW/I- Y4& &qler AW .Aaikv 2eWA" IT-S". 17'-2' ;aa,u,,,,... T Jrz, 6eew�-eww -WJ 10'.6"x 10'-5" 10'-3'x 10 .5" .Z/IzA 12'-8" x 2 F-2" < ........... .Meml,&w '56ewown, 10'-6". 10'-5" 10'-3". 10'-5" yeeoww Jwww Y44a5l,& ellk6', Kv- YxX-X Get 3�oaww JWO/11 6 - 9Z'/ Yd-, w Renderings and Floorplans are an artist's conception only and am subject to change. Actual product and specifications may vary in dimension and detail from tkest, drawing, This brochure is for illustrative purposes only and is not pan of a legal contract. See Sales Representative for complete detail, lit ilk :L. ON not 0 on; N% N: .I ME �MN Elevation A Elevation C with optional Brick Front E; Elevation B Elevation D The Windham • FAMILY I Y-0" x !6'-0" LIVING IW-1I"x W.0" FOYER l,n KITCHEN :::T NOOK LAUN. \a"y 9'-8"x II'-8" 0\ Opwad Gounwl /. J lb Auclan A,:"l..lbk T L REF. _ D6SIC �1� DINING 12'41"x W-0" FIRST FLOOR PLAN GARAGE I9'-4"x 20'-0" The Windha m • • SOUTHERN HILLS • Elevation A Shown With Optional Brick Chimney • Elevation C Shown With Optional Brick Chimney Elevation B Shown With Optional Brick Chimney THE CHELSEA • SOUTHERN MILLS Elevation B Elevation C Elevation A with optional Brick Front The Concord • • • SOUTHERN HILLS • Elevation B with Optional Masonry Fireplace Elevation C with Optional Masonry Fireplace Elevation A with optional Brick Front & Optional Masonry Fireplace 7h(@D o • • SOUTHERN IIILLS r Elevation A Elevation B with optional Brick Front y + •� ��- �_� ems"` 1 r• ,~ , .:,.as..�.•,,.u.:,tea:-:,.�.:f,�. � _ p A SOUTHERN MILLS Elevation C with optional Brick Front �M. jo W/M; j � / 0 • CO AMENDMENT K Action: PLANNING COMMISSION: January 17, 2007 - Recommended Approval BOARD OF SUPERVISORS: February 28, 2007 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #22-06 OF SOUTHERN HILLS WHEREAS, Rezoning 422-06 of Southern Hills, submitted by William H. Gordon -Associates, Inc., to rezone 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) District to RP (Residential Performance) District with revised proffers, for residential and commercial uses, was considered. The properties are located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane, in the Opequon Magisterial District, and are identified by Property Identification Numbers 85D-1-1-1 through 85D-1-1-- 95B and 85-A-138. WHEREAS, the Planning Commission held a public hearing on this rezoning on January 17, 2007; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on February 28, 2007; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) District to RP (Residential Performance) District with revised proffers, for residential and commercial uses, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owners. PDRes. # 10-07 9 / This ordinance shall be in effect on the date of adoption. Passed this 28th day of February, 2007 by the following recorded vote: Richard C. Shickle, Chainnan Gary Dove Gene E. Fisher Philip A. Lemieux Barbara E. Van Osten Bill M. Ewing Charles S. DeHaven, Jr. A COPY ATTEST Rey, Jr ,% ` County Administrator PDRes. 4 10-07 0 • PROFFER STATEMENT Southern Hills .Suhdivision Rezoning: Rezoning Application No. 22-06. Rezoning of 105.54 acres from Residential Performance (RP) to Residential Performance (RP) (90 acres) and B2 Commercial (15.54 acres). Propert),: See Attachment A for Property ldcntification Nos. (Opequon Magisterial District) Record Owner: Arcadia Development Co.; Arcadia -Southern Hills, L.L.C.; Southern Hills Homeowners Association, inc. Applicant: Arcadia Development Co. Project Name: Southern Hills Orip,inal Date of Proffers: June 6, 2001 Revision Date: January 31, 2007 Preliminary Matters Pursuant to Section 15.2-2296 et. seq. of the 1950 Code of Virginia, as amended, and the applicable provisions of the Frederick Co:mty Zoning Ordinance with respect to conditional rezoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia shall approve Rezoning Application No. 22-06 for the rezoning of 105.54 acres from Residential Performance (RP) to Residential Performance (RP) [90 acres] and B2 Commercial [15.54 acres] with revised proffers, development of the subject property shall he donc in conformity with the terns and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever and all proffers currently in effcct on the subject property as of the date this document was executed by the applicant shall continue in fall force and effect. These proffers shall be binding on the applicant and its legal successors and assigns. 9 • Monetary Contribution to Offset Impact of Development The undersigned, who owns the above -described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the approximately 105 acres, with frontage along; Town Run Lane in the Opequon Magisterial District of Frederick County, Virginia [Toni Residential Performance (RP) to Residential Performance (RP) [90 acres] and B2 Commercial [15.54 acres], the undersigned will pay to Frederick County at the time a building permit is applied for and issued the sum of $4,910.00 per residential lot. This monetary proffer provides for S3,581.00 for Frederick County Schools; $598.00 for Frederick County Parks and Recreation; $446.00 for Frederick County Fire and Rescue; $105.00 for Public Library; $59.00 for Sheril*rs Office and $121.00 for Administration Building. General Development Plan Should the Board of Supervisors of Frederick County, Virginia approve Rezoning Application No. 22-06, then in such event development of the subject property shall be done in conformity with the attached voluntarily -proffered revised Generalized Development Plan including the following improvements: I. On the 90 acres to be zoned RP no more than 88 single-family detached urban residence units and no more than 232 tov4-rihouse units shall be constructed. The balance of the property zoned B2 commercial shall be developed in accordance with the uses specified in the B2 commercial zoning district. The development of the public street network shall be in general con£onnance with [lie revised Generalized Development Plan dated October. 2006. 2. Stickley Drive (SR 1085) shall be extended as shown to connect with Town Run Lane (SR 1012) during the first phase of development (A to B). 3. Town Run Lane (SR 1012) shall he overlayed with a bituminous concrete surface from B to C. Guard rail shall be installed right and left along Town Run Lane "fill" areas greater than 7' vertical. The improvements are to be further described by a VDOT Permit to be issued at the dine of work. This work shall be done prior to the issuance of the 50`h bll11d1115 permit. 4. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from C to D during the phase where the entrance at "D" is constructed. These improvements are to be further described by a VDOT Permit to be issued at the time of the work. 5. An easement shall be established 75' in depth along the South property line E to F. This easement will be prominently shown on the final plat and will restrict construction of homes as well as limiting the clear cutting of trees larger than 4" diameter. [This proffer was fulfilled and recorded on the Southern Hills Subdivision Phase I Final Subdivision Plat, b)strument No.060011588.] 6. A statement shall be added to the plat and covenants for all lots created by this project advising that agricultural uses exist on the South and East, the Ewing Family cemetery exists within the limits of development, and wastewater treatment facilities exist or previously existed to the North of this site. 7. The Ewing Family cemetery will be set aside as a separate lot with public access via an appropriate easements) and conveyed, if possible, to the Ewing family with covenants for future inaultcnance by the F%ving family. 8. A contribution of 100,000 for construction funding shall be made at the time VDOT implements the construction of a stoplight at the intersection of Stickley Drive and Rte. 277. [This proffer was fulfilled on March 3, 2005] The Property Owner agrees to dedicate the as shown on the revised Generalized Development Plan for the future Warrior Drive extension (the "road') across that portion of the Owner`s property zoned B2 Commercial in the location depicted on the Generalized Development Plan. The Property Owner agrees to dedicate the right-of-way for the road within ninety (90) days of a written request by the County, provided that Rezoning Application No. 22-06 has been approved by the Frederick County Board of Supervisors and all applicable appeal periods have expired and no appeal has been filed. The Owner's dedication of the right-of-way for the road is Iliriher conditioned on the following: (a) the deed dedicating the right-of-way shall contain language, as a covenant running with the land, granting the Owner the right, at any time in the future and at Owner's expense, to place underground utilities across, or parallel to, the dedicated right-of-way for the road (including, but not limited to, gas, electric, cable, telephone, storm sewer, sanitary sewer, and waterline); (b) the deed dedicating the right-of-way shall contain language, as a covenant running with the land, requiring that the road shall have, at the Owner's discretion, a minimum of two entrances from the north side of Warrior Drive into the Owner's proposed commercial development, which tv,'o entrances shall meet applicable VDOT and County regulations and entrance spacing standards and be engineered into the design of the road, with turning lanes as required, for the full development of the subject property, during the design phase of the road; and requiring that the Owner and/or its designated representative(s) be entitled to meaningfully participate in the design of the road as regards the location and design of the two entrances; and (c) the deed dedicating the right-of-way shall contain language, as a covenant ninning with the land, granting the Owner, its successors and assigns, the right at any time(s) in the future, to establish and locate construction and/or grading easements over and across the dedieated right- of-way in locations determined by the Owner, its successors and assigns, to be necessary for the development of the B2 Commercial property and/or the Residential Performance (RP) property provided that, upon construction of the road as a public street accepted into the state highway system by VDOT, the language regarding easements contained in this subparagraph 9 (c) shall thereupon be considered void. 10. Owner agrees that no greater than ten percent (10%) of the 676,995 maximum allowable commercial square footage in the B2 zone shall be constructed before the portion of the WaM*or Drive extension road traversing Owner's property is constructed. 11, Owner agrees to limit residential building permits on the Property to a maximum of seventy-five (75) permits per year, on a calendar basis commencing January 1, 2007, provided however that any unissued (but otherwise allowable) yearly permits will accumulate to Owner's benefit for subsequent years. For example, is Owner pulls only 50 building permits in 2007, Owner shall be entitled to 100 perniits in 2008; should Owner pull only 50 permits in 2008, Owner shall be entitled to 125 permits in 2009. Residcntial building permits issues prior to January 1, 2007 are not to be considered a part of this proffer. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grants said rezoning and accepts these conditions, the proffered conditions shall supersede all previous proffered conditions applicable to the Property and shall apply to the Property rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, ARCADIA DEVELOPMENT CO. Property Owner : BY Its: YI p? ;, . e/4 Date: IZ-31 07 ARCP.DIA-SOUTHERN HILLS, L.L,C:. Prop . -Owner Its: Date: 411ei SOU -TERN HILLS HOMEOWNTERS ASSOCIATION, INC. i Y* Its: L ! Date: 4 It 107 J • PROFFER STATEMENT Southern hilly .Suhdivisiou Rezoning: Rezoning Application No. 22-06. Rezoning of 105.54 acres from Residential Performance (RP) to Residential Performance (RP) (90 acres) and B2 Commercial (15.54 acres). Property: See Attachment A for Property Identification Nos. (Opequon Magisterial District) Record Owner: Arcadia Development Co.; Arcadia -Southern hills, L.L.C.; Southern Hills Homeowners Association, Inc. Applicant: Arcadia Development Co. Project Name: Southern Hills IsOriginal Date of Proffers: June 6, 2001 Revision Date: January 31, 2007 Preliminary Matters Pursuant to Section 152-2296 et. seq. of the 1950 Code of Virginia, as amended, and the applicable provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia shall approve Rezoning Application No. 22-06 for the rezoning of 105.54 acres from Residential Performance (RP) to Residential Performance (RP) [90 acres] and B2 Commercial [15.54 acres] with revised proffers, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terns and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shalt be deemed withdrawn and of no effect whatsoever and all proffers currently in effect on the subject property as of the date this document was executed by the applicant shall continue in full force and effect. These proffers shalt be binding on the applicant and its legal successors and assigns. 0 • Monetary Contribution to Offset Impact of Development The undersigned, who owns the above-describcd property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the approximately 105 acres, with frontage along Town Run Lane in the Opequon Magisterial District of Frederick County, Virginia from Residential Performance (RP) to Residential Performance (RP) [90 acres] and B2 Commercial [15.54 acres], the undersigned will pay to Frederick County at the time a building permit is applied for and issued the sum of $4,910.00 per residential lot. This monetary proffer provides for S3,581.00 for Frederick County Schools; $598.00 for Frederick County Parks and Recreation; S446.00 for Frederick County Fire and Rescue; $105.00 for Public Library; $59.00 for Sheriff's Officc and S121.00 for Administration Building. General Development Plan Should the Board of Supervisors of Frederick County, Virginia approve Rezoning Application No. 22-06, then in such event development of the subject property shall be done in conformity with the attached voluntarily -proffered revised Generalized Development Plan including the following improvements: 1. On the 90 acres to be zoned RP no more than 88 single-family detached urban residence units and no more than 232 townhouse units shall be constructed, The • balance of the property zoned 132 commercial shall be developed in accordance with the uses specified in the B2 commercial zoning district. The development of the public street network shall be in general conformance with the revised Generalized Development Plan dated October. 2006. 2. Stickley Drive (SR 1085) shall be extended as shown to connect with Town Run Lane (SR 1012) during the first phase of development (A to B). 3. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from B to C. Guard rail shall be installed right and left along Town Run Lane "full" areas greater than 7' vertical. The improvements are to be further described by a VDOT Permit to be issued at tlue time of ��,ork. This work shall be done Prior to the issuance of the 501h building permit. 4. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from C to D during the phase where the entrance at "D" is constructed. These improvements are to be further described by a VDOT Permit to be issued at the time of the work. 5. An easement shall be established 75' In dcptll along the South property line E to F. This easement will be prominently shown on the final plat and will restrict construction of homes as well as limiting the clear cutting of trees Iarger than 4" diameter. [This proffer was fulfilled and recorded on the Southern Hills Subdivision Phase I Final Subdivision I'lat, Instrument No.060011588.] 0 0 • 6. A statement shall be added to the plat and covenants for all lots created by this project advising that agricultural uses exist on the South and East, the Ewing Family cemetery exists within the limits of development, and wastewater treatment facilities exist or previously existed to the North of this site. 7. The Ewing Family cemetery will be set aside as a separate lot with public access via an appropriate easetrient(s) and conveyed, if possible, to the Ewing family with covenants for future maintenance by the Ewing family. S. A contribution of 100,000 for construction funding shall be made at the time VDOT implements the construction of a stoplight at the intersection of Stickley Drive and Rte. 277. [This proffer was fulfilled on March 3, 2005] 9. The Property Owner agrees to dedicate the right-of-way as shown on the revised Generalized Development Plan for the future Warrior Drive extension (the ,,road") across that portion of the Owners property zoned B2 Commercial in the location depicted on the Generalized Development Plan. The Property Owner agrees to dedicate the right-of-way for the road within ninety (90) days of a written request by the County, provided that Rezoning Application No. 22-06 has been approved by the Frederick County Board of Supervisors and all applicable appeal periods have expired and no appeal has been filed. The Owner's dedication of the right-of-way for the road is further conditioned on the following: (a) the deed dedicating the right-of-way shall contain language, as a covenant running with the land, granting the Owner the right, at any time in the • future and at Owner's expense, to place underground utilities across, or parallel to, the dedicated right-of-way for the road (including, but not limited to, gas, electric, cable, telephone, storm sewer, sanitary sewer, and waterline); (b) the deed dedicating the right-of-way shall contain language, as a covenant rtmning with the land, requiring that the road shall have, at the Owner's discretion, a minimum of two entrances from the north side of Warrior Drive into the Owner's proposed commercial development, which two entrances shall meet applicable VDOT and County regulations and entrance spacing standards and be engineered into the design of the road, with turning laces as required, for the full development of the subject property, during the design phase of the road; and requiring that the Owner and/or its designated representative(s) be entitled to meaningfully participate in the design of the road as regards the location and design of the two entrances; and (c) the deed dedicating the right-of-way shall contain language, as a covenant running with the land, granting the Owner, its successors and assigns, the right at any time(s) in the future, to establish and locate construction and/or grading easements over and across the dedicated right- of-way in locations determined by the Owner, its successors and assigns, to be necessary for the development of the B2 Commercial property and/or the Residential Performance (RP) property provided that, upon construction of the road as a public street accepted into the state highway system by VDOT, the language regarding easements contained in this subparagraph 9 (c) shall thereupon be considered void. 0 0 0 10. Owner agrees that no greater than ten percent (10%) of the 676,885 maximum allowable commercial square footage in the R2 zone shall be constructed before the portion of the Warrior Drive extension road traversing Owner's property is constructed. 11. Owner agrees to limit residential building permits on the Property to a maximum of seventy-five (75) permits per year, on a calendar basis commencing January 1, 2007, provided however that any unissued (but otherwise allowable) yearly pennits will accumulate to Owner's benefit for subsequent years. For example, if -Owner pulls only 50 building permits in 2007, Owner shall be entitled to 100 pernlits in 2008; should Owner pull only 50 permits in 2008, Owner shall be entitled to 125 permits in 2009. Residential building permits issues prior to January 1, 2007 are not to be considered a part of this proffer. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grants said rezoning and accepts these conditions, the proffered conditions shall supersede all previous proffered conditions applicable to the Property and shall apply to the Property rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, • ARCADIA DEVELOPMENT CO. Property Owner Its: p1-e'`-%rCkl4 Date: ARCADIA-SOUTHERN HILLS, L.L.C. Prop Owner Its:' --- Date:_4t [in SOU'_ HILLS HOMEOWNERS ASSOCIATION, INC. Y: Its: Date: �[ jon • 0 . 0 • 0 State of California County of Santa Clara On N_ty t,,,'o't >> I )CC ) before me, Notary Public, personally appLred l( k, personally know to me, basis of -satisfactory -evidence -to -be -the person(s) whose name($) is/ftre subscribed to the �vithm instrument and acknowledged to me that he/sliefthey executed the same in histh6iAheir authorized capacity(ies) and that by his%li-or4hcir signature(S-� on the instrument the persons.). or the entity upon behalf of which the person(s,) acted, executed the instrument. WITNESS my hand and official seal. Signature of Notary Public Commonwealth Of Virginia County of Loudoun [ NOTARIAL SEAL GBQA GOMEZ Commisslon ;� 1654216 z =p IVolary Public - California Santa Clara County My Comm. Ecplros Apr 23, 20101 The foregoing instrument was acknowledged before me this I Sr day ol- ��br.w�� 2007 by �onok� , w���ta c -- asN —or ARCADIA-SOUL HERN HILLS, L.L.C. Notary Public' Commonwealth Of Virginia County of Loudoun The foregoing instrument was acknowledged before me this day of 2007 by �d L. V m. ,c as �Au-N,Ar�s�eL <.�% of SOUTHERN HILLS HOMEOWI,'ERS ASSOCIATION, INC. Notary Public/ "Co.,..,•....nGteA E�c�.teS 11`3�I�o/o • • Southern Hills Subdivision Proffer Statement Attachment "A" — Property Identification Nos. 85D 1 1 I 85D 1 1 31 LSD 1 1 61 85D 1 1 91 85D 1 1 2 85D 1 1 32 D 1 1 62 85D 1 1 92 85D 1 1 3 85D 1 1 33 LSD 1 1 63 85D l 1 93 85D 1 1 4 85D 1 1 34 D 1 1 64 85D 1 1 94 85D l 15 85D 1 1 3.5 D 1 1 65 85D 1 1 9.5 85D 1 1 6 85D 11 36 4.`D 1 1 66 85D 1 1 95A 85D 1 1 7 85D 1 1 37 k5D l 1 67 85D 1 195B I 85D 1 1 8 85D 1 1 38 8)D 1 1 68 85 A 138 85D 1 1 9 85D 1 1 39 8SD 1 1 69 85D 1 1 10 85D 1 1 40 85D l 1 70 85D 1 1 I I 85D 1 1 41 `c5D 1 1 71 85D 1 1 12 85D 1 1 42 85D 1 1 72 '. 85D 1 1 13 85D 1 1 43 y';D l 1 73 85D 1 1 14 85D 1 1 44 X5D 1 1 74 85D 1 1 15 85D 1 1 45 85D 1 1 75 85D 1 1 16 85D 1 1 46 �6D 1 1 76 85D 1 1 17 85D l 1 47 �(�D 1 1 77 85D 1 1 18 85D 1 1 48 !e511 1 1 78 85D 1 1 I9 85D 1 1 49 85D 11 79 85D 1 1 20 85C; 1 1 50 16D 1 1 80 85D 1 1 21 85D l 15 i ,< G i i 8 i 85ll 1 1 22 85D 1 1 52 ~ D! 1 82 85D 1 1 23 85D 1 1 `3 8.1) i ► 83 85D 1 1 24 85D 1 1 54 `(5D 1 1 84 85D 1 125 85D 1 1 55 u5D l 1 85 85D 1 1 26 85D 1 1 56 x� D l 1 86 85D 1 1 27 85D 1 1 57 OD 11 8/ 85D 1 1 28 85D 1 l 58 >D i 1 88 85D 1 1 29 85D 1 1 59 D 1 1 89 85D 1 1 30 85D 11 60 ; `' D 1 1 90 6- 0 • PROFFER STATE.M ENT Southern Hills .Sitbdivision Rezoning: Rezoning Application No. )j,'06 . Rezoning of 105.54 acres from Residential Performance (RP) to Residential Performance (RP) (90 acres) and B2 Commercial ( 15.54 acres). Property: See Attachment A for Property identification Nos. (Opequon Magisterial District) Record Owner: Arcadia Development Co.: Arcadia -Southern Hills, L.L.C.; Southern Hills Homeowners Association. Inc. Applicant: Arcadia Development Co. Project Name: Southern Hills Original Date of Proffers: June 6, 2001 Revision Date: December 20, 2006 Preliminary Matters Pursuant to Section 15.2-2296 et. seq. of the 1950 Code of Virginia, as amended, and the applicable provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia shall approve Rezoning Application No. 1, ,--06 for the rezoning of 105.54 acres from Residential Performance (RP) to Residential Performance (RP) [90 acres] and B2 Commercial [ 15.54 acres] with revised proffers, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these pro(lers shall be deemed withdrawn and of no effect whatsoever and all proffers currently in effect on the subject property as of the date this document was executed by the applicant shall continue in full force and effect. These proffers shall be binding on the applicant and its legal successors and assigns. • Monetary Contribution to Offset Impact of Development The undersigned, who owns the above -described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the approximately 105 acres, with frontage along Town Run Lane in the Opequon Magisterial District of Frederick County. Virginia from Residential Performance (RP) to Residential Performance (RP) [90 acres] and B2 Commercial [15.54 acres], the undersigned will pay to Frederick County at the time a building permit is applied for and issued the sum of $4,910.00 per residential lot. This monetary proffer provides for $3,581.00 for Frederick County Schools; $598.00 for Frederick County Parks and Recreation; $446.00 for Frederick County Fire and Rescue; $105.00 for Public Library; S59.00 for Sheriff's Office and $121.00 for Administration Building. General Development Plan Should the Board of Supervisors of Frederick County, Virginia approve Rezoning Application No. , then in such event development of the subject property shall be done in conformity with the attached voluntarily -proffered revised Generalized Development Plan including the following improvements: On the 90 acres to be zoned RP no more than 88 single-family detached urban residence units and no more than 232 townhouse units shall be constructed. The balance of the property zoned B2 commercial shall be developed in accordance with the uses specified in the B2 commercial zoning district. The development of the public street network shall be in general conformance with the revised Generalized Development Plan dated October, 2006. 2. Stickley Drive (SR 1085) shall be extended as shown to connect with Town Run Lane (SR 1012) during the first phase of development (A to B). 3. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from B to C. Guard rail shall be installed right and left along Town Run Lane "fill" areas greater than 7' vertical. The improvements arc to be further described by a VDOT Permit to be issued at the time ofwork. This work shall be done prior to the issuance of the 50"' building permit. 4. Town Run Lane (SR 1012) shall be overlaved with a bituminous concrete surface from C to D during the phase where the entrance at "D" is constructed. These improvements are to be further described by a VDOT Permit to be issued at the time of the work. 5. An easement shall be established 75' in depth along the South property line E to F. This easement will be prominently shown on the final plat and will restrict construction of homes as well as limiting the clear cutting of trees larger than 4" diameter. [This proffer was fulfilled and recorded on the Southern Hills Subdivision Phase I Final Subdivision Plat. Instrument No.06001 1588.] 0 0 6. A statement shall be added to the plat and covenants for all lots created by this project advising that agricultural uses exist on the South and East, the Ewing Family cemetery exists within the limits of development, and wastewater treatment facilities exist or previously existed to the North of this site. 7. The Ewing Family cemetery will be set aside as a separate lot with public access via an appropriate easement(s) and conveyed, if possible, to the Ewing family with covenants for future maintenance by the Ewing family. 