HomeMy WebLinkAbout22-02 Sovereign Village Section II, A, B, and C Red Bud - Backfilet 0
Subdivision Checklist
Comment sheets from the following agencies, along with any marked copies of the plan:
VDOT City of Winchester GIS (Road Name
/ Review)
�/ Sanitation Authority Health Department FC PS
Inspections Department L Parks & Recreation
Fire Marshal County Engineer
2. One copy of the subdivision application
Application received.
Fee paid (amount: $
Information entered in d-BASE and Reference Manual
�a 7.02 6k__ File given to Renee' to add to Application Action Summary
Plat(s) signed by Subdivision Administrator
1 ' 30- 05 Approval letter toAiv
appplicant/agent
Copy of final subsion plat(s) [with signatures] made and given to Mapping
and Graphics Manager for structure numbering assignment
3' `7- Q Updated d-BASE and Reference Manual
J • 2.03 0,�ile given to Renee'- to update Application Action Summary
Final plat(s) submitted with review agency signatures along with:
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THIS DEED OF DEDICATION, made and dated this 95 day of
2006, by and between MANNING & ROSS DEVELOPERS, LLC, a Virginia Limite Liability
Company, party of the first part, hereinafter called the DECLARANT (Grantor for indexing
purposes), and FREDERICK COUNTY, VIRGINIA, party of the second part (Grantee for
indexing purposes), and THE FREDERICK COUNTY SANITATION AUTHORITY, party
of the third part (Grantee for indexing purposes).
WHEREAS, the DECLARANT is the owner in fee simple of the real estate shown on the
attached plat drawn by Mark D. Smith, dated January 11, 2006 known as Sovereign Village,
Section 2C, attached hereto and by this reference made a part hereof, which property is further
described on the Final Master Development Plan of Sovereign Village as filed in the Office of the
County of Frederick Department of Planning and Development. This is a portion of the same real
estate conveyed to the DECLARANT by Deed dated October 1, 1999, of record in the Office of
the Clerk of the Circuit Court of Frederick County in Deed Book 948 at Page 1760; Manning &
Ross, LLC amended its name to Manning & Ross Developers, LLC by certificate duly issued from
the State Corporation Commission dated January 11, 2001.
WHEREAS, said real estate, as shown on the aforesaid attached plat, has been subdivided
into lots for the construction of single family homes thereon, and the attached plat shows
accurately the metes and bounds of the subdivided land, together with the dimensions of each lot
thereof and also shows certain surrounding lands in said Subdivision to be used as common open
space, storm water detention easement, landscaping easements, access and driveway easements,
sanitary sewer easements, drainage easements, and utility easements over and across said lots, all
of which shall constitute a portion of that development known as Sovereign Village, and which
common open space/driveway/ and access easement areas shall be owned and maintained by the
Sovereign Village Homeowners Association upon the terms and conditions set forth hereinafter:
and,
WHEREAS, the DECLARANT now desires to subdivide the same into lots to be known
as Section 2C, Sovereign Village. The subdivision of said real estate, as it now appears on the
aforesaid attached plat, is with the free consent and in accordance with the desires of the
undersigned DECLARANT, and the DECLARANT hereto further desires to subdivide the
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aforesaid real estate in accordance with the provisions of "The Virginia Land Subdivision Act" as
are applicable and in force and effect as of the date of execution of this Deed of Dedication.
NOW, THEREFORE, THIS DEED OF DEDICATION WITNESSETH:
That for and in consideration of the premises and the benefits which will accrue by reason
of this Dedication, the DECLARANT does hereby subdivide all of that certain tract or parcel of
land designated as Sovereign Village Subdivision, Section 2C, lying and being situate in Red Bud
Magisterial District, Frederick County, Virginia, and being more particularly described by the
aforesaid plat of Mark D. Smith, dated January 11, 2006, attached hereto and by this reference
made a part hereof, and by this reference incorporated herein as if set out in full, and which plat
is drawn in conformity with the final master development plan for Sovereign Village Subdivision,
on file in the Office of the Frederick County Department of Planning and Development. This is
a portion of the same real estate conveyed to Manning & Ross, LLC, said Deed being of record
in the aforesaid Clerk's Office as heretofore recited.
For and in consideration as aforesaid, the Declarant does further dedicate all of the streets
in Sovereign Village, Section 2C, to Frederick County, Virginia (hereinafter sometimes referred
to as "the County") for public use, which streets dedicated hereby are more particularly described
by herein above referenced final subdivision plat of Sovereign Village, Section 2C.
All of the lots shown on the plat attached hereto shall be subject to the following
restrictions and covenants and Articles which are covenants running with the land, and shall be
binding upon all parties having any right, title and interest in and to the aforesaid lots or any part
thereof, their heirs, successors and assigns, and shall inure to the benefit of each owner thereof.
ARTICLE I
Section 1. "Association" shall mean and refer to .Sovereign Village Homeowners
Association, Inc., a nonstock Virginia Corporation, it successors and assigns.
Section 2. "Common Areas" shall mean and refer to that certain real property
hereinabove described as common open space, driveway and access areas, and such additions
thereto as may hereafter be brought within the jurisdiction of the Corporation.
Section 3. A "Lot" shall mean and refer to any of the lots designated upon the plat of
Sovereign Village Subdivision, with the exception of the common areas space and parking areas.
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Section 4. "Member" shall mean and refer to every person or entity who holds
membership in the Association.
Section 5. "Owner" shall mean and refer to the record owner, whether one or more
persons or entities, of a fee simple title to any Lot which is a part of the Sovereign Village
Subdivision, as shown on the attached plat, including contract sellers, but excluding those having
such interest merely as security for the performance of an obligation.
Section 6. "Declarant" shall mean and refer to Manning & Ross Developers, LLC, its
successors and assigns.
ARTICLE II
Every person or entity who is a record owner of a fee or undivided fee interest in any Lot
which is subject by covenants of record to assessments by the Association, including contract
sellers, shall be a member of the Association. The foregoing is not intended to include persons or
entities who hold an interest merely as security for the performance of an obligation. Only one
membership shall be accorded per Lot. Membership shall be appurtenant to and may not be
separated from ownership of any Lot which is subject to assessment by the Association.
Ownership of such Lot shall be the sole qualification for membership.
ARTICLE III
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Each Member of the Association shall have one vote for each lot owned in which said
Member shall hold the interest required for membership in Article H. When more than one person
I holds such interest in any Lot, all such persons shall be Members., The vote for such Lot shall be
exercised as they among themselves determine, but in no event shall more than one vote be cast
with respect to any Lot.
The affairs of the Association shall be managed by a Board of not less than three (3), but
no more than five (5) directors, who must be members of the Association. The initial Board of
Directors shall be appointed by the DECLARANT and serve until the first annual meeting
following conveyance of fifty percent (50%) of the Lots in Sovereign Village Subdivision without
the assignment of Declarants Rights reserved herein; thereafter, the Board of Directors shall be
elected by the Membership as determined in the Bylaws of the Association.
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TREASURER
In the event that the Board of Directors deem it necessary, the Treasurer of the Association
shall be bonded, with the expense of such a fidelity bond for said officer to be borne by the
Association.
ARTICLE IV
PROPERTY RIGHTS IN COMMON PROPERTIES
Section 1. Member's Easement of Enjoyment: Every Member shall have a right and
easement of enjoyment in and to the "Common Areas", specifically including but not limited to
the rights of ingress and egress across the aforesaid "Common Areas" and such easement shall be
appurtenant to and shall pass with the title to every assessed Lot, subject to the following
provisions:
(a) The rights of the Association, in accordance with its
Articles and Bylaws, to borrow money for the
purpose of improving the aforesaid "Common
Areas" and in aid thereof to mortgage said property
and the rights of such mortgagee in said "Common
Areas" shall be subordinate to the rights of the
Homeowners hereunder.
(b) The rights of the Association to suspend the voting
rights and the right to the use of the "Common
Areas" by a Member for any period during which
any assessment against his Lot remains unpaid; and
for a period not to exceed thirty (30) days for any
infraction of its published rules and regulations.
(c) The rights of the Association to dedicate or transfer
all or part of the "Common Areas" to any public
agency, authority, or utility for such purposes and
subject to such conditions as may be agreed to by
the Members. No such dedication or transfer shall
be effective unless an instrument signed by
Members entitled to cast two -third (2/3) of the votes
has been recorded agreeing to such dedication or
transfer, and unless written notice of the proposed
action is sent to every Member not less than twenty-
five (25) days nor more than fifty (50) days in
advance.
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Section 2. Delegation of Use: Any Member may delegate, in accordance with the
Bylaws, his right of enjoyment to the "Common Areas" to the members of his family, his tenants,
or contract purchasers who reside on the .property.
Section 3. Title to the "Common Areas": The DECLARANT hereby covenants
for its heirs and assigns, that Manning & Ross Developers, LLC, will convey fee simple title to the
common open space (referred to herein above as the "Common Areas") to the Association, prior
to the conveyance of the lots constituting fifty percent (50%) of all approved buildable lots in the
subdivision.
ARTICLE V
COVENANTS FOR MAINTENANCE ASSESSMENTS
FOR THE ASSOCIATION
Section 1. Assessments: The DECLARANT, for each Lot owned, hereby covenants,
and each Owner of any Lot by acceptance of a Deed therefore, whether or not it shall be so
expressed in any such Deed or other conveyance, is deemed to covenant and agree to pay to the
Association (1) annual assessments or charges, and (2) special assessments for capital
improvements, such assessments to be fixed, established, and collected from time to time as
hereinafter provided. The annual assessments and special assessments, together, with interest
thereon at the rate of twelve percent (12.00%) per annum and costs of collection thereof, as
hereinafter provided, shall be a charge on the land and shall be a continuing lien upon the property
against which each such assessment is made. Each such assessment, together with such interest,
costs and reasonable attorney's fee, shall also be the personal obligation of the person who was the
Owner of such property at the time when the assessment fee was due. The personal obligation
shall not pass to his successors in title unless expressly assumed by them, but shall continue as a
lien upon said lot as set forth herein above.
Section 2. Purpose of Assessments: The assessments levied by the Association
shall be used exclusively for the following purposes, to -wit: Improvements and maintenance of the
"Common Areas", specifically including, but not limited to, payment of real estate taxes, repairs,
snow removal, storm drainage repair, maintenance of street lights and payment of all utility
charges therefore, and services and facilities devoted to the aforesaid purposes and related to the
use of and enjoyment of the "Common Areas"; for the maintenance of shrubbery and lawns,
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including the mowing of all lawns in the "Common Areas"; and further for the purpose of
promoting the recreation, health, safety and welfare of the resident in the "Common Areas" of
Sovereign Village Subdivision, including payment of all liability insurance premiums for said
"Common Areas" and facilities within.
Section 3. Basis and Maximum of Annual Assessments: Commencing January 1,
2006, the maximum annual assessment shall be $100.00 per year per Lot;
(a) Thereafter, the maximum annual assessment per Lot
may be increased above that set forth herein above
by a vote of the Members for the next succeeding
year and at the end of each year's period, for each
succeeding period of one year, provided that any
such change shall have the assent of two-thirds (2/3)
of the votes of Members who are voting in person or
by proxy, at a meeting duly called for this purpose,
written notice of which shall be sent to all Members
not less than thirty (30) days nor more than sixty
(60) days in advance of the meeting, setting forth
the purpose of the meeting. The limitations hereof
shall to apply to any change in the maximum and
basis of the assessments undertaken as an incident to
a merger or consolidation in which the Association
is authorized to participate under its Articles of
Incorporation.