8. A contribution of 100,000 for construction funding shall be made at the time VDOT implements the construction of a stoplight at the intersection of Stickley Drive and Rte. 277. [This proffer was fulfilled on March 3, 2005] 9. The Property Owner agrees to dedicate the right-of-way as shown on the revised Generalized Development Plan for the future Warrior Drive extension (the "road") across that portion of the Owner's property zoned 132 Commercial in the location depicted on the Generalized Development Plan. The Property Owner agrees to dedicate the right-of- way for the road within ninety (90) days of a written request by the County, provided that Rezoning Application No. has been approved by the Frederick County Board of Supervisors and all applicable appeal periods have expired and no appeal has been filed. The Owner's dedication of the right-of-way for the road is further conditioned on the following: (a) the deed dedicating the right-of-way shall contain language, as a covenant running with the land, granting the Owner the right, at any time in the future and at Owner's expense, to place underground utilities across, or parallel to, the dedicated right-of-way for the road (including, but not limited to, gas, electric, cable, telephone, storm sewer, sanitary sewer, and waterline), (b) the deed dedicating the right-of-way shall contain language, as a covenant running with the land, requiring that the road shall have, at the Owner's discretion, a minimum of two entrances from the north side of Warrior Drive into the Owner's proposed commercial development, which two entrances shall meet applicable VDOT and County regulations and entrance spacing standards and be engineered into the design of the road, with turning lanes as required, for the full development of the subject property, during the design phase of the road; and requiring that the Owner and/or its designated representative(s) be entitled to meaningfully participate in the design of the road as regards the location and design of the two entrances; and (c) the deed dedicating the right-of-way shall contain language, as a covenant running with the land, granting the Owner, its successors and assigns, the right at any time(s) in the future, to establish and locate construction and/or grading easements over and across the dedicated right-of-way in locations determined by the Owner, its successors and assigns, to be necessary for [lie development of the B2 Commercial property and/or the Residential Performance (RP) property provided that, upon construction of the road as a public street accepted into the state highway system by VDOT, the language regarding easements contained in this subparagraph 9 (c) shall thereupon be considered void. 0 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grants said rezoning and accepts these conditions, the proffered conditions shall supersede all previous proffered conditions applicable to the Property and shall apply to the Property rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, ARCADIA DEVELOPMENT CO. Property Owner Its:toH-�( Date: Izl zol zooLe ARCADIA-SOUTHERN HILLS, L.L.C. Property Owner Its: Date: ZpDfa _- SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. Its: Date: 1zjzcj?zo o State of U1 G County of n The foregoing instrument was acknowledged before me this h�day of ,,; 2006, by (}t —)cj)(A L 171; I I C r as of ARCADIA DEVELOPMENT CO. cc Notary Public 0 • Commonwealth Of Virginia County of Loudoun The foregoing instrument was acknowledged before me this %j��, day of Corn f/ , 2006 by. DC20gI(I / 11) Ili as AR.CADIA-SOUTHERN HILLS, L.L.C. r1p caC -No lary Publi Commonwealth Of Virginia County of Loudoun The foregoing instrument was acknowledged before me this. -20)rday of 1-r , 2006 by F (-.i Icy ( t) ). r' as LIA1)K`�-i i��f SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. Notary Public Southern Hills Subdivision Proffer Statement Attachment "A" - Property Identification Nos. 85D 1 1 1 85D 1 1 31 85D 1 1 61 85D 1 1 91 85D 1 1 2 85D 1 1 32 85D 1 1 62 85D 1 1 92 85D 1 1 3 85D 1 1 33 85D 1 1 63 85D 1 1 93 85D 1 1 4 85D 1 1 34 85D 1 164 85D 1 1 94 85D 1 1 5 85D 1 1 35 85D 1 1 65 85D 1 1 95 85D 1 1 6 85D 1 1 36 85D 1 1 66 85D 11 95A 85D 1 1 7 85D 1 1 37 85D 1 1 67 85D 1 1 95B 85D 1 1 8 85D 1 1 38 85D 1 1 68 85 A 138 85D 1 1 9 85D 1 1 39 85D 1 1 69 85D 1 1 10 85D 1 1 40 85D 1 1 70 85D 1 1 11 85D 1 141 85D 1 1 71 85D 1 1 12 85D 1 1 42 85D 1 1 72 85D 1 1 13 85D 1 1 43 85D 1 1 73 85D 1 1 14 85D 1 144 85D 1 174 85D 1 1 15 85D 1 1 45 85D 1 1 75 85D 1 1 16 85D 1 1 46 85D 1 1 76 85D 1 1 17 85D l 1 47 85D 1 1 77 85D 1 1 18 85D 1 1 48 8 5 D 1 1 78 85D 1 1 19 85D 1 1 49 85D 1 1 79 85D 1 120 85D 1 1 50 85D 1 1 80 85D 1 1 21 85D 1 1 51 8`D i 1 81 85D 1 122 85D 1 1 52 85D 1 1 82 85D 1 123 85D 1 1 53 8-5D 1 1. 83 85D 1 1 24 85D 1 1 54 851: 1 1 84 85D 1 125 85D 1 1 55 85D 1 1 85 85D 1 126 85D 1 1 56 85D 1 1 86 85D 1 127 85D 1 1 57 85D 1 1 87 85D 1 128 85D 1 158 85D 1 1 88 85D 1 129 85D 1 1 59 85D 1 1 89 85D 1 130 85D 1 1 60 85D 1 190 0 0 • • 0 PROFFER STATEMENT Southern Hi/Ls .Suh(flvision Rezoning: Rezoning Application No. -U, . Rezoning of 105.54 acres from Residential Performance (RP) to Residential Performance (RP) (90 acres) and B2 Commercial ( 15.54 acres). Property: See Attachment A for Property Identification Nos. (Opequon Magisterial District) Record Owner: Arcadia Development Co.: Arcadia -Southern Hills, L.L.C.; Southern Hills Homeowners Association. Inc. Applicant: Arcadia Development Co. Project Name: Southern Hills Orip,inal Date of Proffers: June 6, 2001 Revision Date: December 20, 2006 Preliminary Matters Pursuant to Section 15.2-2296 et. seq. ofthe 1950 Code of Virginia, as amended, and the applicable provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia shall approve Rezoning Application No. for the rezoning of 105.54 acres from Residential Performance (RP) to Residential Performance (RP) [90 acres] and B2 Commercial 115.54 acres] with revised proffers, development of the subject property shall be clone in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever and all proffers currently in et'fect on the subject property as of the date this document was executed by the applicant shall continue in full force and effect. These proffers shall be binding on the applicant and its legal successors and assigns. 9 Monetary Contribution to Offset Impact of Development • The undersigned, who owns the above -described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the approximately 105 acres, with frontage along Town Run Lane in the Opequon Magisterial District of Frederick County. Virginia from Residential Performance (RP) to Residential Performance (RP) [90 acres] and B2 Commercial [ 15.54 acres], the undersigned will pay to Frederick County at the time a building permit is applied for and issued the sum of $4,910.00 per residential lot. This monetary proffer provides for $3,581.00 for Frederick County Schools; $598.00 for Frederick County Parks and Recreation; $446.00 for Frederick County Fire and Rescue; $105.00 for Public Library; S59.00 for Sherifl-s Off -Ice and $121.00 for Administration Building. General Development Plan Should the Board of Supervisors of Frederick County, Virginia approve Rezoning Application No. , then in such event development of the subject property shall be done in conformity with the attached voluntarily -proffered revised Generalized Development Plan including the following improvements: 1. On the 90 acres to be zoned RP no more than 88 single-family detached urban residence units and no more than 232 townhouse units shall be constructed. The • balance of the property zoned B2 commercial shall be developed in accordance with the uses specified in the B2 commercial zoning district. The development of the public street network shall be in general conformance with the revised Generalized Development Plan dated October, 2006. 2. Stickley Drive (SR 1085) shall be extended as shown to connect with Town Run Lane (SR 1012) during the first phase of'development (A to B). 3. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from B to C. Guard rail shall be installed right and left along Town Run Lane "fill" areas greater than 7' vertical. The improvements are to be further described by a VDOT Permit to be issued at the time of'work. This work shall be done prior to the issuance of the 50"' building permit. 4. Town Run Lane (SR 1012) shall be overlaved with a bituminous concrete surface from C to D during the phase where the entrance at "D" is constructed. These improvements are to be further described by a VDOT Permit to be issued at the time of the work. 5. An easement shall be established 75' in depth along the South property line E to F. This easement will be prominently shown on the final plat and will restrict construction of homes as well as limiting the clear cutting of trees larger than 4" diameter. [This proffer was fulfilled and recorded on the Southern Hills Subdivision Phase I Final Subdivision Plat. Instrument No.06001 1588.1 • • 6. A statement shall be added to the plat and covenants for all lots created by this • project advising that agricultural uses exist on the South and East, the Ewing Family cemetery exists within the limits ofdevelopment, and wastewater treatment facilities exist or previously existed to the North of this site. The Ewing Family cemetery will be set aside as a separate lot with public access via an appropriate easement(s) and conveyed, if possible, to the Ewing family with covenants for future maintenance by the Ewing family. A contribution of 100,000 for construction funding shall be made at the time VDOT implements the construction of a stoplight at the intersection of Stickley Drive and Rte. 277. [This proffer was fulfilled on March 3, 2005] 9. The Property Owner agrees to dedicate the right-of-way as shown on the revised Generalized Development Plan for the future Warrior Drive extension (the "road") across that portion of the Owner's property zoned B2 Commercial in the location depicted on the Generalized Development Plan. The Property Owner agrees to dedicate the right-of- way for the road within ninety (90) days of a written request by the County, provided that Rezoning Application No. has been approved by the Frederick County Board of Supervisors and all applicable appeal periods have expired and no appeal has been filed. The Owner's dedication of the right-of-way for the road is further conditioned on the following: (a) the deed dedicating the right-of=way shall contain language, as a covenant running with the land, granting the Owner the right, at any time in the future and at Owner's expense, to place underground utilities across, or parallel to, the dedicated right-of-way for the road (including, but not limited to, gas, electric, cable, telephone, storm sewer, sanitary sewer, and waterline), (b) the deed dedicating the right-of-way shall contain language, as a covenant running with the land, requiring that the road shall have, at the Owner's discretion, a minimum of two entrances from the north side of Warrior Drive into the Owner's proposed commercial development, which two entrances shall meet applicable VDOT and County regulations and entrance spacing standards and be engineered into the design of the road, with till"I1111g lanes as required, for the full development of the subject property, during the design phase of the road; and requiring that the Owner and/or its designated representative(s) be entitled to meaningfully participate in the design of the road as regards the location and design of the two entrances; and (c) the deed dedicating the right-ot' �vay shall contain language, as a covenant running with the land, granting the Owner, its successors and assigns, the right at any time(s) in the fixture, to establish and locate construction and/or grading easements over and across the dedicated right-of-way in locations determined by the Owner, its successors and assigns, to be necessary for the development of the B2 Commercial property and/or the Residential Performance (RP) property provided that, upon construction of the road as a public street accepted into the state highway system by VDOT, the language regarding easements contained in this subparagraph 9 (c) shall thereupon be considered void. 0 • E The conditions proffered above shall be binding upon the heirs, executors, administrators, • assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grants said rezoning and accepts these conditions, the proffered conditions shall supersede all previous proffered conditions applicable to the Property and shall apply to the Property rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, ARCADIA DEVELOPMENT CO. Property Owner Its:s�t�AH Date: �ZI ZoI Zoote ARCADIA-SOUTHERN HILLS, L.L.C. Property Owner Its: 0 Date: -- SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. Its: Date: o State of Ui 0iCl County of The foregoing instrument was acknowledged before me this �F-day of 2006, by �:� tc�lcl _ 171,) I C r -- as ► )�i�1x ,,z�c� /7�;�,-�� of ARCADIA DEVELOPMENT CO. �P3L,3�� ; Notary Public 0 0 • Commonwealth Of Virginia County of Loudoun The foregoing instrument was acknowledged before me this jZ�� day of an ii fv ,/ , 2006 by _ DGr)C'I as of AR.CADIA-SOUTHERN HILLS, L.L.C. CC -Notary Publi Commonwealth Of Virginia County of Loudoun The foregoing instrument was acknowledged before me this ��ay of j,)-), 2006 by �Fir7r� I i) i i (l r as r%c 1) X-. k- � 7r,)Y.,of SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. Notary Public • 0 0 Southern Hills Subdivision Proffer Statement Attachment "A" - Property Identification Nos. 85D I I I 85D112 85D113 85D114 85D115 85D116 85D 1 1 7 85D118 85D119 85D1110 85D 1 1 1 I 85D 1 1 12 85D1113 85D1114 85D1115 85D 1 1 16 85D1117 85D1118 85D1119 85D 1 1 20 85D 1 1 21 85D 1 122 85D 1 123 85D 1 124 85D 1 125 85D 1 1 26 85D 1 127 85D 1 1 28 85D 1 129 85D1130 10 85D 1 1 31 85D 1 1 32 85D1133 85D 1 1 34 85D 1 135 85D 1 1 36 85D 1 1 37 85D 1 1 38 85D 1 1 39 85D 1 1 40 85D 1 141 85D 1 1 42 85D1143 85D 1 144 85D 1 145 85D1146 85D 1 1 47 85D1148 85D1149 85D1150 85D1151 85D 1 152 85D I 1 53 85D1154 85D 1 155 85D1156 85D 1 1 57 85D 1 158 85D 1 1 59 85D 1 1 60 85D 1 1 61 85D1162 85D1163 85D 1 1 64 85D 1 1 65 85D1166 85D1167 85D 1 1 68 85D 1 1 69 85D1170 85D 1 1 71 85D1I72 85D1173 85D 1 1 74 85D1175 85D 1 1 76 85D 1 1 77 85D I 1 78 85D 1 179 85D 1 1 80 8`DI I8i 85D 1 1 82 85D1183 85D1 184 85D 1185 85D1186 85D 1 1 87 85D1188 85D1189 85D 1 190 85D 1 1 91 85D1192 85D 1 I 93 85D1194 85D1195 85D 1 1 95A 85D 1 195B 85 A 138 William H. Gordon Associates Southern Hills 0 Southern Hills 1.0 Executive Summary The Southern Hills project is located on Town Run Lane immediately South of Stephens City and is zoned Residential Performance (RP). The subject property is currently part of a multi - phased single family detached subdivision in which the first phase of single family lots has been recorded. The Owner/Applicant for the project is requesting a rezoning of 15.5+/- acres from RP to B2 with revised proffers and the approval of a Master Development Plan (MDP) for a mixed residential development containing 88 single family detached homes and 232 townhouses. As part of the proposed rezoning the Warrior Drive extension is shown on the subject property and will tie into the proposed interchange south of Stephens City. This new interchange and the land dedication for the construction of Warrior Drive will result in a significant improvement to the vehicular flow in this area of Frederick County. The benefits of the proposed changes are as follows: • Dedication of a 100' right-of-way for the extension of Warrior Drive. • Significant improvements to the vehicular circulation in Frederick County through the • implementation of the Road Improvement Plan. • Creation of approximately 15.5 acres of commercial land on a major collector road in Frederick County. This ideal location can lead to the expansion of the commercial and employment base of Frederick County. • Development of a mixed- residential cominunity, accommodating a broader demographic range through the construction of both townhouses and single family detached units. • Development Summary Zoning Area Single Family Detached Townhouses Commercial Residential 90.0 AC 88 units 232 units n/a Performance B2 15.5 AC n/a n/a 118,000sf'ti *approximate square footage based upon a net area of 9.0 acres, utilizing a Floor Area Ratio of 0.3. Final square footage may vary. 1 William H. Gordon AssoPiates Southern Hills • 2.0 Project Review 2.1 Warrior Drive Extension The extension of Warrior Drive is a component of the long-range transportation goals for Frederick County and can substantially improve vehicular circulation in this area. Initial phases of this road have been completed in the vicinity of Sherando High School and to the north. The construction of the southern leg of this road, along with the completion of the proposed interchange on Interstate 81 is important in this effort to improve the County's transportation system. Specific details on Warrior Drive, as it pertains to the Southern Hills rezoning application, are: • 100' right of way dedication for Warrior Drive • total right-of-way area — 2.9 acres+/- • proposed road type — Major Collector • proposed road will include 4 lanes divided by a landscaped median. As applicable turning lanes will be incorporated into the Warrior Drive extension to provide access to the B2 parcel. • the proffer package has been revised to include specific details on the proposed dedication. • I � I z 0 O FUTURE INTERSTATE81 CONNECTION 0 ZONING - B2 SIZE - 15.5 AC COMMERCIAL ENTRY 1 fy Q MEDIAN BREAK LANDSCAPED MEDIAN WARRIOR DRIVE EXTENSION 100' RIGHT=OF-WAY 2 9 • William H. Gordon Associates Southern Hills 0 2.2 B2 Commercial Land • 0 The designation of land along major transportation corridors in Frederick County is sound planning policy. The use of these roads to provide both infrastructure and access to commercial properties can reduce the impact of proposed business uses on adjacent residential lands. The distribution of commercial areas throughout the County decreases reliance on vehicles and can reduce the need to travel long distances for either employment or retail services. This reduction in the total miles driven by Frederick County residents has many positive aspects, not the least of which is a positive impact on the environment and air quality found in the Shenandoah Valley. While no specific uses have been identified the broad range of uses allowed under the B2 district can allow for the creation of a vibrant commercial area that is needed in this area of the County. Many small or local uses can be accommodated within this site, reducing the need to travel to Stephens City or other points for basic services. For the purposes of this application it is assumed that approximately 9.0 of the 15.5 acres may be suitable for commercial development. The balance of the property is in areas of steeper slopes that may be difficult to develop. Utilizing a floor area ratio of 0.3 approximately 118,000sf of commercial uses could be constructed on the property. Mass grading on the property, or the construction of multi- story buildings could result in substantial additional commercial space becoming developed. INTERIOR INTERCONNECTION POTENTIAL OPEN SPACE LAND — - - W BAY A a LAND BAY B 1 ROAD ACCESS LAND BAY C COMMERCIAL LAND BAY EXHIBIT 3 • William H. Gordon Associates 0 Southern Hills • 0 2.3 Residential The proposed development represents a moderate density development when reviewed against the permitted density within the RP district. This district permits a gross residential density of 4.0 units per acre or 422 units (105.5 acres x 4) for the subject property. The proposed gross residential density is 3.03 units per acre or 320 total units. For review purposes, net density for each of the sections has been provided below. Net density is calculated by taking the gross area of each individual section and dividing it by the number of units. Phase I — Single Family Detached The landbay for the single family detached portion of Southern Hills will be revised in the proposed rezoning. This revision will result in a seven lot reduction in total yield for this phase and result in a net density of 2.2 units per acre. These lots have had final plat approval and are recorded. The existing seven platted lots will be merged into the residue parcel. Phase H — Single Family Attached (townhouses) The proposed townhouse development is a medium density residential development. The proposed net density is 4.62 units per acre. This density is low for a townhouse development and represents an effort by the Applicant to include additional open space within the community and to enhance the living environment for the future residents. The proposed layout reduces the number of townhouses stacked back to back by orienting many of the units to common open space areas. The use of a central traffic circle within the community provides a focal point that will establish an identity for the development. RESIDENTIAL •�; c ` LAND BAY EXHIBIT -_ SINGLE FAMILY'• SECTION •; ' \ a TOWNHOUSE �� SECTION Q I I � a Ole m ` ;=T] ICl I B2 ZONE o '� TOWN RUN LANE M 0 0 William H. Gordon Associates Southern Hills 2.4 Proffer Revision As part of the proposed rezoning, the proffer package for the Southern Hills will be revised. The previous proffer package consisted of eight separate conditions. These conditions will remain the same with the following exceptions; Proffer #1 will be revised to permit; a) Townhouse units. b) An increase in the number of residential units from 250 single family detached urban residence units to 88 single family detached urban residence units and no more than 232 townhouse units. c) 15.5 acres of B2 commercial zoning district land. The previous package, as a stipulation of the rezoning, limited the proposed housing types to single family detached units. In exchange for the Warrior Drive extension this is being modified to allow for townhouses and the B2 commercial area. Proffer #7 is modified to provide for public access to the Ewing family cemetery via an access easement as opposed to a public road. The cemetery was previously adjacent to detached single family homes on a public road, thus access was accordingly defined in the proffers. The cemetery is now located within the townhouse section which, due to parking restrictions, is required to be accessed via private roads. An access easement will be placed on the private roads to ensure public access. • Proffer #9 is a new proffer that specifies the conditions of the dedication of the Warrior Drive right-of-way. It specifically notes that the Developer will dedicate a 100' right-of-way for the construction of this road and allows for 1) the Developer to acquire easements for utilities within the dedicated area 2) for two entries into the proposed B2 lands from this right-of-way 3) the right to grade within the right-of-way. 5 William H. Gordon Associates Southern Hills � Southern Hills 0 1.0 Executive Summary The Southern Hills project is located on Town Run Lane immediately South of Stephens City and is zoned Residential Performance (RP). The subject property is currently part of a multi - phased single family detached subdivision in which the first phase of single family lots has been recorded. The Owner/Applicant for the project is requesting a rezoning of 15.5+/- acres from RP to B2 with revised proffers and the approval of a Master Development Plan (MDP) for a mixed residential development containing 88 single family detached homes and 232 townhouses. As part of the proposed rezoning the Warrior Drive extension is shown on the subject property and will tie into the proposed interchange south of Stephens City. This new interchange and the land dedication for the construction of Warrior Drive will result in a significant improvement to the vehicular flow in this area of Frederick County. The benefits of the proposed changes are as follows: • Dedication of a 100' right-of-way for the extension of Warrior Drive. • Significant improvements to the vehicular circulation in Frederick County through the implementation of the Road Improvement Plan. • Creation of approximately 15.5 acres of commercial land on a major collector road in Frederick County. This ideal location can lead to the expansion of the commercial and employment base of Frederick County. • Development of a mixed residential community, accommodating a broader demographic range through the construction of both townhouses and single family detached units. Development Summary Zoning Area Single Family Detached Townhouses Commercial Residential 90.0 AC 88 units 232 units n/a Performance B2 15.5 AC n/a n/a 118,000sf* *approximate square footage based upon a net area of 9.0 acres, utilizing a Floor Area Ratio of 0.3. Final square footage may vary. • William H. Gordon Associates • Southern Hills • • • 2.0 Proiect Review 2.1 Warrior Drive Extension The extension of Warrior Drive is a component of the long-range transportation goals for Frederick County and can substantially improve vehicular circulation in this area. Initial phases of this road have been completed in the vicinity of Sherando High School and to the north. The construction of the southern leg of this road, along with the completion of the proposed interchange on Interstate 81 is important in this effort to improve the County's transportation system. Specific details on Warrior Drive, as it pertains to the Southern Hills rezoning application, are: • 100' right of way dedication for Warrior Drive • total right-of-way area — 2.9 acres+/- • proposed road type — Major Collector • proposed road will include 4 lanes divided by a landscaped median. As applicable turning lanes will be incorporated into the Warrior Drive extension to provide access to the B2 parcel. • the proffer package has been revised to include specific details on the proposed dedication. FUTURE INTERSTATE 8I CONNECTION C:::� IR r ZONING - B2 SIZE - 15.5 AC COMMERCIAL ENTRY I` y - - - .. LANDSCAPED MEDIAN MEDIAN BREAK - WARRIOR DRIVE EXTENSION 100' RIGHT=OF-WAY 2 • William H. Gordon Associates Southern Hills • 2.2 132 Commercial Land • • The designation of land along major transportation corridors in Frederick County is sound planning policy. The use of these roads to provide both infrastructure and access to commercial properties can reduce the impact of proposed business uses on adjacent residential lands. The distribution of commercial areas throughout the County decreases reliance on vehicles and can reduce the need to travel long distances for either employment or retail services. This reduction in the total miles driven by Frederick County residents has many positive aspects, not the least of which is a positive impact on the environment and air quality found in the Shenandoah Valley. While no specific uses have been identified the broad range of uses allowed under the B2 district can allow for the creation of a vibrant commercial area that is needed in this area of the County. Many small or local uses can be accommodated within this site, reducing the need to travel to Stephens City or other points for basic services. For the purposes of this application it is assumed that approximately 9.0 of the 15.5 acres may be suitable for commercial development. The balance of the property is in areas of steeper slopes that may be difficult to develop. Utilizing a floor area ratio of 0.3 approximately 118,000sf of commercial uses could be constructed on the property. Mass grading on the property, or the construction of multi- story buildings could result in substantial additional commercial space becoming developed. INTERIOR INTERCONNECTION POTENTIAL OPEN SPACE LAND - - - W BAY A z i LAND , t BAY B ROAD °j ' ACCESS LAND BAY C f� 1 1 FT� W A� U COMMERCIAL LAND BAY EXHIBIT 3 0 William H. Gordon Associates Southem Hills C7 • 2.3 Residential The proposed development represents a moderate density development when reviewed against the permitted density within the RP district. This district permits a gross residential density of 4.0 units per acre or 422 units (105.5 acres x 4) for the subject property. The proposed gross residential density is 3.03 units per acre or 320 total units. For review purposes, net density for each of the sections has been provided below. Net density is calculated by taking the gross area of each individual section and dividing it by the number of units. Phase I — Single Family Detached The landbay for the single family detached portion of Southern Hills will be revised in the proposed rezoning. This revision will result in a seven lot reduction in total yield for this phase and result in a net density of 2.2 units per acre. These lots have had final plat approval and are recorded. The existing seven platted lots will be merged into the residue parcel. Phase II — Single Family Attached (townhouses) The proposed townhouse development is a medium density residential development. The proposed net density is 4.62 units per acre. This density is low for a townhouse development and represents an effort by the Applicant to include additional open space within the community and to enhance the living environment for the future residents. The proposed layout reduces the number of townhouses stacked back to back by orienting many of the units to common open space areas. The use of a central traffic circle within the community provides a focal point that will establish an identity for the development. RESIDENTIAL LAND BAY EXHIBIT SINGLE FAMILY � SECTION •� TOWNHOUSE --ol� SECTION �• Q �' C7 4*1 Ild Q m B2 ZONE o I -xi TOWN RUN LANE 5! William H. Gordon Associates 9 Southern Hills 2.4 Proffer Revision As part of the proposed rezoning, the proffer package for the Southern Hills will be revised. The previous proffer package consisted of eight separate conditions. These conditions will remain the same with the following exceptions; Proffer #1 will be revised to permit; a) Townhouse units. b) An increase in the number of residential units from 250 single family detached urban residence units to 88 single family detached urban residence units and no more than 232 townhouse units. c) 15.5 acres of B2 commercial zoning district land. The previous package, as a stipulation of the rezoning, limited the proposed housing types to single family detached units. In exchange for the Warrior Drive extension this is being modified to allow for townhouses and the B2 commercial area. Proffer #7 is modified to provide for public access to the Ewing family cemetery via an access easement as opposed to a public road. The cemetery was previously adjacent to detached single family homes on a public road, thus access was accordingly defined in the proffers. The cemetery is now located within the townhouse section which, due to parking restrictions, is required to be accessed via private roads. An access easement will be placed on the private roads to ensure public access. • Proffer #9 is a new proffer that specifies the conditions of the dedication of the Warrior Drive right-of-way. It specifically notes that the Developer will dedicate a 100' right-of-way for the construction of this road and allows for 1) the Developer to acquire easements for utilities within the dedicated area 2) for two entries into the proposed B2 lands from this right-of-way 3) the right to grade within the right-of-way. U Id LINE BEARING DISTANCE L1 N 29'00'04" E 164.05' L2 S 61 *03'49" E 40.00' L3 N 28'57'0Y E 139.28' L4 S 35'39'41" W 129.60' L5 S 12'28'43" W 138.09' L6 S 23'37'49" E 210.50' L7 S 08'57'24" E 147.49' L8 S 22'37'41" W 73.11' L9 S 07'38'56" E 132.87' L10 S 03'29'29" E Ashl 26.18' L11 S 01'06'38" W 3.70' L12 S 07'01'45" E 136 51' L13 S 1 O'15'30" E w w Qo �� a � Q �o M 00 DB XX PG XX cl Q // EX. 20' SEWER ESM'T DB 743 PG 128 JA� 0 ,�o EX. 20' POWER EASEMENT ST 9�y IRS 0,0 F,o CMF\� S`S>� C6�9 '7\ F OFRAME 147.23' BLOG. F 0 s R W ° O o EX. FRAME DWELLING AND FARM BUILDINGS PIN 85-A -138 � / / CEMETER YO / COR. POST 0 23.65' �9- r_ �l J S' Q r ly /N 8S. 3 �q 6" MITE '°C 'fie' OAK POST PIN 85—A-141 FREDERICK WINCHESTER SERVICE AUTHORITY DB 608 PC 671 I -c i' v,o � o1j o lj � Im 00 T N goy : l c� "b ' N 8971 '43" W 1436.67' w REVISED: APRIL 1, 2002 NO TEE- 1. NO TITLE REPORT FURNISHED. 2. EASEMENTS MA Y EXIST THA T ARE NO T SHOWN. 3. BOUNDARY INFORMA TION SHOWN /S BASED ON AN ACTUAL FIELD RUN SURVEY COMPLETED DECEMBER 20, 2000. BOUNDAR K SUR VEY OF THE LAND OF DORO TH K H. CARBA UGH DEED BOOK 236 PAGE 160 OPFOUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA PIN 85—A-131 POST RITENOUR FARM, L.P. 5.50' DB 753 PC 835 L EGEND: CMF - CONCRETE MONUMENT FOUND IRS - IRON ROD SET DATE.• 210812001 1 SCALE.' 1 `--400' I SHEET 1 OF 1 Marsh & Legge Land Surveyors, P.L.C. 560 NORTH LOUDOUN STREET — WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 — FAX (540) 667-0469 - EMAIL: office®marshandlegge.com pZ,TH Op- - j rA� O y U Douglas C. Legge No. 001197 01R- �I..ND S U RV ��r*� DRAWN BY: CAJ DWG NAME: 02332 • 0 � 0 CDR POST 02165 • fK 20, PONER T EA.SI'NENT �q.Py N S Agyy� NS ,I, 7�0yo �yfs�£P P ti C6�9 r QF S `S%• 0hP� P 6 1 ` 0>09, a c�'~ .. ,Q B2 ZONE 676,886 / e SO, FT. 15.539115,. AC. POS1 �" PIN 85-A-141 1�v ` FREDERICK WINCKSTER PROPOSED ZONING BOUNDARY LINE-f'` c =RVICEAUTHWTY r ' �0-10 k rn OB 608 PG 671 ti a O u O _ / b 1� CD D_ = 4 hS9 Ln O u C) ss 02. � 4 o r V L 00 A V S6j' o �— \FNBB'35't1E 339.65' sl n N (p O O � TOTAL AREACD 4,597,425 SO. FT. 105.54236 AC. S �y N 89'21'43" W 1416.61' \ Dg�� HgMfJ� 36' N61E ON( PIN 115-A-131 RITLNOUR FARM, I. P DB 753 PG 835 200 200' 400 600, GRAPHIC SCALE. 1"=200' POST O 550 LINE BEARING DISTANCE L1 N 29'00'04" E 164.05' L2 S 61 "03'49- E 40.00' L3 N 28'57'03" t 139.28' L4 S 35'39'41" W _ 129.60' L5 S 12"28'43" W 138.09' L6 S 23"37'49" E _ 210.50' L7 S 08'57'24" E 147.49' L8 S 22*37'41" W _ 73.11' L9 S 07'38'56" E 132.87' L10 S 03'29'29" E 126.18' L11 S 01'06'38" W _ 73.70' L12 _ _S 07'01'45- E_ 136.51' L13 _S_ 10`15'30" E 147_23' WHGA HDP MAC HDP Y C a� o 2 hill I .t c O_ o o C9 __ H � � ; i W IZ alF DECEMBER, 2006 SCNF HDR2: I' = 200' VERT: WA 2499-0101 Y ZONING-BOUNDARY.dwg � 1 OF 1 • • FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE l OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA NOVEMBER 4, 2005 Qr' c ti s O e{ Q � i Q .F SITE VICINITY MAP 1 " = 2000' OWNERS CERTIFICATE THE ABOVE AND FOREGOING SUBDIVISION IS ALL THE OF THE LANDS OF ARCADIA DEVELOPMENT CO., A CALIFORN/A CORPORATION, AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY. ARCADIA DEVELOPMENT Co. BY.- STATE OF •�( ll( CITY/COUNTY OF '-)CLVJ(L C ( CL C� THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORk ME THIS (IV 1 DAY OF 2006 BY L 1 �X 1o�1<<r ON BEHALF ARC4DIA DEVELOPMENT CO., A CALIFOR IA CORPORAT?QN_ NOTARY PUBLIC MY COMMISSION EXPIRES PARENT TAX PARCEL IDENTIFICATION T.M. 85-A- 138 105.5403 ACRES ZONE: RP USE: AGRICULTURAL SURVEYORS CERTIFICATE I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS SUBDIVISION IS ALL OF THE LAND CONVEYED TO ARCADG4 DEVELOPMENT CO., A CALIFORNIA CORPORATION, BY DEED DATED OCTOBER 16, 2002 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERKS OFFICE AS INSTRUMENT NO. 020017748. APPROVALS_ F D ICK COUNTY SANITA N AUTHORITY DATE ` S- / ). ob IR IA P TMENT SPORTATION DATE TH OF `f� " .1�. _ J��a z�° _ REDER�ICK/`COUNTY SUBDIVISION ADMINISTRATOR DATE SON G. BLY No.2614 lk GREENWAY ENGINEERING 151 Windy Hill Lune f,ngineers Winchester, Vrgineu 22002 C °Q �U S Cirrveyors Telephone (540) 662-4185 FAX (540) 722- 9528 3126 SHEET 1 OF 35 Founded in 1971 www- green wuveng corn i L------ ------- - • • PIN 85-A- 139 CARY L. & STEPHEN P. SCOTHORN ZONE. RA USE: AGRI. / OF R �2065 PN 500 OUTPARCEL 16 300 0 300 GRAPHIC SCALE (IN FEET) PIN 65-A- 131 RITENOUR FARM, L-P. D8 75J PC 835 ZONE: RA USE: AGRI. I 10 3e C'. — 12 lA�Rt# 1�5 51 I 39 40 4 ! ! ! PIN 85-A-137D REMAINDER 5 WILLMA4 L. R4A4EY 10 RESIDUE OF 08 J89 PG 247 T.M. 85-A-138 57 56 55 54 5J ZONE- RA 9 5/.9269 AC. 59 USE: RES. I, 6 NORW H COLPT 8 a 61 63 64 65 7 I 61 6 --- PIN 85-A-137E 0 72 71 70 69 68 67 66 O 5 WLLLMA4 L. R4MEY q DR 493 PG 563 / 4 ZONE R4 i WESTCFESTER DWYE USE: RES. 3 OPEN SPACE 8 7J 74 75 76 77 78 79 80 > PIN 85-A- 137 2 - HENRY F. KENT 95 94 9J 92 91 90 89 88 87 86 85 84 8J 82 81 1 D8 953 PC 1604 ZONE: RA USE: RES. TOWN RINK LANE (VA. ROUTE 1012) 40' R/W - DR 433 PC 131 ------ SHEET INDEX I = COVER 11 = LOTS 28-32 21 = LOTS 70-72 31 = OPEN SPACE A 2 = OVERALL 12 = LOTS JJ-J6 22 = LOTS 73-76 32 = OPEN SPACE A 3 = LINE DATA 13 = LOTS 37-39,58 23 = LOTS 77-80 J3 = OPEN SPACE A 4 = CURVE DATA 14 = LOTS 40-43 24 = LOTS 81-84 34 = OPEN SPACE A 5 = LOTS 1-4 15 = LOTS 44-47 25 = LOTS 85-88 34 = NOTES, LEGEND, 6 = LOTS 5-9 16 = LOTS 48-52 26 = LOTS 89-92 AREA TABULATION 7 = LOTS 10-T3 17 = LOTS 53-56 27 = LOTS 93-95 8 = LOTS 14-18 16 = LOTS 57,59-61 28 = OPEN SPACE B 9 = LOTS 19-23 19 = LOTS 62-65 29 = OPEN SPACE A INDEX 10 = LOTS 24-27 20 = LOTS 66-69 JO = OPEN SPACE A FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION OF PHASE pTH OPEOUON MAGISTERIAL RICK COUNTY, VIRGINLA SCALE: 1" = 300' DATE:�J,U�NG.BLY NONEMBER 4, 2005 - -No. 2619 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 i p4 Surveyors Telephone. (540) 662-4185 g[jjjV FAX (WO) 722-9528 Founded in 1971 www.greenwayeng.com 13126 SHEET 2 OF 35 • • 0 0 L LINE BEARING 0L E1 N 2T32'43" E E? S 72'31 '40" W f3 S 6278'20' E E4 S 17'39'18' E E5 S 76'06'21 " W E6 N 1 J'5339' W E7 S 71:3127" E E8 S 21 *51 *43' E E9 S 44 21 '43' E E10 S 6651'43' E E11 S 89'21'43' E f 12 S 27J2'43' W f13 S 33'1031" W E14 N 49-2449" E E15 N 71'5449' E E16 N 28'16'12' E E17 S 634356' W f 18 S 27*18'52' E £19 N 26'08'05' E E20 S 88' 10 27' E f21 S 00'39'17' W E22 N J6'18'15' W f23 N 1 T32 56' E E24 I N J3'49 53' E E25 N 66 36'01 " E E26 N 5439 J2' E E27 N 87*32'45' E E28 S 00'J8'17' W E29 S 15'01 36" W fJO S OJ'37'43' E EJ 1 I N 22-56 50' f £32 N 31'09'05" E E33 S 31'06 21 ' W 04 S 31 *06.21 " W E35 N 31'06 21 ' E E36 S JO'45'06' W LINE DATA UNE BEARING DISTANCE L 1 S 6277'17' E 44.46' L2 S 5853J9' E 17.to' LJ S 89'21'43' E 1221' L4 S 89'11'43' E 20.11' L5 N 65'43'10' W 15.60' L6 S 89 21 43' E 20.11' L7 N JI'06*21' E 16.57' 1-8 S JI'0621' W 16.57' L9 N 58'5339' W 26.72' L10 N 6227'17' W 44.46' L 11 N 00:38'17" E 30.00' L 12 S 24'1 fi 50' W 30.00' L1J N 62-27'17" W 30.00' FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGIN14 SCALE: I DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, lriiginia 22602 Surveyors Telephone: (540) 662-4185 FAX.- (540) 722-9528 Founded 1971 www.greenwayeng.cum TH OF� '�oe ` c ON G. BLY No. 2619 I�j13 �s 4 3126 SHEET 3 OF 351 0 0 • CURVE DATA CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH C1 40.00' 62.83' 90'00'00' 40.00' N 7-7J2'43' E 56.57' C2 475.00' 29.52' OJ J3 38' 14.76' S 60'40'28' E 29.51 ' CJ 226.50' 24.17' 06'0650" 12.10' S 61'5704' E 24.16' C4 226.50' 66.89' 16'55'15' 3369' S 7J-28'06" £ 66.55' C5 226.50' 29.38' 0725 59' 14.71 ' S 853843' E 29.36' C6 55.00' 50.76' 525236' 27.35' 1 N 64'11 59' E 48.98' C7 55.00' 160.05' 1664350' 472.85' N 45'J6'14' W 109.26' C8 55.00' 34.48' 35'54 54' 17 83' S 33'04 24' W 33.91 ' C9 25.00' 32.95' 75'3121 " 19.36' S 52'52 37' W 30.62' CIO 40.66, 62.&3 90'0000' 40.00' N 44'21'43' W 56.57' CI I 145.00' 10.17' 04'0I'l4' 5.09' N 0122'19' W 10.17' C12 145.00' 6J.94' 25'155J' J250' N 16'00'53' W 63.42' C1J 145.00' 65.66' 1556'44' JJ40' N 4137'12' W 65.10' C 14 145.00' 68.55' 27*05*13" 34.93' N 68'08'10' W 67.91 ' C15 145.00' 19.44' 074056' 9.74' N 8531'15' W 19.43' C16 275.00' 45.25' 092541' 22.66' N 843852" W 45.20' C 17 275.00' 68.22' 14'12 52' J4.29' N 72'4936' W 68.05' C18 55.00' 32.44' 3X4726' 16.71' N 82'J652" W J1.97' C19 55.00' 41.99' 4X4430' 22.08' S 58'37'10' W 40.98' C20 55.00' 58.23' 6039'40' J2. I8' S 06'25'04' W 55.55' C21 55.00, 20.11' 20'57'05' 10.17' S 34'23'18' E 20.00' C22 55.00' 45.61' 473105' 24.21' S 68J723' E 44.32' C2J 55.00' 47.21 ' 4T IO'34' 25.17 N 63'OI '47' E 45.77' C24 25.00' J1.85' 73'00'17' 18.50' N 745639" E 29.74' C25 325.00' 21.49' OJ'4720" 10.75' S 70'2652' E 21.49' C26 325.00' 96.54' 1701'10' 46.63' S 80 5I '08' E 96.19' C27 95.00, 149.23' 90*00,00, 95.00' S 4421 4J' E 1J4.J5" C28 40.00 62.83' 90,00,00' 40.00' S 4538'17' W 56.57' C29 173.50' 44.31' 14'J758" 22-28' N 82'02'43' W 44.19' C30 173.50' 47.95' 15'50'05' 24.13' N 66'48'41 " W 47.80' 01 40.00' 62.83' 90'00'00' 40.00' N 13'5J39" W 56.57' C32 425.00' 26.4 1' 0333 J8' I J21 ' N 29' 1932' E 26.4 1' C33 55.00' 8.64' 09'00'11 " 4.33' N 2 *02 38' E 8.6J' CJ4 55.00' 21.33' 22'1321 ' 10.80' S 0725 52' W 21.20' C35 55.00' 40.94' 42*3850' 21.47' N 25'00'13' W 40.00' C36 1 55.00' 4 I.02' 42 44 07" 2152' N 6741 41 ' W 40.08' C37 55.00' 60.85' 6X23'32' 33.96' S 59' 14 29' W 57.80' C38 55.00' 72.50' 75'3121' 42.60' S 10'1257' E 67.J6' 09 25.00' 32.95' 753121' 19.J6' S 10'1257' E 30.62' C40 J75.00' 23.30' 03'J338" 11.66" S 29"19'32" W 2330' C4/ 40.00' 6283' 90*0000, 40.00' S 76'06'21' W 56.57' C42 40.00' 62.83' 90*00,00, 40.00' N 13'53'39' W 56.57' C43 200.00' 12.43' 03'3338' 6.22' N 29'19J2' E 12.43' C44 150.00' _9.J2' 033336' 4.66' S 29'19 32' W 9.32' C45 40.00' 62.63' 90,0000" 40.00' S 76'06'21' W 56.57' C46 531.00, 33.00' 03'3338" 16.50' N 60*40*28' W 32.99' C47 40.00' 6283' 9D 00'00' 40.00' N 1727'17' W 56.57' C48 503.00' 31.26' OJ 3 i J8' 15.63' S 60'40 28' E J1.25' C49 200.00' 106.J5' 3028'04' 54.47' S 74'0741" E 105.10' C50 120.00' 186..50' 90,00,00, 120.00' N 442143' W 169.71' C51 300.00' 123.79' 2338'33' 5 2.79' N 77-32'26" W 122.92' C52 175.00' 10.88' 03'3338' 5.44' N 29'1932" E 10.87' C53 400.00, 24.86' OJ'J338' 12.43' S 29'1932' W 24.85' C54 25.00' 22.J9' 51'1904" 12,01' N 01'5J'11" E 21.65' C55 55.00' 271.31 ' 282J8 06' -- S 62'27'17' E 68.75' C56 25.00' 22.39' 51'19'04' 1 12.01' S 5J'12'15' W 21.65' FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: I DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane `*-V Engineers Surveyors Winchester. Virginia 22602 Telephone: (.540) 662-4/85 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.ium • • • 0 C 106 Of NO00%2 (3 ,()� O c� WESTCHESTER DRIVE NOTE.- h S. SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. (4.71) 56' EWER MENT — I 1 (10.00 I 7'. LOT 5 SEE SHEET 6 S .3lrO6'21 -W 144.34' I ------------ 0 10, Swi-- LOT 4 12031 SQ. FT. - S 31'06 21 W 1-44. 41 F To' L LOT 3 ml 12037 SO. FT 4[ le BRL S J 1 -66 21 48' 0^ F' l3e0L Q� 1204S.F. LOT 2 t� �'j 12043 SO. FT. 1N1, 3 L ro 10, BRt Q S 31*0621-w—W — i 144-56 N ...................... 'o 10'BRL 10* C-4S EASEMENT LOT I E12 I17682 SO. FT. � ryl �� N 7 1'05'23 . E 38. J9, 2JEX 20' WATERLINE 30) EASL)WLNT 68.00' .98. - 77' 0 (1571.20) TOTAL r TOWN RUN LANE EX 4' SIDEWALK (VA. ROUTE 1012) EASEMENT EX 45' RIW DB 433 PC 13I (40) INSTR. NO. (5) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1 50' DATE NOVEMBER 4, 200 5- GREENWAY ENGINEERING E-n g,n-- bVmchcster, Virginia 22002 Surveyors Telephone ('540) 60- ' 41,iS I-AX (540) 722-9528 Founded in 1971 —m N 27'32'43' E 50 0 50 GRAPHIC SCALE (IN FEET) of 0 u • • r L J NOTE: I I SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. 06 14 WATERLINE (fi N7 EASEMENT 00 LOT 10 SEE SHEET 7 S 30'56'00' W 143.97' -- 0 10' BRL LOT 9 m (� 12026 SQ. FT N 10' BRL S 31 '06 21 " W 144.05' _ (10.58) " E35 L-10— BRL LOT 8 12006 SQ. FT N NORWICH ro eRc COURT (14.55) S 31'0621vW 144.12 ~ 10' BRL m LOT 7 �, •, 12013 SQ. FT. N 10' BRL (10.01 S 31'0621�W 144.19 10• BRL m LOT 6 m 12019 SQ. ff. N g; i 10' BRL S 31 06 21 W 144.26 -- !0' BRL ~': m LOT 5 IO • GAS EASEMENT 12025 SQ. FT. N 14' SAN. SEWER 10" BRL m 50 0 GRAPHIC SCALE (IN FEET) EASEMENT 50 I`ll • '' { -- N 31'06 21 E 144.34' LOT 4 SEE SHEET 5 p FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION , l,TH OF `roc PHASE o OPEOUON MAGISTERUtL E DISTRICT, FREDERICK COUNTY, VIRGINIA - -- i SCALE: 1 " = 50 DATE: NOVEMBER 4, 2005 J SON G. BLY I - _- -- GREENWAY ENGINEERING No. 2619 I I JF,ngtneers 151 Windy Hill Lane grinchester, 1/irginia 22602 �Q� 0� Surveyors Telephone- (540) 662-41£5 FAX: (540) 722-9528 3126 SHEET 6 OF ; �o—ded n w/l — k.ltw greenwayeng. com 0 • NOTE. SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA SEE SHEET 35 FOR NOTES, AREA TABULAT70N, AND LEGEND. UN :. \ N w J �N O ¢E p65 �¢\0\P� l0 0012 LOT 14 SEE SHEET 8 1 5 }$11 Od R� 10' GAS _ EASEMENT 11c'). A �O 14' WATERLINE 50 0 50 GRAPHIC SCALE (IN FEET) z /o uk PIN 31 RITENOUR UR FARM LP o. DB 753 PG 835 u, wo ZONE: RA USE. AGRI. g0 POST / LOT 13 N WHITE OAK 75' 1648 ' W 17159 SO. FT. 0 5,28' / FROM POST 10 g75 86 , 06 1.�3 W / 0 S,, 10 gRL ' h N LOT 12 14773 SO. FT. ; o�p� N 10' BRL __j SS 275 21 6" W 145.35 Chi~' 10 RBRB C m LOT 11 m c�r h io 12178 SO. FT. cb 2 20" DRAINAGE __ 10, BRL EASEMENT S 30 woo- Iy 143.90 2fi o f—T 10' BRL t. 1� L O T 10 h 12024 FT �, 10 • BRL J N 30'58 00" I E 143.97' LOT 9 SEE SHEET 6 FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION OF PHASE I oTH FRFDERICK COUNTY, VIRCINL4 �n OPEOUON MAGISTERIAL DISTRICT, U --- SCALE- 1" = 50' - - - - - -- — DATE: NOVEMBER- 4.2005 A ON G. BLY ----- - - — ---- —---- No- 2619 GREENWAY ENGINEERING Eng 151 Windy Hill Lane Winchester, Virginia 22602 CQ4, (per " i veers Surveyors Telephone (540) 662-4185 SCJjtV FAX (540) 722-9528 �3126 I oundrd in 1971 www xreenwayenl; con' SHEET 7 OF 35 0 • WAKEFIELD COURT 50' R/W_ o; NOTE: SEE SHEET 3 do 4 FORJUNE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. 2B.65' Cr �I j o Z � Z < �jl� a 0 14' WATERLINE EASEMENT ,w all N h� JI r 10' GAS EASEMENT I i 50 0 50 GRAPHIC SCALE (IN FEET) LOT 19 MERIDIAN OF RECORD SEE SHEET 9 INSTR. 1010012065 -- S 00'38'17' W 19?_49' 10 B L 1 m LOT 18 u) 16069 S0. FT. I 10' BRL S 00"3W"17" W 193 19" 10' BRL � �7, m LOT 17 16127 S0. FT m Q a 03 I 10 BR( ?2^ � ti Q1 _ S 00.38 7171 W 193.88' o -- o 10' BRL LOT 16 ` I� 16185 SO. FT N I 20' DRAINAGE 10' BRL -EASEMENT S 00'38"17' W 194.58 (4766)3 �M T I4 IO � BRL m LOT 15 I 16244 S0. FT. 10' BRL S 00"38' 17" W 195.28' �- 10' BRL 75' VEG£TAT/VE LOT 14 BUFFER m16302 So. FT. L IO' BRL _ N 00.38'17' E 195.98, LOT 13 SEE SHEET 7 FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE l OPEOUON MAGISTERIAL DISTRICT. FRFDERICK COUNTY, ViRGINtA SCALE: 1" = 50' DATE: NOVFM-BER 4, 2005 GREENWAY ENGINEERING -�$ 1 S I Windy MIT Lane Engineers Winchester, Virginia 22602 .Surveyors Telephone (540) 6o2-4185 FAX 1540) 722-9528 TH OF r� SON G. BL� No. 2619 I Founded in 1971 www reenwa�•e.n b g cont K 3I26 SHEET 8 OF' 35 • • MERIDIAN OF RECORD INSTR. JOIOO12065 NOTE. SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. 7' 10' GASLINE EASEMENT I t I 0 to i j O a3 (21 I o CC W W iV Icn I 14' WATERLINE — EASEMENT WA KEFIEL D COURT 50 0 0 GRAPHIC SCALE I (IN FEET) I LOT 24 SEE SHEET 10 S 00-38'17- W 192.89' 16; BRL LOT 23 h 16059 SQ. FT. 110' BRL ` -- S 00'38'17" W 192.54' o �- flit l7151 I LOT 22 16030 SQ. FT. 75' VEGETATIVE BUFFER 10' BRL S 00'38'17" W 192.20' 10' BRt i LOT 21 16002 SQ. FT. l^ V) co 3 N 0 ►4 10' BRL I S 00'38'17" W 191.95' -- fO' BRL �; p Q - m LOT 20 f3 zl^l 15976 SQ. 1 10' BRL ,�'17" W J U0'38191.79' -� I c`yy ��� -` o — 10 BRt 20' DRAINAGE N EASEMENT coLOT 19 L' 16011 SQ. FT.I `D 3 10' BRL o -- N 00'38'17' E 19249' co LOT 18 ( 12 SEE SHEET B j FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE I OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' 1 DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone (540) 662-4185 FAX.(540) 722-9528 Founded in 1971 www greenwayeng co"i • • OPEN SPACE A PIN 85-A-131 RITENOUR FARM, L.P. DR 75J PG 8J5 ZONE: RA N 89'0728" W 850.37' (TOTAL) U.19' 83.33' 75' VEGETATIVE BUFFER �1 I� Fi i 1 ry cu m m\�. \� LOT 25 LOT 26 � 19779 SO. FT. g I -LOT 24 0 4, / \m \ ` SO.FT1to116088 1 l� S` �r'a BRL5 B�RA�-J5' (10.00) 10' CASUNE 3 / I4' WATER EASEMENT Z� LINE ESMT _ 71.33' ::`.: ': ': . E �190'21_ 'b L3 N �278.36 HAY VENHURST COURT _(560.14) 50' R/W S 89'2143" E 1042J9' (TOTAL) (L-52.96) (L=95.7J) (L=II.Sz;) (L=43.68) 0/ OPEN SPACE \ r w A J 20' SAN SEW EASEMENT DRAINAGE `R a EASEMENT 76 63 14.5' SANITARY SEW. EASEMENT 15" BRL 4i LOT 27 �I 12535 S0. FT �\ 25' BRL OPEN SPACE JO" INGRESS- I EGRESS EASEMENT 50 0 50 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA _SCALE: 1 " = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 157 Windy Hill Lane F-ngvleers Winchester, Virginia 22602 Surveyors Telephone (540) 662-4185 FAX. (540) 722-9528 Founded - 1971 www.Kreenwoyeng.com 38.24' 89-21 43 E NOTE - SEE SHEET J & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET J5 FOR NOTES, AREA TABULATION, AND LEGEND. Ll rm 0 L� • MERIDIAN OF RECORD INSTR. 1010012065 50 0 50 GRAPHIC SCALE (IN FEET) NOTE. SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES" AREA TABULATION, AND LEGEND. OPEN SPACE A S 00'38' 17' W �0 91.20' LOT 27 f SEE SHEET 10 --{ F 15' SANITARY S 00'38'17" W_ 145.00' :.o SEW. ESMT 0 10 8RL � I F I' m LOT 28 ml � C 12083 SQ. FT_ _ (( 10" 8RL 7 N 00'38' 17 _E 0 10" BRL (10.00) W m LOT 29 ml no 12083 SQ. FT. I� m En !0' BRL ES I� (9.81) N 00'38'17" E 145.00' 0 -- 10" BRL 25' BRL �o 20' DRAINAGE L O T 32 EASEMENT - 12813 SQ. Ff.- LOT 33 0 o m SEE SHEET 12 � o °p 35' BRL _J (30.03) , 2 C 70.54' b a m LOT 30 112377 So. FT_ 10' BRL v V 145 00' W > + Fz9 1� (33.41) j 25 BRL - 20' DRAINAGE a EASEMENT J I o LOT 31 ti I Q 2 18206 SQ. FT. N1 I" � 35' BRC o 15' SANITARY SEW. £SA4T - 0 0 84.46' o, / Al 00'38'17" E 220.00' / WAKEFIELD COURT 5o' R/w FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE l OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' 1 DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 windy Hill lane E 1�nchesier, Virginia 22602 Sngineers urveyors Telephone. (540) 002-4185 FAX. (540) 722-9528 I nunded rn 1971 www greenwayerng ev)m r: • • NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, - AREA TABULATION, AND LEGEND. 0 RCCORD MpRID N 0 01 2p6 O INS 101 20' DRAINAGE �k Cc EASEMENT p,0 ` 5 9� LOT 32 o SEE SHEET 11 OPEN o A SPACE A �0 LOT 33 A h�� 012613 SQ. FT. LOT 34 > �0. m 13375 So- FT. 50' RPI 4X is - e'��l \ //? m LOT 35 12843 So. FT. O 1 10' 8RL SANITARY SEW. N f4'19 0� E 145.46 EASEM£ 0 -- 0 IO' BRL Fps 20' DRAINAGE EASEMENT' - a 10 LOT 36 N 13586 SQ. fT. L c� 10' BRL o -- N 14' 19'02' E 179.30' rrI I SEELOT SHEET 13 f 89'2 1'43' W 20.11' 19-2 14J" W 20.11' 74.15 I� 50 0 50 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISIONCNo�2619 PHASE 'OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGIN14SCALE 1" = 50' DATE: NOVEMBER 4. 2005GREENWAY ENGINEERING751 Windy Hill LaneEngineers nches�er, lrrgtnia 226U2 Surveyors Telephone: (540) 662-4185 FAX (540) 722-9328 1 oundrd in 1971 www.greenwayeng com 3126 SHEET 12 OF • • 0 • • 0 NOTE: SEE SHEET 3 do 4 FOR \ (14.15) LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, LOT 36 AREA TABULATION, AND SEE SHEET 12 m LEGEND. n Q W U 4 W 4 O (37 p2" W 1 j9.30 - \ n S 14'19 C o/ / 10 8RL 1 �O LOT 37 15629 SO. FT. r L 020' SANITARY SEW0i � pU N o CcI EASEMENT �g3y o i 10 BRE LOT 38 NI L1?- ►5.95) 14479 SO. FT. a, `ems\ 20' WATERLINE \ 10' GAS ESMT EASE\N 76'04 22" EMENT 4 7.00' 6• 115.07' 5gu o Fr 10� :•::.o 20' DRAINAGE EASEME^T : 1� BRA\� / o F z5.s2) LOT 39 \``ma's �• \ ism 14652 SO. FT. iuy . (6.27) BRL 4 cp N LOT 58 - 2- a 21869 SO. FT a o I / `D• 8R� 4 141_49� N j 1 1SLOT 59 °p I SEE SHEET 18 �t p4 pRi20 IAE�SSR� 01 p� 10' GAS ESMT FINAL SUBDIVISION PLAT h 3 LOT 40 t , SEE SHEET 14 II� fp n 20' SANITARY SEW. 2 EASEMENT >E45 N 27*32'43" F C24 — -- 64.51' 20' DRAINAGE to EASEMENT LOT 57 SEE SHEET 18 3 tN 50 0 50 GRAPHIC SCALE 2 (IN FEET) 7 00' NORWICH COURT 50' R/W SOUTHERN HILLS SUBDIVISION PHASE l OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE 1" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Fngtnerr.t Winchester, Virgtnta 22602 Snrvryw% Telephone: (540) 662-4185 Fi1X (540) 722-9528 1 ded ui 1971 www.greenwayenR.com A�-�TH OF f� a JASON G B1.Y No 2619 aT 4 3126 SHEET 13 OF 35� - - 1 • • 20' DRAINAGE Ro 14' WATERLINE r, EASEMENT E0 05 EASEMENT f \ (18.57') 10 OFO 12g6 1 LOT 44 M �SjR SEE SHT 15 25 Z LOT 48 9 �5 tp SEE SHT 16 1� 5 ,0 �\ LOT 43 13482 SQ. FT. LOT 49 m \ N SEE SHT. 16 C d o EI' 20' SANITARY SEW. ! / rn EASEMENT 0 (L=292) A LOT 42 L 12 I 14943 SO. FT. m LOT 50 —4 o ,, SEE SHT. 16 �, �4 10" C45 fSMT -� 10' BRL G/S• 98, —�02 -__ .. +SS. S o 29' l3 W 11181 ' s o �0 `.� � -11• � LOT 51 : 20' BRL =SEE SHT. 16 h 35 gR� _N I LOT 39 W I ml3 m SEE SHT. 13 pt V o • , m LOT 41 ; t Im LOT 40 - h 117856 SQ. FT. (31.95 ) 0' SANITARY SEW. I., 013043 — SQ. FT. �N EASEMENT �n f p I LOT 52 Cl) (13.86) SEE SHT. 16 25" BRL 2 (742) 20' BRL _ (54.35) E45 _—107.40-- E24 N 2T32"43" E N 2T32'43" E 200 ;; j 5 —`� (30.86) 20' DRAINAGE LOT 54 LOT 57 LOT 56 EASEMENT LOT 55 SEE SHT. 17 SEE SHT. 18 SEE SHT 17 1 SEE SHT. 17 50 0 50 NOTE. GRAPHIC SCALE SEE SHEET 3 Ac 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. (IN FEET) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION OF PHASE oTH OPEOUON MAGISTERIAL RICK COUNTY. VIRGIN14 �—SorNl — SCALE: 1 " 50' DATE: NOVEMBER 4, 2005 G. BLY --- --------- - -- --- GREENWAY ENGINEERING No.26►9 151 Windy Hill Lane Engineers Winchester, Virginia 22602 U)R Surveyors Telephone. (540) 662 4185 EAX.(540) 722-9528 Founded in 1971 www-greenwayen.q.com 3126 SHEET 14 OF 35 0 • • / Gy0 10' GAS —� ESMT r 'v Nrn m rL v MERIDIAN OF RECORD INSTR. 1010011065 WAKEFIELD COURT 50' R/W S 00'36'17' W 220.00' WATERUNE _ 14 EASEMENT (62.06 35 I m LOT 45 15577 SO. FT- I (L=18.83 �n `o I L L }} 10' GAS 7 EASEMENT �— 35" BRL E28 d 3 ' Im LOT 46 m ( ry N 17405 SQ. FT. �R I 1 10' SAN 3. t 5) 2 SEWER ESMT —, �— BRL 10' BRL S OS'06 54' 1W 5 44 F N 02'33 59_ _W 1 4 - 0 BRL 10 B �Im LOT 44 ` m LOT 47 13222 S0. FT ^ I 12379 SO. FT. m ( t I� I W � N ` of � L ' 10BRL 1G� BRL � J I N 00' 14'45' W 159.25 ' N 00'38' 17' E 145.00' 20' DRAINAGE EASEMENT LOT 48 LOT 43 SEE SHEET 16 III SEE SHEET 14 f �I. I I 50 0 50 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT t NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. SOUTHERN HILLS SUBDIVISION PHASE I OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: I DATE: NOVEMBER 4, 2005_ GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www green wayeng. corn rTH OF ` G' 9 JASON G. BLY No. 2619 3126 SHEET 15 OF 35 • • • LOT 47 1 WATERU'NE SEE SHEET 15 145 03 EMENr 41 OR S 0�3a 8 �'- ' a,\ LOT 48 L1208J S0. FT. , 'r4.00) i CP �- BRL�RS GP�n Isc,+ J" W L W N LOT 43 SEE SHEET 14 0 L O T 4.9 -p 0 �' \ ' N 12083 S0. FT. CP , \gyp `�1� COP \5B. LOT 42 SEE SHEET 14 b W �o h (14.24 LOT 41 SEE SHEET 14 20" DRAINAGE 1 EASEMENT o+ E45 - cl--� iroo F Cpr LOT 50 12961 SO. FT. m 'sLE 3.70 i g 22 �0 BRL \ FLOT 51 ml ;� 13357 S0. FT. H 10. BRL T f �i IV 31106 1 _E 170.16 10' BRL J � -T,N W m LOT 52 14014 SO. FT. (10.00) 10, BRL I 20' SANITARY SEW. I LOT 54 EASEMENT SEE SHEET 17 N J1.0621" E 1 57• LOT 53 SEE SHEET 17 56' NOTE. SEE SHEET 3 & 4 FOR UNE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OP£OUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGIN/A SCALE: DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING - 151 Windy Hill l.anr 7 Engineers Winchester, Virginia 22602 Surveyors Telephone (540) 662-41R5 FAX.(540) 722-9528 1 nu drd in 1971 www.greenwayeng.corn 50 0 50 GRAPHIC SCALE (IN FEET) TH OF DI U 9 JASON G. BLY No. 2619 11 .Lii 3126 SHEET 18 OF 35 C7 • • IIII i LOT 57 ` j I NOTE_ SEE 18 do SHEET s� SEE SHEET 3 4 FOR ' I : . . LINE DATA AND CURVE DATA. 20' DRAINAGE I �EASEMENT ( SEE SHEET 35 FOR NOTES, `` AREA TABULATION, AND LEGEND. S 6227' 17' E 143.94' o-- II 20' SANITARY SEW. EASEMENT I m LOT 56 N v -1 12031 SQ. FT "� to "� LOT 40 7' (21.05) .I SEE SHEET 14 E Vi w' 10'� GAS 10' BRL � W EASEMENT :':`, S 62-27'17' E 143.94E 10' BRL l e ( (5. 40') LOT 55 mI �`_ N. LOT 41 00 12053 SO. FT. , p cv �' �n n SEE SHEET 14 t� L— 10' BRL o S 62'27'17 _E 143.94' r I 2�£� M GE W 10 BRL II LOT 54 F-1 12082SO. FT f (10.00.) 10' BRL S sr27'6r7 E14" h 1.2 _ all 10' BRL 3 C, LOT 52 o r 1 SEE SHEET 16 LO T 53 0 - NO 50 0 50 W I -;1 1:J5 BRL GRAPHIC SCAI. E N ►� SANITARY SEW. (IN FEET) p I v �� ,_ EASEMENT E57 ti E35 £56-------- `_98.32' 2 p__ aL 20.34) (L=18.57) — i N 58 JJ9' W 294.96' HA YVENH SRU T COURT - - -- - 56. R/W F wAI SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, fREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' J DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX_ (540) 722-9528 I nunded m 1971 www.greenw"eng.corn • U • • Q a W O RO OF p12065 LOT 58 SEE SHEET 13 S 11•t� 28� 16 e LOT 57 5 `12580 SQ. FT. ; 3 w LOT 59 ry 15601 SQ. FT. ^ I, 35' BRLo f J �a CO k (7-50 )- '1'63r- io. J 2 IO GAS EASEMENT 2 20' DRAINAGE �\ EASEMENT 4i I LOT 60 b m 17166 SQ. FT COo ry o� �0 BR 141p 0o / 12� BR/\ (4 29) N LOT 61 m 17247 SQ. FT 10' BRC �.E40 - N 2732'43' E 211.60' (45.69) 20' SANITARY SEW. LOT 72 EASEMENT SEE SHEET 21 LOT 71 SEE SHEET 21 50 0 5 I GRAPHIC SCALE (IN FEET) \ \ LOT 39 \ SEE SHEET 13 EA DRAINAGE EASEMENT \ E77 45 10' SAN. SEW S 27. 