(b) After consideration of current maintenance costs
and future needs of the Association, the Board of
Directors may fix the annual assessments at an
amount not in excess of the maximum.
Section 4. Special Assessments for Capital Improvements: In addition to the annual
assessments authorized above, the Association may levy in any assessment year a special
assessment applicable to that year only, for the purpose of defraying, in whole or in part, the cost
of any construction or reconstruction, unexpected repair or replacement of a described capital
improvement upon the "Common Areas", including the necessary fixtures and personal property
related thereto, provided that any such assessment shall have the assent of two-thirds (2/3) of the
votes of Members who are voting in person or by proxy at a meeting duly called for this purpose,
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written notice of which shall be sent to all Members not less than thirty (30) days nor more than
sixty (60) days in advance of the meeting, setting forth the purpose of the meeting.
Section 5. Uniform Rate of Assessment: Both annual and special assessments must
be fixed at a uniform rate for all Lots, and may be collected on a monthly basis.
Section 6. Quorum for any Action Authority Under Sections 3 and 4: At the first
meeting called, as provided in Sections 3 and 4 hereof, the presence at the meeting of Members
or of proxies entitled to cast Fifty -One percent (51 %) of all votes shall constitute a quorum. If the
required quorum is not forthcoming at any meeting, another meeting may be called, subject to the
notice requirement set forth in Sections 3 and 4 and the required quorum at any such subsequent
meeting shall be one-half (1/2) of the required quorum at the preceding meeting. No such
subsequent meeting shall be held more than sixty (60) days following the preceding meeting.
Section 7. Date of Commencement of Annual Assessments: DUE DATE: The annual
assessments provided for herein shall commence as to any Lot on the first day of the month
following the conveyance of that particular lot to a grantee other than one wholly owned by
DECLARANT. The first annual assessment shall be adjusted according to the number of months
remaining in the calendar year after acquisition of title by any purchaser for DECLARANT. The
Board of Directors shall fix the amount of the annual assessment against each Lot at least thirty
(30) days in advance of each annual assessment period. Written notice of the annual assessment
shall be sent to every Owner subject thereto. The due dates shall be established by the Board of
Directors. The Association shall, upon demand at any time, furnish a certificate in writing signed
by an officer of the Association, setting forth whether the assessments on a specified Lot have been
paid. A reasonable charge may be made by the Board for the issuance of these certificates. Such
certificates shall be conclusive evidence of payment of any assessment therein stated to have been
paid.
Section 8. Effect ofNon-Payment of Assessments: Remedies ofthe Association: Any
assessments which are not paid when due shall be delinquent. If the assessments which is not paid
within thirty (30) days after the due date, the assessment shall bear interest from the date of
delinquency at the rate of twelve percent (12%) per annum, and the Association may bring an
action at law against the Owner personally obligated to pay the same, or foreclose the lien against
the property, and interest, costs and reasonable attorney's fees on any such action shall be added
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to the amount of such assessment. No Owner may waive or otherwise escape liability for the
assessments provided for herein by non-use of the "Common Areas" or abandonment of his Lot.
Section 9. Subordination of the Lien to Mortgages: The lien of the assessments
provided for herein shall be subordinated to the lien of any mortgage or mortgages now or
hereafter encumbering any Lot. Sale or transfer of any Lot shall not affect the assessment lien.
However, the sale or transfer of any Lot which is subject to any mortgage, pursuant to a decree of
foreclosure thereof, shall extinguish the lien of such assessments as to payments thereof which
become due prior to such sale or transfer. No sale or transfers shall relieve such Lot from liability
for any assessments thereafter becoming due from the lien thereof.
Section 10. Exempt Property: The following property subject to the Declaration
shall be exempt from the assessments created herein; (a) the "Common Areas"; (b) all properties
dedicated to and accepted by a local public authority; and (c) all properties owned by a charitable
or nonprofit organization exempt from taxation by the laws of the State of Virginia: and (d) any
and all lots, whether improved or unimproved, owned by DECLARANT. However, no residence
occupied as a dwelling shall be exempt from these assessments, regardless of ownership.
Section 11. Failure to Maintain "Common Areas": In the event that t h e
Association, or its successors, shall fail to maintain the "Common Areas" in reasonable order and
condition, the County of Frederick may take such action as authorized by the Frederick County
Zoning Ordinance. The County of Frederick Zoning Ordinance is by this reference made a part
hereof as if set out in full.
ARTICLE VI
USE, RESTRICTIONS AND COVENANTS
This Subdivision shall be subject to the following restrictions which are constituted
covenants real to run with the land:
1. All Lots shall be used for single family residential purposes only.
No detached garage or carport shall be permitted on any lot.
2. No profession or home occupation shall be conducted in or on any
part of a Lot; provided, however, that DECLARANT reserves the
right to use one or more of said Lots for business purposes in
connection with the development, sales and operation of said
subdivision.
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3. No building or structure of any kind whatsoever shall be erected,
altered, placed, or permitted to remain on any lot, other than a
permanent single family dwelling. No such dwelling shall exceed
two stories above foundation line in height. No other building or
improvements shall be erected, altered, or placed or permitted to
remain on any lot other than a carport or garage, patio walls, in
ground swimming pool, wooden fences, as hereinafter described,
and other outbuildings for use and enjoyment of the lot for
residential purposes. Any gazebo, garden shed, other outbuildings,
mailbox, newspaper box or receptacle of any type, shall not be
placed on a lot unless approved by the Architectural Committee
hereinafter referred to. Any garage or carport as herein before
provided shall be homogeneous in design to the dwelling. No
mobile homes are permitted on any of said lots. No recreational
type camper or trailer shall be parked on any of said lots until such
time as a home is build on such lot and thereafter, such recreation
camper, trailer or recreational vehicle must be stored within a
garage area so that the same may not be seen from any roadway.
4. All homes shall have 1,900 square feet of living space except ranch
homes, which shall have 1,500 square feet of living space. No split
foyer, or modular or prefabricated homes shall be allowed. Living
space shall be computed using outside foundation measurements
and shall be exclusive of carports, garages and basements. Roof
pitch shall be at least 5/12.
5. No dwelling, garage or other building shall be erected or placed on
any lot which has an exterior construction other than brick, wood,
stone, dryvit, or combination thereof, unless otherwise approved by
the Architectural Committee. In no event will the exterior surface
of any home have less than 200 square feet of stone or brick. No
masonite board or log home shall be used on the exterior of any
home. Any exterior solar design or antennae, satellite dish, towers,
transmitters for radio, television, microwave, or the like, must be
screened and approved by the Architectural Committee. In this
respect, the Architectural Committee may engage such professional
services for review of plans and each lot owner submitting said
plans shall pay the reasonable charges made for review by the
professional services.
6. After a residence is built on any of said lots, the lot owner shall
provide in connection therewith off-street parking space of at last
12' x 50' which will be paved with concrete.
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7. No signs or advertising of any nature shall be erected or maintained -`
on any Lot except for sale signs for said Lot not to exceed four (4) -�
square feet in area, or signs used by a builder to advertise the
property during construction and sale. No "For Rent" signs shall be
allowed on any Lot whatsoever.
8. No boats, mobile homes, motor homes, campers, buses, trailers of
any type, tractors, truck or other motor vehicles (other than
automobiles, motorcycles, pickup trucks and 3/4 ton (or less) vans)
shall be permitted on any Lot except during the course of
construction. No motor vehicle or material portion thereof which
does not have a current license and current Virginia inspection
sticker shall be permitted on any Lot.
9. No animals of any kind (including livestock, poultry or birds) shall
be permitted on any Lot, except that dogs, cats and other usual
household pets may be kept, provided they are not kept, bred or
maintained for commercial or charitable purposes or in unusual
numbers; and further provided that no dogs shall be permitted to run
at large or without restraint in said Subdivision. No dog may be
tied and left unattended outdoors.
10. No fence or hedge shall be constructed or erected on any Lot in said
Subdivision, without prior approval by the Association. This
restriction shall not apply however, to any hedge or fence
constructed or erected by the DECLARANT.
11. No noxious or offensive activities shall be carried on upon any Lot,
nor shall anything be done thereon which may be or may become
an annoyance or nuisance to the neighborhood.
12. In the event that a dwelling is destroyed, or has materially
deteriorated, the owner of the unit shall immediately repair the
damage or deterioration. No structure other than a dwelling house
of at least the same dimensions and architecture as the unit
destroyed shall be constructed in the place of the original home.
13. Each Owner shall keep all Lots owned by him and all
improvements therein or thereon in good order and repair and free
of debris, including, but not limited to, the seeding, watering, and
mowing of all lawns, the pruning and cutting of all trees and
shrubbery (in the event that such duties are not undertaken and
performed by the Association, as set forth herein above), and the
painting (or other appropriate external care) of all buildings and
other improvements, all in a manner and with such frequency as is
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consistent with good property management. In the event an Owner
of any Lot in Sovereign Village Subdivision shall fail to maintain
the premises and the improvements situated thereon as provided
herein, the Association, after notice to the Owner as provided in the
Bylaws and approval by two-thirds (2/3) vote of the Board of
Directors, shall have the right to enter upon said Lot to correct
drainage and to repair, maintain and restore the Lot and the exterior
of the building erected thereon. All cost related to such correction,
repair, or restoration shall become a special assessment upon such
Lot.
14. No Lot shall be used or maintained as a dumping ground for
rubbish. Trash, garbage or other waste shall be in sanitary
containers. All incinerators or other equipment for the storage or
disposal of such material shall be kept in a clean and sanitary
condition in the rear. No refuse or any container for same shall be
placed or stored in front of any home, except on the date of garbage
pickup.
15. No trees shall be planted nor other digging undertaken without first
securing the approval of the local power company and without first
being advised as to the location of all underground electrical,
television cable and telephone wires.
16. No exterior clothes line, or hanging device, shall be permitted on
any Lot.
17. The color of the paint on the exterior of every building on each Lot
shall remain the same as the original color.
18. No building, structure, addition nor exterior alteration (including
basketball backboards, rims or nets) or improvements of any
character shall be constructed upon any Lot or dwelling located
thereon, except as exterior painting is permitted by the prior
paragraph, unless the plan of construction, including quality of
workmanship, design, colors and materials, shall have been
approved in writing by the Sovereign Village Homeowners
Association as being in harmony with the whole subdivision,
especially the adjoining homes.
19. If in the construction of any dwelling by DECLARANT there
occurs an encroachment, then such encroachment shall be deemed
a perpetual easement for the benefit of the dominant Lot.
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20. The DECLARANT reserves the right for itself, its successors and
assigns, or an Architectural Committee being itself or appointed by
it, its successors or assigns, to reject any and all plans for houses or
other structures proposed to be constructed on any lot. The
DECLARANT retains the majority vote on the Architectural
Committee.
The DECLARANT shall constitute the Architectural Committee
and shall have the power to appoint its successors in interest, and
such Architectural Committee shall have no liability whatsoever,
either direct or indirect, on the approval or disapproval of matters
as set forth herein above, but such power in the Architectural
Committee shall be solely discretionary. The size of the
Architectural Committee shall be determined by the DECLARANT
or its duly nominated successors in interest.