43 W 88.33'� EASEMENT E24 147• 49' � W-25 R (2.12 77. NORWICH' COURT N 27.32 43' E 359.21 ' J R5� (L =17.53 ) 20' DRAINAGE 3 EASEMENT LOT 52 SEE SHEET 19 LOT 70 SEE SHEET 21 NOTE SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISIONOSONG.BLY PHASEOPEOUON MAGISTFRIAI DISTRICT, FREDFRICK COUNTY• VIRGINIA SCALE= 1 " 50' - DATE NOVEMHE:R 4. 2005GREENWAY ENGINEERING Tsng,nrrct Winchrsav, Vvj;rn,o 7?6Ol 1une'ynrt Trrrphnnr (540) 661 4//s1 1-i1X O111)7Z295,)h' �3126 I nundrd m ON wwwkrrrnwc,yrn�: (nrn SHEET 18 OF 35 C� • • • • LOT 70 SEE SHEET 21 (25.05) LOT 69 SEE SHEET 20 LOT 61 S 6227'17' E 85.00 7 /t n LOT 68 SEE SHEET 20 4 I 1I, O N O 21Y SANITARY SEW. EASEMENT V ��— LOT 67 W SEE SHEE? 20 _ I :v o— LOT 66 I SEE SHEET 20 �1 �'4' o� I 20' DRAINAGE 64� ENT oll N ILOT 62 16961 SO. FT. m L10' BRL N 62'27'17' W 145. NOTE: SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. SEE SHEET J5 FOR NOTES, (L=17.53) AREA TABULATION, AND LEGEND. L13 Z 7� z P o0 00' 0 10' BRL } f/_' m m h 128� SO. FT IN � N 10' BRL Y � 'n h o v' N 6227 17" W 145.00" '- 10' BRL ° 3 O m LOT 64 ml ;, N U IN 12808 SO. FT. U 10, BRL h' 62 27 17' W 145.00' -- o ro' m LOT 65 m 17223 S0. FT g L35 " I BRL , 003 23) F h WATERLINE EASEMENT � Of.04' N � 50 0 50 58'53:39. W G (18.56) GRAPHIC SCALE HA Y VENHURS T COURT 56' R/W I (IN FEET) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEoUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCAI.F. I-_ DATE: _ NOVFMBER 4, 2005 GREENWAY ENGINEERING /.51 Windy Ilill !.lint' I.ngineers Winche et', Virg7ma 22002 C, FS Telephone (540) (W, i rti FAX (WO) 722-9528 1 oun,l;vl vi 1971 ww•w. Kit'en waVenj; [nrn $P-l� THOF` P O Ct JASON G BLY No 2619 3126 SHEET 19 OF 35 • • • • C7 Wloo LOT 70 ' SEE SHEET 21 (21.49) S 62-27' 17" E 148. 00' LOT 62 SEE SHEET 19 -10 ' BRL I- m LOT 69 mlI 12333 SO. FT. - ti 10' BRL S 6277 17rE 148.00 O -- � � 10' 8RL � obi of O 112333 m LOT 68 ml I a SQ_ fT. ` 10' BRL ~r^ S 62-27 17'E 148.00' Q) rF-ln LOT 67 m CO I 12333 S0. FT. Zo fC,4 W I kk ^ 10' BRL L- --- I � S 62'27' 17" E 148.00 _ 10" 8RL m LOT 66 f _ (2.79) E3 "' 18834 S,. FT. p N, - I / 35' BRL I 1 4, 3.21 ' ��d 20' DRAINAGEI EASEMENT TT7 11`. 6• .7 (45.74) C 2 (342 N 5853'39" W 829.27' (TOTAL) H YA V 50 0 50 GRAPHIC SCALE 20' DRAINAGE o, EASEMENT WI � o O .T O � O � N p LOT 63 � �o SEE SHEET 19 20' SANITARY SEW. 3 EASEMENT LOT 64 h SEE SHEET 19 1` N LOT 65 SEE SHEET 19 F 14' :4'4TERUNE �EA�EMENT ENHURS T 56' " COURT NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPLODON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINL4 SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone (540) 662-4185 FAX (540) 722-9528 founded in 1971 www.greenwayeng com TH OF Cr v � v 1ASON G- BLY No 2619 �13R 3126 SHEET 20 OF 351 • U • OPEN SPACE A SEE SHEET 30 /0B L (45.69 ) LOT 72 m 1 14479 SO, FT. NI I � l 10' BRL ) S 62'27' 17' E 148.00 m 10' BRL LOT 71 12925 SO. FT. _ - h fD' BRL l-. N S 62.27' 17 E 148.00 0 10' BRL 20' SANITARY SEWER EASEMENT LOT 61 SEE SHEET 18 l (25.05') , LOT 70 ml I 12333 SQ. FT. N j CIDa 10' BRL (27.72) / (' o N 62'217112;i W 148.00' '' LOT 62 SEE SHEET 19 LOT 69 SEE DRAINAGE SHEET ZO • � � EASEMENT NOTE 50 O 50 SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA GRAPHIC SCALE TABULATION, AND LEGEND. ON FEET) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE l OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA I SCALE: i" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 751 Windy Hill Lane {uv,ir• Winchester, Virginia22602 Telephone (540) 662 4185 I•AX (540) 722 9528 1 ounded in 1971 www green wayeng com TH OF g' JASON G. BLY No. 2619 cjIR- 3126 SHEET 21 OF • • • • .. I OPEN SPACE l_SEE SHEET 28 ` "' U-) os_£ 143.15' (4.45') I-Y 11 I LOT 88 m SEE SHEET 25 i N 12160 LOT SO FT.. I of o :I� IO' BRL N 6227 17" W 142-90' ry ,` I . ! - 20' DRAINAGE I �0 BRL EASEMENT I (� LOT 74 g LOT 87 '' m 12194 50. FT. ca SEE SHEET 25 t JRoJJ 10' BRC — - - N 62-2 17 7" W 14290' �o I -- 10' BRL LOT 86 LOT 75 SEE SHEET 25 1: m W „� 1 12194 SO. FT m I 10' BRC - -1 cr N 6277'17_' 4 _W 12.90' 2 ' 10' BRL LOT 85 SEE SHEET 25 I I LOT 76 I �m 12194 50. FT m 20' SANITARY SEW. f �I I� EASEMENT o -- f`, • N 62'27'17" W /42.90' f 1 LOT 77 LOT 84 SEE SHEET 23 SEE SHEET 24 I f 50 0 50 GRAPHIC SCALE (IN FEET) I I 14' WATERLINE EASEVENT N oLu o � o � No �o � Q W C �: vl O vJ 3 h 10' i S EASEMENT - 7" 1 NOTE.- SEE SHEET 3 dr 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lnnc Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 uu, IM ,, 1971 www.greenwaveng-rnm JASON G. BLY No. 2619 boy 3126 SHEET 22 OF 351 • C. • • LOT 76 SEE SHEET 22 — - - — I S 6227'17_ E 142.90' 20SANITARY S£W. EASEMENT ---- I 10' BRL LOT 84 I _ I m LOT 77 J SEE SHEET 24 II h 12194 SQ. FT.. N I 20' DRAINAGE I (16.00) ` EASEMENT 10' BRL - - wa _ N 6- 27 7' W 142.90 1 10' BRL83 - L cI 78 ca SEELOT SHEET 24 I �I I H 12194 SO. B til 10' BRL_ _ IV62'2T 17 W 142. go, t4i�•;-` IJ LOT 82 "� :.' Fm LOT 79 60 - SEE SHEET 24 l 12194 SQ- FT hl 10 � - t —�- N 622717 w r4290' (I LOT 81 SEE SHEET 24 ' 10BRL I I J JI Lea I� LOT 80 N 1569J SO. FT. '' 1 £17 14' WATERLINE EASEMENT — 7'1 10' GAS 100.20' `� � = � 0 0 NN o- ,o oA - - -- (191.91) (342.40) HA YVENHURST COURT A(58-51 9 �� 0.27• toT,ac 56' R� 50 0 50 GRAPHIC SCALE (IN FEET) NOTE: SEE SHEET 3 dr 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE l OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINL4 SCALF. I" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyor.; Telephone: (540) 662-4185 FAX (540) 722-9528 Foundrd in 1971 www.greenwayeng.u»n TH OF JASON G BLY No. 2619 3126 SHEET 23 OF 351 • L� C7 • EX 20' WATERLINE LOT 85 EASEMENT SEE SHEET 25 LOT 76 I I SEE SHEET 22 N 62'27' 17' W 144.10' I 0 - - o. I EX 4' SIDEWALK I I `.:. 10BRL I`. 20' SANITARY SEW. EASEMENT EASEMENT EX 1 I' PRIVATE Im ml FORCE MAIN LOT 84 I �� I LOT 77 EASEMENT 12296 SQ. FT. NI °p� ._ SEE SHEET 23 (16.00") 10' BRL — 20 DRAINAGE S 6r27' E 144.10� 1 EASEMENT 10' GAS EASEMENT I I � F— 10' BRL W LOT 83 12296 SQ. FT. I h o 0 N �n u 10 BRL — LOT 78 c� zIi _ N Z o S 62-27'�7 E 144.10� I- I "SEE SHEET 23 Q o a j� OC:�s -"a �1 1I Im LOT 82 ml I 12296 SQ. FT. �i '.: LOT 79 SEE SHEET 23 O I I I 10' BRL S 6227 17 E 144.10 I 1 r m L O T 8 1 Iml 16.D4') 16086 SQ. FT. 00 LOT 80 SEE SHEET 23 I I N 15-S9'56' W "i 49.0735' BRL 0 — _ J I 3' 14' WATRLINE I 25 \ EASEMENT EX 4' SIDD AWL K ns\� L9 1/L EASE ENT p q Ll0 C466 - ---__ i I Ito (l6 80) C48 N 58.53 J9 " W 6~ 2 27'17" W 84. 46 ' - — -- ---- _ 829.27' (TOTAL) ,N HA YVENHURST COURT (191.91) 56' R/W 50 0 50 NOTE. - GRAPHIC SCALE SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. (IN FEET) SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. ' FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION OF `I�G'� PHASE l o'TH OP£OUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA �, U 9 1ASON G. BLY No. 2619 ' "� SCALE: 1 " = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING Engeneen Ich Windy Hill Lane l A� p "�U Winchester, Virginia 22602 n Survevo%; Telephone: (540) 662-4185 FAX: (540) 722-9528 3126 SHEET 24 OF 35 Founded m 1971 www.greenwayeng-rnrn • 0 • OPEN SPACE B SEE SHEET 28 (12.18' 20' SANITARY SEW. EX DRAINA(14.54 GE o S 58'7J57� E 144.46' EASEMENT EASEMENT 10 BRL ,VI': LOT 88 m I 10.00' EX I I' PRIVATE 12455 SQ. FT. FORCE MAIN o� LOT 73l I EASEMENT SEE SHT 22 10, BRL . � 20" DRAINAGE S 62'27'17• E 144.10 EASEMENT BRL Ig LOT 87 + 12297 SO. FT. Q o dI Ih �� I LOT 74 J h SEE SHT 22 p 0 3 I I I 10' BRL I , h o Z w I I S sr27' E 144.10 10' BRL- �� O O N C2 C4 `` I LOT 86 � lir I h ..•.-I 12296 S0. FT. h "? LOT 75 SEE SHT 22 N , BRL — L : h S sr27'f7E I 10 I o -- LX 4' SIDEWALK i 10' BRL EASEMENT LOT 85 12296 FT. S0. • LOT 76 �I I ISEE I I I~ IO' BRL120' SANIIAR �EW. IO' GAS EASEMENT EASEMENT N sr2i't �• w —144. te, I l LOT 84 - - SEE SHEET 24 I. EX 20' WATERLINE I IF jj EASEMENT I 50 0 50 GRAPHIC SCALE (IN FEET) NOTE.• SEE SHEET J do 4 FOR LINE DATA AND CURVE DATA. SEE SHEET J5 FOR NOTES, AREA TABULA77ON, AND LEGEND. FINAL SUBDIVISION PI AT SOUTHERN HILLS SUBDIVISION PHASE I OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Fri veers Winchester. Virginia 22602 Sun•eyors Telephone (540) 662-4185 FAX (540) 722-9528 1 m-drd rn 1971 www.Rreenwayeng.corn TH OF f� U 9 3ASON G. BL4' No. 2619 3126 SHEET 25 OF 351 • • EX 20' WATERLINE { EASEMENT LOT 93 I{ _ SEE SHEET 27 S 61"10'50' E 145.04' 1 D' BRL I' I o C> (C) o LOT 92 o �o t 12618 SO. FT. m lr0� BRL, I S 61 "10 50 E 145.04 I W q`�'1 t � 10' BRL.. I o LOT 91 �I 12618 SQ. FT. j v r 10�BRL I • REMAINDER OF S 61' 10 50 E 145.04 T M. 85-A-138 2 I 0 1 Nn 51.9269 ACRES 2 I'.. -10 ' BRL - �20' DRAINAGE EASEMENT LOT 90 I� I EX 4' SIDEWALK COI "� 12618 SQ. FT. n toI I EASEMENT �l I [_ 10" BRL 13' S 61'10`50 E 145.04i tt 1 I o -- I oI I 10' GAS EASEMENT f- 10' BRL 20' SANITARY SEW. EX 5' DRAINAGE I I EASEMENT EASEMENT y I') o LOT 89 I i m q l 12979 SQ. FT. I oa N EX DRAINAG� I (16.56) EASEMENT#- IO' BRL `- O — NJ"09 T W 145.2Y EX I f' PRIVATE I I OPEN SPACE B I FORCE MAIN SEE SHEET 28 I I EASEMENT I I 50 0 50 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAI NOTE SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND - SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT FREDERICK COUNTY, V/RGINIA SCALE: j DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING L51 Windy Hill Lane f.nl;�rteerti Winehesrer, Virginia 22602 r�ry,nt Telephone (540) 662-418) FAX (540) 722-9528 Founded in 1971 www. green wayeng. corn • L� • olj � v Jo3� cco-� mo O oz N � � 2 2 REMAINDER OF T.M. 85-A-138 51.9269 ACRES _ EX 20' WATERLINE EASEMENT S 61'1050' E 145.04' 10 BRL �m LOT 95 m► 12618 So. FT. - I� " I 10' BRL S 61' 10 50 _E 145.04 10' BRL Im LOT 94 h 12618 SO. FT. ryI I I 1 _ 10' BRL— — S 61'-105 E 145.04 EX 5' DRAINAGE EASEMENT En 4' SIDEWALK EASEMENT ]]] LOT 93 i Im 12618 SO. FT. m w 13 Ip:: I 10' BRL 10' CAS EASEMENT ° N 611050' W 1 55.04' LOT 92 SEE SHEET 26 EX 1 I' PRIVATE FORCE MAIN EASEMENT 50 0 50 GRAPHIC SCALE (IN FEET) o� o � I vI [ 2.00' 20' SANITARY [`� 1 SEW. EASEMENT �o 20' DRAINAGE EASEMENT REMAINDER OF [ [ T.M. 85-A-138 c,3 { 51.9269 ACRES I t f I I) [ I NOTE SEE SHEET 3 k 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: _ DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane t.ngtneer% Winchester, Virginia 22602 surveyor\ Telephone. (540) 662-4185 FAX. (540) 722-9528 Tounded at 19/1 www.greenwayeng com �yTH OF �f ON G E31_Y No 2619 3126 SHEET 27 OF u • S 62'27'17' E \OsoJI1� 50.0 (1014) WESTCHESTER DRIVE I � TEMPORARY 22 3243' W 50' R/w S \CUC-DE-SAC EASEMENT 52.60't HEREBY CREATED 20' SAM SEW. ESMT REMAINDER S 59' 13'09' E T.M. 85-A- 138 142.23" 51.9269 AC ff� f OF R,Zp6D £37 �R\p�P� #p,p0 = \tlsl (10.02)01 14' WATER LINE ESMT � I A .1 �1 ,3 i LOT 73 h SEE SHT 22 o 2 20" SAN. SEW. ESMT (5.47 ) / 20" DRAINAGE ` IV 3109 05 E S 2732'43' W J `�' ES►iT v 12.19' 15.57" OPEN SPACE, LOT 89 � 3 LOT 88 SEE SHT 26 p B -� n SEE SHT 25 14863 SO. h fX 11 ' PRIVATE 0.34 AC. FORCE 41AIN EASEMENT � EX DRAINAGE 2 EX 4' SIDEWALK ESMT. EASEMENT �X 20• WATER LINE ESMT. N 27732'143" E 50.14' i TOWN RUN LANE (VA. ROUTE 1012) EX 45' RIW DR 433 PG 131 (40) i INSTR. NO. (5 ) 50 0 50 GRAPHIC SCALE (IN FEE-T) FINAL SUBDIVISION PLAT NOTE. - SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. SOUTHERN HILLS SUBDIVISION PHASE I OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINM -------------------- SCALE: 1" = 50' --- - -- --- -- DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 .Surveyurs Telephone: (540) 662-418S FAX: (540) 722-9528 1 ounded in 1971 www.greenwayeng.com TH OF Lf 9 SON G. BL6Y No. 2619 3126 SHEET 28 OF NE I* I* GORE o 0 2G65 R1o1P� PIN 85-A- 139 GARY L & STEPHEN P. SCOTHORN ZONE: RA USE: AGRI PIN 85-A- 147 FREDERICK- WINCHSTER SERVICE AUTHORITY ZONE RA 1 34 • PIN 85-A-131 RI TENOUR FARM, L.P. D8 753 PG 835 ZONE: RA oc' jj a OPEN / 33 \ SPAS 31 1 F 37 J r.- l_o_ o n P12J9 t/0REMAINDER O o 59 57 4 6_ 5 5t 5J. RESIDUE OF T.M. 8-5 A- 738 rr NORIW 51 9269 AC 61 r I 77 71 70 e I 6B "k—M)'O'ESUR ONVE OPEN LC( B - 7J )I 75 76 7B 95 91 93 97 9 r 90 B9,{I� B7 B6 BS 8t BJ TOWN RUN LA,vE (VA ROUTE 1072) 40' RIW - OB 433 PG 131 400 0 400 OPEN SPACE A SHEET INDEX GRAPHIC SCALE 1 '= 400 (lN FEET) f INA1 SUBDIVISION IIIAT „+„ SOUTHERN HILLS SUBDIVISION OF SE oTH OPEOUON MAGISTERIAL DIS��TDLRICK COUNIY, VIRGINIA �J�-AO - - -- - - --- - SCALE. 1" - 400' -- — -- -- - - - DATE: NOVEMBER 4, 2005 N G. B L Y GREENWAY ENGINEERING No. 2619 Engineers 151 Windy Hill Lane Winchester, Virginia 22602 Surveyors Telephone: (540) 662 -1ISS FAX: (540) 722 () .' , I ow,ded in 1971 www.green wavenl; c om 3126 SHEET 29 OF 35 0 . • • • MATCH LINE TO SHEET 31 OF 35 3 LOT 36 h F O h LOT 31 Lu Itt :1 E43 0 (13.67 ) ' LOT 38 20" WATER E16 LINE ESMT N 20' SANITARY I I SEWER ESMT 0go 1° ��012°65 ;1 LOT sa 0E01SotR1P� Q Q ~ LOT 59 C6 h �'. Q REMAINDER OF T-M. 85-A-138 �oI I LOT 60 51.9269 AC. 2 E42 / / (76.61) SANITARY SEWER ESMT 1 LOT 61 20' SANITARY l t E40 — NffARY SEWER ESMT ��} �� t SEWER ESMT TEMPORARY CUL-DE-SAC EASEMENT E39 HEREBY CREATED 10.05, !� (159.01) 10238" LOT 72 A - N 2732 43' E WES TCHES TER DRIVE N 52'27'17' W �c4o 50• R/W 50.00" � (6-49) LOT 73 OPEN NOTE.- 100 0 100 SPACE SEE SHEET 3 & 4 FOR LINE B DATA AND CURVE DATA GRAPHIC SCALE SEE SHEET 35 FOR NOTES, (IN FEET) AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION pTH OF Gf�C'r PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY. VIRGINL4 C) �� 9 SCALE: 1" = 100' r DATE: NOVEMBER 4, 2005 JASON G. BLY No. 2619 GREENWAY ENGINEERING C 11 I f (.< 151 Windy Hill Lone 0* Engineers Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX.- (540) 722- 9528 founded in 1971 www.gr-eenwayeng.corn 3126 SHEET 30 OF 35 • • • • R� O1PN 00,O 0 ` p65 M �NSjR � �5 OF "00� OPEN SPACE 17.5317 AC. 20' SANITARY SEWER ESMT I fo I 1 I ; f4 REMAINDER OF LAM. 85—A-138 51.9269 AC. I I b L01 56 ►' MATCH LINE TO SHEET JO OF 35 100 0 100 GRAPHIC SCALE (IN FEET) 3 79" £29 20" ORAIMCE ESMT N 0038'17" E 70.67" NOTE. SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA S£E SHEET 35 FOR NOTES, AREA TABULA770H AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 150 DATE: NOVEMBER 4. 2005 GREENWAY ENGINEERING 151 Windy flill Lane -,ngineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX-- (540) 722-9528 I owuled m 1971 www.greenwayeng-com TH Op `O '18 U 9 ON G. BLY No. 2619 Illq-I0� 3126 SHEET 31 OF 351 • • • • 100 0 100 IRS ® 25.00' PIN 85-A-131 GRAPHIC SCALE — _ (IN FELT) RI TENOUR FARM, L.P. N 89'0728• W D8 753 PG 835 cn J22.98' �� ,3T O ZONE: RA v o, 7.5 VEGA WIVE- BUFFER - - pp., O rn V.— h o tib ti N O y s WATER LINE ESMT �� �• S 0 1,06,38, W 73.70' W Q h�co O� PIN 85-A- 139 ~ ai GARY L. & STEPHEN P. SCOTHORN S 79'49'51' W 281.56' (L=43.68) (L=95(L=11.5J) .73) n� E60 Lc# o - N OXJ5 20" E `Fr 118.72' o� N 30'2446' W 129. 10' r 20' SANITARY ` 20 SEWER ESMT DRAINAGE ESMT OPEN SPACE A £61 I N 89'21 "43' W 17 5317 AC. 290.26 I ZONE: RA USE' AGRI. 3Q' INGRESS/ I N 00'04 57" E o EGRESS ESMT . -- 135. 18' V w N I5'35 "68 W NOTE: �� 68.45' 20' SANITARY SEE SHFFT 3 & 4 FOR SEWER ESMT LINE DATA AND CURVE ro SEE SHEET 34 FOR £62 E64 E63 DATA. SEE SHEET 35 FOR c , PUMP STATION DETAILA NOTES, ARETABULATION, v, (TO BE CONVEYED TO FCSA) � AND LEGEND. (24.00) S I1'07'03• E E65 N 38"19*16- E 3722 16.15' 6 / N 35'1J• �965, E f I( O 3 I 4+ ti a N 03'25 04" W 0 I ' o - 104.05' v I N 0 S 22 3741 " W ^' o N 08'45'49' E —280.04' 7111' a I MATCH LINE TO SHEET 33 OF 35 FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION OF yf�cr PHASE l oTH OPLOUON MAG.11£RIAL DISTRICT, fRLULRICK COUNIY VIRGINIA � �� �. 9 SCALE: 1 " = 150' DATE: NOVEMBER 4, 2005 U ON G. BLY - GREENWAY ENGINEERING No. 2619 „I4 os- I 151 Wendy Hill Lane I-.nbrneers Winchester, �rgznta 22602 lqa _ �i ''O S�� Surveyor; lelephorte O40) 602-4185 FAX (540) 722 9528 T ourtdrr! 19'1 www.Kreenwayeng.conr 3126 SHEET 32 OF _I A J • • • MATCH LINE TO SHEET 32 OF 35 30' S4NlTARY I. S 22'37'41 ' W SEWER ESA4T 73.II' N 0370'45 " W -j , ry Lf) 328.19' I ► �Qq r I ►W S 03'20'45" E=-� v v b � 282.93' f O OPEN SPACE A N 02'53.17' W f � 17.5317 AC. 75.12' S o, bco O c., w o 100 0 100 PIN 85—A— 139 S 0 GARY L. & ti N GRAPHIC SCALE STEPHEN P. (IN FEET) SCOTHORN c, I I ► ZONE. RA CA I USE.- AGRI. N -rl N DO' 13'48' E ► 269.38' II� I a REMAINDER OF f T.M. 85—A-138 51.9269 AC. NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE _ N DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, 1m u1 1 u AND LEGEND. 30' SANITARY SEWER ESMT N 19'38 51 " W 235.49' �1 1 ^� ^ !� 20' SANITARY r SEWER ESMT 0 0 F69 PIN 85-A-141 /d ► FREDERICK- lr-� S 05'41'10" W WINCHESTER SERVICE h I 538.68' AUTHORITY =� r 071 59' E ZONE: RA I MA TCH L INF TO SHEET .34 OF 35 FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION "` v" PIt �r PHASE l OPEOUON MAGISTERIAL DlSTRlC/, FKfDEKICK COUNTY, VIRC/N/A U � B)L a SON SCALE: 1 " = 150' DATE: NOVEMBER 4. 2005 -- ENGINEERINGos NBL �19 . 2GREENWAY i 151 Windy Hill Lane Engineers Winchester, Virginia �qpR 42) 22602 Surveyors 7elephone. (540) 662-4185 FAX (540) 722-952H Fowided ... lQ/1 www.greenwayengcurry 3126 SHEET 33 OF 35 • 0 MATCH LINE TO SHEET 33 OF 35 S 10'0159• E OPEN SPACE1A' 17.5317 AC. ! 503.02' I I' N 0672159' E 548.07' N lot b of N it h �n Z4! 3 �p o / o a a REMAINDER OF PIN 85-A-141 m Z o' o T.M. 85-A-138 FREDERICK- '; �, 51.9269 AC. WINCHESTER SERVICE AUTHORITY o_ ' ZONE.- RA 0 • 20' SANITARY O .SEWER £SAT 6b C, N 47'23.14' E (32.33) 111.61 POST POST 5 Kv NOTE. SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. 100 0 100 GRAPHIC SCALE (IN FEET) N 15'35 03" W PUMP 68.45' STATION LOT 3900 SO. F7. (TO BE CONVEYED TO FCSA) 9 �6 -:� y 'PUMP STATION DETAIL ` 62 (FROM SHEET 32) 1 "=50' 1 E63 / E64 i- N 38-19'16" E s `40 76.15' E65 o$ ;�. ,4 7 OPEN F 6 SPACE A o ° 17.5317 AC. �, I 566-1 C % a E72 N a FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT. FREDERICK COUNTY. VIRGINIA -- SCALE: 1" = 150' -------- -- ---- DATE [YOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lone Fri ,�mrvrs Winchester, Virginia 22602 .Surveyors Telephone. (540) 662 4185 FAY.' (540) 722-9528 I ooded in 1971 www.greenwayeng.com REMAINDER OF TAX PARCEL 85-A-138 51.9269 ACRES 3126 SHEET 34 OF 35 • NOTS 1, THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS FIRM. 2. NO TITLE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. J. THIS PROPERTY LIES WITHIN ZONE C" AN AREA OF MINIMAL FLOODING, AND ZONE A , AN AREA OF 100 YEAR FLOOD, PER FIRM COMMUINITY PANEL 1510063 0200B, DATED JULY 17, 1978. 4. ALL CORNERS TO BE SET WITH 112' IRON REBAR WITH CAP, UNLESS OTHERWISE NOTED. 5. SETBACKS UNLESS OTHERWISE NOTED ARE. FRONT = 35' SIDE = 10' REAR = 25' 6. AGRICULTURAL USES EXIST ON THE SOUTH AND EAST, THE EW/NG FAMILY CEMETARY EXISTS WITHIN THE RESIDUE PARCEL (FUTURE DEVELOPMENT) AND WASTEWATER TREATMENT FACILITIES EXIST OR PREVIOUSLY EXISTED TO THE NORTH OF THIS SITE. 7. A 75' VEGATARVE BUFFER IS PROVIDED ALONG THE RITENOUR FARM ON THE REAR OF LOTS 72 THROUGH 26 AND A PORTION OF OPEN SPACE A PER SITE PROFFERS. THIS EASFMENT IS FOR THE RESTRICTION OF CONSTRUCTION OF HOMES AS WELL AS LIMITING THE CLEAR CUTTING OF TREES LARGER THAN 4' IN DIAMETER. C' N STORM SEWER/ WATERLINE CASEMENT BRL = BUILDING RESTRICTION LINE DRAINAGE EASEMENT ® HEREBY DEDICATED • = POINT HEREBY DEDICATED O = IRON REBAR SET SANITARY W/L = WATERLINE EASEMENT SEWER CIL = CENTERLINE P HEREBY DEDICATED TABULATION LOTS = JO.4738 ACRES FC54 PUMP STAI70N LOT = 0.0895 ACRES OPEN SPACE A = 175317 ACRES OPEN SPACE B = 0.3412 ACRES RIGHT OF WAY = 5.1772 ACRES TOTAL OF PHASE 1 53.6134 ACRES PARENT TRACT (ORIGINAL) = 105.5403 AC °FS TOTAL OF PHASE 1 =—53.61J4 ACRES RESIDUE OF PARENT TRACT = 51.9269 ACRES FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGIN14 SCALE: DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy liftll Lane L.ng�neers Surveyors Winchester, Virginia 22602 Telephone (540) 662-4185 FAX (.540) 722-9528 1 u«ndrd to 1971 www.greenwayeng.com 3126 SHEET 35 OF 3 • FREDERICK COUNTY. SCT. instnment of writing Was produced to me oa ivi tt certi Cate of 3dmrnviedgement thereto annexed admitted to record. T unposed by Sec. 58.1-802 of V,% A and S8.I-R01 have heen paid, if assemahte 0 0 z t u u i a O H L 0 oc ! I �,90) COMMONWEALTH OF V IRGINIA 24 West Piccadilly Street Suite A Winchester, Virginia 22601 Ol 2-1737 William H. Gordon Associates, Inc. 540-54 (fax) 540-5420-542-1923 Description of a portion of the property of Arcadia Development Co. being Tax Map 85A, Parcel 138 and Phase I Southern Hills Subdivision Opecluon Magisterial District Frederick County, Virginia Beginning at an iron re -bar on the southeasterly right of way line of Town Run Lane (Route 1012) marking the most westerly corner of the property now or formerly of Mary Virginia Stickley Estep; thence departing said southeasterly right of way line of Town Run Lane with the southwesterly line of said Mary Virginia Stickley Estep and continuing with the southwesterly line of the property of the Town of Stephens City, Virginia S 570 27' 06" E, 1,070.97 feet to a post on the northwesterly line of the property of Frederick Winchester Service Authority • marking the southwesterly corner of said Town of Stephens City, Virgina; thence with said northwesterly and westerly lines of said Frederick Winchester Service Authority S 35' 39' 41" W, 129.60 feet to a post and S 12' 28' 43" W, 138.09 feet to a point in Stephens Run; thence with said Stephens Run and said westerly line of Frederick Winchester Service Authority S 230 37' 49" W, 210.50 feet to a point; thence continuing with said Stephens Run, said westerly line of Frederick Winchester Service Authority and continuing with the westerly line of the property now or formerly Gary L. Scothorn, et al. the following eleven (11) courses: S 10' 01' 59" E, 503.02 feet to a point; S 06' 33' 00" E, 357.62 feet to a point; S 08' 57' 24" E, 147.49 feet to a point; • Engineers • Surveyors • Land Planners • Landscape Architects Description of a portion of the property of Arcadia Development Co. being Tax Map 85A, Parcel 138 and Phase I Southern Hills Subdivision Opequon Magisterial District Frederick County, Virginia Page 2 S 220 37' 41" W, 73.11 feet to a point; S 07' 38' 56" E, 132.87 feet to a point; S 11 ° 07' 03" E, 280.73 feet to a point; S 030 29' 29" E, 126.18 feet to a point; S 01 ° 06' 38" W, 73.70 feet to a point; S 070 01' 45" E, 136.51 feet to a point and S 100 15' 30" E, 147.36 feet to a re -bar on the northerly line of the property now or formerly of Ritenour Farm, L. P. marking the southwesterly corner of said Gary L. Scothorn, et al.; 0 thence with said northerly line of Ritenour Farm, L. P. N 890 07' 28" W, 850.37 feet to a point and N 89' 50' 30" W, 581.24 feet to a post; thence with the northwesterly line of said Ritenour Farm, L. P. and continuing with the properties now or formerly of William L. Ramey and the property now or formerly of Henry F. Kent N 580 56' 39" W, 1,133.87 feet to a point on the aforementioned southwesterly right of way line of Town Run Lane, said point being S 580 56' 39" E, 5.01 feet from the northwesterly corner of said property of Henry F. Kent; thence with said southeasterly right of way line of Town Run Lane the following five (5) courses: N 27' 32' 43" E, 1,579.53 feet to a point; N 28' 49' 10" E, 801.41 feet to a point; Engineers • Surveyors • Land Planners • Landscape Architects Description of 0 a portion of the property of Arcadia Development Co. • being Tax Map 85A, Parcel 138 and Phase I Southern Hills Subdivision Opequon Magisterial District Frederick County, Virginia Page 3 N 29' 00' 04" E, 163.97 feet to a point; S 61 ° 10' 17" E, 15.00 feet to a concrete monument and N 280 57' 03" E, 139.28 feet to the point of beginning. Containing 4,597,425 square feet or 105.54236 acres of land. • 0 Engineers • Surveyors • Land Planners • Landscape Architects 0 Proted On 0712WO06 By APPLE COLA. . A©57RACTORS 0 • 0 THIS DEED, made and dated this _( day of Oct, 2002, by and between SOtrrHERN HULLS, L.C., a Virginia limited liability company, hereinafter called t`.re Grantor, and ARCADtA DEVELOPMENT' CO., a Califorrua corporation, hercinaRcr called the Grantee. WITNESSEPH_ That for and in consideration of the sum of Ten Dollars and other good and valuable consideration, the receipt of which us hereby acknowledged. the Grantor does hereby grant and convey, wtt.'r General Warranty and English covenants of title except as set forth below, unto the Grantee. to fee simple, all the following real estate together with the improvements thereon and the ap?urtenanccs thcrcunto belonging: All that certain parcel of land in Opequon Magisterial Distract, Frederick County, Virginia, lying about one mile south o[Stcphens City, containing 107.069 acres, more or less, ask shown on boundary survey by Douglas C: :.eggc, L.S dated February 8, 2001, a copy of which is artachcd t:, the dad recorded as Instrument No. 0100) 2065. This is the same property conveyed :o the Grantor herein by deed from William Henry Herrell dated SeptamIticr 6, 2001. of record in the Clerk's Officc of the Crcurt Coort of Frederick County, Virginia Instrument No. 010012065 Reference is hereby made to the aforesaid instruments and the references [herein contained for a more particular descnptior. of :hc propery hereby conveyed. This conveyance is made subject to alt eoscmer•s, rights of way and restrictions of record affecting the subject property WITNESS the following signatures a d seats on behalf of Southem Fills, 1. C. > Rr�vz9J' v5 vs..dr eN „cy C C-) C.1 rV 0 • ftMkd On OMM00b8y APP(ECOUn . ABSTRACTORS I C C—J I (SEAT.) ! � )avid �+tt�i, M / / •Y (SEAL) R d V Stuck)c, Member I � STATE OF VIRGTNIA, CITY OF WINCHESTER, • to -wit. Acknowled ed before me thus 1(a g day of October, 2002, by David B. ! Holiday and Ronald V. Shickle, members of Southern Hills, L.C., on behalf of the t company.. i t l _ My commission expires N. _..—Pt:bbc vt2G1N1A: FRF.D.:.iC6 COJt+TM. GC T'.in in�truTent of urc:dv w�u p••`e�aJ io me an A Wi�F. cc�:. -,. • �t ••O,:•r c nt.. ._: �hr. 1n:x:x:4 t •x_ 1'S! 5v2ot ' S� 700 ! 9..,- Sfi i snt h., - :, t...l a a�scmatt ' 41111-. A144— - Ot' k i` .171 y'i mS -�Isuazwej p,dV hc.t .0 0 0 OG�0�3 33 _ci) THIS DEED OF DEDICAT10\, SUf31)I` ISION AND EASEMENT is made this FT"- day of , 2006. by and between ARCADIA DEVELOPMENT CO., a California corporation (hereinafter rcfcrr(fd it) as the "Owner"); SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC., a Virginia non -stock corporation (hereinafter referred to as the "Assoc ta(ton"); the BOAIZD OF SUPERVISORS OF I+REDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as the "County"); and the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic (hereinafter referred to as the "Authority"). W 1 -1 N F. S S F T I I WHEREAS, the Owner is the owner and proprietor of certain real property (the • Property) as shown on Plat of Jason G Bly, I_ S , dated November 4, 2005, entitled "Final Subdivision Plat, Southern Hills Subdivision, Phasc I" and prepared by Greenway Engineering of Winchester, Virginia, certified land surveyors (the "Plat") which vOjj_z_- WHER1,AS, there are no monetary hens on the Property; and WHEREAS, the Property is situate to the Opcquon Magisterial District, Frederick County, Virginia; Owner having acquired the Property by deed recorded as Instrument No. 020017748 among the land records of Frederick ( ounty, Virginia; and WHEREAS, it is the desire and intent of 0%%ner to subdivide the Property into lots and parcels and a Residue, and to dedicate, grant and convey to the County, its successors and assigns, for public use. the streets .ind thoroughfares in accordance with 0 11 • r, L J this Deed of Dedication, Subdivision and Fasement and the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the Association the land identified as open space in the location shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the County and the Authority the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the Authority the land identified as the pump station lot in the location as shown on the Plat and as hereinafter provided. NOW THEREFORE, in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby subdivide the Property containing 105.5403 acres, more or less, into lots and parcels, to be known as Open Space "A" and Open Space "R", inclusive; and Lots I through 95, inclusive, Phase I, Southern Hills Subdivision. and a Residue of 51.9269 acres in accordance with the Plat which is expressly mcorporrtcd herein and made a part of this Deed of Dedication, Subdivision and F.asemerlt TH-IS DEED FURTHER WITNESSE-1 H, that. in consideration of the premises and the sure of One Dollar (51.