If the said Architectural Committee, or its duly authorized
representative, shall fail to approve or disapprove any proposed
plans, specifications, or locations within thirty days after the same
have been submitted to the DECLARANT for approval, such plans,
specifications, and locations shall be deemed to have received the
approval of said Committee, or its duly authorized agent.
Any or all of the rights, powers, duties and obligations which, in
this instrument, are assumed by, reserved, or given to the
DECLARANT, its successors or assigns, for the said Architectural
Committee, may be assigned or transferred to any one or more
corporations or associations which will agree to assume said rights,
powers, duties, and obligations and carry out and perform the same.
Any such assignment or transfer shall be made by appropriate
instrument in writing in which the assignee or transferee shall join
for the purpose of evidencing its acceptance of such rights, power,
duties, and obligations, which instrument shall be recorded; and
such assignee or transferee shall thereupon have the same rights and
powers and be subject to the same obligations and duties as are
herein given to and assumed by the DECLARANT, its successors
or assigns, or the said Architectural Committee. In the event of
such assignment or transfer, the DECLARANT, its successors or
assigns, or said Architectural Committee, shall thereupon be
released from all of the rights, powers, duties, and obligation in this
instrument reserved or given to and assumed by the DECLARANT,
its successors or assigns, or the said Architectural Committee. The
right of assignment hereby reserved to the DECLARANT, its
successors or assigns, and the said Architectural Committee, is so
reserved to the end that the rights, powers, duties and obligations
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reserved and given to them may be assigned to an association or
corporation formed by the owners of lots in said subdivision for the
purpose of accepting said assignment; and such assignment may be
made at such time as the DECLARANT, its successors or assigns,
and the said Architectural Committee shall jointly determine.
In the event that the DECLARANT fails to appoint an Architectural
Committee, or if such Architectural Committee has formed but is
later disbanded, then approval for plans may be obtained by the lot
owner submitting plans drawn and signed by a licensed architect in
the State of Virginia, and in addition, if the plans are for an allowed
outbuilding, then such architect shall further certify that the design
is homogeneous with the existing structure on said lot.
21. The DECLARANT herein reserves and shall have the right alone
to waive any one or more of the restrictive covenants and conditions
contained herein as to any Lot transferred by it except that it cannot
change the use of any Lot from residential to commercial. This
waiver shall not affect the binding effect of the covenants and
conditions upon any other Lot. The DECLARANT further reserves
the right along to impose additional restrictive covenants and
restrictions as to any Lot or Lots owned by it at the time of the
imposition and such imposition shall not affect the binding effect of
these provisions upon any other Lots.
22. The invalidation of any one of the covenants or restrictions
contained herein by judgment or Court order shall in nowise affect
any of the other provisions which shall remain in full force and
effect. The failure of the Lot Owners or the DECLARANT herein
to enforce any covenants or restrictions shall not be deemed to be
a waiver of the right to do so thereafter as to a default occurring
prior or subsequent thereto.
ARTICLE VII
EASEMENTS
Section 1. Sewer and Water Easement: The property dedicated hereby is subject to
that certain easement(s) or right(s) of way designated Sanitary Sewer Easement and Utility
Easement on the aforesaid attached plat. The DECLARANT does hereby grant and convey unto
the Frederick County Sanitation Authority, a perpetual right of way or easement over the aforesaid
rights of way for the installation and maintenance of water and sewer lines and any related facility
designated on the aforesaid plat as Sanitary Sewer Easement and Utility Easement.
13
CD
a
Section 2. Access and Driveway Easements: The property dedicated hereby is
subject to those certain easements designated Private Access and Driveway Easements which are
shown on the aforesaid attached plat, which Easements shall be for the private use of the Lot
owners of Sovereign Village, their successors, assigns and invitees.
All lot owners shall be entitled to free passage over any sidewalks that are constructed and
which run parallel with the streets in Sovereign Village, Section 2C, and over any sidewalks so
constructed with regard to additional properties added as a part of Sovereign Village. All
sidewalks shall be kept free of obstruction and provided further that all owners shall remove snow
from the sidewalk that transverses their lot.
Section 3. Surface Drainage Easement: The property dedicated hereby is subject to
that certain easement or right of way designated Storm Water Detention Easement on the aforesaid
Final Master Development Plan of the County of Frederick for the purpose of surface water
drainage easement. No structures of any kind which substantially impede or obstruct the flow or
ponding of surface drainage water may be placed within said surface water drainage easement
designated on the aforesaid plat. Said Storm Water Detention Easement may not be altered or
modified without the prior consent of the County of Frederick, and the DECLARANT does hereby
grant and convey unto the County of Frederick a perpetual right of way or easement over the
aforesaid designated Storm Water Detention Easement for the purpose of so providing surface
drainage. DECLARANT does further agree that the County of Frederick shall be under no
obligation to maintain said Storm Water Detention Easement, provided, however, that in the event
the Association fails to maintain said easement, then, and in that event, the County of Frederick
shall have the right to maintain the same and charge the Association pursuant to the provision of
Article V, Section 11, herein above.
DECLARANT, for a period of five (5) years from the date of conveyance of the first lot
in Sovereign Village Subdivision, Section 2C, reserves a blanket easement and right on, over and
under the ground within said Subdivision to maintain and correct drainage of surface water in order
to maintain reasonable standards of health, safety and appearance. Such right expressly includes
the right to cut any trees, bushes or shrubbery, make any grading of the soil or to take any other
similar action reasonably necessary, following which the DECLARANT shall restore the affected
property to its reasonable predisturbance condition as near as practical. The DECLARANT shall
14
0
c�
give reasonable notice of intent to take such action to all affected owners, unless in the opinion of
the DECLARANT an emergency exists which precludes such notice.
Reservation by DECLARANT of such blanket easement and rights contained herein shall
not, in any way, obligate DECLARANT to undertake any maintenance, repair or corrective action
whatsoever and shall not impose any liability or responsibility upon DECLARANT therefore.
Section 4. Reservations: The DECLARANT reserves unto itself, its successors or assigns,
the right to erect, maintain, operate and replace underground telephone and electrical conduits,
related equipment, and other facilities, sewer, gas, water, and television lines and related
equipment, and other utility equipment where such utility lines and equipment are now located and
within the Utility Easements and Sanitary Sewer Easements, as designated on the attached plat,
and over the "Common Areas" as needed.
Section 5. Sipage Easements: The DECLARANT reserves unto itself, its successors or
assigns, the certain signage easement located within the open space running parallel to Senseny
Road. The purpose of said signage easement is to erect identification signage for Sovereign
Village Subdivision and additional lands added thereto as provided herein and which signage while
being originally erected by DECLARANT, shall be maintained by the Sovereign Village
Homeowners Association.
ARTICLE VIII
GENERAL PROVISIONS
Section 1. Enforcement: The Association, its successors or assigns, or any Owner,
shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions,
covenants, reservations, liens and charges, now, or hereafter, imposed by the provisions of this
Declaration. Failure by the Association, its successors or assigns, or by any Owner to enforce any
covenant or restriction herein contained shall in no event by deemed a waiver of the right to do so
thereafter. All costs which the Association, its successors or assigns, or any Owner shall incur in
the enforcement of the restrictions, conditions, covenants, reservations, liens, and charges, nor or
hereafter imposed, shall be borne by the party against which action is taken and which costs shall
include reasonable attorney's fees, costs, and damages.
15
Q
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Section 2. Severability: Invalidation of any one of these covenants or restrictions
by judgment or court order shall in no way affect any other provision which shall remain in full
force and effect.
Section 3. Amendment: The covenants and restrictions of this Declaration shall run
with the land and bind the land, and shall inure to the benefit of and be enforceable by the
Association, or the Owner of any Lot subject to this Declaration, their respective legal
representatives, heirs, successors and assigns, for a term of thirty (30) years from the date this
Declaration is recorded, after which time, said covenants shall be automatically extended for
successive periods of ten (10) years. The covenants and restrictions of this Declaration may be
amended during the first thirty (30) year period by an instrument signed by not less than ninety
percent (90%) of the Lot Owners, and thereafter, by an instrument signed by not less than seventy-
five percent (75%) of the Lot Owners. Any amendment must be properly recorded.
Section 4. Dissolution: Upon dissolution of the Association, other than incident to
a merger or consolidation, the assets of the Association shall be dedicated to an appropriate public
agency to be used for purposes similar to those for which the Association was created or for
general welfare of the residents of Sovereign Village Subdivision. In the event that such
dedication is refused acceptance, such assets shall be deemed vested in the Members of the
Association as tenants in common.
Section 5. Dedication of Street: The DECLARANT does hereby dedicate unto the
County of Frederick, Virginia as public streets those certain roadways designated as Canyon Road,
Wales Court and Rossman Boulevard on the aforesaid recorded plat of Sovereign Village
Subdivision, Section 2C.
The Dedication and Subdivision of the land as shown on the attached plat is with the free
consent and in accordance with the desire of the undersigned DECLARANT of the land being
subdivided, and is in conformity with the provisions of "The Virginia Land Subdivision Act" as
are applicable, together with the applicable ordinances and regulations of the governing body of
the County of Frederick, Virginia.
The County of Frederick, Virginia and the Frederick County Sanitation Authority, by the
signature of its agents on the attached plat, do accept the dedications to public domain of the land
and easements, respectively, herein described as such.
16
Ui
The designated "Common Area" are not dedicated hereby for use by the general public but
are dedicated to the common use and enjoyment of the homeowners in Sovereign Village
Subdivision as provided herein above.
ARTICLE IX
ADDITIONAL SECTIONS
Section 1. Additional sections ("Phases") of Sovereign Village will be added in the
future and those sections, as they are added, will become part of Sovereign Village Subdivision,
subject to the same provisions as set forth herein and governed by the same property owners
association, provided, however, that DECLARANT may amend the land use restrictions, setback
requirements, building sizes and any other provisions so long as the same scheme established in
Sovereign Village, that being a single family residential lot is maintained.
Section 2. The additions authorized under this Article shall be made by filing of record
a Supplementary Declaration of Covenants and Restrictions with respect to the additional property
which shall extend the scheme of the covenants and the restrictions of the Declaration (amended
as herein permitted) to such property.
Section 3. Such Supplementary Declaration may contain such complementary additions
and modifications of the covenants and restrictions contained in this Declaration as may be
necessary to reflect the different character, if any of the added properties, and as are not
inconsistent with the scheme of this Declaration. Except as hereinafter permitted, such
Supplementary Declaration shall not revoke, modify or add to the covenants established by this
Declaration within the existing property.
Section 4. The DECLARANT shall not be and is not bound to make or proceed with
the addition of any of the proposed additional sections of Sovereign Village Subdivision.
17
C
CQ .
c.n
iV
inconsistent with the scheme of this Declaration. Except as hereinafter permitted, such
Supplementary Declaration shall not revoke, modify or add to the covenants established by this
Declaration within the existing property.
Section 4. The DECLARANT shall not be and is not bound to make or proceed with
the addition of any of the proposed additional sections of Sovereign Village Subdivision.