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant. dedicate. and convey to the County, in fee 11 CD CD 0 0 O simple, the 5.1772 acres for public street purposes as shown on the Plat. This dedication is made in accordance with the statutes made and provided therefor. THIS DEED FURTHER WITNESS[. I Il that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid. receipt of which is hereby acknowledged, Owner does hereby grant, dedicate and convey unto the Association, in fee simple, Open Space "A" (containing 17 5317 acres), and Open Space "Q" (containing 0.3412 acres), which Parcels collectively total 17 R729 acres, as shown on the Plat. THIS DEED FURTHER WITNE:SSETH that to consideration of the premises and the sum of One Dollar ($1.00), cash to hand paid. receipt of which is hereby acknowledged, Owner does hereby grant, dedicate and convey unto the Authority, in fee • simple, the 0.0995 acres for the pump station as sho.,,n on the Plat. THIS DEED FURTHER Wl1NFSSETFI that in consideration of the premises and the sum of one Dollar ($1.00), cash to hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and corner unto the County, its successors and assigns, the easements as hereafter set forth in the respective locations shown on the Plat and incorporated herein by reference as follows SANITARY SF.WI:R F ASI-.MENT Easement for the purpose of tnstalhn,,, con,tructing, operating, maintaining, repairing, replacing, adding to, or allering present or future sanitary sewer lines, including manholes, building connection lines and other appurtenant facilities for the collection of z 0 0 • O v fN sanitary sewage and its transmission through and across the Property as shown on the Plat. The above -described sanitary sewer caseriicm is subject to the following conditions: 1. All sewer lines and appurtenant facilities which are installed in the easement shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have Dull and free use of said easement for the purposes named, and shall have all nghts and pn,. tleges reasonably necessary to the exercise of the rights granted in the easement including the right to access to and from the easement and the right to use adjoining land where necessary; provided, however, that • this night to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the nuntmum extent necessary for such construction and maintenance, and further, this right shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. 3. The County shall have the right to trim, cut and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easement being conveyed, deemed by it to interfere «tth the proper and efficient installation, construction, operation, and maintenance of said sc�kcr Imes and appurtenant facilities; provided, however, that the County at its own crpcnsc shall restore as nearly as possible to their original condition all land or prcniiws v-lm h me disturbed in any manner by the construction, operation, and matntcnancc of hard ,c"cf lines and appurtenant facilities. E 0 O �1 W Such restoration shall include the back filling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of -)awns or pasture areas within and outside the easement, and the replacement of structures and other Facilities located outside the easement, but shall not include the replacement of strictures, trees and other facilities located within the easement. 4. Owner reserves the right to make use of the casement herein granted which may not be inconsistent with the rights herein cony eved, or interfere with the use of said easement by the County for the purposes named, provided, however, the Owner shall comply with all applicable County ordinances and regulations prior to erecting any building, roadway, other structure, or fence on the casement. • This easement shall be perpetual and shall run with the land. This easement shall be binding upon the Owner, its successors and/or assigns and shall inure to the benefit of the County. its successors and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the County all appurtenances and facilities located within the above -described sanitary sewer easement. DRAINAGE EASLMFNT Easement for the purpose of installing, consinicting, operating, maintaining, repairing, replacing, adding to, or altering prescni or (uturc storm drainage ditches, lines, or other drainage structures or facilities, plus nccrti`drb inlet structures, manholes, and 0 E appurtenances for the collection of storm waters and its transmission through, across and upon the Property, said easements being more particularly bounded and described on the Plat. The above -described drainage easement is subject to the following conditions: 1. All drainage lines and appurtenant facilities which are installed in the easement shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have Bill and free use of said easement for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the rights granted in the easement, including the right of access to and from the easement and the right to use adjoining land where necessary; provided, however, that this tight to use adjoining land shall be exercised only (luring periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction and maintenance, and further, this right shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. 3. The County shall have the right to tnm, cut and remove trees, shrubbery, fences, strictures, or other obstructions or facilities in or near the easement being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance ofsaid storm drainage lines, .tonri drainage facilities, and appurtenant facilities; provided, however, that the County at its o\.�.n expense shall restore as nearly as possible, to their original condition, all land or premr,es which are disturbed in any manner by the installation, construction. operation. and maintenance of said storm 0 drainage lines, storm drainage facilities, and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of' fences and shrubbery, the reseeding or resodding of lawns or pasture areas within and outside the easement, and the replacement of structures and other facilities located outside the easement, but shall not include the replacement of structures_ trees, or nther facilities located within the easement. 4. Owner reserves the right to make use of the easement herein granted which may not be inconsistent with the rights herein conveyed. or interfere with the use of said easement by the County for the purposes named, provided, however, the Owner shall comply with all applicable County ordinances and regulations, prior to placing any building, roadway, other structure, or fence on the easement. This easement shall be perpetual and shall run with the land_ This easement shall be binding upon the Owner, its successors and/or assigns and shall inure to the benefit of the County, its successors and assigns. This Deed further witnesseth that Ior and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the County all appurtenances and Facilities located within the above -described drainage easement. WATER[ INF I_A�LNIFNT Easement for the purpose of insialhn-, consinicring, operating, maintaining, repairing, replacing, adding to, or alterin- present or future water mains, including fire is O 10 E • • hydrants, valves, meters, building service connections. and other appurtenant facilities for the transmission and distribution of water through and across the Property, said easement being more particularly bounded and described on the [']at. The above -described waterline easement is subject to the following conditions: 1. All water mains, waterlines, and appurtenant facilities which are installed in the easement shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have full and Free use of said easement for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the rights granted in the casement, including the right of access to and from the easement and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction or maintenance, and further, this nght shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. 3. The County shall have the right to trim. cut. and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easement being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said water trains, waterlines, and appurtenant facilities; provided, however, that the County as its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easements which are disturbed in any manner by the construction. operation, and maintenance of 6 O • O said water mains, waterlines and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding or lawns or pasture areas, and the replacement of structures, and other facilities located outside the easements, but shall not include the replacement of structures, trees, and other facilities located within the easements 4. Owner reserves the right to construct and maintain roadways over said easements and to make use of the easements herein granted which may not be inconsistent with the rights herein convcvcd or interfere with the use of said easements by the County for the purposes named; provided however, that Owner shall comply with all • applicable County ordinances and regulations prior to erecting any building, roadway, or �J other structure, except a fence, on the easements This easement shall be perpetual and shall n,n w ith the land. This easement shall be binding upon the Owner, its successors and assigns and shall inure to the benefit of the County, its successors and assigns. This Deed further witnesseih that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt ol' which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the County all appurtenances and facilities located within the above -described waterline easement. TEMPORARY ('t:L-DF-SA(" EASEMENT A temporary cul-de-sac casement during the period of construction and during any suhsequent period in which maintenance, repairs, or construction thereof may be n • 0 • CD co necessary, to become null and void at such time as the purposes for which the easement was created no longer exist, as more particularly hounded and described on the Plat. This easement shall be perpetual and shall nun �� iih the land. This easement shall be binding upon the Owncr. its successors and/or assigns and shall inure to the benefit of the County, its successors and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the County all appurtenances and facilities located within the above-descnbed temporary cul-de-sac easement. • VEGETATIVE BUFFER EASEMENT THIS DEED FURTHER WITNESSLl 11 that in consideration of the sum of One Dollar ($I.00), cash in and paid, receipt of which us hereby acknowledged, the Owner does hereby grant and convey unto the County, its successors and assigns and the Association, its successors and assigms, a vegetative buffer casement in the area shown on the Plat. Within this easement no trees, or other lohagc providing canopy coverage pursuant to any duly adopted County ordinance shall be denuded, defaced, or disturbed in any manner, nor shall this easement area be improved �-k ith any building or structure, except for required utility and storm water management installations. Further, this easement area shall not be subject to \,ehicular acccs� ether than maintenance vehicles, without the prior written approval of the County Rmh the County and the Association shall have the right to inspect and maintain ;iny aic,i „hich lies within this easement, and • 0 to remove any improvements or other items which are constructed or located within this easement in contravention of the terms stated herein I he association shall be responsible for maintenance of this easement. The maintenance of this easement shall not be the responsibility of the County or the Commonwealth This easement shall be perpetual and shall rim \vith the land. This easement shall be binding upon the 0\.k ner, its successors and/or assigns and shall inure to the benefit of the County, its successor,, and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, • the Owner grants and conveys, in fee simple, to the County all appurtenances and facilities located within the above-descnhed vcgetatn c buffer easement. THIS DEED FURTHER WTFNFSSFTI I that in consideration ofthe premises and the sum of one Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the Authority, its successors and assigns, the easements as hereafter set forth in the respective locations shown on the Plat and incorporated herein by reference as follov s INGRESS-I:(;RFSS [ASLMENT THIS DEED FURTHER Wl"fNE.SSE I I I that inconsideration of the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner does hereby create and establish an easement for ingress and egress over and across the 17� O :1� 0 Property for the benefit of the Authority as more particularly bounded and described on the Plat. This easement shall be perpetual and shall run with the land. This easement shall be binding upon the ( )\ ner, its successors and/or assigns and shall inure to the benefit of the Authority, its successors and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the Authority all appurtenances and facilities located within the above -described ingress -egress easement. This Deed of Dedication, Subdivision and Fasement is made in accordance with the statutes made and provided in such cases including Section 15.2-2240 et seq. and Section 15.2-2264 et seq. of the Code of Virginia I950, as amended; with the approval of the proper authorities of the County of Frederick. Virginia, as shown by the signatures affixed to the Plat, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land embraced within the bounds of said subdivision. IN WITNESS WHEREOF, the Owner has executed this Deed of Dedication, Subdivision and Easement. FURTHER WITNESS the follwxinv signatures and seals: O Co r---) • C ARCADIA l)f:VELOPMENT CO. By - Name ��'�.!►1(��� - — — Title V1 r', I:J !1 tT STATE OF CALIFORNIA COUNTY OF jayJ,-J I«f i` , to wit I, the undersigned Notary Public, in and for the jurisdi tion aforesaid, do hereby certify that t✓ 1 � (OWL(J, _ as __ _.0 ( f j� e t.'a of ARCADIA DEVELOPMENT CO., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my junsdiction aforesaid. 411 GIVEN under my hand and seal this i 1 day of , YkAt- 2006. My Commission Expires:i Notary Public GINA 2 Cor rt )n / 11664216 ttor*o C>aa cm ty � Ap 23, 201 i 11(:�t�n[nl%%rItin.t,tta\1);tu!uictlNwrnt.•un . .'; Iit. fL IC Lt. tN It tl`_1111, 111 Ili, (i!tt:tl'.Ili\ill :II_t: !:� I.tt1I„' i:ll 1111[lttati It\ •li, i� !.\Il�lll .t11,1 i-N111 11.1\; h..n p.utl t�w�Ez A'a4ve-nS• PO F, recta; ttr VP 2oi 3 060017657 N N o J ' TI11S DEED, mule this gth day of July. 2006. by and tx:rween ARCADIA DEVELOPMENT -CO. a California corporation. GRANTOR, parry of the first part; and ARCADIA-SOjf_THFRNILLS I. L C . a Virginia limited liability company. GRANTEE, party of the second part 0 WITNESL.TH: That for and in consideration of the premises and be sum of'fen Dollars (b10.00) cash in band paid, and other good :utd valuable consideration, the receipt 1, of which is hereby acknowledged by the parry• of tlx fust part, the said Arcadia y Development Co., a Califon ua corporation, party of the rust part, does hereby ' bargain, sell, grant, and convey with Special Warranty of title and in fee simple unto the said Arcadia Southern Hills, L L C a Virginia ]immix! liahility company, party ' of the second part, all those certain Iots or paresis of Idnd, together with U improvements thereon and appurtenances thereunto appertaining, situate, lying and bring in Frederick County, Virginia, and being more particularly described on •J All those certain IwSut parcels of land, tugcther with improvements thereon and appurtenances tbereunto appertaining, situate, lying and being in die Fown of yVtTRltesccr - Frederick County, Virginia, and being more particularly described as follows. Dpevlt..ni> i si'a= c1 rrttUS, qr-tJ-� Lots I through a, inclusive, and Lots 73 through 88!PHASE 1, SOUTIIF" I111.1 S SUBDIVISION, as the same appears duly dedicated, platted and recorded as Instrument no 060011598. among the land records of Frederick County. Virginia. � X << AND BEING a portion of the same property as conveyed to Arcadia Development Co r� by deed recorded as instriunent no. 020017148, among the aforesaid land records. 0 • • 0 P N N �X7 This conveyance is made subject to al} casements, restrictions, covettaats, conditions, and rights -of -way contaused in the dot umcni forming the chain of utle to the property hereinabove described. IN WITNESS WHEREOF, Grantor has caused this deed to be executea ou its behalf by the undersigned officer of the company pursuant to authority hcretoforc duly btvcu. ARCADIA DLVELOPMEN"T CO. a Caltforuia corporation By E.li Rciabatd, Pi ent STATE OF CALIFORMA COUNTY OF SAN TA CLARA- ro-urt 2oOty The foregoing document da b"il' day of 1Ltl , f999-, was acknowledged before nx this day of�n+JLL+ on behalf of Arcadia Development Co., a California corporation, by BCuhe^Ll—. ffesidsa� -- My Conunission Expires: Nov. Vll;UMA.FREDLIMCKCUU`-I) -(A fhi� iGUrum u! �(urtLn; .� 1i V%OJuC.d IU we o1 ,�ZD,�,, ,J I `,11 hc�, n:rn tIJ�J d dUissabk Notary Public1 MdvY Rb1c • Cdlvys Ow. so m Clan cow" W tit♦. 4pM Ilov (l, V lewDetail 0 • • 40 Real Estate Public Inquiry Ticket Detail 2006 REAL ESTATE TAXES Department# : RE2006 Ticket #: 9790002 FRQ: 2 Sup#: 0 Name: ARCADIA DEVELOPMENT CO Account#: 25340 Name 2: Map#: 85 A 138 Address: Description: 51.92 ACRES PO BOX 5368 SAN JOSE, CA 95150 Bill Date: 12/05/2006 Due Data• 12/05/2006 Page I of I Land: $2,731,300 Improve: $234,400 Use: Original Bill: $7,784.96 Payments: $7,784.96- Acres: 107.7 Penalty Paid: Int Paid: Discount: Amount Owed: Other: Last Date: 11/29/2006 Total Owed: Penalty: Interest: Note that if payment has been received time. Please check the urehcitP :,tea; within the last 10 business days. any returned items may not be posted at this Date Type Transaction # Amount Balance 12/5/2006 Charge 0 $7,784.96 $7,784.96 11/29/2006 Payment 16391 ($7,784.96) $0.00 I Use the print key for your browser to print a copy of taxes paid for this year. ,e: S a�9t , https://www.co.frederick.va.uslapplications/REPtibilclnqutry/ViewDeLail.aspx . 12/20/2006 ViewDetail Page 1 of 1 0 Real Estate Public Inquiry Ticket Detail 2006 REAL ESTATE TAXES Department# : RE2006 Ticket #: 9790001 I+RQ: 1 Sup#: 0 Name: ARCADIA DEVELOPMENT CO Account#: 25340 Name 2: Map#: 85 A 138 Address: Description: 107.07 ACRES PO BOX 5368 SAN JOSE, CA 95150 Bill Date: 06/05/2006 Due Date: 06/05/2006 Land: $2,731,300 Improve: $234,400 Use: Original Bill: $7,784.97 Payments: $7,784.97- Acres: 107.7 Penalty Paid: Int Paid: Discount: Amount Owed: Other: Last Date: 06/01/2006 Total Owed: Penalty: Interest: Note that if payment has been received within the last 10 business days, any returned items may not be posted at this time. ]'lease check the website again. Date Type Transactio❑ it Amount Balance 6/5/2006 Charge 0 $7,784.97 $7,784.97 6/1/2006 Payment 1448 ($7,784.97) $0.00 1 Use the print key for your browser to print a copy of taxes paid for this year. New Search] I Previous https://www.co.frederick.va.us/applicationsIREPubl icInquirylViewDetall.aspx 10/3/2006 6 40 LINE BEARING DISTANCE L1 N 29'00'04" E 164.05' L2 S 61'03'49" E 40.00' L3 N 28'57'03" E 139.28' L4 S 35'39'41" W 129.60' L5 S 12'28'43" W 138.09' L6 S 23'37'49" E 210.50' L7 S 08'57'24" E 147.49' 1-8 S 22'37'41" W 73.11' L9 S 07'38'56" E 132.87' L10 S 03'29'29" E 126.18' 1-11 S 01'06'38" W 73.70' L12 S 07'01'45" E 136 51' L13 S 10'1 ¢ a QCD � M 100 o o EX. 20' POWER EASEMENT ST IRS 90A Fs� /q F,o Cf�F T. V. C6s�9 F O'4D FRAME �. 5'30" E 147.23' ///,�0 G� �/ o �� 8LOG. EX. 15' R/W O D8 XX PG XX EX. 20' SEWER ESM'T D8 74J PG 128 OJ�oe� /Z' 0 EX. FRAME DWELLING AND FARM BUILDINGS PIN 85—A —138 ti / / CEMETER YQ / COR. POST 0 23.65' O Q� � °� �,o/N 8S� •�• � � D 889 q�! q•78� 36' WHITE vo 9 A �q'�1F OAK REVISED: APRIL 1, 2002 C�Aj y wo'"AW POST PIN 85-A-141 FREDERICK WINCHESTER SERVICE AUTHORITY DB 608 PG 671 �o 2 w'i o N1 "Z - Im Q') co z � rn ti �_� 00 r, �� r ,lb r R.F w�1 N 89 21 '43" W 1436.67' w 1. NO TITLE REPORT FURNISHED. 2 EASEMENTS MA Y EXIST THA T ARE NOT SHOWN. 3. BOUNDARY INFORMA TION SHOWN /S BASED ON AN ACTUAL FIELD RUN SURREY COMPLETED DECEMBER 20, 2000. BOUNDARY SURVEY OF THE LAND OF DORO T H r H. CARBA UGH DEED BOOK 236 PA GE 160 OPEOUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA PIN 85-A-131 POST RITENOUR FARM, L.P. 5.50' DB 753 PG 835 LEGEND: CMF - CONCRETE MONUMENT FOUND IRS - IRON ROD SET DATE-.- 210812001 1 SCALE- 1`-400' 1 SHEET 1 OF 1 1 Marsh & Legge Land Surveyors, P.L.C. 560 NORTH LOUDOUN STREET - WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 - FAX (540) 667-0469 - EMAIL: office®marshandlegge.com LTH OF U 9 Douglas C. Legge No. 001197 10 ; 'VD SURNS�� DRAWN BY: CA✓ DWG NAME: ID2332 • COP POST 0 2365 0 EX. 20' POKER EASEMENT S�2FY Rq�� RS it kg� Fy`niA P COF sr9 pti 2�2y 7 ¢ &N F `J 41 / I0�O lip m SURVEY `B 2 Z 0 N E DE WHGA -'' HDP �v9�676,886 SQ. FT. °" `� DRAWN 2 ° 15.5391 AC. MAC 1� � POST CHECKED ? ` h HDP PIN 85-A-141 FREDERICK ONCHESTER ` O �� PROPOSED ZONING BOUNDARY LINE C 1�.,- SERVICE AUTHORITY II »o« 710, DO 608 PC 671 so 04. y z to tin .P Bololl a: / }}_~` 2 C 3' . NS9, J09 ' 0 _ O c wO LS O 4 u+ m i DATE b N CD o DECEMBER. 2006 Ss i SCALE HORZ: 1' = 200' m . °"1'n Jb�O?• 17 " i VERT: N/A m SEAL SSA?S, t♦ �r ro� V x w J�S3�s, ryB5 11/Q141 qyJ� 49 � Pgpfr N68'35'13'E 339.65' 20 to N cp o O -t J O TOTAL AREA " w m 4,597,425 SO. FT. 105.54236 AC. �t J a N , �OPl� ci+ N 89'21'43 W 1 .A NHDE OAK 200' 100' 0 200, 'w. 600' GRAPHIC SCALE: 1"=200' AEA., Pia PIN 85-A-131 RITEN(UR FARM, L.P. DO 753 PG 835 POST 0 5.5O LINE BEARING DISTANCE 11 N 29'00'04" E 164.05' L2 S 61 `03'49" E 40.00' L3 N 28'57'03" E 139.28' L4 S 35°39'41" W 129.60' L5 S 12`28'43" W 138.09' L6 S 23`37'49" E 210.50' L7 S 08°57'24" E 147.49' L8 S 22'37'41 W 73.11' L9 S 07'38'56 E 132.87' L10 S 03°29'29" E 126.18' L11 S 01'06'38" W 73.70' L12 S 07'01'45" E 136.51' L13 S 10*15'30" E 147.23' 2499-0101 ADD 9 ZONING-BOUNDARY.dwg ' ET 1 OF 1 • 0 p ; o i 5 FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEDUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA NOVEMBER 4, 2005 �a J1 ! L VICINITY MAP ` 1 " = 2000 " OWNERS CERTIFICATE THE ABOVE AND FOREGOING SUBDIVISION IS ALL THE OF THE LANDS OF ARCADLA DEVELOPMENT CO., A CALIFORNM CORPORATION, AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND /N ACCORDANCE WLTH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY. ARCADIA DEVELOPMENT /A CO. BY.- �! STATE OF CITY/COUNTY OF '-)ctyj(L C (r'- ( Q THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFOR ME THIS I(u " I DAY OF 1')) _LC 2006 BY ON BEHALF OF ARCADIA DEVELOPMENT CO., A C40FORIyIA CORPORAT19N. 'raft.1(11'1 U_ NOTARY PUBLIC MY COMMISSION EXPIRES l (") J C" , PARENT TAX PARCEL IDENTLFICATIQNV T.M. 85—A-138 105.5403 ACRES ZONE.- RP SURVEYORS CERTIFICATE I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS SUE 1 CONVEYED TO ARCADIA DEVELOPMENT CO., A CALIFORNIA CORPOR 16, 2002 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COUR: INSTRUMENT NO. 020017748. APPROVALS: F D /CK COUNTY SANITA N AUTHORITY DATi lR lA P TMENT SPORTATION DA; REDERICK COUNTY SUBDIVISION ADMINISTRATOR DA GREENWAY ENGINEE611... 151 Windy Hill Lane F_ngineers Winchesrer, Vrginia 22602 Surveyors Telephone: (540) 662-4185 SCIR FAX. (540) 722-9528 Founded in 1971 www.greenwoyeng.coni 3126 SKEET 1 OF 35 300 0 300 • GRAPHIC SCALE PIN 85-A-139 (IN FEET) GARY L. do STEPHEN P. ?6 SCOTHORN ZONE. R4 25 USE. AGRI. OUTPARCEL PIN 85-A-131 24 RTENOUR FARM, LP. 2J DB 75J PG 8J5 27 ZONE R4 28 2 USE.- AGRI. 29 � 20 pP 1 30 `OPEN SPACE A 19 1 / 32 31 \ 18 34 46 16 II 45 47 JS I pRp I' 44 48 6 43 14 49 R2p65 37 13 Of �001 is 8 42 50 12 51 1 I 39 40 41 11 PIN 85-A-1370 ! REMAINDER t S WILLIAM L. RAMEY 10 RESIDUE OF DB 389 PG 247 T.M. 85-A-1 57 56 55 54 53 59 9 ZONE.• RA ' 51.9269 AC.. USE. RES. MORWA H COMT V 8 ' 61 62 63 64 65 7 • O 6 PIN 85-A-137E 72 71 70 69 68 67 66 5 WILLIAM L. RAMEY g DB 49J PG 563 4 ZONE R4 WE8TGf8TER ORWVE USE. RES. 3 OPEN SPACE 8 73 74 75 76 77 78 79 80 2 PIN 85-A-137 - HENRY F KENT 95 94 93 9? 91 90 89 8B 87 B6 85 84 83 81 81 1 DB 953 PG 1604 ZONE: RA 1, USE. RES. TOWN RUN LANE (VA. ROUTE 1012) 40' R1'W - DB 43J PG 131 SHEET INDEX I = COVER 11 = LOTS 28-32 21 = LOTS 70-72 31 = OPEN SPACE A 2 = OVERALL 12 = LOTS 33-36 22 = LOTS 73-76 32 = OPEN SPACE A 3 = LINE DATA 13 = LOTS 37-39,58 23 = LOTS 77-80 33 = OPEN SPACE A 4 = CURVE DATA 14 = LOTS 40-43 24 = LOTS 81-84 34 = OPEN SPACE A 5 = LOTS 1-4 15 = LOTS 44-47 25 = LOTS 85-88 34 = NOTES, LEGEND, 6 = LOTS 5-9 16 = LOTS 48-52 26 = LOTS 89-92 AREA TABULATION 7 = LOTS 10-13 17 = LOTS 53-56 27 = LOTS 93-95 8 = LOTS 14-18 18 = LOTS 57,59-61 28 = OPEN SPACE B 9 = LOTS 19-23 19 = LOTS 62-65 29 = OPEN SPACE A INDEX 10 = LOTS 24-27 20 = LOTS 66-69 30 = OPEN SPACE A FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION OF DI�G'� OPEQUON MAGISTERIAL PHASE /RICK COUNTY, VIRGINIA OTH �1A 9 �G.BLY SCALE: 1" = 300' DATE: NO M VE HER 4, 2005 No. 2619 GREENWAY ENGINEERING 151 Windy Hill lane Engineers Winchester, lq� 104 -4`'�OO Virginia 22602 Surveyors S�j�JD' Telephone: (.540) 662-4185 FAX. (540) 722-9.528 lO-ded in 1971 www.greenwayeng.corn 3126 SHEET 2 OF 35 EASEMENT LINE DATA is • • LINE BEARING DISTANCE El N 27J2'43' E 9.26' E2 S 72-31.40' W J2.09' EJ S 622820' E 8.08' E4 S 1739' 18' E 45.05' E5 S 76.06'21 " W J4.89' E6 N 13'5J39' W 19.80, E7 S 71-J I '27' E 7J.OJ' S 21'51'43' E 22.15' S 44'21 '43' E 52.87' S 66'51'43" E 29.14' r12 S 89'21 '43' E 28.33' S 2732'4J" W 7.00' S J3'1031' W 15.01' E14 I N 492449" E 71.43' E15 N 71'5449" E 4750' C16 N 28'16'12' E 96.44' E17 S 6X43'56" W 8736' E18 S ')716'52' E 100.91 ' E19 N 26'0cQ'05' E 168.79' E20 S 88'1027 E 97.42' E21 S 00'38'17" W 7.00' £22 N J6'18'15' W 78.00' !27.12' E23 N 173256' E E24 N 33'4953' E 156. 0' E25 N 68 J6'01 ' E 198.15' E26 N 54'J932' E 41.52' E27 N 87J245" E 97.82' E28 S 00'JS'l7' W 17.47' E29 S 15'0136' W 175.17' EJO S OJ'J7'43' E 115.90' E31 N 22'56'50' E 73.83' E32 N 31'09'05' E 184.64' E33 S 31'06'21 " W 7.00' E34 S J1'06'21 " W 7.00' E.35 N 31'0621' E 8.JO' E36 S 30-45'06' W J 10.53' LINE BEARING DISTANCE £37 N 26'22' 16' E 218.05' £38 N 55'09'48' W 126.55' E39 N 55'09'48' W 179.44' E40 S 39'J6 26' W 190.53' E41 S 30'50'15" W 148.07' E42 I N 26'1239' W 101.38' E43 N 25*57*15" E 87.46' E44 S 7X4J53' W 219.66' E45 S 30'56 54' W J07.23' E46 S J8'3034' E 51.57' C47 N 31'0621 " E 1700' E48 S 5853 39' E 18.02' E49 N 6J'4356' E 48.42' N 85'29'1J' W 107.2J'N 5729'O3" W 80.81' N JO'40'4 I' W 83.63' N N 02'52'05' W 213.12' S 870352' E 220.16' N 02'56'08" E 14.58' £56 I S 29'50'00' W 9.54' E57 N 60' 10'00' W 297.25' E58 N 87J8'08' W 180.92' E59 S 89'04'08' W 286.87' E60 N 44'0622' E 79.79' E61 N 00'04'57" E 244.08' E62 N J5'4955" W 50.30' E6,; N 7J'5642' W 349.70' E64 1 5 5J'10'10' W 58.08, E65 I N 42TY48' E 16.51 ' E66 N 50'41 '57' E 73.09' E67 S 50'41 57' W 106.77' E68 N 1728'43' W 57.66' E69 N 61'18'56' W 16.00' E70 S 28*41'04' W 20.00' E71 S 61'1856' E 7.95' E72 I S 18'41 '03' W 45.83' LINE DATA LINE BEARING DISTANCE L 1 S 62*27'17' £ 44.46' L2 S 56'53 39' E 1710' LJ S 8971 '43' E 12.21 ' L4 S 8971'43' E 20.11' L5 N 65'43'10' W 15.60' L6 S 8971'4J' E 20.1l' L7 N 31'06'21' E 16.57' L8 S 31'0621' W 16.57' L9 N 58'53'J9' W 26.72' 1.10 N 6227'17' W 44.46' L l l N 00'38'17' E J0.00' L 12 S 24' 16 50" W 30.00, L 13 N 6727'17' W 30.00' FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: DATE: NOVEMBER 4. 