WITNESS the following signatures and seals:
DECLARANT:
MANNING ROSS DEVELOP , LLC
By:
gory Nf B soft, Manager
STATE OF VIRGINIA,
CITY OF WINCHESTER, TO WIT:
I, /'4' 4 - E G,%/ a notary Public in and for the State and jurisdiction aforesaid do
hereby certify that Gregory M. Bancroft, Manager of Manning & Ross Developers, LLC,
wh se names are signed to the foregoing Deed of Dedication dated the day of
ZZ 2006, have personally appeared before me and acknowledged the same
in my State a6d jurisdiction aforesaid.
Given under my hand this day of 2006.
My commission expires:/-/-D 7 `�q64;liiiilfggggg
Notary Pub i •
PUBLIC
-31
''"+rreriteaceeaE``
11940\AADEED of Dedication Sovereign Village Sect 2C.wpd
18
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If you have received this fax in error and would like to be removed from our list please call Toll Free 877.629.4797
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209
APPROVALS. AREA TABULATION:
TOTAL LOT AREAS = 7.0435 AC
<Z�7 0�-e,4
— W. "0 / V., G+6 ROAD R/W AREA = 1.7001 AC
rederick Co. Sanitation Authority Date TOTAL OPEN SPACE = 0.0000 AC
SUBDIVIDED AREA = 8.7436 AC
OWNER'S CERTIFICATE.•
THE SUBDIVISION OF THE LAND SHOWN
HEREON IS WITH THE FREE CONSENT
AND IN ACCORDANCE WITH THE DESIRE
OF THE UNDERSIGNED OWNERS,
PROPRIETORS, AND TRUSTEES, IF ANY.
FOR : MANNING & ROSS DEVELOPERS, LLC
7BY.' Az 1 ZS? o(,
DATE'
SURVEYOR'S CERTIFICATE. -
ORIGINAL AREA = 70.1045 AC
REMAINING AREA = 61.3609 AC
a
"OPEN SPACE PROVIDED FOR
IN SEC. 2 A & 2—B
Acknowledged before me
aUU(i
this A &doy of �brua fe&9:
My Commission Expires: 10-3)-a0U 9
r
Of
Notary
I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS SUBDIVISION IS A PORTION OF
THE LAND ACQUIRED BY MANNING & ROSS DEVELOPERS, LLC, B DATED
OCTOBER 1, 1999 AND RECORDED AMONG THE LAD RECOR OF FR ER CK COUNTY,
VIRGINIA, IN DEED BOOK 948 AT PAGE 1760.
MARK D. SMITH, LS
PARENT TAX PARCEL IDENTIFICATION
TAX ID No.: 65—((A))-39 70.1045 AC. ZONE. RP USE. VACANT
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE H of
SECTION 2—C ;OA
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINI ARK D. ITH P
SCALE: 1" = N A DATE: JANUARY ii, 2006 No.002009
GREENWAY ENGINEERING le G
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 882-4185
FAX: (540) 722-9528
Founded In 1971 www.greenwayong.com 2185 SHT 1 of 12
INSERT MAP co
NOT TO SCALE o
cn
71W 65-((A))-J9
MANNING & ROSS DEVELOPERS, L.L.C.
INSr f 010016381
FUTURE DEVELOPMENT
FINAL SUBDIVISION PLAT I ..fir.
SO VEREI GN VI L LA GE - TH ITH
SECTION 2-C
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA(4A
K D.
SCALE: 1" = N/A DATE: JANUARY 11, 2006o.002009
GREENWAY ENGINEERING151 WINDY HILL LANE 4Engineers WINCHESTER, VA. 22602 'Mo
Surveyors TELEPHONE: (540) 662-4185
FAX; (540) 722-9528
ounded in 1971 www.zraenwayann.com cur 9 „s i
CD
01
cn
PROFFER:
A MONETARY CONTRIBUTION OF $3, 658.73 PER LOT SHALL BE PAID TO
THE TREASURER OF FREDERICK COUNTY PRIOR TO THE ISSUANCE OF THE INITIAL
BUILDING PERMITS FOR EACH LOT.
LEGEND:
BRL = BUILDING RESTRICTION LINE
= POINT
O IRON REBAR SET
IRF = IRON REBAR FOUND
NOTES:
1. ALL LOTS ARE SUBJECT TO A 20' SLOPE & DRAINAGE EASEMENT ALONG
ALL STREET RIGHT-OF-WAY LINES AND A 10' UTILITY & DRAINAGE
EASEMENT ALONG ALL PROPERTY LINES.
2. PRIOR TO THE ACCEPTANCE OF THE ROADS CONTAINED IN SOVEREIGN
VILLAGE INTO THE STATE SYSTEM, A PERMANENT CONNECTION TO THE
EXISTING STATE ROAD SYSTEM MUST BE CONSTRUCTED CONSISTENT WITH
THE APPROVED MASTER DEVELOPMENT PLAN.
3. SETBACKS UNLESS OTHERWISE NOTED ARE
FRONT = 35'
SIDE = 10'
RF4R = 25'
4. ALL LOTS ARE SINGLE FAMILY DETACHED - URBAN
MINIMUM LOT WIDTH AT SETBACK = 70'
MINIMUM LOT WIDTH AT R/W = 40'
MINIMUM LOT SIZE = 12, 000 SQ FT
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE T
SECTION 2- C
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA MARK D. MITH
SCALE: 1" = N/A I DATE: JANUARY 11, 2006 No.002009
GREENWAYYENGINEERING
HILL LANE
Engineers WINCHESTER, VA. 22602 _ •1J
Surveyors TELEPHONE: (540) 882-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayong.com 2185 SHT 3 of 12
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
Cl
525.00'
75.81 '
75.74 '
N 00'00 37 W
08' 16 23"
C2
43.00'
64.83'
58.86
N 47'19 12" W
8623'15"
C7
550.00
183.00
182.15
N 05'23 06 0 W
19703 48
C8
300. 00'
182.21
f 79. 42
N 02'28 58 E
34'47 55
C9
550.00
152.54
152.05
N 03'47 55 W
15'53 27"
C 10
550.00
30.45'
30.45'
N 13' 19 49" W
03' 10 21
C11
300.00'
91.38
91.03,
N 86'5856 E
17'27'09"
C 12
300.00
156.97
155.19
S 86'45 16 E
29'58 45
C22
275.00
68.00'
6Z83
S 78 50 56 E
14'10 05
C23
43.00
74.05
65.24
N 44'43 47" E
98'40 28"
C24
575.00
87.85'
87.77'
N 00'13'49" W
08'45'15"
TM 65-((A))-39 O cl)
MANNING & ROSS DEVELOPERS, L.L.C.
ZONE: RP, USE: VACANT
(INST.J 010016381) ti
PLAI o
MER108 3 pG qj9 AR�
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SHEET 12 M
SEE
SSMAci �fzo (9.1)
Ro . - 50 ..
C ARM E
10,
EASEMENT
I�
LOT 135
134
I°
N
14676 SO. FT
L_
10' BRL
i
J
N 18' 14T07� E
i
-- 150.00_—
�D I — 10� BRL
IJ
Li
---"120 . % LOT 136
SOSE EIIGN 2L BGE 3 I I N 12000 SO. FT
(INST. 030021202)
133 L — _10' BRL J
A/ 18' 14707"r E
150.00'
r-1r
17.0'
--moo LOT 137 JI
N 12000 SO. FT I
L— — — 10' BRL J
132 S 18' 14TO7� W
�--- 15---
50 0 50—
Mind
GRAPHI SCALE (� SEE SHEET 5 (13.S
(IN FEET) IRFON 138
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2 — C
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA
SCALE: 1" = 50' 1 DATE: JANUARY 11, 2006
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayang.com
25'
L0
00
W
i2
�I
cn
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2 — C
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA
SCALE: 1" = 50' 1 DATE: JANUARY 11, 2006
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayang.com
25'
L0
00
W
i2
�I
cn
CURVE
RADIUS
RC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C 13
500.00
194.37
P466.05#
193.14
S 82'54'040 E
22' 16 22"
C 14
800.00'
459.49'
S 7720 54" E
33'2242"
C20
775.00
451.49
445.13
S 7720 54 E
3.22 42
C21
525.00
204.08
202.80
S 82'54 04 E
22' 16 22
C42
775.00
10.35
10.35
N 86 20 43" E
00'45 56
C43
525.00
64.50
64.46'
N 8928560 E
0702 22
74.79'
74.73'
S 8255'01 " E
08'09'45
W525.00
525.00
64.79
64.75'
S 75' 18 01 " E
0704 15
131
p IRF
132
ry�Oryry
� ff\
MERIDIAN OF PLAT
DB 843 PG 417
137
SEE SHEET 4
41
vo RO,p\ F
,� IN LOT 138
12527 SQ, FT/
130 iV io,35'
o �
LOT 139
,' �N'
IRF O
N / /'
_ ry 12455 SO. fT m 115.1 j oo
-moo.. k �
SOVREIGN VILLAGE I "-
SEC. 2B o 10_�
(INST.# 030021202) Off--' S 03-00'06 !
W ,
129 1468'
I10' BRL
y i
m LOT 140 m
12178 SO. FT I
10' BRL !
128 O S 030116'20" E ,
149.08'
� � o
05.0) cNi
N 141
SEE SHEET 6 I
O
IRF
FINAL SUBDIVISION PLAT
SOVEREIGN VI L LA GE
SECTION 2 - C
RED BUD DISTRICT - FREDERICK COUNTY VIRGINIA
SCALE: 1" = 50' 1 DATE: JANUARY 11, 2006
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: 540) 882-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
1+
U
50 0 50
GRAPHIC SCALE
(IN FEET)
,TH
/ V V - ��—
MARK D. SMITH
No.002009
k4b vrro�
Oji-
2185
0
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C 14
800.00
466.05'
459.49'
S 7720 54" E
33 2242"
C20
775.00
451.49'
445.13'
S 7720 54 E
33'22 42
C39
775.00
112.59'
112.49'
S 75.50 55" E
0819'26
C40
775.00
90.82
90.77
S 8322 04 E
06'42 52
C41
775.00
1 88.56
88.51
S 8959 55" E
06'32 49
128
3
SOVREIGN OLLIAGE
SEC. 2B 2
(INST.# 030021509) 0—
(INST.# 030021202) 3
127 N
IRF
tAW
23.5
126
0
Ann —
MERIDIAN OF PLAT
DB 843 PG 417
140
SEE SHEET 5 I
N 03' 16'20"
W
149.08'
,
— Ij' BRL
,
m
N
---
LOT 141
12012 SO. FT
. 10' BRL
i
p
�-�Vj16 29" Hi h / I
j� 149 96'
— 10' BRL
LOT 142
12026 SO. FT11
110R�
J15.7) „
LOT 14J
0 15983 SQ. FT
VO
18...