2005 GREENWAY ENGINEERING 151 Mn4 Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded m 1971 www.greenwayeng.cum TH OF ` c r� ON G. BLY No. 2619 l � Q 3126 SHEET 3 OF 35 • • • I r,4 LOT 5 E� Ro �: SEE SHEET 6 p OF R 12 6 io ', W 0 S 31'0621" W /44.34' �Rlo ' pp g o to .. 1�S1R a 10' BRL Q J h LOT 4 �, me m ,., 12031 SO. FT. WES TCHES TER ry� 10' BRL DRIVE J o # s 3 ros 21 w 144.41 I.BRL " W NOTE. - SEE SHEET 3 do 4 FOR LOT 3 m �, 41 'i LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, i !: 12037 SO. FT N o AREA TABULATION, AND I 34� LEGEND. 10" BRL I S J10621" 1y /44.48' (4.71) } o (rj 10' BRL N k- 56' "`" F 12043 S.F. 31 45-Q 14' SAN SEWER i.j.: : m LOT 2 ml ,.� o� Q t,: k" � EASEMENT - . h >. 12043 S0. FT. N Mi m Q (fo.00) h 2 z I .,: ago= 10' S 31706 LI -W 144.56 o 0 10, BRL U : - j I 10' GAS EASEMENT 71-0 J LOT 1 :: I m 1,7582 SO. FT. m h E12 in N� J N 71'05 23 F j W 38.39' 35' BRL 123 EX 20' WATERLINE �95.35' EASEMENT 68.00' 68.00' 0 98.77' 0 1 N 27324,3" E h (1571.20) TOTAL -- N TEX 4' SIDEWALK OWN RUN LANE EASEMENT 50 0 50 (VA. ROUTE 1012) EX 45' R/W GRAPHIC SCALE DB 433 PG 131 (40 ) (IN FEET) INSTR. NO. (5 ) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION TOFPHASE�� I�,� OPEOUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINI U 9 SON BLY No.2619 SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 -- - -- GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22002 Surveyors Telephone.' (540) 662-4185 FAX: (540) 722-9528 3126 SHEET 5 OF 35 Founded m 197I www.greenwuyeng.corn • • • NOTE. - SEE SHEET 3 6t 4 FOR LINE DATA AND CURVE DATA SEE SHEET 35 FOR NOTES,I� AREA TABULATION, AND LEGEND. O EGZ 0i P 14' WATERUNE — EASEMENT v N C (10.58 )c I E35� NOR WICH �o h COURT (14.55)4� I �U a LOT 10 SEE SHEET 7 S 30758100' W 143.97' -- o 10' BRL m LOT 9 m l M 12026 SQ. FT. 10' BRL J 4 .3 vnR'91 ' W i" n 5' 10" BRL m ml LOT 8 12006 SQ. FT. N 10" BRL j S 31'06 2'I W 144.12 (I F10" BRL J m LOT 7 12013 SQ. FT. 10, BRL r-�- (10.00 )eC,, S 3106 21— W 144.19 W j 1 DBRL ..F.{ CO LOT 6 ml 12019 SQ. FT. h "BRL µry ) •`' —T 06 21— W 144.26 10' BRL 7, 1 ' LOT 5 J �I 10' GAS EASEMENT 12025 SQ. FT. N J 14' SAN. SEWER - 10" BRL EASEMENT , ;'!a -- N 31'0621 E 144.34' 50 0 50 jI LOT 4 GRAPHIC SCALE { SEE SHEET 5 (IN FEET) #J FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDI VISIONC44bo f��PHASE I'�OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA J 9SCALE: 1= 50' DATE: NOVEMBER 4, 2005GREENWAY ENGINEERING157 Windy Hill Lane°4ers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded n 1471 4nvw.greenwayeng.com 3126 SHEET 6 OF 35� I • • • NOTE. SEE SHEET 3 dt 4 FOR LINE DATA AND CURVE DATA SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. w, o+ � N - RE�O60 pf 012 r c iia p1 0 LOT 14 SEE SHEET 8 1 5' 1 od381 R� 10' GAS_ EASEMENT A tD 14' WATERLINE Z PIN 31 /p LIR FAR RITENOUR FARM LP 131 DB 753 PG 835 v, wo ZONE. RA USE- AGRI. cn • gp POST/ ' WHITE LOT 13 \ 67 *16'480 W N 17159 SQ. FT. 0 5.28, / FROM POST to g 1,5 g6 , Og01,0 W/ / S,, gRL N LOT 12 14773 SQ. FT. 10' BRL 0 S 2T5 6 _W ---145. 55 h J a 0 10 B LR �o 'r LOT 11 12178 SQ. FT. w' 2 10' BRL fA MENTDRAINGE SL50"4866ir— EASEMENT K' 143.90 0 10 qRL m h LOT 10 12024 SQ. FT. 10' BRL J N 30'58 00' E 1 LOT 9 SEE SHEET 6 150 0 50 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE l OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINM SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane ,,ng�neers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX (540) 722-9528 Fou I'd n 1971 www.greenwaveng.coni L TH OF t� A ON G. BLY No. 2619 •Q,1,D ��o 3126 SHEET 7 OF 351 • • 9 WAKEFIELD COURT 50' R/W i I NOT£: SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES AREA TABULATION, AND LEGEND. 2B.65 I. \ co OI I � c Z � I � 411 a i o i 14' WATERLINE — EASEMENT W . 7" 10' GAS EASEMENT I 50 0 50 GRAPHIC SCALE (IN FEET) LOT 19 MERIDIAN OF RECORD SEE SHEET 9 INSTR. 1010012065 S 00'38"17- W 19249" 10 B L ' m LOT 18 in 16069 SO. FT. 10' BRL S 00'38"17' W 193.19, F10' BRL LOT 17 I m h 16127 SO. FT. I 10' BRL -- S 00'38 7 wl 193.88' L10' BRL LOT 16 16185 So. FT. I 20' DRAINAGE I 10' BRLEASEMENT = �+ S 00'36'17W 194.58 (47.66)� T10, BRL LOT 15 I m 16244 SO. FT. m I 10' BRL S 003817' W 195.28" —7— IO" BRL h 75' VEGETATIVE m LOT 14 BUFFER 16302 S0. FT m 10' BRL -- N 00.38"17' E V195.98, o LOT 13 j SEE SHEET 7 FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE l OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng-corn I TH OF f� 9 l SON G. BL No. 2619 3126 SHEET 8 OF 35 • • IMERIDIAN OF RECORD INSTR. 1010012065 NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. 1 17 10' GASLINE EASEMENT 0 � I j U � N o C W Z W � Icn I I 14' WATERLINE — EASEMENT WA KEF/EL D COURT 50 0 GRAPHIC SCALE (IN FEET) n LOT 24 SEE SHEET 10 S 00'38'17'F - W 192.89' 10' BRL LOT 23 Im 16059 SQ. FT. rh 10' BRL S 00'38717' W 192.54' 10 BRL 75' VEGETATIVE LOT 22 BUFFER 16030 SQ. FId 10' BRL S 00'38'17 W 192.20' 10' BRL i m h I� LOT 21 16002 SQ. FT. 10' BRL -- S 00'36'17' W 191.95_ 10' BRL m LOT 20 15976 SO. 3 N 0 :s 10" BRL DO'38'17" W 191.79' �'., R E30I '_ `"`. 10 BRL 20' DRAINAGE N EASEMENT m LOT 19 � � 16011 SQ. FT.I 3 > 10' BRL -- N 00'38'17" E 19249' 0 o LOT 18 I 2 SEE SHEET 8 FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGIN14 SCALE: 1" = 50' 1 DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill I-ane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng-corn TH OF r� ON G. BLY No. 2619 3126 SHEET 9 OF 351 L_J • • PIN 85-A-131 RITENOUR FARM, L.P. DB 753 PG 835 ZONE- RA N 89'0728" W 85a37' (TOTAL) 133.19, Ban, k� 75' VEGETATIVE OPEN �0' BUFFER SPACE A N m CN r— V — �� 0o o o o m I NW LOT 25in LOT LOT 24 / LOT 26 \m \ 19779 SQ. FT Ig �16088 SQ, FT.I % 16932 SQ. FT. ss \ -o- L �N JS" BRL J L_35' BRL J 5 BR (10.00) 10" CASUNE \� l A4' WATER 7.00' �1.p LINE ESMT gE4SEUENT y (14.9$) i /,777 7♦ it' s ssr. 1� 6 61 761 79 50 1 E �. 278.36 (L-52.96) (L=95.73) OPEN SPACE A 20' SAN. SEW. EASEMENT 30" INGRESS - EGRESS EASEMENT 50 0 50 GRAPHIC SCALE (IN FEET) 51 1 -j L3 f HAY VE_NHURST COURT (580.14) 50; R/W S 89 21 4J' E 1042.39' (TOTAL) ?(2.95) I J (L=11.53) G (L=43.68) 0 20%P DRAU;vAG£ `t' EASEME;:I T G "L 76.63 14.5' SANITARY SEW. EASEMENT 35' BRL m LOT 27 �I 12535 SQ. FT. \o • m'p� 2, BRL OPEN SPACE ;8.24' A S 89'21 4 E NOTE. - SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA, SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY" VIRGIN/4 SCALE: 1" = 50' 1 DATE. NOVEMBER 4, 2005 GREENWAY ENGINEERING 111\151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded m 1971 www.greenwayeng.com THOF`� r� a SON G. BLY No. 2619 3126 SHEET 10 OF • 0 LOT 27 SEE SHEET 10 t --{ F' 15' SANITAF MERIDIAN OF RECORD o S 00'38'17" W 145.00' - ' o SEW. ESMT INSTR. JO10012065 10 BRL � m m LOT 28 h 12083 SQ. FT.. l0" BRL (( f, - „ 7 p I 50 0 50 N 00'38'17 :E 145.00' _ �,<. " GRAPHIC SCALE o W 10' BRL (10.�00) :� (IN FEET) m LOT 29 ml ono NOTE: cy rj FT. I 12083 SQ. - SEE SHEET J do 4 FOR LINE DATA AND CURVE DATA. 1 SEE SHEET 35 FOR NOTES, En !0' BRL ES (9.81) AREA TABULATION, AND LEGEND. N 00' 7 _E 145.00' 0 10' BRL o 6-BEN SPACE A m LOT 30 f I N 12377 SQ. FT. .' PC J 10' BRL v V I S 00.38'17- W 145.00'�� 0 0 0. -- 124.46' ! ~ 91.20' FZs (Q 4 (33.41 ' CC 25' BRL 1 2j ' BRL 1 0 29, DRAINAGE 2 20" DRAINAGEI LOT 32 EAsc��FNr EASEMENT 12813 SQ. FT LOT 31 J W m m I In 2 18206 SQ. FTh I I= LOT J3 0 m r , i SEE SHEET 12 o V I' +j I °p JS' BRL J JS' BRL o 30 0 " 2 ( J) E53 — J 15' SANITARY SEW. ESMT 70.54' 84.46 G1 /(14.00) _o 0 0' C1 1 / N 00'38'17" E 220.00' WAKEFIELD COURT 50' R/W FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE I OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, ORGINIA SCALE: 1" = 50' 1 DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lanc Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng com 4-��TH OF Df JASON G.BLY No. 2619 3126 SHEET 11 OF 0 • NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. o RECORD 1 M NIDL N#0� p012065 STR �^ 20' DRAINAGE 00 EASEMENT 1� 9� o SEE LOT SHEET 11 OPEN ti0 f SPACE A �� LOT 33 12613 SQ. FT. `.. /LOT 34 o_ 13375 SO. FT. 02�� 50 ARt t' V LOT 35 0 12843 S0. FT. - (O ti L10'BRL SANITARY SEW. 19 02 E 145.46' EASEMENT o -� o l0' BRL F`'s � N 89721 '43' W 20' DRAINAGE 20 11 ' EASEMENT 7.96 ) I m LOT 36 `T o 1 o N 8972 14j' W ti 13586 SO. FT. 20. 11' L! 0' BRL � j �' 14.15 1 N 14' 19'02 ' E 179.30' I I LOT 37 I SEE SHEET 13 0 0 50 I GRAPHIC SCALE FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION TH OF k PHASE /RICK o \` r9 OPEOUON MAGISTERIAL COUNTY, VIRGINd4 — SCALE: 1 " = 50' DATE: NOVEMBER 4, 2005 JXSON G. BLY — — ---- GREENWAY ENGINEERING No. 2619 151 Windy Hill Lane Engineers l 4 �O Winchester, Vrpnia 22602 Surveyors Telephone: (540) 662-4185 FAX (540) 722-9528 founded m 1971 www.greenwayeng.com 3126 SHEET 12 OF 35 • 0 NOTE: 14mv SEE SHEET 3 do 4 FOR \ \ (14.15) ` LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, LOT 36 \ 7N AREA TABULATION, AND SEE SHEET 12 LEGEND. �\ W 119-3_ _ R1 S 14• 19'02 1 o r _ � o o/ 10 RL ci rotLOT 37 3 15629 SO. FT. 141' .' 0 U O CID�! IU z 20' SANITARY SEW. gRL i p (ON " h N EASEMENT i U op' a � � ! 02�E o N 14j9 o c.I LOT 38 U L12 15.95) 14479 S0. FT m 20' WATERLINE— \ f0' GAS ESMT Fps m EASEMENT 1 (3799) �� \N 76'0422• E 6. 4 7.Do' 115.07' gL DRAINAGE pSEMENT gR \ ` (25.62 LOT 39 14652 SO. FT. W �o � o. � c •s (6.27) v o o LOST �`. s. � ,,15TBRL N L58 \ - --I 21869 S(1. W o20. 141 49' N j110 LOT 59 o SEE SHEET 18 W w� 0 ���SSRN o100 � 10" GAS ESMT f; h 3 LOT 40 SEE SHEET 14 'h 20' SANITARY SEW.. E45 N 27*J2'43"--- �I 64.51 ' - —� 20' DRAINAGE + 'n EASEMENT LOT 5.7 SEE SHEET lh 3 �v 50 0 50 b GRAPHIC SCALE 2 (IN FEET) 7.00' NORWICH COURT 50' R/W FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINA _SCALE: 1" = 50' 1 DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, lrrginia 22602 Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9.528 bounded m 1971 wvvw.greenwayeng.crarn TH OF t Tv a JA.'SON G. BI.Y No. 2619 44p 1s ° 3126 SHEET 13 OF 3 • • • 20' DRAINAGE EASEMENT 0g0 14' WATERLINE �a� f RE2065 EASEMENT �` (18.57) BRIO"0,001 LOT 44 �IP15�E2 SEE SHT. 15 9 25 z LOT 48 SEE SHT. 16 / :. Ay / �• (14.17) � • �- �. LOT 43 13482 SQ. FT. o 0 LOT 49 SEE SHT. 16 u,� �. w A 4 0 E1 20' SANITARY SEW. u EASEMENT o O (L=2.92) LOT 42 L 12 14943 SQ. FT. LOT 50 —4o ': N SEE SHT. 16 3 1 D" GAS ESMT 1BRL /s 9e• o Ss. o S 29'I3 02 W 111.81 ' 700`1 `T9•,_ o t h . i 35 6R N LOT 39 SEE SHT. 13 LOT 40 ) 0' SANITARY SEW. 1� 013043 SO. FT. 104 EASEMENT 'n I p 1 (13.86) �`0 25' BRL 2 r - E45 -107.40 N LOT 51 20" BRL =SEE SHT. 16 h J m w LOT 41 NI IN 17856 SQ. FT.VSEESHT. I 4' (7.42) 10' BRL (54.35 ) E24 N 2732 43" E N 2T3?"43" E 5 (30.86) 20' DRAINAGE LOT 57 LOT 56 EASEMENT LOT 55 SEE SHT. 18 SEE SHT. 17 1 SEE SHT. 17 LOT 54 SEE SHT. 17 50 0 50 NOTE. G24PHIC SCALE SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. (IN FEET) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' 1 DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FIX: (540) 722-9528 Founded in 1971 www.green wayeng.corn TH OF �_SorNl G. BLY No. 2619 3126 SHEET 14 OF 3511 0 0 MERIDIAN OF ORD INSTR. /0 100 12065 WAKEFIELD COURT 50' RIW S-66J8 I? W 220. 00' 18.83) WATERLINE 14' EASEMENT c) 0 50. 00'.. 1 , 05.00' .. . ............... GAS (62.00) V ,EA SEMENT (L=6.98) 7' Ir` tO' C.4S J5' BRL E28 # Q) LOT 46 m LO LOT 45 17405 SQ. FT 15577 50. FT 10' S4N. '2j. Y5) S 05SD" EsAff BRL z .1. ; " A: to L BRL 0 CO 10i� -';4 145.2j' - 145.44 N 02'33'2:-W 0 Q) x BRL -4 Or BRL Z+ LOT 441 -,N, LOT 47 12,379 50. FT. 1,3222 SQ. FT. I N� _: I '0 Z N 10' BRL 10' BRL N 00'14'45' W 15b'.N 00'38'17' E 145.00' 20' DRAMA EASEMENT LOT 48 LOT 43 SEE SHEET 16 ..... fLI- SEE SHEET 14 1150 0 50 GRAPHIC SCALE (IN FEET) NOTE. - SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET J5 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHA SE OPEOLION MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRCINIA SCALE: DATE: NOVEMBER 4, 2005 lot%\ GREENWAY ENGINEERING 151 Windy Hill I.ane Engineers Winchester, l'irgtnta 22602 Surveyors Telephone. (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwaveng.corn TH OF P JASON G. BLY No. 2619 3126 SHEET 15 OF LOT 47 WATERUNE SEE SHEET 15 145 0� EMEA& 0 R • � • OF 02 R G065 I � � LOT 48 12083 SO. FT. 14.00) \14 jw- LOT 43 SEE SHEETLno LOT 49 A �^, N 12083 so. FT. �_ 00 \ R 1 �+ mA p 1� LOT 42 LOT 50 N SEE SHEET 14 m 12961 SO. FT. \n h N trL 17 3 70 ,o i., N 5.19 22 - � w ' � o ° w m LOT 51 m ° 56• • ,' 13357 SO. F-T N l (14.24) 10- BRL �^ 31 60 21 _E170.16 a J LOT 41 SEE SHEET 14 � /T- 10' BRL %ti h 3 20' DRAINAGE `m LOT 52 m �, EASEMENT I 14014 SO. FT I E45 (10.00) 10' BRL J 2I 2 N 31.06 21- E ° 164.57' 20' SANITARY SEW. LOT 54 LOT 53 EASEMENT I SEE SHEET 17 SEE SHEET 17 50 0 50 NOTE: SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. GRAPHIC SCALE SEE SHEET 35 FOR NOTES, AREA TABULATION, AND (IN FEET) LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION oTH OF `r�G'� PHASE l�"� <, OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA U 9 SCALE: DATE: NOVEMBER 4, 2005 IASON G. BLY No. 2619 GREENWAY ENGINEERING • � S 151 14 indv Hill Lane 4a p Engineers Winchester, Virginia 22602 �O Surveyors Telephone: (540) 662-4185 FAX.-(540) 722-9528 Frnuided in 1971 www.Rreenwayeng.com 3126 SHEET 16 OF 35 E E LOT 57 I NOTE: I {� SEE SHEET 18 t SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. 20DRAINAGE - �> SEE SHEET 35 FOR NOTES, EASEMENT - I AREA TABULATION, AND LEGEND. S 6227'17' E 143.94' o -- ::': 10' BRL I3� 120" SANITARY SEW. EASEMENT LOT 56 C'q 1 12031 SO. FT. op LOT 40 (21.05) `r Q) I SEE SHEET 14 7' 10"GAS 10" BRL EASEMENT S 62'27 17_ 143.94 F _E o - I 10' BRL I Z ?J Q ti (5.40') Z LOT 55 �, LOT 41 N 12053 SO. FT. vs n SEE SHEET 14 p 111 N 10' BRL �I 1,1 N S 622T 17 E 143.94 20' DRAINAGE EASEMENT 10' BRL I LOT 54 m I - = 12082 SO. FT. N , U (10.00) � i _, cc S 6227' f 7 —E —14 f.5 0 o 10' BRL I LOT 52 SLt SHEET 16 LOT 53 m h 15916SO. FT.NQ S0 U 50 N 4t o 35' BRL GRAPHIC SCALE N w.(IN FEET) SANITARY SEW. EASEMENT E57 E35 E56 — — — 98.32' 2 0 (L=20.34) (L=18.57) N 585339' W 294.96' HA YVENHRST COURT 56' R/W FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX- 15401 722-9528 TH OF o ram. JQSON G.BLY f No. 2619 Founded m 1971 www.greenwayeng.com 13126 SHEET 17 OF 35J • • • Q a W 0 (7.50 ) LOT 58 SEE SHEET 13 r \ LOT J9 \ SEE SHEET 13 10. SAN. SEW. S 2732'43' W 88.X EASEMENT / E24 49• /� W 4�•-25 R m /I ^ fn o /25 9 LOT 57 `12580 SO. FT. m LOT 59 15601 SQ. FT. n � A. p. a! 2 10 GAS EASEMENT - -20' DRAINAGE EASEMENT (2.12 20' DR41NAGE EASEMENT' •�` or o 77.82' NORWICH_COURT 27'32 43' E 359.21 ' LOT 60` ` d a - 17166 SQ. FT. =W � o (L=17.53) o 10 8R ti 1 4 10. 00 N12 �RL T\ 3 20' DRAINAGE (4.29) 10 BQI\ EASEMENT LOT 62 LOT 61 N g\ SEE SHEET 19 17247 SQ. FT m J E4 10' BRL 2 \ �� E40 --.� N 27*3243' E 211.60' - - (45.69) LOT 72 SEE SHEET 21 50 0 5 GRAPHIC SCALE (IN FEET) 20' SANITARY SEW. LOT 71 SEE SHEET 21 LOT 70 SEE SHEET 21 NOTE. SEE SHEET J do 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND_ FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE l OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' DATE _ NOVEMBER 4, 2005 GREENWAY ENGINEERING _$ 151 Windy Hill I,ane Engineers Winchester, Virgins 22602 Surveyors Telephone. (540) 602-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng.com TH OF r� cr JASON G. BLY No. 2619 3126 SHEET 18 OF 3 • • • LOT 61 S 6227.17' E 44 t 85.00' IJ .. (L. LOT 70 f SEE SHEET 21 (25.05) 20' DRAINAGE IFi1�rT1.cP ff'7 fir\ LOT 69 SEE SHEET 20 f I LOT E2 16951 SQ. FT. m f V) 10' BRL 6r 77 17 145.00' NOTE. - SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. 17.53) SEE SHEET 35 FOR NOTES, AREA TABULAT70N, AND LEGEND. L13 Z p O , / o0 II o f I 10' wa �l 14' f _ m LOT 68 l SEE SHEET 20 tt J LOT 63 I; I� 12808 SO. FT. 20' SANITARY 1 1: N 6227 1" W 145.00 SEW. EASEMENT �! I o j -- 3 r f I� F 10" BRL LOT 67 f O I h SEE SHEET 20 l m LOT 64 �N 12c408 ld BRL _J N 622 17 7 _W 145 0 o �. j r0' BRL f h l 0 LOT 66 SEE SHEET 20 I v m W � LOT 65 m o I N 1722J SO. FT. g I ! f I 35' BRL I (103.23)_ r-rr� 101.0� N 58-53'39" W HA YVENHURS T COURT �h WATERLINE EASEMENT GR� 50 I \ 0 50 GRAPHIC SCALE 56' R/W I (IN FEET) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, ORGIN14 SCALE: DATE: _ NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 I oundrd in 1977 www.greenwayeng.com TH OF t JASON G.BLY No. 2619 � s 3126 SHEET 19 OF 35 • I • 0 LOT 70 I SEE SHEET 21 = S 62*27' 17' E 148.00' 10" BRL J I I- F — m LOT 69 mll 12333 SQ. FT. I: r 10' BRL I- o,l W S 62'27 1r-7 E 148.00 10' BRL FJ r7 J iv m LOT 68 hI I I i 12333 SQ. FT. N J J 10 ' 6 L I S 62"27 17 E 148.00' R -- o (21.49 ) LOT 62 SEE SHEET 19 20' DRAINAGE EASEMENT \19"11"O LOT 63 SEE SHEET io e I o F " LOT 67 m I r SQ. FT. N ! 20" SANITARY SEW.12333 3 EASEMENT f0' BRL `Z LOT 64 SEE SHEET 19 S 62.27'17_ E 148.00 - ° N �— 1(i 8RL- �v F 1 I ^ m LOT 66 E3 p, 18834 SQ. FT. ti LOT 65 ° SEE SHEET 19 c, / 35' BRL 1 �u 3.21 ' ���� I ( 14 20' DRAlNAGEI I WATERLINE N I�� EASEMENT \(45.74) ° �L L L L[ 2 (342.40) 18.56' N 58'53 39' W 829.27 (rrAL HA YVENHURS T 50 0 50 56' R/W COURT NOTE: GRAPHIC SCALE SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. IN FEET SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION o TH OF PHASE,, OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGIN14 U SCALE: 1" = 50' DATE: NOVEMBER 4. 2005 jASON G. BLY — No 2619 GREENWAY ENGINEERING ; 151 1Yndy Hill Lane l qa 04 Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX.-(540) 722-9528 Founded in 1971 www-greenwayenl;.com 3126 SHEET 20 OF 35 0 • • �I 0 L 0 �cy; oc o ti W =IN U2 OPEN SPACE A SEE SHEET 30 ° S 54 29 33. E 14 F , 9.44. 10, BR I 06 (45.69) I Im LOT 72 14479 SQ. FT. NI I L 10, BRL I S 62-27'17 E 148.00 ---,20' SANITARY SEWER EASEMENT 10' BRL Im LOT 71 ml 3 ^� f� 12925 So. FT. LOT 61 I "t N SEE SHEET 18 10' BRL I N S�7'17�E 148.00 10' BRL (25.05 / m LOT 70 { 12333 SQ.j F�q (27.72) L 10' BRL 74 i o - N 62'27' 17' W 148. LOT 69 SEE SHEET 20 50 0 50 GRAPHIC SCALE (IN FEET) I LOT 62 kI SEE SHEET 19 rn' 20' DRAINAGE EASEMENT NOTE: SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane F.ngineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX (540) 722-9528 Fnundrd in 1971 www.greenwayeng.com TH OF f� JASON G. BLY No. 2619 3126 SHEET 21 OF 35 • • • 1 OPEN SPACE (14.54) ( SEE SHEET 28 1 S 59'03 53" E 143.15' (4.45) 10, BRL I� Q I LOT 88 C.! m LOT 73 I SEE SHEET 25 n Im N 12160 SO. FT. 10 BRL J N 62*27*17" W 142.90' N 20' DRAINAGE �" j 10 BRL EASEMENT 'J LOT 74 m SEE LSHEET 25 ai - 12194 SO. FT - to 4i 10' BRL — - - N 62 27' 17" W 142.90' 10' BRL +.1 � SEEL�HEET 25 [= " I m LOT 75 W to I 12194 SQ. FT. m • � ry n I � — - -- I 10' BRL cV N 6227'17_"_W 14290' ( I 10' BRL LOT 85 SEE SHEET 25 I LOT 76 4 Q) 12194 SO. FT. , 20' SANITARY SEW. EASEMENT I I _ - I 10' BRL o -- I. N 62"27'17" W 142-90' 1 LOT 77 LOT 84 I I SEE SHEET 23 SEE SHEET 24 I 50 0 50 GRAPHIC SCALE ON FEET) I� I 14' WATERLINE EASEMENT NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEQUON MAGISTERIAL DISTRICT; FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 i GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 wm,w.green wavengcorn I �TH OF !k_ j�G' JASON G.BLY No. 2619 3126 SHEET 22 OF 3 7 ui �, I LOT 76 r. SEE SHEET 22 20' SANITARY SEW. EASEMENT 1 o' BRL LOT 84 ► '► I m LOT 77 ml I I SEE SHEET 24 f - ujl ao v� 12194 SO. FF [ I a 20' DRAINAGE (16.00) F. ; -- :.. J I EASEMENT I 10' BRL- N 0;2 17 7' W /42.90 10' BRL �— � L OT 83 m �I cn LOT 78 SEE SHEET 24 �I oJl I N 12194 $Q. FT.h�l 10' BRL J s2'27 17 W 142.90' 10' BRL LOT 82 '.r�l m —� SEE SHEET 24 r• hl LOT 79 ml 12194 SQ. FT.I10' BRL N 6221 17 W 142.90 10 BRL I I _ ImLOT 81 LOT 80 hl SEE SHEET 24 I N 1569J SQ. FT �� E17 1 (91.23)--- 1 1 1 11 l l/ E48 TTTI �o o T o � N � 0 h W o � 3 Q) W H — 14' WATERLINE EASEMENT - ." i I o an 20 o G� 1(43 N o^ (191.91) 342.40) HA YVENHURS T COURT N 58'5i'39-� 56' R/1v W 829.?7 (jo ) 50 0 50 NOTE. GRAPHIC SCALE SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. ON FEET) SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION TH OF PHASE o � OP£OUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGINM 9 SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 IASON G. BLY No. 2619 GREENWAY ENGINEERING L ,. 151 Windy Hill Lane Engineers lAA� 04 Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng.cnm 3126 SHEET 23 OF 35 Ll 0 EX 20' WATERLINE LOT 85 i- EASEMENT SEE SHEET 25 LOT 76 SEE SHEET 22 N 62*27'17' W 144.10' 0, EX 4' SIDEWALK 10 BRL 20' SANITARY SEW. EASEMENT EASEMENT EX I C PRIVATE MAIN LOT 77 FORCE LOT 84 'tot - 12296 SO. Fr �Qj SEE SHEET 23 EASEMENT 10' BRL (16.00 20' DRAINAGE EASEMENT S 62-2-7 F7- T _14,C 10 _ 10' GAS EASEMENT 10' R SANITARY I EASEMENT 9;E EAlf 0 LQ I I 1 4 LOT 83 12296 SQ. FT. 0 4) C14 LIJ 10' BRL j I I LOT 78 S 62-27'17' E 144.10 T SEE SHEET 23o Q� 2 cc (Z)'* Q_ LOT 82 12296 SQ. FT. LOT 79 v NI 2SEE SHEET 23 mo _j 10' BRL S 6227'17' E 144.10' V. I 108RL L to (18.04) LOT 81 mj 16086 SQ. FT. In LOT 80 SEE SHEET 23 N 15'5.956' W 49.07' 35' BRL 14' WATERLINE 25' EASEMENT SIDE�_�ALK E4SE NT LID Cam' , L9 06 (16-80) C48 62-27'17' W 8446' At 58-5j'j9- W 82927 (TOTAL) HAY VENHURS T COURT 56' R/W 50 0 50 NOTE. GRAPHIC SCALE SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. (IN FEET) SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION TH OF PHASE OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY. VIRGINA JASON G. BLY No. 2619 I" = 56 DATE.—NOVEMBER 4, 2005 -SCALE: --- GREENWAY ENGINEERING 151 Windy Hill Lane 1n,meers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 FAX.- (540) 722-9528 3126 SHEET 24 OF 35 I .... ... Ird ... 1971 www.greenwayeng.com • • • EX DRAINAGE EASEMENT II EX 11 ' PRIVATE v� FORCE MAIN I r EASEMENT 4 I I 0 I� 2 �I Jo3 w �-.. Lu or �pva I Q o2 N 2 I r. EX 4' SIDEWALK — EASEMENT �I �I 10' CAS EASEMENT OPEN SPACE B SEE SHEET 28 (12.18) S 587J 57j E 144.46' 10 BRL LOT 88 ml m 12455 SQ. FT. hl _LOL BRL__ S 62'27'17- E 144.10 10' BRL Im LOT 87 12297 SQ. FT. ml ti N 10' BRL S 62'27.17'_E 144.) 0 17.42 10' BRL jm LOT 86 ml 12296 SQ. FT. N h 10 BRL _ -3j S 6227'f 7z E 144.10 10' BRL I I� LOT 85 �I 12296 SQ. FT. ml h 10 N 62'27' 17-` W 144. 1,171 LOT 84 SEE SHEET 14 EX 20' WATERLINE EASEMENT 50 0 50 GRAPHIC SCALE (IN FEET) -,. 20' SANITARY SEW. (14.54) EASEMENT 10.00' LOT 73 Co ' ;; SEE SHT 22 20' DRAINAGE EASEMENT 2-1 z�3 !I LOT 74 D SEE SHT 22 rn 1: 13 LOT 75 amp _ SEE SHT 22 l; "I o -I -- LOT 76 j SEE SHT 22 20' SANITARY SEW. EASEMENT ItA NOTE. SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE I OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGIN14 SCALE: DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 157 Windy Hill Lane T:ngineers Winchester, Virginia 22602 Sun eyocs Telephone: (540) 662-4185 FAX. (540) 722-9528 l voided yr IQ71 www.greenm,ayeng.com TH OF r� c JASON G. BLY No.2619 3126 SHEET 25 OF 3 EX 20' WATERLINE EASEMENT LOT 93 I I SEE SHEET 27 U-�� S 61' 10 50' E 145.04' I �Z 10 BRL I 1 0 o) m LOT 92 001 ` ::. I �2 12618 SO. FT. m 1 10' BRL I, , S 61-10 50 E 145.04 1 10' BRL LAJI 1` 03^ F N LOT 91 M� 12618 SO. FT.co Q W a 2 10' BRL I' m o I;= ,—t — REMAINDER OF :' S 61 10 50 E 145.04 0 2 0 __ of . �r T.M. 85-A- 08 51.9269 ACRES 10' BRL � � 20' DRAINAGE 4 ji It^ FASEMENT Ica N J LOT 90 ot h 12618 SQ. FT. N m 4' I EX 4' SIOEWALK jj EASEMENT 10' BRL F.� W I S 61'f050 E 145.04 10' GAS EASEMENT f 10' BRL �_ 120' SANITARY SEW EX 5 DRAINAGE: I EASEMENT l�. EASEMENT N �, I LOT ha m ��, I' r 12979 SQ. FT. I a �' N E EX DR41NAGF 1 I _ (16.56) EASEMENT: 10' BRL f �_� N 59'13'09 TW 145.2,3' 1— T_,--- fX 11 ' PRIVATE 1 I OPEN SPACE B I FORCE MAIN SEE SHEET 28 EASEMENT I I I. , 50 0 50 NOTE: SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. GRAPHIC SCALE SEE SHEET 35 FOR NOTES, (IN FEET) AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT i SOUTHERN HILLS SUBDIVISION PHASE / p s},TH OF Lf�G'r OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA U • SON G. BLY No. 2619 q, p SCALE: DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Eng,neerr Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwi2veng.com 3126 SHEET 26 OF 35 • • • I 1 Q-� o Jo3„ �oaCL CID 2 EX 5' DRAINAGE. EASEMENT EX 4" SIDEWALK EASEMENT 7 10" GAS EASEMENT EX 1 1 " PRIVATE I "' FORCE MAIN EASEMENT REMAINDER OF TM, 85-A-138 51.9269 ACRES _ EX 20' WATERLINE EASEMENT S 61'1050" E 145.04' I I I _.•� I LOT 95 Im - 12618 SO. FT l _ 10' BRL _ O S 61' 10 50_ E 145.04 10" BRL �I o►;r I 'm LOT 94 m In 12618 SO. FT I I — 10' 4RL— S 61'1050 E 145.043=' 1 10" BRL N ImT93 ml .N LOT 12618 SO t. I — 10" BRL --1 Ij N 61'1050' W 145.04' LOT 92 fSEE SHEET 26 J i•: II u o C o o -ts C Np O 20 SANITARY SEW. EASEMENT 20' DRAINAGE EASEMENT REMAINDER OF T.M. 85-A-138 51.9269 ACRES 50 0 50 NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA GRAPHIC SCALE SEE SHEET 35 FOR NOTES, (IN FEET) AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION ,_,1vrH OF `x PHASE l OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA U SCALE: DATE: NOVEMBER 4, 2005 GTLY Noo.. 2619 GREENWAY ENGINEERING 151 wady Hill Lane qa p Engineers Winchester, Virginia 22602 �O Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng corn 3126 SHEET 27 OF 35 S 62'27'17' E--- I 50.00' (10.14) WESTCHESTER DRIVE 50' R/W TEMPORARY S 27 32'43' W �CUL—DE—SAC EASEMENT 52.60' HEREBY CREATED \ \ i 14' WATER LINE ESMT 20' SAN. SEW. ESMT ` I REMAINDER S 59' 13'09' E T.M. 85-A-138 14P.23' 51.9269 AC LOT 73 ij SEE SHT 22 I h 20' SAN. SEW. ESMT N Of 0R 1�0 0 go E37 E36 2 RtptP #0� 0-- �, (10.02) (5.47) 20' DRAINAGE N 1805' E z 2T3243' W ' ESMT .} 1218' 15.57' OPEN [07­ 89 `SPACE ,3 LOT 88 SEE St;7 26 flI486J'SO. 1 � \ SEE SHT 25 EX 11' PRIVATE , 0.34 AC. • FORCE MAIN t EASEMENT / tX DR41NA(;t` 2 EX 4' SIDEWALK cX 20' WATER LINE ESMT. �-- — N 27'3243' E I 50.14' TOWN RUN LANE (VA. ROUTE 1012) EX 45' R/W DB 433 PG 131 (40 ) INSTR. NO. (5 ) 50 0 50 GRAPHIC SCALE (IN FEET) NOTE.• SEE SHEET 3 do 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE I OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 50' DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Enginrrrs Winchester, Virginia 22602 Surv�yu's Telephone: (540) 662-4185 FAX: (540) 722-9528 lvnmdrd in 1971 www-Greenwayeng.com TH OF f� SON G. BLY No. 2619 � �t14(o5 4 � s 3126 SHEET 28 OF PIN 85-A-131 RI TENOUR . FARM, L.P. DB 753 PG 835 ZONE: RA Ovo OF R 1706 \ �R1o`PNp,p0 o10 o PIN 85-A- 139 / GARY L. & STEPHEN P. 32 SCOTHORN o o- ZONE: RA o 0 USE: AGRI. P6 0 i I ° 1 -o 17 PIN 85—A— 141 o o FREDERICK— WINCHSTER sQ/� SERVICE o o /„ oval Jo 4UTHORITY �/ SPACE Fo 2��NF RA 33 A o 32 J1 34 , so 51 11 3 4 I J9 0 „ 1 10 , REMAINDER I r o 59 57 6 55 54 5J 9 PE51DUE OF 30 I • 1.M. 85-A-138 MORMC4cT e 51.y259 AC 6J 64 65 7 I I It _ 61 � 6 I r 72 71 70 68 67 66 U c i 4 \�-�`rE.4Tpf8TEN ONiVE J OPEN PACt 8 7J 74 75 lye 76 79 80 2 - 95 94 9J 97 91 90 89 BB 87 86 85 84 ,U 82 81 I TOWN RUN LANE (VA. ROUTE 1012) 40' R/W - DB 433 PG 151 I 400 0 400 OPEN SPACE A SHEET INDEX GRAPHIC SCALE 1 '= 400 (IN FEET) FINAL SUBDIVISION PLAT j SOUTHERN HILLS SUBDIVISION PHASE l oTH OF • OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGIN/A 1n ON G. BLY No. 2619 1l`4( os LgaA 04' SLJRV �' SCALE: 1" = 400 DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22002 Surveyors Telephone: (540) 602-4185 FAX: (540) 722-9528 founded in 1971 www.greenwayengcom 3126 SHEET 29 OF MATCH LINE TO SHEET 31 OF 35 �i 0 0�10 G R1o`P� �0,0 ,ZpyS REMAINDER OF T.M. 85-A-138 51.9269 AC. 20' SANITARY SEWER ESMT TEMPORARY CUL—DE—SAC EASEMENT HEREBY CREA7ED it N 5227'17" W I I 20' WATER E16 LINE ESMT RAF 3 LOT 36 to LOT 31 (13.67 . LOT 38 N 20'' SANITARY SEWER ESMT �3 \ (o N �o LOT 58 2 � a LOT 59 3 LOT 60 � LOT 61 I' jWSINIIAR Y ER ESMT ;' SANITARY SEWER ESMT f � �159.01 ! LOT 72 102.38' N 2732'43" E WES TCHES TER DRIVE 50' R/'W 50.00 (6.49) LOT 73 OPEN 100 0 100 SPACE B GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OP£OUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, ORGIN14 SCALE: 1" = 100' _ DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING -�$151 Windy Hill cane Engineers t�nchester, Vuginia 22602 Surveyors Telephone: (540) 662-4185 FAX.- (540) 722-9528 Founded in 1971 www.greenwayeng.com NO7E.- SEE SHEET 3 6t 4 FOR LINE DATA AND CURVE DATA SEE SHEET 35 FOR NOTES, AREA TABULA77ON, AND LEGEND. TH OF r� 9 J ON G. BLY No. 2619 3126 SHEET 30 OF 3E 0 • • R� OF R ti2p65 �ENp R� �p�p0 j �5 V01 75 �2 z E� O 1 Vol 29 E,53 (25.47) z r:� OPEN SPACE 17.5317 AC. (32.56) ��hr ��� r �o 20' SANITARY SEWER ESMT I 1 { LOT ,•I 34 REMAINDER OF T.M. 85-A-138 51.9269 AC. LOT J5 al � LOT 36 MA TCH LINE TO SHEET 30 OF 35 100 0 100 6 ri � GRAPHIC SCALE (IN FEET) 1 3.79' E29 DRAINAGE ESMT N 00'38' 17' E �oJ, 70.67' w� NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE I OPEOUON MAGISTERLAL DISTRICT, FREDERICK COUNTY, V/RGINIA SCALE: 1" = 150' 1 DATE: NOVEMBER 4. 2005 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX.- (540) 722-9528 Founded to 1971 www.greenwayerig.corn THOF`� ON G. BLY No- 2619 i1I4)DS ' s1 x1 3126 SHEET 31 OF 351 • • 9 S 01'06'J�R" W 73. 7 14 V U � O rn IRS ® 25.00' 100 0 100 GRAPHIC SCALE PIN 85-A-131 (IN FEET) RITENOUR FARM, L.P. ----,A( 89'0728- DB 753 PG 835 329 oa• W 85Q37 ZONE: RA - �o 75' VEGATATIVE BUFFER o �6 h 20' WATER LINE SMT—] o_ 579-4,9'51 W 281.56' / (L=43.68) 11.53) (L=9573) � � h /y 0 ' E60 W N 03'35 20' E 2 118.72' o N � N `D• ',o ? N 30'2446' W 129. 10' W SANITARY 20' PIN 85-A-139 t SEWLn SMT---[ DRAM£ O GARY L. & t o I N 89'2143� W COTHO S P. OPEN SPACE A l 290.26' ZONE: PM 17. 5317 AC. i I ' \ N 00'04 57" E ZONE: 30' INGRESS/ USE. AGRI. o EGRESS ESMT J I I � w N I5"35'03" W NOTE: �� 20' SANITAR,' 68.45' SEWER SMT O SEE SHEET 3 & 4 FOR LINE DATA AND CURVE ry SEE SHEET 34 FOR E62 E63 E64 W DATA. SEE SHEET 35 FOR +� /�, J NOTES, AREA TABULATION, U PUMP STATION DETAIL AND LEGEND. (TO 8E CONVEYED TO SA) (24.00' E65 N-W19'16" E T S I I'07'03' E 16. 15' \ 37.22' o, 1'� (4 N 8835'1i' E -- �� jig6. II� N 03'25 04" W 00 v l N N 104.05' " S 223741 " W ^' o N 08'4549' E 73. 11' 280.04' MATCH LINE TO SHEET 3.3 OF 35 FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE /RICK pT)B�LY OPEOUON MAGISTERIAL COUNTY, VIRGINIA OSCALE: NGREENWAY r "151 1" = 150' DATE: NOVEMBER 4, -2005 ENGINEERING Windy Hill LaneAaWinchester, Virginia 22602�O Surveyors Telephone: (540) 662 4185 1 AK- (540) 722-9528 3126 SHEET 32 OF 35 Founded o, 1971 www.greenwayeng.com MATCH LINE TO SHEET 32 OF 35 E S 22'3741 " W 73. I I' T / 30' SANITARY I I SEWER ESMT-7' t N 03'20'45 " W 328.19' ► I I ►W S 03'20'45" E�=-I 282.93' ' a OPEN SPACE A I I. N 02'53'17" W o 2 � 175317 AC. 75 i2' t �t O o� c:. (N PIN 85-A-139 g GARY L. do ' STEPHEN P. SCOTHORN c ZONE: RA to USE: AGRI. N m 2 2 cn NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. ot f o_ Ui �O r1 U w PIN 85-A-141 FREDERICK- W/NCHESTER SERVICE AUTHORITY I ZONE: RA 100 0 100 �f o �n h ry I N GRAPHIC SCALE 2I ►I (IN FEET) ►I N 00'13'48" E . 269.38' I I REMAINDER OF ` T.M. 85-A-138 1 1 51.9269 AC. z 1 � 111v, NI IN m m A' Iw m 30' SANITARY SEWER ESMT N 19"38 51 " W 1 235.4.1 1 20' SANITARY SEWER ESMT 0 S 05'41'10" W N V48.071 59" E MA TCH L INE TO SHEET 34 OF 35 FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, V1RG1NL4 SCALE: 1" = 150' f n ,neers Surveyors 1-uurvled n. 0/1 DATE: NOVEMBER 4, 2005 GREENWAY ENGINEERING 151 Windy Hill Lune Winchester, Virginia 22602 Telephone: (540) 662-4185 FAX (540) 722-9528 www.greenwayeng. corn TH OF ` � f,� U � 9 SON G. BI.Y No. 2619 11 I�IoS. qyD O 3126 SHEET 33 OF 35 MATCH LINE TO SHEET 33 OF 35 • • OPEN SPACE s 10•01 59- E 17.5317 AC. 503.02' ' 4, ! 3 Z ��W o/ o PIN 85—A-141 Z o o FREDERICK- ^; WINCHESTER SERVICE � I AUTHORITY 7- ZONE- RA 3 I POST NOTE: SEE SHEET 3 & 4 FOR LINE DATA AND CURVE DATA. SEE SHEET 35 FOR NOTES, AREA TABULATION, AND LEGEND. 100 0 100 GRAPHIC SCALE (IN FEET) i " b (32.33) E6� POST a g I N 15'35'03" W t► PUMP STATION DETAIL 68.45' PUMP I E62 (FROM SHEET 32) STATION LOT ( �' 1 "=50' 3900 SO. FT. (TO BE CONVEYED E63 TO FCSA) -A -P CD �• j E64 N 38'19'15" E s lR° 16.15' E65 �o ��;�• �9,0o OPEN $, 6y. SPACE A jj \o 17.5317 AC. o,f ¢i S. �516'rnEl -- f 1 E72 REMAINDER OF TAX PARCEL 85-A-138 _ oN 51.9269 ACRES N 06'2159' E 548.07' REMAINDER OF T M. 85-A-138 51.9269 AC. 20' SANITARY SEWER ESAIT N 4723'14' E 111.61' FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: 1" = 150' EIIATE. NOV-EMBER 4, 2005 GREENWAY ENGINEERING 151 Windy /fill Lane Fn�rnerr.r Winchester, Virginia 22602 San-ryorc Telephone.- (540) 662-4185 FAX. (540) 722-9528 l nun k(i ,.. 1971 www.greenwayeng.com �TH OF f� �& �ON G. BLY No. 2619 `4J.5. 3126 SHEET 34 OF 35 NOTES 1. THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS FIRM. 0 � I 2. NO TITLE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. I3. THIS PROPERTY LIES WITHIN ZONE C' AN AREA OF MINIMAL FLOODING, AND ZONE A" AN AREA OF 100 YEAR FLOOD, PER FIRM COMMUINITY PANEL 1510063 02008, DATED JULY 17, 1978. 4. ALL CORNERS TO BE SET WITH 112 ` IRON REBAR WITH CAP, UNLESS OTHERWISE NOTED. 5. SETBACKS UNLESS OTHERWISE NOTED ARE. FRONT = 35' SIDE = 10' REAR = 25' 6. AGRICULTURAL USES EXIST ON THE SOUTH AND EAST, THE EWING FAMILY CEMETARY EXISTS WITHIN THE RESIDUE PARCEL (FUTURE DEVELOPMENT) AND WASTEWATER TREATMENT FACILITIES EXIST OR PREVIOUSLY EXISTED TO THE NORTH OF THIS SITE. 7. A 75' VEG47AT7VE BUFFER IS PROVIDED ALONG THE RITENOUR FARM ON THE REAR OF LOTS 72 THROUGH 26 AND A PORTION OF OPEN SPACE A PER SITE PROFFERS. THIS EASEMENT IS FOR THE RESTRICTION OF CONSTRUC77ON OF HOMES AS WELL AS LIMITING THE CLEAR CUTTING OF TREES LARGER THAN 4' IN DIAMETER. LEGEND. STORM SEWER/ WATERLINE EASEMENT BRL = BUILDING RESTRICT70N LINE DRAINAGE EASEMENT ® HEREBY DEDICATED • = POINT HEREBY DEDICATED O = IRON REBAR SET SANITARY W/L = WATERLINE EASEMENT SEWER CIL = CENTERLINE HEREBY DEDICATED AREA TABULATION LOTS = 30.4738 ACRES FCSA PUMP ST47ION LOT = 0.0895 ACRES OPEN SPACE A = 175317 ACRES OPEN SPACE B = 0.3412 ACRES RIGHT OF WAY = 5.1772 ACRES TOTAL OF PHASE 1 = 53.6134 ACRES PARENT TR4CT (ORIGINAL) = 105.5403 ACRES TOTAL OF PHASE 1 = —5161 J4 ACRES RESIDUE OF PARENT TRACT = 51.9269 ACRES FINAL SUBDIVISION PLAT SOUTHERN HILLS SUBDIVISION PHASE / OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: I DATE: NOVEMBER 4. 2005 GREENWAY ENGINEERING 151 Windy hill Lane Enl utee'es Winchester, Virginia 22602 Survry°^ Telephone: (540) 662-4185 FAX (540) 722-9528 Founded in 1971 www.greenwayeng.com TH OF ` � 1 JASON G.BL No. 2619 O 3126 SHEET 35 OF 35 0 • r1 ,, iR( lN,t ' FREDERIC umw� p rcxtuceci to me oa instrument of writing vi h certi cafe of sclrntnviedgcment thereto annexeu =; admitted to record. T i.nposed by Sec. 58.1-802 of �t� , and 58.1-80t have teen paid, if acSemble f 9 0 Ic • COMMONWEALTH OF VIRGINIA �I S -- oc I a 0 9o) • • L� William H. Gordon Associates, Inc. Description of a portion of the property of Arcadia Development Co. being Tax Map 85A, Parcel 138 and Phase I Southern Hills Subdivision Opequon Magisterial District Frederick County, Virginia 24 West Piccadilly Street Suite A Winchester, Virginia 22601 540-542-1737 (fax) 540-542-1923 Beginning at an iron re -bar on the southeasterly right of way line of Town Run Lane (Route 1012) marking the most westerly corner of the property now or formerly of Mary Virginia Stickley Estep; thence departing said southeasterly right of way line of Town Run Lane with the southwesterly line of said Mary Virginia Stickley Estep and continuing with the southwesterly line of the property of the Town of Stephens City, Virginia S 570 27' 06" E, 1,070.97 feet • to a post on the northwesterly line of the property of Frederick Winchester Service Authority marking the southwesterly corner of said Town of Stephens City, Virgina; thence with said northwesterly and westerly lines of said Frederick Winchester Service Authority S 35' 39' 41" W, 129.60 feet to a post and S 120 28' 43" W, 138.09 feet to a point in Stephens Run; thence with said Stephens Run and said westerly line of Frederick Winchester Service Authority S 23° 37' 49" W, 210.50 feet to a point; thence continuing with said Stephens Run, said westerly line of Frederick Winchester Service Authority and continuing with the westerly line of the property now or formerly Gary L. Scothorn, et al. the following eleven (11) courses: S 100 01' 59" E, 503.02 feet to a point; S 060 33' 00" E, 357.62 feet to a point; • S 080 57' 24" E, 147.49 feet to a point; Engineers • Surveyors • Land Planners • Landscape Architects 0 Description of a portion of the property of Arcadia Development Co. being Tax Map 85A, Parcel 138 and Phase I Southern Hills Subdivision Opequon Magisterial District Frederick County, Virginia Page 2 S 220 37' 41" W, 73.11 feet to a point; S 07' 38' 56" E, 132.87 feet to a point; S 11 ° 07' 03" E, 280.73 feet to a point; S 030 29' 29" E, 126.18 feet to a point; S 01 ° 06' 38" W, 73.70 feet to a point; S 07' 01' 45" E, 136.51 feet to a point and S 10' 15' 30" E, 147.36 feet to a re -bar on the northerly line of the property now or formerly of Ritenour Farm, L. P. marking the southwesterly corner of said Gary L. Scothorn, et al.; thence with said northerly line of Ritenour Farm, L. P. N 890 07' 28" W, 850.37 feet to a point and N 890 50' 30" W, 581.24 feet to a post; thence with the northwesterly line of said Ritenour Farm, L. P. and continuing with the properties now or formerly of William L. Ramey and the property now or formerly of Henry F. Kent N 580 56' 39" W, 1,133.87 feet to a point on the aforementioned southwesterly right of way line of Town Run Lane, said point being S 580 56' 39" E, 5.01 feet from the northwesterly corner of said property of Henry F. Kent; thence with said southeasterly right of way line of Town Run Lane the following five (5) courses: N 27' 32' 43" E, 1,579.53 feet to a point; • N 280 49' 10" E, 801.41 feet to a point; Engineers • Surveyors • Land Planners • Landscape Architects L 0 0 • Description of a portion of the property of Arcadia Development Co. being Tax Map 85A, Parcel 138 and Phase I Southern Hills Subdivision Opequon Magisterial District Frederick County, Virginia Page 3 N 290 00' 04" E, 163.97 feet to a point; S 61 ° 10' 17" E, 15.00 feet to a concrete monument and N 280 57' 03" E, 139.28 feet to the point of beginning. Containing 4,597,425 square feet or 105.54236 acres of land. Engineers • Surveyors 9 Land Planners • Landscape Architects • 0 1 • PrntedOn0725200BByAPPLE CGU. . ABSTRAC70RS I'M • THIS DEED, made and dated this day of Oct, 2002, by and between SOUTHERN Hn.Ls, L.C., a Virginia limited liability company, hereinafter called the Grantor, and ARCADIA DEVELOPMENT Co., a California corporation, heceioaRer called the Grantee. WITNESSETH: That for and in constderauon of the sum of Ten Dollars and other good and valuable consideration, the receipt of which is hereby acknowledged, the Grantor does hereby grant and convey, with General Warranty and English covenants of title except as set forth below, unto the Grantee. in fee simple, all the following real estate together with the improvements thereon and the ap?urtenances [hereunto belonging: All that certain parcel of land in Opcquon Magisterial Distract, Frederick County, Virgnia, lying about one ;[rile south of Stephens City, containing 107.069 acres• more or less, ask shown on boundary survey by Douglas C :.eggc, L.S dated February 8, 2001, a copy of which is artacned to the deed recorded as Instrument No. 010012065. This is the same property conveyed :o the Grantor herein by deed from William Henry Herrell dated Scptcrr,ber 6, 2001, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia Instrument No. 010012065 Reference is hereby made to the aforesaid instruments and the references therein contained for a more particular descnplior. of the proper.y hereby conveyed. This conveyance is made subject to all easemer•s, rights of way and restnctions of record affecting the subject property WITNESS the following signatures a_7.d seals on behalf of Southern Hills, L.C. pJ 8Cw(9yCv; 0 • HMlcdonO72S2005ByAPPLE COUn ,ABSTRACTORS 0 I C W i I C i I (SEAL) David) M za Y / Y (SEAL) RUAld V SWckJc, Mcmbcr I I STATE OF VIRGINCA, CITY OF WINCHESTER, to -wit: Acknowledged before me this Flo day of October, 2002, by David B. HoLliday and Ronald V. Shickle, members of Southem Fills, L.C., on beha]f of the company.. I 1 My commission expires: Q' r No, • Public L. I VIRG1MA: FREDL:JCK CO Jla T" . SC". Pits in�tru?ent of wr:::av wA� p-,,,ucrd to me an • 0 0 2.— r, (t wI,I', C'1' •:' -.,• ` -`( ••Cl.; •t" C nS. II1 1R}UC_ •I JS adul'V: AAto l: c.`rd i s •••.,,•.�•V ,. •x: S'S !�502 O( 5� 70Q' 09. and s5 "iI� VI I bn• r 4'". , C3clk i - 'sCi �(y3-iDS �ysuszoe){ p,dV dc,t.0gos-, n. 0 0��� 1 ;333 THIS DEED OF DEDICATION, SIJRDIVISION AND EASEMENT is made this I—)' day of1��1 2006. by and between ARCADIA DEVELOPMENT CO., a California corporation (hereinafter referred to as the "Owner"); SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC.. a Virginia non -stock corporation (hereinafter referred to as the "Association")-, the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as the "County'); and the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic (hereinafter referred to as the "Authority'). W ITNFSSETif WHEREAS, the Owner is the owner and proprietor of certain real property (the "Property") as shown on Plat of Jason G. Bly, L.S . dated November 4, 2005, entitled "Final Subdivision Plat, Southern Hills Subdivision, Phase 1" and prepared by Greenway Engineering of Winchester, Virginia, ccrn hied land surveyors (the "Plat") which v Djjz, W k to ( O.sz \ ;V� s> • ,t - \ \� cs `bv..) . WHEREAS, there are no monetary liens on the Property; and WHEREAS, the Property is situate to the Opcquon Magisterial District, Frederick County, Virginia; Owner having acquired the Property by deed recorded as Instrument No. 020017748 among the land records of Frederick County, Virginia; and WHEREAS, it is the desire and intent of O�� ner to subdivide the Property into lots and parcels and a Residue, and to dedicate, ,rant and convey to the County, its successors and assigns, for public use. the streets ;uu1 thoroughfares in accordance with 0 0 rn 0 E E • this Deed of Dedication, Subdivision and Easement and the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the Association the land identified as open space in the location shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the County and the Authority the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the Authority the land identified as the pump station lot in the location as shown on the Plat and as hereinafter provided. NOW THEREFORE, in consideration of the premises and the sum of One Dollar (S1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby subdivide the Property containing 105.5403 acres, more or less, into lots and parcels, to be known as Open Space "A" and Open Space " R inclusive; and Lots I through 95, inclusive, Phase I, Southern Hills Subdivision. and a Residue of 51.9269 acres in accordance with the Plat which is expressly incorporated herein and made a part of this Deed of Dedication, Subdivision and Easement. THIS DEED FURTHER WiTNESSETH, that, in consideration of the premises and the sum of One Dollar (S1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant, dedicate. and convey to the County, in fee 2 O O 0 simple, the 5.1772 acres for public street purposes as shown on the Plat. This dedication is made in accordance with the statutes made and pro%,,ded therefor. THIS DEED FURTHER WITNESSE Hi that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant, dedicate and convey unto the Association, in fee simple, Open Space "A" (containing 1 7.5 ;1 7 acres), and Open Space "B" (containing 0.3412 acres), which Parcels collectively total 17 8729 acres, as shown on the Plat. THIS DEED FURTHER WITNESSETII that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid. receipt of which is hereby acknowledged, Owner does hereby grant, dedicate and convey unto the Authority, in fee simple, the 0.0895 acres for the pump station as shown on the Plat. THIS DEED FURTHER WITNESSETI-I that in consideration of the premises and the sum of one Dollar ($1.00), cash to hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and coney onto the County, its successors and assigns, the easements as hereafter set forth in the respective locations shown on the Plat and incorporated herein by reference as follows SANITARY SEWER FASLMENT Easement for the purpose of instalhno, constructing, operating, maintaining, repairing, replacing, adding to, or altering present or future sanitary sewer lines, including manholes, building connection lines and other appurtenant facilities for the collection of 0 O v 0 • • sanitary sewage and its transmission through and across the Property as shown on the Plat. The above -described sanitary sewer casenicnt is subject to the following conditions: 1. All sewer lines and appurtenant facilities which are installed in the easement shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have full and free use of said easement for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the rights granted in the easement including the right to access to and from the easement and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction and maintenance, and further, this right shall not be construed to allow the County to erect any building or structure of a pennanent nature on such adjoining land. 3. The County shall have the right to trim, cut and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easement being conveyed, deemed by it to interfere with the proper and efficient installation, construction, operation, and maintenance of said seeker lines and appurtenant facilities; provided, however, that the County at its own crpensc shall restore as nearly as possible to their original condition all land or premises which are disturbed in any manner by the construction, operation, and maintenance of said ,cv cr lines and appurtenant facilities. n Such restoration shall include the back fit lling of trenches, the replacement offences and shrubbery, the reseeding or resodding of lawns or pasture areas within and outside the easement, and the replacement of structures and other facilities located outside the easement, but shall not include the replacement of structures, trees and other facilities located within the easement. 4. Owner reserves the right to make use of the easement herein granted which may not be inconsistent with the rights herein conveved, or interfere with the use of said easement by the County for the purposes named, provided, however, the Owner shall comply with all applicable County ordinances and regulations prior to erecting any building, roadway, other structure, or fence on the easement. This easement shall be perpetual and shall run with the land. This easement shall be binding upon the Owner, its successors and/or assigns and shall inure to the benefit of the County, its successors and assigns. This Deed further witnesseth that for and to consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the County all appurtenances and facilities located within the above -described sanitary sewer easement. DRAINAGE EASEMENT Easement for the purpose of installing, constructing, operating, maintaining, repairing, replacing, adding to, or altering present or future storm drainage ditches, lines, or other drainage structures or facilities, plus necessary inlet structures, manholes, and 0 O �J C,J L� 0 • appurtenances for the collection of storm waters and its transmission through, across and upon the Property, said easements being more particularly bounded and described on the Plat. The above -described drainage easement is subject to the following conditions: 1. All drainage lines and appurtenant facilities which are installed in the easement shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have full and free use of said easement for the purposes named, and shall have all rights and pnvileges reasonably necessary to the exercise of the rights granted in the easement, including the right of access to and from the easement and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction and maintenance, and further, this right shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. 3. The County shall have the right to inm, cut and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easement being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said storm drainage lines, storm drainage facilities, and appurtenant facilities; provided, however, that the County at its o,,tin expense shall restore as nearly as possible, to their original condition, all land or premises which are disturbed in any manner by the installation, construction, operation, and maintenance of said storm 2 O drainage lines, storm drainage facilities, and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas within and outside the easement, and the replacement of structures and other facilities located outside the easement, but shall not include the replacement of structures, trees, or other Il-1Cllities located within the easement. 4. Owner reserves the right to make use of the easement herein granted which may not be inconsistent with the rights herein conveyed. or interfere with the use of said easement by the County for the purposes named; provided, however, the Owner shall comply with all applicable County ordinances and regulations, prior to placing any building, roadway, other structure, or fence on the easement. This easement shall be perpetual and shall run with the land. This easement shall be binding upon the Owner, its successors and/or assigns and shall inure to the benefit of the County, its successors and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the County all appurtenances and facilities located within the above -described drainage easement. WATERI.INI= FASHNIF.NT Easement for the purpose of installing, constnicring, operating, maintaining, repairing, replacing, adding to, or altering present or future water mains, including fire 40 O L Ul 0 • • • hydrants, valves, meters, building service connections. and other appurtenant facilities for the transmission and distribution of water through and across the Property, said easement being more particularly bounded and described on the Plat. The above -described waterline easement is subtcct to the following conditions: 1. All water mains, waterlines, and appurtenant facilities which are installed in the easement shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have full and free use of said easement for the purposes named, and shall have all rights and pnvtleges reasonably necessary to the exercise of the rights granted in the casement, including the right of access to and from the easement and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction or maintenance, and further, this nght shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. 3. The County shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities to or near the easement being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said water mains, waterlines, and appurtenant facilities; provided, however, that the County as its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easements which are disturbed in any manner by the construction. operation, and maintenance of I O J O� 0 O �t said water mains, waterlines and appurtenant fact lit ics. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resoeding or lawns or pasture areas, and the replacement of structures, and other facilities located outside the easements, but shall not include the replacement of structures, trees, and other facilities located within the easements 4. Owner reserves the right to construct and maintain roadways over said easements and to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by the County for the purposes named, provided however, that Owner shall comply with all 0 applicable County ordinances and regulations prior to erecting any building, roadway, or other structure, except a fence, on the easements This easement shall be perpetual and shall nin with the land. This easement shall be binding upon the Owner, its successors and assigns and shall inure to the benefit of the County, its successors and assigns. This Deed further witnesseth that for and to consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of'which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the County all appurtenances and facilities located within the above -described waterline easement_ TEMPORARY CUL-DF-SAC EASEMENT A temporary cul-de-sac casement during the period of construction and during any subsequent period in which maintenance, repairs, or construction thereof may be M • necessary, to become null and void at such time as the purposes for which the easement was created no longer exist, as more particularly hounded and described on the Plat. This easement shall be perpetual and shall ntn �+Ith the land. This easement shall be binding upon the Owncr, its successors and/or assigns and shall inure to the benefit of the County, Its successors and assigns. This Deed further witnesseth that for and In consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner grants and conveys, in fee simple. to the County all appurtenances and facilities located within the above-descnbed temporary cul-de-sac easement. 0 VEGETATIVE BUFFER EASEMENT THIS DEED FURTHER WITNESSETH that In consideration ofthe sum of One Dollar ($I.00), cash in and paid, receipt of which Is hereby acknowledged, the Owner does hereby grant and convey unto the County, Its successors and assigns and the Association, its successors and assigns, a vegetative huffer easement in the area shown on the Plat. Within this easement no trees, or other Iollago: providing canopy coverage pursuant to any duly adopted County ordinance shall be denuded, defaced, or disturbed in any manner, nor shall this easement area be Improved ,{ Ith any building or structure, except for required utility and storm water management installations. Further, this easement area shall not be subject to vehicular access ether than maintenance vehicles, without the prior written approval of the County Both the County and the Association shall have the right to inspect and maintain any area which lies within this easement, and 0 CD co • to remove any improvements or other items which are constructed or located within this easement in contravention of the terms stated herein I he association shall be responsible for maintenance of this easement. The maintenance of- this easement shall not be the responsibility of the County or the Commonwealth This easement shall be perpetual and shall nun with the land. This easement shall be binding upon the Ov, ner, its successors and/or assigns and shall inure to the benefit of the County, its successor~ ,in(] assigns_ This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the County all appurtenances and facilities located within the above -described vcgctatu\ c buffer easement. THIS DEED FURTHER WifNESSFT1I that in consideration of the premises and the sum of one Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the Authority, its successors and assigns, the easements as hereafter set forth in the respective locations shown on the Plat and incorporated herein by reference as follo,,ks INGRESS-I:GRFSS L.ASIAENT THIS DEED FURTHER W1"TNESSE i I I that in consideration of the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner does hereby create and establish an casement for ungrcss and egress over and across the 0 O �-J 0 • • Property for the benefit of the Authority as more particularly bounded and described on the Plat. This easement shall be perpetual and shall run with the land. This easement shall be binding upon the Ov ner, its successors and/or assigns and shall inure to the benefit of the Authority, its successors and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner grants and conveys, in fee simple, to the .Authority all appurtenances and facilities located within the above -described ingress -egress easement. This Deed of Dedication, Subdivision and Easement is made in accordance with the statutes made and provided in such cases including Section 15.2-2240 et seq. and Section 15.2-2264 et seq. of the Code of Virginia I95U, as amended; with the approval of the proper authorities of the County of Frcderick. Virginia, as shown by the signatures affixed to the Plat, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land embraced within the bounds of said subdivision. IN WITNESS WEEREOF, the Owner has executed this Deed of Dedication, Subdivision and Easement. FURTHER WITNESS the follwwing signatures and seals: X O GO r--_� 0 0 • • 0 ARCADIA l-*VELOPMENTCO. By'. Named Title vy STATE OF CALIFORNIA COUNTY OF-)aqj,,-�- (ur c� , to wit I, the undersigned Notary P�y{blic, to and for the jurisdi lion aforesaid, do hereby certify that �� 7�' iJl�'1(t tit _ as lf� 1,(of ARCADIA DEVELOPMENT CO., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same to myjunsdlction aforesaid. 