IRFO 7e
�s8
SEE SHEET 7
144
?S,
50 0 50 /
GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2—C
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA
SCALE: 1" = 50' 1 DATE: JANUARY 11, 2006
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 862-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayong.com
03
W
W
MARK D. SS ITH
No.002009
r� 1�111,0(I'a4�"
SUI
85
0
to
a
CURVE
RADIUS
ARC LENGTH
CHORD . LENGTH
CHORD BEARING
DELTA ANGLE
C 14
800 000'
466.05
459.49'
S 7720'54' E
33'22 42'
C20
775.00'
451.49'
445.13'
S 7720 54' E
33'22 42'
C37
775.00
55.06'
55.05
S 62'41 40 E
04'04 14
C38
775.00
94.10
94.04
S 68' 12 30 E
06'57 24
Rfii
00
lfi
R101 P X
Mpe 843
14.3 ;' I
IRO \ SEE SHEET' 6 N
STM. 024INAGE
EASEMENT. I�
H
126 �N 18' 18'487 E 158.77' I I
(41.5) 10' BRL (109.9 2.5
I
g4 I i�
j m LOT 144 m
13391 SO. FTZt
SOVREIGN VILLAGE IRF•23�SEC. 28
(INST.,f 030021202) S 25•►. 1=2` W J 3 y
�k/ [— — .— —.1575j,
. BRL , Q5
•� �►� LOT 145
12585 SO. FT
IRF = 1 N ., Q)
339.93�0 '' b
���► 110 rS 60'39 jj E
IRF 5� W * — . (11.7� �o 29.80
50 0 50
GRAPHIC SCALE
(IN FEET)
S ?g2027 �'
TM —209
N/F FU—SHEPS FARM) PARTNERSHIP
ZONE • RP, USE.• VACANT
(DB 789, PG 1022)
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2-C
RED BUD DISTRICT - FREDERICK COUNTY. VIRGINIA
SCALE: i" = 50' 1 DATE: JANUARY 11, 2006
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
�O-•.15880' SIN
368 46' ' --'?,_0 D
�._._._
ARK D. SMITH
No.002009
_ ;Iuwo
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C14
800.001
466.05
459.49
S 772054" E
33'2242
C 19
825.00'
480.61 '
473.85'
N 7720'54" W
337242"
CM
825.00'
75.66'
75.64
N 7706 05" W
05'15'18"
C34
825.00
75.66
75.64
N 71'50 47 W
05'15 18
C35
1 825.00
75.66
75.64
N 66'35 30 W
05' 15 18
C36
1 825.00
47.59
47.58
N 62' 18 42 W
03' 18 18"
I
O 150
I SEE SHEET 9
U►T N 10'16'16" E O
Do 843 P� 417 _ 157.55'
I 2 I BRL
.m LOT 149 m o
I I 12668 SO. FT I o
o
_ 10' BRL
150. 4 p
I 10' BRL N
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FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE T
SECTION 2 - C
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA MARK D. MITH
SCALE: 1" = 50' 1 DATE: JANUARY 11, 2006 No.002009
GREENWAY ENGINEERING
151 WINDY HILL LANE 'c0 � � I I
Engineers WINCHESTER, VA. 22602 -,1!
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded tin 1971 www.greenwayang.com 2185 SHT R of 12
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RADIUS
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FINAL SUBDIVISION PLAT
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SECTION 2-C
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SCALE: 1" = 50' 1 DATE: JANUARY 11, 2006
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
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RED BUD DISTRICT - FREDERICK COUNTY VIRGINIA-
SCALE: 1" = 50' 1 DATE: JANUARY 11, 2006
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
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FINAL SUBDIVISION PLAT
SOVEREIGN VI L LEI GE
IsEcrioN 2-c
RED BUD DISTRICT - FREDERICK COUNTY,. VIRGINIA
SCALE: 1" = 60" 1 DATE: JANUARY 11, 2006
GREENWAY ENGINEERING
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SOVEREIGN VILLAGE
REIGN VILLAGE SEC. 2-E
(INST. ;f030021202)
REIGN VILLAGE SEC. 2 A
(INST. jf030004670)
SECTION 2- C
RED BUD DISTRICT — FREDERICK COUNTY, VIRGINIA
SCALE: 1" = 75' 1 DATE: JANUARY 11, 2006
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
"--4�Surveyors TELEPHONE: (540) 882-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
MARK D. SMITH
No.002009
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VIRGINIA: FREDE.RICK COUNTY. SCT.
Phis instrument of writing was producod to me on
and with certifc.- to of ac no ledgeruent thereto annexed
was admitted to record. T imposed by Sec. 58.1-802 of
$- ej ��L_,..
��, and 58.1-801 have been paid, if assessable
4'6"� Aav , Clerk
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
September 19, 2006
Manning & Ross Developers, LLC
PO Box 27
Winchester, VA, 22604
RE: Sovereign Village Subdivision
Dear Sir or Madam:
I have had the opportunity to conduct a site inspection for Sovereign Village in Frederick County
on September 8, 2006. It is Frederick County's policy that bonds will not be released until all
improvements have been completed. As you proceed with this project, please address the
following comments prior to seeking a release of bond.
• The SDP calls for a reduced road efficiency buffer, consisting of a six foot high berm
with a single row of evergreen trees, along Senseny Road. The evergreens must be a
minimum of four feet in height at the time of planting.
• The SDP also calls for a full road efficiency buffer, consisting of a six foot high berm
with a double row of evergreen trees, along Channing Drive at Farmington
Boulevard. The evergreens must be a minimum of four feet in height at the time of
planting.
• The SDP requires street trees, ten trees on each side, along Rossmann Boulevard in
Section One
• The fallen tree is still located at the intersection of Canyon Drive and Channing
Drive.
If you have any questions, please feel free to contact me at (540) 665-5651.
Sincerely,
i
Lauren E. Krempa
Zoning Inspector
LEK/bad
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
t^7 l e- • 5 DL'eja I c--r V ►'b 66 PAWP 14"
L,gdt4A6`d r—*,rha.5
LAWSON AND SILEK, P.L.C.
160 ExETER DRIVE, SvrrE 103
POST OmcE Box 2740
WiNcEmsTER, VA 22604
TELEPHONE: (540) 665-0050
FAcsumm: (540) 7224051
June 28, 2006
Kris C. Tierney, Assistant County Administrator
County Administration Building
107 North Kent Street
Winchester, VA 22601
Dear Kris:
JON 2 g 2006
THOMAS MOORE LAWSON • TLAWSONna,LSPLC.COM
Re: Manning and Ross Builders
Our File No. 860.001
I am in receipt of Ben Butler's letter dated June 20, 2006, which was sent by mail and
unfortunately not received by this office until a day ago. Attached is another letter from me, which
had been drafted before Ben's letter and circulated for review, comment and approval by my clients
and others, which was to be a response to Eric Lawrence's letter of June 14, 2006. Unfortunately, it
appears that due to the parties' failure to communicate in person, by telephone or by fax that we now
have a series of correspondence which are crossing in the mail and that I believe are creating more
confusion and less remedy to the problem at hand.
Ben Butler's letter of June 20'h touts it encloses a copy of the Easement Agreement, which
had been drafted and agreed to between QR Development, L.L.C., Lynnehaven, L.C., and Manning
& Ross Developers, LLC. As you know from my conversations and communications some time
prior to June 206, you already had a copy of this Agreement in your file. You have a copy of that
Agreement because I forwarded it to you via e-mail on June 16, 2006. My understandingwas that
the County intended to review that draft Agreement and decide whether it was in an acceptable form
to the County and/or if the County wanted to be a party to the Agreement. Manning & Ross was
willing to sign the Agreement back when it was drafted and it continues with that intention. As I
understand it, the only issue remaining is whether the County also wants to be a party and, therefore,
the Agreement needs to be amended. I leave that in your hands.
Ben Butler's letter further states that there is a Deed of Dedication, which needs to be
executed by Manning & Ross to allow a formal dedication of that portion of Channing Drive, which
has been completed adjacent to the Arcadia development. In point of fact, that Deed of Dedication
has been executed by Manning & Ross. I have previously advised Mr. Butler of Manning & Ross'
willingness to dedicate the road for some time and my only comment to the draft Deed of Dedication
FRONT ROVAL" aria: Posr Omm FAa "2, Fawr ROrA4 VotGnmw 22630.1VLQ8ONt: (540) G3S-9415, FAC V4MJM (54M 635-9421, F Mwrt.: m=UQDxrNXcor44XCrAMM
FAoweXAa : 105M MAM 8Ta6Cr. SO[R 200, FADWAX. Vatcapu 22030,7iasuomm (703) 3S2-2615, Fes: (703) 352-4195, F.mAmz 7"bLAsO.LwwKm(§WMREFMJ 7'
Mr. Kris Tierney
June 28, 2006
Page 2
was my belief that for a Dedication to be complete, it needs to be accepted by the public body and
the form document needed to be amended to reflect the acceptance of the dedication by Frederick
County and also the approval of the form of the document by the County Attorney. I understand that
within the last two days, the Deed of Dedication has been amended to incorporate those two
revisions and accordingly, Manning & Ross has executed the Deed of Dedication.
Finally, I do believe that everyone is in agreement that with the dedication of the portion of
Charming Drive adjacent to the Arcadia development that the QR development Section 3 and the
Manning & Ross development Section 4 need to be approved for building permits by Frederick
County. I believe this is consistent with the proffers and rezoning that was approved back when
Sovereign Village was accepted by the County. I also agree that there will need to be an amended
Master Plan prepared by Manning & Ross to address the sections of its property yet to be developed
and that the Master Plan will need to specifically spell out the incompletion of Channing Drive, those
areas that border Manning & Ross, coordination of the completion of Channing Drive and the
portions of the property that border Lynnehaven and/or QR Development, and also provide for the
size, shape, and completion date of a community/recreation center. As I point out in the attached
letter, there will also need to be some work on the ordinance to address this community/recreation
center in advance of the filing of that Master Plan. All in all, and as we have said on numerous
occasions, this is a process that will require steps, and I believe we are well on our way to completing
those steps. Also, we firmly believe, however, that any finger -pointing is counterproductive and may
well lead to the undoing of the cooperation that is being developed. Accordingly, I am strongly
suggesting to all those in receipt of this letter that we keep this in mind.
Thank you for your continued assistance and cooperation. Should you have any questions,
please do not hesitate to give me a call.
TML:atd
cc: Manning and Ross Builders
Benjamin M. Butler, Esquire
Eric R. Lawrence, Planning Director
Mark Cheran, Zoning and Subdivision Administrator
Richard Shickle, Chairman of the Frederick County Board of Supervisors
LAWSON AND SILEK, P.L.C.
160 EXETER DWF, SME 103
Posy OFFICE Box 2740
WiNcHmEx, VA 22604
TELEPHONE: (540) 6654050
FAcsuaLE: (540) 727,4051
June 22, 2006
Kris C. Tierney, Assistant County Administrator
County Administration Building
107 North Kent Street
Winchester, VA 22601
Dear Kris:
THOMAS MOORE LAWSON • TLAWSON(a)LSPLC.COM
Re: Manning and Ross Builders
Our File No. 860.001
I am in receipt of a letter dated June 14th sent from Eric Lawrence on behalf of the Planning
and Development Department of Frederick County, which was a follow up to our meeting of May
31" and my letter of June 2, 2006. To keep everyone in the loop, I am copying all of those copied on
the June 14th letter. Also, I have had the opportunity to share the June 146' letter with my clients.
While we are pleased to continue the dialogue concerning the issue surrounding the
Sovereign Village development, the proffers associated with Channing Drive, the community center
and various requests for Master Plan amendments, I am confused by Eric Lawrence's letter. I
understand the County's desire to give specific delineations of the process by which proffered
components of Sovereign Village are delivered, but I believe it is clear that the proffers provide for
the delivery of those component pieces.
Further, while I do not disagree that an amended Master Plan process may be the mechanism
for tying up all remaining loose ends to include a specific timetable for the construction of Channing
Drive and a community center, I do not think it is appropriate to hold up existing property where
proffered improvements have been delivered and, in specific cases, where Channing Drive has been
fully constructed.
My letter of June 2nd described a process which acknowledged the completion of segments of
Channing Drive, which should allow for a connection between Senseny and Valley Mill Roads
consistent with the rezoning and proffers to allow for the issuance of building permits. Those permits
would be before the property owned by QR Development/Denver Quinnelly, and also by Manning &
Ross.
To that end, in addition to my letter, I forwarded to you an Easement Agreement, which had
been drafted to be executed by all parties in interest to assure a clear path toward the completion of
Channing Drive in areas where it is not yet constructed.
Fwoxr Ra,,aLAm==: Pour Oenct R= "2, From ROYAL. Vu"" 2W9.1VLXM0*m: (540) 635-9413. FAC9amsi (SM) 635-9421. UMmu srtntaQ[xNxcommcl.coM
FAarAxA enw: 10805 MAIN STRZr.T. SV1rE 20% FAmswwx. VutooaA 22030.7tuteorm: CN3) 352-2615. Fwcsam.s.: (M) 352-4190. FbLAU-1110NIAsO.Lww'savQDVZRELO+.wr
Mr. Kris Tierney
June 22, 2006
Page 2
With regard to the Master Plan amendment, this is to confirm that Manning & Ross has
previously submitted an amended Master Plan, which provided as one of its components the bonding
and construction of the remainder of Channing Drive. As you know, that Master Plan never made it
out of Planning because of an ordinance interpretation that required the construction of a multi-
million dollar community center. In our last meeting, all agreed, including representatives of
Frederick County, that assuming it was even possible to deliver a multi -million dollar community
center, that it would not be in the interest of the community and it would not be something that could
be maintained by the Homeowners' Association. Accordingly, at our meeting of May 31 ", it was
agreed that Manning & Ross would prepare a revised Master Plan to provide for the construction of
Channing Drive, provided some agreement or ordinance revision could be reached to allow for a
reasonable community center in a size suitable for the Sovereign Village community. I had thought
in our meeting of May 3 1 " we had all agreed that the preparation of that Master Plan and the
amendment of any relevant ordinance would take an extended period of time and that it would not be
proper to hold from development the existing lots, which are ready to go forward due to the recent
construction of Channing Drive. From my read of Mr. Lawrence's letter, however, it now appears
we did not have an agreement and the County is suggesting that everything within the Sovereign
Village development will be held up until such time as the Master Plan and text to that have been
submitted, reviewed and approved.
Please review your notes of the meeting, as well as the enclosed and referenced
correspondence and let me know how Frederick County intends to proceed. I continue to submit that
the lots that lay adjacent to the newly completed sections of Channing Drive should be permitted and
allowed for development. My clients have authorized me to state in writing that as a second step to
this process they will re -submit their amended Master Plan and they will provide for the completion
of the remainder of Channing Drive. I had thought we had the commitment of the County to work to
create an ordinance that allows, and calls for, the construction of a reasonable community center.
Thank you for your continued assistance and cooperation. If, after you have reviewed the
enclosed, you would like to meet to discuss these issues further, please give me a call.
TML:atd
cc: Manning & Ross Builders
Benjamin M. Butler, Esquire
Eric R. Lawrence, Planning Director
Mark Cheran, Zoning and Subdivision Administrator
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
une 14, 2006
, 77,-,.,
Ty Lawson, Esquire
Lawson and Silek, P.L.C.
160 Exeter Drive, Suite 103
Winchester, Virginia 22603
Benjamin M. Butler, Esquire
Kuykendall Johnston McKee & Butler P.L.C.
112 S. Cameron Street
Winchester, Virginia 22601
RE: Channing Drive: Lynnhaven and Sovereign Village developments
Dear Ty and Ben:
Thank you for meeting with Kris Tierney, Mark Cheran, and me on May 31, 2006, to
discuss the progression of the Charming Drive developments (Lynnhaven and Sovereign
Village). I believe we had a fruitful meeting, and now better understand the various
issues from each of our vantage points. The most significant issues appear to relate to the
completion of the Channing Drive road improvements and the recreation center. Staff is
also prepared to work with each of your development teams to facilitate revisions to your
respective master development plans when each is sought.
At the conclusion of our meeting, county staff indicated our intent to meet with various
County officials to apprise them on the development. In preparation for this meeting,
your development teams offered to provide county staff with: (1) a letter summarizing
our May 31, 2006 meeting, and offering a commitment to bond the unimproved portions
conjunction with approval of a. revised MDP; (2) a preliminary Master Development
P1 n revision for Sovereign Village which .would: intr�tdt e multiplex: housing type; .and
(3) a three -party agreement to address the provision of right-of-way by each party and the
construction responsibilities for the remaining portion of the Channing Drive road
improvement. As of June 13, 2006, I have not received all of these materials.
The County is in receipt of a letter from Mr. Lawson, dated June 2, 2006, which
address the commitment to bond outstanding improvements associated with Channing
Drive, an element the County understood would be addressed in response to our May 31,
2006 meeting. Additionally, I would note that the recreation center is a proffered
community amenity and. is not directly associated with a revised MDP as . suggested in
this June 2, 2066 letter. While we. believe the recreation center could be enhanced as part
107 North Kent Street, Suite 202 • Wmchester, Virginia 22601-5000
e
Ty Lawson, Esquire
Benjamin Butler, Esquire
Re: Channing Drive
June 14, 2006
Page 2
of an open space reduction effort, it's important not to overlook that the recreation center
was proffered with the rezoning.
Mr. Lawson's letter seeks an amendment to an open space ordinance to correct a `flaw' in
the ordinance text. As discussed on May 31, 2006, it is expected that Manning and Ross
provide county staff with their revised master development plan. Staff continues to offer
to work with the development team, review the revised MDP, and determine the quantity
of additional recreation units that would be required, and how such additional recreation
units might be incorporated into the proffered reereation centers As of June 12, 2006, the
revised MDP has not been provided to County staff. Until the MDP review and
subsequent discussion occurs, it is inappropriate to consider an ordinance text amendment
as suggested in Mr. Lawson's letter.
As discussed, the three -party agreement suggested by the development teams would
delineate the process by which the Channing Drive road improvements would be
completed. And more importantly, the agreement would acknowledge a working
relationship between the developers and their willingness to execute the necessary
documents when the road dedication was necessary. As of June 13, 2006, I have not
received the three -party agreement.
We look forward to receiving the three items as discussed on May 31, 2006. Once in
receipt of these materials, we will proceed with the appropriate MDP review and apprise
the County officials with the development's efforts to address the road and proffered
recreation center construction commitments.
We look forward to working with your development teams on this project.
Sin rely,
E c R. Lawrence
Planning Director
cc: QR Development - Lynnhaven
Manning and Ross Developers — Sovereign Village
Kris Tierney, Assistant County Administrator
Mark Cheran, Zoning and Subdivision Administrator
ERL/bad
LAWSON AND SILEK, P.L.C.
160 Z== DW,% Sons 103 i
Posr OFFmcz Bm 2740
WWC= TR, VA nO4
Fes: (540) 722-4051
June 2, 2006
Kris C. Tierney, Assistant County Administrator
County Administration Building
107 North Kent Street
Winchester, VA 22601
Re: Manning and Ross Builders
Our File No. 860.001
Dear Kris:
This is a follow up to our meeting of May 31, 2006 involving you, Eric Lawrence and Mark
Cheran on behalf of Frederick County, David Madison, Greg Bancroft and me on behalf of Manning
and Ross, and Ben Butler on behalf of QR, LLC/Denver Quinnelly. During the meeting we
discussed the proffers for the Sovereign Village subdivision and what appears to be the last two
outstanding issues: the completion of Channing Drive and agreement on the Community Center. As
we discussed in the last meeting, it maybe best to consider each of these remaining items separately
because the project is complex with multiple property owners and proffers which do not prescribe a
specific timetable on the completion of the projects.
During the meeting, we confirmed another section of Channing Drive has been completed
and is ready to be dedicated. This is the portion that runs from the Arcadia development to the south,
into the Sovereign Village development and in the direction of Senseny Road. With the completion
of this section of road, there is now a public street connection between Senseny and Valley Mill. We
all recognize that road network completion is significant and it provides the connection that was a
desire of the developer and the County when the original proffers and rezoning were accepted.
During our meeting we also discussed what remains for the completion appears to be the last
two segments of Charming, mainly the piece that runs through the Bean property and immediately
y unaeveiopea Tana ana the segment or roaa that runs turougn
the middle of the commercial properties owned by Maturing and Ross and Lynnhaven (John Scully).
We talked about those segments of roads and the fact that there remains a significant amount of
residential and commercial development value that lies on either side of those segments of Charming
Drive and all agreed that under the existing proffers, those two segments of Channing Drive will in
fact be completed. As always, the question has been timing for the completion, but we believe with
Fsnnr Dssue.Asosstss lose OsslR Duet 6bf.FiUefe D1o�w, Vs�eo�12i70.1» (SN) tlS•f�iS.FAaDmis (SN► 1. DatAu.t BHZYlaeCW6dCGaOM
FwUMMA0�1s bUX4ftwMT.8sets 26f, Fwuu:.Vumw2141..?tr::aoeat(71�93tdfL7.FK7aQss C1O�31u1f�.LauDtlfeoauW
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Mr. Kris Tierney
June 2, 2006
Page 2
the connection that now exists between Senseny and Valley Mill, the pressure to immediately deliver
Charming is off.
QR and Manning and Ross are asking that the Deed of Dedication of the segment of
Charming that has been built be accepted by the County and with that the lots that adjoin be allowed
to be developed and built upon.
There appears to be quite a bit of history relating to the Community Center. As I understand
it, Manning and Ross had proposed a multiplex project on their property and had agreed to construct
Charming Drive as part of the orderly development of this new multiplex development. The
multiplex proposed would not exceed the total density allowed for the Manning and Ross section of
Sovereign Village. It was created to address a perceived demand for a different type of unit.
In response to a draft Master Plan that had been submitted to the County in furtherance of
this multiplex project, the County amended the ordinance dealing with open space and rec unit
requirements. Unfortunately, the text that was submitted had a flaw in it in that triggered a
recalculation of the open space requirements for the existing plans (including lots that had been sold
to third parties), placing an excessive and disproportionate rec unit requirement on this new
multiplex project.
At the meeting, Manning and Ross agreed it would be interested in reviving that multiplex
master plan and included specifics about the construction of the Community Center, as well as the
remainder of Charming Drive. There must be work done, however, on the rec unit requirement to
make this possible. I believe work can and should be done, but it will take a considerable amount of
time and, in the interim, the dedication for the portion of Channing that has been completed waits.
Accordingly, the landowners would recommend that we work with the County to revise the
ordinance or come up with some other accommodation with regard to the rec unit calculations, but
in the interim that the Deed of Dedication be accepted and the lots that front on the nearly completed
Charming Drive be allowed to be developed and built upon.
As always, I thank you for your assistance and cooperation. If you have any questions or
comments, please do not hesitate to give me a call.