411 GIVEN under my hand and seal this � i day of .�l '�� , 2006. My Commission Expires: ►�1 ✓T Notary Public GINA GOMFZ Comrr>"on 11654216 No"y RibMc - CoWa,ja toroo Clan COtx-Ay My Comm � : 6 1 Apr 23. 201 f u::nt�nt nI \x ri[trnT tt:ts li odurid try me on ' ..'�Il�llall';!i�lU�\11l'IICiIIi;III Ili�(i�lt;t1?Ill\.:ll !; lillll.:. 1:t', Inlli\i-�Li li\ ` f\1:01 It,ud. u 4 _yA, tal �' Z-O ='1r�Ee AddvtSS'. l�0 UcJ� ]l �O F rcEl+v: ttf VP tot 3-1 060017657 N :J N THIS DEFD, made this 8th day of July, 2006, by and between AECsADIA DEVELOPMENT CO. a California corporation. GRANTOR, party of the first A part; and ARCADIA-SOhITHEU �(. L. C . a Virginia limited liability company, GRANTEE, party of the second part. m a 0 c" WITNE•SETH: That for and in consideration of the premises and the sum of Ten Dollars (510.00) cash in hand paid, and other good and valuable consideration, the receipt .a a of which is hereby acknowledged by the party of the first pan, the said Arcadia Development Co., a California corporation, party of the first part, does hereby bargain, self, grant, and convey with Special Warranty of title and in fee simple unto the said Arcadia Southern Hills, I- L.C. a Virginia limiaW liability company, party of the second part, all those certain lots or pafccis of Idnd, together with r, mprovements thereon and appurtenances thcrcunto appertaining, situate, lying and being in Frederick County, Virginia, and being more particularly described on All those certain lotsor parcels of land, together with improvements thereon and - appurtenances tbereunto apperraining, situate, lying and being in - Frederick County, Virginia, and being more particularly described as follows: Lots I through 4, inclusive, and Lots 73 through 88?PHASE 1, SOUTIIERN HR-LS SUBDIVISION, as the same appears duly dedicated, platted and recorded as L Instrument no. 060011588, among the land records of Frederick County, Virginia. ,S X <2 AND BEING a portion of the same property as conveyed to Arcadia Development Co., r by deed recorded as instrument no. 0200IV48, among the aforesaid land records. Q N N �' This conveyance is trade subject to all easements, restrictions, covenants, conditions, and rights -of -way contained in the docunx nts forming the chain of title to the property hereinabove described. IN WITNESS WHEREOF, Grantor has caused this deed to be executed on its behalf by the undersigned officer of the company pursuant to authority heretofore duly given. ARCADIA Dl:VELOPMENT CO. a California corporation By ��Wx/ Eli Reinhard, Pr ent STATE OF CALIFORMA COUNTY OF SANI'A CLARA, to-wil: 1aoty The foregoing d°cttmeat'siaQtcd b'+41` day of SL-Uj , 1939; was acknowledged before me this day uf"" on behalf of Arcadia Development Co., a California corporation, by ' /i r„ {u 1ff Ps'cit' My Commission Expires: /VOV. Sl -2-D V11t61NIA. VREDER[CK C'OUN-IY.SCf. Thi, IMirum'!W of urtlin; 1Z produced to lice o't .,nS ��'to �auhistc act,•arn.uJ �ot.:a .hcrrl�� anr: lid a�„kdhhil'J to r •cutd. 1:1, W:Irr.,6 h! c L %Q. nD'snd 55-1-M1 he : biCn pa o. it asScSsabtc 0 Notary Public t «avnr.tmi >et 0044 ON-A »aar t,,� . r.�to.r. swim CkVG cc" W fbrrMr. ECM Nov 1, ViewDetail Page I of 1 El • 0 Real Estate Public Inquiry Ticket Detail 2006 REAL ESTATE TAXES Department# : RE2006 Ticket #: 9790002 FRQ: 2 Sup#: 0 Name: ARCADIA DEVELOPMENT CO Account#: 25340 Name 2: Map#: 85 A 138 Address: Description: 51.92 ACRES PO BOX 5368 SAN JOSE, CA 95150 Bill Date: 12/05/2006 Dne DntP. 12/05/2006 Land: $2,731,300 Improve: $234,400 Use: Original Bill: $7,784.96 Payments: $7,784.96- Acres: 107.7 Penalty Paid: Int Paid: Discount: Amount Owed: Other: Last Date: 11/29/2006 Total Owed: Penalty: Interest: Note that if payment has been received within the last 10 business days_ any returned items may not be posted at this time. Please check the website aeain. Date Type Transaction # Amount Balance 12/5/2006 Charge 0 $7,784.96 $7,784.96 11/29/2006 Payment 16391 ($7,784.96) $0.00 1 IjUse the print key for your browser to print a copy of taxes paid for this year. N https://www.co.frederick.va.us/applications/REPub]iclnquiry/ViewDetail.aspx . 12/20/2006 ViewDetail 0 * Page I of I Real Estate Public Inquiry Ticket Detail i2006 REAL ESTATE TAXES Department# : RE2006 Ticket #: 9790001 FRQ: 1 Sup#: 0 Name: ARCADIA DEVELOPMENT CO Account#: 25340 Name 2: Map#: 85 A 138 Address: Description: 107.07 ACRES PO BOX 5368 SAN JOSE, CA 95150 Bill Date: 06/05/2006 Due Date: 06/05/2006 • Land: $2,731,300 Improve: $234,400 Use: Original Bill: $7,784.97 Payments: $7,784.97- Acres: 107.7 Penalty Paid: Int Paid: Discount: Amount Owed: Other: Last Date: 06/01/2006 Total Owed: Penalty: Interest: Note that if payment has been received within the last 10 business days, any returned items may not be posted at this time. Please check the website again. Date 'Type 'Transaction it Amount Balance 6/5/2006 Charge 0 $7,784.97 $7,784.97 6/1/2006 Payment 1448 ($7,784.97) $0.00 1 Use the print key for your browser to print a copy of taxes paid for this year. New Search I Previous https://www.co.frederick.va.us/applications/R-EPubllcinquiry/ViewDetall.aspx 10/3/2006 -■ ■ .... . J .- ' �.� DATE: DECEMBER 2006 AERIAL OVERLAY PROJ. NO., 2499-0101 SCALE- 1• - 400' SOUTHERN HILLS GG, Z. FREDERICK COUNTY, VIRGINIA ENIGMEERS SURVEYORS LAND PLANNERS LANDSCAPE ARCHITECTS SITE SECURITY CONSULTING GIS O 0 Arcadia Building Company Arcadia Building Company at Branbury Glen 703-443-0442 i�id in me■ E r ■:i 11� ��� fl.IOU p Y ■yid ■ohl ■mkd .Y4i'2�jG' �Ull/LO/L �/%aavz aril/% �an,�ir2� �caiil� arl� �cyce %haler �w,Gl'c J20lIl/l, lGmi ae,11 -� M =n :IL rr IS 111 an m it ■�li ■■Y ■ow OEM ■ow was ■N ■■m see ■■n son ; eon eJR,OU.Y/, !!/lf2 J/!l/J.(�lLl'lG JGIllI/� aat� Ylme Xalev mow, r& KA014144;7 0 '574�1j,� -L4""Jf ?�M"" 11 -2" yeeoxu/ J�1'1 1"., 12'-0" 1 ,16'. I"x 14'-3" 22'717'� W., '9Z011- Kzv. Yle� 22'-7" x 17'-5' 14'-4'. 10'- 1 V 8';7,171"IJX .W, eZ/rn�7cnJ on liar. R,od,,i ng,. and I'l—ri- --p—o only end ore "g, Sec S,Ies Rep—entarive for complete do,ils, GI;7- t9D411, KIWIIWIIIVI 1?1�11&11111 7111 Z 12A' 14'-2' II' 1" 14'. 2" ICA" < 11'-2" 16'-4" x 11'-2" 1XII'lly, AW11A 7)0,'GE w/ Mew,, 9�1�4i 111 8'-I'x IT-O" 22'-7' x 19'-4" 22*-7" A 17'-5" 22'-7" x I9'-4' 3i owa R —d—mg- and F I—Irl— .11, nn ti 1111, iir" iti. tiiily and — A'. bj— This brm hure is for 11--- f-rpn— only and * —PAM Of A legal co-ra— See Sales Representati— For compirt,- details On mat J J MA 7 77 9' 2" x 9' 11" r � l 10'•0"x Il'-8" �- �� , y I_ olio 1 1 15'-4" x 12' 2" 10'-10" x 19'-9" " 10'-1 .x 17' 9" i 15'-4" x 10'-9" ,.,. �ivi�� �•oaI< \ 15'-4" x 12'-2" F yecollwl Renderings and Floorplans are an artist's conception only and are subject to change. Actual product and specifications may vary in dimension and detail from these drawings. This brochure is for illustrative purposes only and is not pan of a legal contract. See Sales Representative for complete details. 9'-2" x 9'- 11 10' 1 I"x ll'-9" 1 h'-4" x 12'-2" 9'-2"x 9'- 1 V .11aile, Me.-Iem, 10'-l"x9'-7" 10'-6"x10'-6" "I I 1�101111-11-7 9'-2" x ')'.I I arirfi 7069.1 Mew > Y'll"Imm 9'-2"x 9'- 11" IN-9"x 14'-2' 77 — 77 1 F-7" x 20'-0' a�aye c"OR mw YAI" max yww� vl/919 Y%q'm "Maaw �ipp!Ji �llwe ccyryr//n� al, Aarvc KW12�4om • • f � IF.4"x I1%2' J //'JlJ�/ .li✓vir 10'-0" t 4•-3. I—__. _ -max— - y I IA'.II", IR' S" y 2 .�t<cr � r/r/itJn C<%O/IILl.%G02 Jr�•/� JLI�I.r00/17 8'-1"x I2'-0" LL ? 22'•7" x IT 5" 14'-4"x 10'-II" N ray r i 22'•7" x 17' 5' l� '/.. .J✓ I/.„ may.( i—... _ /SPA 14'•4" x 10%11" 3�oazlw C5��w UjZf 6' Kze. Y&'w, i7�/ir�I _ Ja:r(naer7/ KOA ZkGoy R.nd—g. and pinnrpl. o. nr. nn .rn.r.. „nr.pdnn nnl,, .,nd nr. .,�b�.r, +n ,•hnngn..+r,,,.,1 prnrinrs and .p.rdlrn�nn. +n., ,•nry In dlm.osioo .nd d.mll 1'— ,h... dr.wing:. I Ieg.l— ..... .%_ S.1- Repro .m i c fbr ,o Pl— dn.11s ��� �G �TG(�e % "G /Z 3�oww ��n� n7� t�iyr�/inn %.�l%i. r. Mini nnn� •�{ina"zAr; �nn�/inn ��tfi. <.�ilfii�� , �%�nnn�. �� 2�c �onn'.r,Ji� ;Z�,/.�i, r�.n,Nr.�om• i 12'.0' x 14'.2" 11'.1" \ 14'-2" t \ I _, 'ii✓ice ,'%?�%vvn 16'•4" x 11' 2" I � — I Itj/J ' u -4 R'•R'.e;.•II" w I I' -I I' n IR'-3' i ✓?o//ln��/ I I 1., I ........... Is•A" x 10'-R" emu•/;/A .�Pl�l,/ 16'•4' x 1 F-2" na it 7r nn /inn. IVII/ 9'•A" x 10'-0' Awl II _ d I 13'-II'x IR'•3" �" C. } 4 •�GCv(YNl7 .d'J� •�fJC/�/OM7 �2�" I I'•A' x 10'•6" I I'-3" < 10'-6" /t�/J. •�nrirun� ' ort,UJ •.%p�/1!• 9'-1 " x 12' 0" ,�Poliu�n11/iM 8'• 1" x 12'-0' — — — — — --I 22'-7" x 19'-4' i I t, l, I• C5��111 Y41117, 3. o llul Rrnderings and Flnnrpinna are An nnnr'a ronrrpdon only and are sohjrrr -change. A,,-1 prodnn And speri6rarions may vary in dimension And derail 1'rnm rhe- drawings. This bror Kure is for illosrran— purposes only and is not pan of a legal contra— See Sales Reprrsenunvo for vomplere derails. Elevation A Elevation C with optional Brick Front Elevation B Elevation D The Windham 0 0 0 17RF.'PUC'E' OPTX)."". ROX 91) WINDOM FAMIL Y IS'-0"x 16'-0" f-- - 91lX.�'(: G/DISC lXXM DR' KITCHEN STUDY \y NOOK 4 LA UN. ff-6"x II'-S" \\a" 9'-8"x II'-8" Cy \V ) y t\ (IplomJ (ioumlcl 1. ! 1:ucMD,Nal4fik t REf MAK PONDER t,I �10/ - - \ LIVING DINING log 11"xW-0" i 12'-!I".\ 16'-0" GARAGE FOYER l'P � FIRST FLOOR PLAN Y.IAFR RAn/ BEDROOM #2 In'-!l"x M-6• MASTER BEDROOM (+ MxEIT fMED"LlEH 1+- rfrNr F/RE/'[ACE - SITUNG R+nl - -- _- -_\ �lm-o•x rn-2^ BEDROOM #4 c)asEr \ \ av xNEe N lu DAI .. p- fN'f � RF"'• BEDROOM #3 Il'-II"x I3'-7^ vu ar s"Eu SECOND FLOOR PLAN The Windham • SOUTHERN HILLS Elevation A Shown With Optional Brick Chimney Elevation C Shown With Optional Brick Chimney Elevation b Shown With Optional briCK unimney THE CHELSEA • SOUTHERN HILLS • Elevation B Elevation C Elevation A with optional Brick Front The Concord SOUTHERN MILLS IIIII I mail y CJ Elevation B with Optional Masonry Fireplace Elevation C with Optional Masonry Fireplace Elevation A with optional Brick Front & Optional Masonry Fireplace 7h(@ D 61ks • SOUTHERN HILLS Elevation C • Elevation A Elevation B with optional Brick Front e� � J� �ee�fre� F- I • SOUTHERN HILLS-) Elevation C with optional Brick Front 0 r- r_ ��► ��l NoBI e iii l ; fa'— ; gloom MaI r ilk is 1-.. ink it ■i ��■ ��� ; n� 01 Aal . IV IC 1 J � 0 I* 10 RP DISTRICT 1 F c c ss&E: 1••-100' 1 I I - F�� 1� PIN 85-A-139 ' I i GARY1- SCOTHORN, ET AL , .> B2 DISTRICT - DB 854 PG,162,8 .� r! ZONE; RA STEEP SLOPES - N STORM WATER MANAGEMENT VDOT RIGHT-OF-WAY__ \ ` PRIVATE STREET ACCESS - ��� - \ PIN 85-ARM, i \ /�� \ -131 RITENOUR FARM, Lt'. \ DIJ, 7�3 PG 835 ZONE: RA PROFFERED CONDITION ` Plrl 85-A-131 Cn \\ \ RITENOUR FARM; L.P. RM'I DB 753 835 \ /G , \ ZONE:: RA m (PROFFER #7) + m er,\: - PIN 85-A-141 FREDERICK WINCHESTER • I \ SERVICE AUTHORITY DB 608 PG ZONE: PHASE 2 I \ \ \ \ E RESIDENTIAL PIN 85-A-142 e 'OWN OF STEPHENS I I I PIN 85-A-137D PHASE 1 CITY, VIRGINIA \ � I ) I I I YWLLIAM L. RAMEY D9 1 I RESIDENTIAL I 389 PG 247 DB 296 PG 162_� 1 \ I I ZONE: RA ZONE: RA7 ��� , 1 • I __ 41 ` ' • / ���PHASE 3-- ✓ i COMMERCIAL II I I PROPOSED 100' - SUTURE RIGHT-OF-WAY ��— �\ I J a DEDICATION �I I ` I PIN 85-A-137E } I _ IeFfttJs �" I WILLIAM L. RAMEY, � DEI493 ZONE�RA6� APPROXIMATE ENTRANCE LOCATIONS -- -- _— I, MARK VIRGINIA In STICKLEY ESTEPm t t;�B�tata•;. ..y>; i 1 it PI W8 90 PG 649� �85y 1 7i ZONE: RA = I I I I I JOY ` . M1R UB Z PG 4 rn " m I o, E .i TOWN RUN LANE - ROUTE 1012 — --- — -a� OWNR UN LANE ROUTE 85-A-59 p 85-A MARY VIRGINIA C MARY VIRGINIA BET STICKLEY ESTEP - STICKLEY ESTEP WIL�,iAM 8 ELIZAE A RRL. RAME.r N : RA ZONE; RA ZONE: GENERAL DEVELOPMENT PLAN PROJ. NO.: 2499-0101 SOUTHERN HILLS SCALE 1' - 100' EROIAM EUiVEYCM LAN) PLANNERS - LArMG1PE ARCNRCI6 William H. Gordon Associates, Inc. SHEET 1 Of 2 301 North Mildred Street, Suite 1 Charles Town, West Virginia FREDERICK COUNTY, VIRGINIA OCTOBER 2006 Phone 13041-725-8456 � 0 10 10 SHEET CONTEXT / Ja SCALE NT8 N W W 17 r f r 1m• w• o 1w, 2• wo(PROF[ M t r _ wrsHc srxr: r•-Im. W 1 �.A•. 1 U C/) N < PIN 85-A-141 ) + �1 VICNITY MAP LU %, FREDERICK WINCHESTER SCALE. 1' - 2000' > U) SERVICE AUTHORITY i r DB 608 PG 671 f _ i ZONE: RA PHASE 2 RESIDENTIA------------------ km - PIN 85-A-142 I I TOWN OF STEPHENS ' \ - CITY, VIRGINIA i DB 296 PG 162_% ZONE: RAC' /`=• �` PHASE 3 I PROPOSED 100' PR O\ ED STICKLEY DRIV _ _ _ t I COMMERCIAL I FUTURE RIGHT-OF-WAY 1\TOWN RUN LANE _------•— = __ _.-�^- DEDICATION I FU�RE CONNECTION APPROXNAATE ' ENTRANCE LOCATXMMM / MARY. VIRGINIA �; I - STICKLEY ESTEP r I ' iknb:rtro=, rscx,1+ WB 90 PG 649 —�_-" ZONE: RA • I 1 W On N UNLLROUT10 -_ - _`= ------ -- - '- TOWN RUN L7rNE 1TOUTE 10t' ` -- - %/ W - MARY VIRGINIA C _ - U) S'TICKLEY ,ESTEP ' �- -- .ZONE:RA GENERAL DEVELOPMENT PLAN PROJ. NO.: 2499-0101 arN,O.. WOIkM °. UNDWAM N409wT. SOUTHERN HILLS SCALE: 1' - 100' William H. Gordon Associates, Inc. SHEET 2 of 2 301 North Mildred Street, Suite 1 Charles Town, West Virginia FREDERICK COUNTY, VIRGINIA Phone (304)-726-8466 OCTOBER 2006 0 .4m LP Ad " QI-12invadf 24 West Piccadilly Street Suite A Winchester, Virginia 22601 540-542-1737 William H. Gordon Associates, Inc. (fax) 540-542-1923 Letter of To Frederick County Department of Planning Date February 22, 2007 Attn: Mr. Mike Ruddy Shipped Via Courier 107 North Kent Street Plan Name Southern Hills Winchester, VA 22601 Project No. 2499-0101/Task No. 100E (540) 665-5651 Subject Rezoning From Harold Plance ❑County No./❑Town No. We are sending you ® Print(s) ® Correspondence(s) ❑Electronic Media ❑ Originals ❑ Submission ❑ 1s' ❑ 2nd ❑ 3d ❑ Other Copies Date Description 20 2/22/07 2 sheets of GDP 20 2/22/07 2 sheets of MDP These are transmitted LAFor your use INAs requested U For approval U For review and comment ❑Other Comments Dear Mr. Ruddy, Please find 20 copies of the requested items for submission to the board. If you have any questions please call me at the number above. Thank you. Harold Plance INTERNAL PLAN PROCESSING USE ONLY Project Name Description Notes: Signature of Recei Date cc: GAProJecl\Adm1n\2499 SOUTHERN HILLS\0101 Secllon B\TRANSMITTALS\DEPT. OF PLANNING.doc Engineers 9 Surveyors 9 Land Planners 9 Landscape Architects 1 .kr William H. Gordon Associates, Inc. To Frederick County Department of Planning Attn: Mr. Mike Ruddy 107 North Kent Street Winchester, VA 22601 (540) 665-5651 ❑County No./❑Town No. 24 West Piccadilly Street Suite A Winchester, Virginia 22601 540-542-1737 (fax) 540-542-1923 Date February 2, 2007 Shipped Via Courier Plan Name Southern Hills Project No. 2499-0101/Task No. 10013 Subject Rezoning From Traci Taylor We are sending you ® Print(s) ® Correspondence(s) ❑Electronic Media ❑ Originals ❑ Submission ❑ 1s' ❑ 2nd ❑ 3rd ❑ Other Copies I Date I Description 25 2/2/07 1 Rezoning Application These are transmitted ® For your use ❑ As requested ❑ For approval ❑ For review and comment ❑Other Comments Dear Mr. Ruddy, Please find 25 copies of the rezoning application for submission to the board. If you have any questions please call directly to Harold Plance. Thank you. Traci Taylor INTERNAL PLAN PROCESSING USE ONLY Project Name Description Notes: Signature of Receipt Date F E B 2 2007 cc: GAProJect\Adm1n\2499 SOUTHERN HILLS\0101 Section B\TRANSMITTALS\DEPT. OF PLANNING.doc Engineers • Surveyors • Land Planners • Landscape Architects COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING AND PUBLIC MEETING February 16, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #22-06 FOR SOUTHERN HILLS AND MASTER DEVELOPMENT PLAN #16-06 FOR SOUTHERN HILLS On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, February 28, 2007, at 4:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Public Hearing of Rezoning #22-06 for Southern Hills and Public Meeting of Master Development Plan #16-06 for Southern Hills, to rezone 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers for residential and commercial uses. The properties are located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane, in the Opequon Magisterial District, and are identified by Property Identification Numbers 85D-1-1-1 through 85D-1-1-95B and 85-A-138. Any interested parties having questions or wishing to speak may do so at the public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Rent Street, Suite 202 - Winchester, Virginia 22601-5000 This is to certif tha the attached correspondence was mailed to the following on c p from the Department of Planning and Development, Frederick County, Virginia: Arcadia -Southern Hill, LLC PO Box 1150 Arcadia Development Co William H. Gordon Associates, Inc. 24 W. Piccadilly St., Ste. A Winchester, VA 22601 Joyce Myers 625 Town Run Lane Stephens City, VA 514 Peace and Plenty Ln. Stephens City, VA 22655 STATE OF VIRGINIA COUNTY OF FREDERICK Gary, Stephen & Dennis Scothorn 506 Ewings Ln. Stephens City, VA 22655 Mary Estep c/o Robert Bushong, POA 14502 Saint Stephens Pl. Midlothian, VA 23113 Town of Stephens City PO Box 250 Stephens City, William & Elizabeth Ramey 824 Peace & Plenty Ln. Stephens City, VA 22655 /l�ti�rc,c�-ITT/ •C_ �— �L � ' `�`/ Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department I, , � _a: �'- % , a Notary Public in and for the State and County aforesaid, do l reby certify that Mic i el T. Ruddy, Deputy Planning Director for the Department of Planning Lnd Development, whose name is signed to the foregoing, dated , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this 30, ;e�l day of My commission expires on . Aa14 I-,,. & NOTARY ktJBLIC COUNTY of FRDDDRICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 NOTIFICATION OF PUBLIC HEARING AND PUBLIC MEETING January 31, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 422-06 FOR SOUTHERN HILLS AND MASTER DEVELOPMENT PLAN #16-06 FOR SOUTHERN HILLS On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, February 14, 2007, at 7:15 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Public Hearing of Rezoning #22-06 for Southern Hills and Public Meeting of Master Development Plan 416-06 for Southern Hills, to rezone 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers for residential and commercial uses. The properties are located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane, in the Opequon Magisterial District, and are identified by Property Identification Numbers 85D-1-1-1 through 85D-1-1-95B and 85-A-138. Any interested parties having questions or wishing to speak may do so at the public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that t e attached correspondence was mailed to the following on C? 6 from the Department of Planning and Development, Frederick County, Virginia: 851) - 1. 1- 1- ARCADIA-SOUTHERN HILLS, LLC POBOX 1150 PURCELLVILLE, VA 20134 850 - 1. 1. 5- ARCADIA DEVELOPMENT CO (� 1 P 0 BOX 5368 SAN JOSE, CA 95150 William H. Gordon Associates, Inc. 24 W. Piccadilly St., Ste. A Winchester, VA 22601 85 - A- - 137- MYERS, JOYCE E 625 TOWN RUN LN STEPHENS CITY, VA 22655.5345 85 -A- -131- RITENOUR FARM L.P. CIO MARY RITENOUR 514 PEACE AND PLENTY LN STEPHENS CITY, VA 22655.5836 STATE OF VIRGINIA COUNTY OF FREDERICK 85 - A- - 139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 85 -A- -141- FREDERICK-WI NCH ESTER PO BOX 433 WINCHESTER, VA. 22604.0433 85 - A- - 142- ESTEP, MARY ViRGINIA STICKLEY CIO ROBERT M BUStiDNG, P0A 14502 SAINT STEPHENU PL MIDLOTHIAN,VA 23113.6358 85 - A- - 142-A STEPHENS CITY, TOWN OF PO BOX 250 STEPHENS CITY, VA 22655.0250 85 - A- - 60- RAMEY, WILLIAM LARRY & ELIZABETH 824 PEACE & PLENTY LN STEPHENS CITY, VA 22655.5125 Michael T. Ruddy, Deputy Planning Direct ,f• Frederick County Planning Department a Notary Public in and for the State and County aforesaid, do reby certify that M66hael T. Ruddy, Deputy Planning Director for the Department of Plannin and Development, whose naive is signed to the foregoing, dated U` , has personally appeared before me and acknowledged the same in my State and County aforesaid. _ Given under my hand this day of My commission expires on NbTARY UBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING AND PUBLIC MEETING January 5, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #22-06 FOR SOUTHERN HILLS AND MASTER DEVELOPMENT PLAN #16-06 FOR SOUTHERN HILLS On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, January 17, 2007, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Public Hearing of Rezoning 922-06 for Southern Hills and Public Meeting of Master Development Plan #16-06 for Southern Hills, to rezone 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers for residential and commercial uses. The properties are located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane, in the Opequon Magisterial District, and are identified by Property Identification Numbers 85D-1-1-1 through 85D-1-1-95B and 85-A-138. Any interested parties having questions or wishing to speak may do so at the public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on from the Depa----* ^fAlannino and T)evelonment, Frederick County, Virginia: 85 - A- - 139- 85D - 1- 1- 1- ARCADIA-SOUTHERN HILLS, LLC POBOX 1150 PURCELLVILLE, VA 20134 \✓ 85D - 1. 1- 5- ARCADIA DEVELOPMENT CO P 0 BOX 5368 SAN JOSE, CA 95150 85 - A- - 137- MYERS, JOYCE E 625 TOWN RUN LN STEPHENS CITY, VA 22655.5345 85 - A- - 60- RAMEY, WILLIAM LARRY & ELIZABETH 824 PEACE & PLENTY LN STEPHENS CITY, VA 22655.5125 SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 85 -A- -141- FREDERICK-WI NCH ESTER PO BOX 433 WINCHESTER, VA. 22604.0433 85 - A- - 142- ESTEP, MARY VIRGINIA STICKLEY C/O ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 85 - A- - 142-A STEPHENS CITY, TOWN OF PO BOX 250 T EPHENS CITY, VA 22655-0250 85 - A- - 131- RITENOUR FARM L.P. CIO MARY RITENOUR 514 PEACE AND PLEC."i Y LN STEPHENS CITY, -,A 22655.5836 Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, d6 ereby certify that MAael T. Ruddy, Deputy Planning Director for the Department of Plan)�g and Development, whose name is signed to the foregoing, dated f /p% , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on William H. Gordon Associates, Inc. 24 W. Piccadilly St., Ste. A - Winchester, VA 22601 66 a6e NOTARY BLIC 5 TO:BARBARA-DATA PROCESSING Sow l �f�ien1 i! �L�� _ FROM:BEV - PI nning Dept. S �S - /- - /� %�( ���'"�.�1 Please print � is of abel�by �rederick Count Vir inia Master Develo mein A ,a.. �, ' c THAN IJ Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the Ist floor of the Frederick County Administration Building, 107 North Kent Street. NAME ADDRESS / PROPERTY NUMBER Name MYERS, JOYCE E Address 625 own Run ane Property # 8 5 -A-13 7 L-' RAMEY, WILLIAM L 82 Stephens Peace an Plenty Lane City, VA 22655 85-A-137E 824 Peace and Plenty Lane RAMEY, WILLIAM L Stephens City, VA 22655 85-A-137D ✓ RITENOUR FARM L.P. C/O MARY RITENOUR 514 Stephens Peace and Plenty Lane City, VA 22655 85-A-131 506 Ewings Lane SCOTHORN, Gary, Stephen, Dennis Stephens City, VA 22655 85-A-139 PO Box FREDERICK - WINCHESTER Winchester, VA 22604 SERVICE AUTHORITY 85-A-141 PO Box 250 TOWN OF STEPHENS CITY Stephens City, VA 22655 85-A-142 Page 18 A'P-Wst�--: • Frederick County, Virginia Master Development Plan Application Package Name ESTEP, MARY VIRGINIA c/o Robert M Bushong, STICKLEY POA Addrm14502 Saint Stephens Place Propefty4 85 - A - 142A f ESTEP, MARY VIRGINIA c/o Robert M Bushong, STICKLEY POA 14502 Saint Stephens Place Midlothian VA 23113 85 - A - 59 RAMEY, WILLIAM & ELIZABETH 824 Peace and Plenty Lane Stephens City, VA 22655 85 - A - 60 Pacre 19 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 JAN 9 2007 o(r 35 - A- - 141- FREDERICK-WINCHESTER PO BOX 433 WINCHESTER, VA. C" 0 D 0 0 7 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING AND PUBLIC MEETING January 5, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #22-06 FOR SOUTHERN HILLS AND MASTER DEVELOPMENT PLAN #16-06 FOR SOUTHERN HILLS On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, January 17, 2007, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Public Hearing of Rezoning 922-06 for Southern Hills and Public Meeting of Master Development Plan #16-06 for Southern Hills, to rezone 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers for residential and commercial uses. The properties are located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane, in the Opequon Magisterial District, and are identified by Property Identification Numbers 85D-1-1-1 through 85D-1-1-95B and 85-A-138. Any interested parties having questions or wishing to speak may do so at the public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael, T. Ruddy, AICP Deputy Planning Director i MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 85 -A- -141- FREDERICK-WI NCH ESTER PO BOX 433 WINCHESTER, VA. `C 2 20'i 0116H26503243 i^ `m aiS rrot^. 22601 C I-s°,F�;. EC Fo�,yard Addre , r. e' 1—Ce,, AOAd Zss 2260 ,..oecl�ti�Re�u�d Baca„ � C,tiL, Q -°^ - � Re,uc�e° F CrNo �rde; GP ge 7IcF1?: ii COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING AND PUBLIC MEETING January 31, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #22-06 FOR SOUTHERN HILLS AND MASTER DEVELOPMENT PLAN 416-06 FOR SOUTHERN HILLS On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, February 14, 2007, at 7:15 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Public Hearing of Rezoning 922-06 for Southern Hills and Public Meeting of Master Development Plan 916-06 for Southern Hills, to rezone 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers for residential and commercial uses. The properties are located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane, in the Opequon Magisterial District, and are identified by Property Identification Numbers 85D-1-1-1 through 85D-1-1-95B and 85-A-138. Any interested parties having questions or wishing to speak may do so at the public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 W N S E 46 DEPT. OF GEOGRA]?HIC INFORMATION SYSTEMS FREDEWCK COUNTY, VIRGINIA GIS, MAPPING, GRAPHICS WORKREQUEST DATE RECEIVED: /-�- L Lo COMPLETION DATE: 1. -- REQUESTING AGENT: Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: DESCRIPTION OF REQUEST: (Write additi( DIGITAL: PAPER: FAX: SIZES: COLOR: BLACK) W=: STAFF MEMBER COMPLETION DATE: MATERLALS : DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: FAX: infb ation on back of request) p/,ems S ' 1-1-1 �ru-gs]p E-MAIL: NUMBER OF COPIES: HOURS REQ=D: ._ ►� • JAM ' � CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) e Rio,, r t ., , � r7 • � 1 � �r �� dF �. Wit '0• y� ! �.:L.: '� !! 711C. r.. " • v I i / Jr Aw L �f �►! ie. n �s� \ N,�S� wt �1�' 0;,. *adi�•,•� IN taak ol ag �; ti�� 1 \ys .•�' � r ..: I I 1�• °T� �. �a. "a '1 1 y' � _ ... •._.. 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