Very
TML:cmh
cc: Manning and Ross Builders
Benjamin M. Butler, Esquire
PC,REVIE`' DATE: 11/03/99
BOS REVIEW DATE: 12/08/99
REZONING APPLICATION #15-99
MANNING DRIVE
To rezone 354.3 acres from RA (Rural Areas) District to RP (Residential Performance) District,
and 22.0 acres from RA (Rural Areas) District to B2 (Business General) District
LOCATION: This property is located on the north side of Senseny Road (Route 657), on both sides
of Bean's Pond Lane, and adjacent to the Bedford Village, Apple Ridge, Senseny Glen, and Carlisle
Heights subdivisions.
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 55-A-206, 209, 211, 213 & 65-A-30, 31, 39, 40
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) District
Land Use: Agricultural and Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: Zoned RP (Residential Performance) District
Zoned RA (Rural Areas) District
South: Zoned RP (Residential Performance) District
.41
RA (Rural Areas) District
East: Zoned RP (Residential Performance) District
RA (Rural Areas) District
West: Zoned RP (Residential Performance) District
RA (Rural Areas) District
Use: Vacant (Fieldstone Heights)
Residential and Vacant
Use: Residential (Burning Knolls,
Apple Ridge, Senseny Glen)
Residential
Use: Residential (Bedford Village,
Apple Ridge)
Residential and Vacant
Use: Residential (Carlisle Heights)
Residential and Vacant
Charming Drive REZ #15-99
Page 2
November 30, 1999
PROPOSED USE: Residential and Commercial
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: Please refer to E-mail correspondence from VDOT to Greenway
Engineering dated September 1, 1999, and letter from VDOT to Mrs. Gina A. Forrester dated
September 2, 1999,
Fire Marshal: Plan approval recommended.
County En ig neer: The submission of the revised traffic study adequately addresses the previous
review comments.
Sanitation Authority: No comment.
Greenwood Volunteer Fire and Rescue Company: Please refer to minutes from Greenwood
Volunteer Fire and Rescue Company Special Board Meeting dated May 18, 1999.
Parks and Recreation: If the Capital Facilities Fiscal Impact Model used for this development
reflects current information from the Planning Department, it would appear the proposed proffer will
meet the Parks and Recreational needs created by this development. Also, the Parks and Recreation
Department would recommend that the trail system be designed to accommodate bicycles and
connect with adjacent developments being considered.
Frederick County Public Schools: Please refer to three letters from Frederick County Public
Schools to Greenway Engineering dated June 7, 1999.
County Attorney: Proffer statement appears to be in proper form.
Planning & Zoning:
Project Scope
The applicants have proposed to rezone eight parcels totaling 376.3 acres to establish 354.3 acres of
residential land use and 22 acres of commercial land use. This proposal calls for the development of
846 residential lots (excluding townhouse and apartment units); 220,000 square feet of commercial
use, a community recreation center that will be available to all area residents through membership,
and a pedestrian trail system which connects all land areas east of Charming Drive.
-2-
Channing Drive REZ #15-99
Page 3
November 30, 1999
Site History
The original Frederick County Zoning Map (U.S. G. S. Stephenson Quadrangle) depicts the zoning
for the eight parcels as A-2 (Agricultural General) District. This zoning classification was modi$ed
to RA (Rural Areas) District on February 14, 1990 during the comprehensive amendment to the
county's Zoning Ordinance.
Location
The eight properties, totaling 376.3 acres, are located in the county's Urban Development Area
(UDA) and the Sewer and Water Service Area (SWSA). This acreage is currently accessible from
Senseny Road (Route 657), Beans Pond Lane which intersects Senseny Road (Route 657) near
Parkwood Circle (Route 1235) and Sunset Drive (Route 812), and Eddy's Lane (Route 820) which
intersects Valley Mill Road (Route 659) near Berryville Pike (Route 7). Surrounding properties are
primarily residential in nature or are planned for future residential development.
Site Suitability
The 376.3 acres does not contain areas of floodplain; however, areas of steep slope, woodlands,
wetlands, and prime agricultural soils exist on the property. The Frederick County Rural Landmarks
Survey identifies eight properties within the proximity of this acreage which contain historic
structures; however, none of these structures are identified as potentially significant historic
resources. The Frederick County Rural Landmarks Survey does not identify potential historic
districts within the proximity of this site.
Issues Identified by Planning Commission
The Planning Commission held a public hearing to consider the rezoning of the eight parcels identified
in this staff report on March 3, 1999. The applicant asked the Planning Commission to table action
on this request to allow for adequate time to address the concerns that were raised during the
meeting. The following information is intended to identify the concerns and issues raised by the
Planning Commission and how the applicant has proposed to mitigate these issues through the
development of additional information and through the submission of a revised proffer statement:
1) The Planning Commission felt that a detailed traffic impact analysis statement needed to be
prepared which provided Level of Service (LOS) information for the existing road system
and LOS information for the road system based on the impacts of the proposed rezoning.
-3-
Channing Drive REZ #15-99
Page 4
November 30, 1999
The applicant has incorporated a detailed traffic impact analysis statement which was
prepared by Callow Transportation Consulting (CTC) ofMarshall, Virginia. The CTC traffic
analysis provides 1999 average daily traffic count (ADT) information volumes for A.M. and
P.M. peak hour traffic at all intersections within proximity of this acreage; traffic volume
increase at all intersections through 2005 utilizing a 3.5% annual growth rate which accounts
for the acreage proposed for rezoning, as well as seven developments within this area that
have been approved but are not at build -out; trip generation information for the proposed
residential and commercial land use, trip distribution percentages for traffic movements from
this acreage onto the existing road systems; and LOS information for existing road systems
and intersections, as well as LOS information for build -out conditions of this acreage.
2) The Planning Commission felt that the detailed traffic impact analysis statement needed to
be reviewed by VDOT and that new comments needed to be provided to the county based on
the results of their review.
The CTC traffic impact analysis statement was submitted to VDOT and reviewed by their
traffic engineering division in Staunton. The results of this review are provided in two
correspondences from the VDOT Edinburg Residency. Please refer to E-mail
correspondence from VDOT to Greenway Engineering dated September 1, 1999, and letter
from VDOT to Mrs. Gina A. Forrester dated September 2, 1999.
3) The Planning Commission felt that the method for providing access from Senseny Road
(Route 657) to Berryville Pike (Route 7) needed to be determined, and that the issue of
widening the existing single -lane bridge adjacent to the McHale property needed to be
addressed
The CTC traffic impact analysis provides information for the segment of Valley Mill Road
(Route 659) between Greenwood Road (Route 656) and Berryville Pike; however, it does
not state if this information is based on the current road alignment or for an alternative
alignment. Previous discussions between the applicant and staffindicate that the current road
alignment is proposed to be utilized, as the ability to provide an alternative alignment is not
feasible since the applicant does not own the property.
The applicant's proffer statement provides a monetary contribution of up to $84,600 that can
be utilized by VDOT for improvements to the existing single -lane bridge adjacent to the
McHale property. A monetary contribution of $100 is available on a per -lot basis as building
permits are issued by the County. These funds are available as matching funds through
VDOT's Revenue Sharing Program should the County submit a request for this type of
project.
-4-
Channing Drive REZ #15-99
Page 5 ,
November 30, 1999
4) The Planning Commission felt that phasing for the residential and commercial land uses
would need to be associated with LOS impacts to the existing road system within the
proximity of this acreage.
The applicant's proffer statement provides a phasing schedule for the residential land use
which calls for the issuance of 79 building permits annually. This phasing program would
Emit the build -out of the residential land use to a minimum of 11 years. Furthermore, the
applicant's proffer statement limits the issuance of building permits to a total of 475 until the
off -site portion of Channing Drive is developed to Valley Mill Road. The CTC traffic impact
analysis does not associate the LOS of the existing road system to the applicant's residential
phasing plan; however, it does state that appropriate turn lanes will need to be provided at the
Senseny Road/Greenwood Road intersection to adequately accommodate the build -out of the
residential component. The applicant has proffered a monetary contribution of $30,000 to
be used towards the installation of two of the four turn lanes identified by the CTC traffic
impact analysis.
The applicant has not proffered a phasing plan for the development of the 22-acre commercial
land use; however, the proffer statement limits the development of this acreage to 220,000
square feet of floor area. The CTC traffic impact analysis identifies the need for Senseny
Road to be improved to a four -lane condition between Channing Drive and the Senseny
Road/Greenwood Road intersection to adequately accommodate the commercial component
of the proposed rezoning.
5) The Planning Commission felt that the applicant needed to revisit the proffer associated with
the provision of a new elementary school site to ensure that the County was not put in the
position of funding the difference between the cost of land and the per -unit impact that was
demonstrated by the Capital Facilities Fiscal Impact Model.
The Frederick County Public Schools civil engineer determined that the proposed 15-acre site
contained development constraints which would make it difficult to construct a new
elementary school facility. The applicant's proffer statement was revised to eliminate the
dedicated 15-acre elementary school site and to provide a per -unit monetary contribution that
is consistent with the results of the Capital Facilities Fiscal Impact Model.
6) The Planning Commission felt that the applicant needed to address solid waste issues which
may involve the provision of land to accommodate a new solid waste citizen's convenience
center.
The applicant's proffer statement was revised to provide a monetary contribution to the
-5-
Channing Drive REZ #15-99
Page 6
November 30, 1999
County to expand the existing solid waste citizen's convenience center located on the east
side of Greenwood Road (Route 656). This proposal satisfies the County Engineer and the
Greenwood Volunteer Fire and Rescue Company. Please refer to the minutes from the
Greenwood Volunteer Fire and Rescue Company Special Board Meeting dated May 18,
1999.
Issues Identified by Review Agencies
1) Frederick County Public Schools (FCPS):
FCPS has stated that the cumulative impact ofthe proposed rezoning and existing residential
subdivisions within close proximity of this acreage will require the County to construct new
school facilities to ensure that existing facilities do not exceed design capacities. FCPS
believes that it is very important to consider the impacts of the proposed rezoning on current
and future school needs.
The applicant has based the impacts to community facilities and services on the results of the
Frederick County Capital Facilities Impact Model as applied to this rezoning request. The
applicant has provided a building permit phasing schedule as a part of the proffer statement
which calls for the development of 79 new residential units on an annual basis. The following
table provides information for the impact that the building permit phasing schedule would
create for the public school system on average:
Proposed Building Permit Phasing Schedule
Year
Total Building
Permits Issued
Elementary School
Impact @ . 39
Pupils/Dwelling
Middle School
Impact @ .14
Pupils/Dwelling
High School
Impact @ .17
Pupils/Dwelhng
1999
79
31
12
14
2000
158
62
23
27
2001
237
93
34
41
2002
j 316
124
45
54
-6-
Channing Drive REZ #15-99
Page 7
November 30, 1999
Year
Total Building
Permits Issued
Elementary School
Impact @ . 39
Pupils/Dwelling
Middle School
Impact @. 14
Pupils/Dwelling
High School
Impact @ .17
Pupils/Dwelling
2003
395
155
56
68
2004
474
185
67
81
2005
553
216
78
95
2006
632
247
89
108
2007
711
278
100
121
2008
790
309
111
135
2009
846
330
119
144
The attendance zones established by the Frederick County School Board depict Senseny Road
Elementary, James Wood Middle School, and James Wood High School as the current
facilities in which student enrollment would occur. The 1999-2000 School Capacity and
Enrollment data demonstrate that Senseny Road Elementary has a practical capacity of 570
students with a current enrollment of 537 students, or 98% capacity. James Wood Middle
School has a practical capacity of 1,000 students with a current enrollment of 960 students,
or 96% capacity. James Wood High School has a practical capacity of 1,670 students with
a current enrollment of 1,572 students, or 94% capacity. Therefore, the information in this
table suggests that the practical capacity for student enrollment at all three school levels will
be exceeded prior to the build -out of these properties. The Frederick County School Board
has identified the need for a new elementary school and a new high school in this area to
address the impacts from this proposal coupled with the existing developments that have not
achieved build -out at this time.
2) Virginia Department of Transportation (VDOT):
The completion of the improvements on Greenwood Road (Route 656) between Senseny
Road (Route 657) and Valley Mill Road (Route 659) are assumed to be in place as a
component of the CTC traffic impact analysis. This road improvement project is proposed
to be advertised for construction in March 2000 and is anticipated to be complete by March
2002. The Greenwood Road improvement project calls for the provision of traffic
signalization at the Senseny Road/Greenwood Road intersection.
-7-
Channing Drive REZ #15-99
Page 8
November 30, 1999
VDOT has identified the need to construct Senseny Road between Channing Drive and the
Senseny Road/Greenwood Road intersection to a four -lane condition with appropriate turn
lanes prior to the build -out of the proffered land uses in this rezoning proposal. Furthermore,
VDOT has identified the need for traffic signalization at the intersection of Greenwood Road
and Valley Mill Road prior to the build -out of the residential component of this acreage. The
applicant's proffer statement provides a monetary contribution of $75,000 for traffic
signalization at the Senseny Road/Greenwood Road intersection which may be transferred
to the Greenwood Road/Valley Mill Road intersection if warranted by VDOT.
3) Frederick County Parks and Recreation (FCPR):
FOR has recommended that the proposed trail system be developed to accommodate bicycle
travel and that this trail system connect to adjacent developments. The applicant's proffer
statement provides an exhibit which depicts a trail system which connects to the Senseny Glen
and Fieldstone Heights subdivisions; however, this trail system will not accommodate bicycle
travel if it is constructed with wood chips or mulch as proposed by the applicant.
Proffer Statement
The applicants have prepared a revised proffer statement that has been signed by all owners,
notarized, and reviewed by the County Attorney. The revised proffer statement is divided into four
articles which reflect conditions that are applicable to the entire acreage, as well as conditions that
are specific to the 91.4-acre Lynnhaven parcel, the 152.2-acre Giles parcel, and the 132.7-acre
Futral/Sheppard parcel. This is a very detailed and complex proffer statement; therefore, the
following information attempts to provide the essence of the proffered conditions based on category:
1) Residential Component
* 846 total permits on 354.3 acres creating an overall gross density of 2.4 units per acre.
* Issuance of 79 building permits on an annual basis.
* Limitation of 475 building permits until Channing Drive is extended to connect with Valley
Mill Road.
* Prohibit the development of townhouse and apartment buildings on the entire acreage.
2) Commercial Component
Maximum of 240,000 square feet of development creating a Floor -to -Area Ratio of 0.25.
-8-
Channing Drive REZ #15-99
Page 9
November 30, 1999
Prohibit specific commercial land uses that are allowed by -right in the B2 District.
Provide architectural requirements for three walls on all buildings.
3) Transportation Component
* Installation of traffic signalization at the intersection of Senseny Road and Channing Drive.
* Turn lanes on Senseny Road at the intersection of Channing Drive.
* Boulevard design with deciduous tree landscaping along main entrance road within the
residential portion of this acreage owned by Giles.
* A $75,000 monetary contribution for traffic signalization at the intersection of Senseny
Road/Greenwood Road that is transferrable to the intersection of Greenwood Road/Valley
Mill Road.
* A monetary contribution of $100 per residential lot payable at the time of building permit
issuance to be earmarked for improvements to the one -lane bridge on Valley Mill Road near
Berryville Pike.
* A $30,000 monetary contribution towards the installation of turn lanes at the Senseny
Road/Greenwood Road intersection.
4) Recreational Amenities Component
Development of a membership -based community recreational center with a minimum floor
area of 3,000 square feet which will contain a pool and outdoor multi -purpose courts.
Provision of a trail system to be constructed of wood chips or mulch which will. link the
majority of this acreage and connect to Senseny Glen and Fieldstone Heights subdivisions.
5) Solid Waste Component
A monetary contribution of $3,600 per year for a maximum of 10 years to allow for the
expansion of the existing solid waste citizen's convenience center at the Greenwood
Volunteer Fire and Rescue Company on Greenwood Road.
6) o Community Facilities and Services Component
A monetary contribution to mitigate the negative fiscal impacts associated with Frederick
County Public Schools, Frederick County Parks and Recreation, and Frederick County Fire
and Rescue Services that is consistent with the results of the Capital Facilities Fiscal Impact
Model. The following table provides a summary of the monetary contributions that have been
proffered by the applicants to mitigate the negative fiscal impacts to community facilities and
services:
-9-
Channing Drive REZ #15-99
Page 10
November 30, 1999
Proffered Monetary Contributions for Community Facilities and Services
@ 846 Residential Lots and 240,000 square feet of Commercial Use
Community Facility or Service
Total Monetary Contribution
Frederick County Public Schools
$ 2,628,183.77
Frederick County Parks & Recreation
$ 476,794.72
Frederick County Fire & Rescue Service
$ 45,324.26
STAFF CONCLUSIONS FOR THE 11/03/99 PLANNING COMMISSION MEETING:
The proposal to rezone 354.3 acres to the RP (Residential Performance) District and 22 acres to B2
(Business General) District is consistent with the land use patterns for urban and suburban residential
development and commercial development identified in the Comprehensive Policy Plan. The general
road network layout for the proposed development is consistent with the needs identified in the
Comprehensive Policy Plan's Eastern Road Plan Map. The overall gross density for residential
development is less than the densities identified in the Comprehensive Policy Plan and the Zoning
Ordinance, and is consistent with the development patterns within surrounding developments. The
proffered commercial square footage is 25% of the allowable coverage identified within the Zoning
Ordinance.
The Frederick County Planning Commission tabled this rezoning request during the March 3, 1999
meeting and directed the applicants to identify how they proposed to mitigate the issues and concerns
raised during the meeting. The applicants have provided additional information and have developed
a revised proffer statement in an attempt to address these issues and concerns. The revised proffer
statement mitigates the majority of the identified issues and concerns; however, some issues and
concerns remain unresolved. These involve the ability to provide access between Senseny Road and
Berryville Pike (other than by improvements to the existing road system); the establishment of a
residential and commercial development phasing plan that is related to Level of Service impacts to
the existing road system (other than limiting residential building permits to 475 lots until Channing
Drive is extended to Valley Mill Road); the ability to construct Senseny Road to a four -lane condition
between Channing Drive and the Senseny Road/Greenwood Road intersection; and the provision of
a surface material that would allow for bicycle travel on the proposed trail system.
-10-
Channing Drive REZ #15-99
Page 11
November 30, 1999
The language within the Land Use Chapter of the Comprehensive Policy Plan states that new
development should only be approved within the Urban Development Area (UDA) when roads and
other infrastructure with sufficient capacity have been provided. Several improvements to the existing
transportation system were identified through the Callow Transportation Consultants (CTC) traffic
impact analysis. Some of these improvements are proposed to be accomplished by the applicants,
while some would require improvements funded through the County's Secondary Road Improvement
Plan allocations. Of these, the most significant issue involves the four -lane improvements to Senseny
Road between Channing Drive and the Senseny Road/Greenwood Road intersection. Currently, this
segment of Senseny Road is the 23' priority identified on the County's Secondary Road Improvement
Plan. The top five priorities are currently identified as receiving allocations from VDOT over the next
six years. Additionally, the Frederick County Public Schools comment identifies that the development
of this acreage, coupled with approved residential development within the area, will necessitate the
development of new school facilities. The County's Capital Improvements Plan (CIP) identifies land
acquisition for a new elementary school site and the construction of a third high school within the
proximity of this acreage to be funded through allocations made between the 1999-2000 and the
2001-2002 fiscal years; however, allocations for these capital facilities have not begun.
The applicants should advise the Planning Commission how the four -lane improvements to Senseny
Road can be accomplished outside of the normal Secondary Road Improvement Plan allocation
process. The CTC traffic study identifies this road improvement need when the retail component is
realized, as this land use will attract 11,990 average daily vehicle trips at build -out. One method to
mitigate this impact is to delay construction of the commercial acreage until this segment of Senseny
Road is improved to a four -lane condition. Similarly, other improvements to the road network system
that are outside of the applicant's ability to complete, such as off -site turn lanes and bridge
improvements, could be tied into the residential building permit phasing schedule to ensure that
adequate Levels of Service are maintained on the road network system. The Planning Commission
should determine if the items proffered by the applicant reasonably mitigate the impacts to the
County's infrastructure, services and to adjoining properties when forwarding a recommendation to
the Board of Supervisors for final disposition of this matter.
PLANNING COMMISSION SUMMARY & ACTION FOR THE 11/03/99 MEETING:
There were 28 citizens who came before the Commission to speak about the proposed rezoning. Of
those 28, 13 persons spoke in favor of the rezoning and 15 spoke in opposition to the rezoning or
believed a decision should be postponed to a later date. The issues raised by those in opposition
included the following: the timing of the proposed development was wrong, due to the inability of
infrastructure in this part of the County to take care of existing needs, in addition to those of the
proposed development; the amount of surrounding area that was already rezoned for residential
development; the existing and anticipated traffic congestion on Senseny and Greenwood Roads; the
Channing Drive REZ #15-99
Page 12
November 30, 1999
potential for busing school children to schools outside of the immediate neighborhood; the need for
an additional school site in this area to serve additional residential growth; the overcrowded condition
of existing schools; the opposition by Apple Ridge subdivision residents to extending Morning Glory
Drive and Wayfaring Drive as "through streets" because it would disrupt their quality of life; the
availability of sufficient water supply and capacity for sewage treatment; and finally, the concern that
taxes would have to be raised to pay for the additional development.
Those persons who spoke in favor of the development made the following points: the proposal is the
culmination of 25 years worth of planning that is supported by the builders and the developers, and
is the kind of "planned community" that citizens are now demanding; the developers and builders
associated with this project are not "outsiders," but live and work in Frederick County and are just
as concerned about the quality of life here; the applicants/developers of this project are proffering
the money for this development to pay its own way and are also offering to participate in solving
infrastructure problems; the proposed development will occur in the Urban Development Area, where
facilities are available and agricultural land is poor; the school situation is much better than it used
to be in terms of overcrowding; the interconnection of roads through adjacent subdivisions is for
emergency services purposes; the proposed 800 homes will not be impacting this area all at once, but
will take a minimum of ten years to develop; and finally, residential development trends within the
County indicate that approximately 600 building permits continue to be issued each year.
Members of the Planning Commission believed the commercial area was an integral part ofthis plan's
success and that it needed to be built early. They believed the commercial development would reduce
traffic on Senseny Road. The Commission discussed the traffic impact study with the applicant and
the logistics of the second traffic impact study, which was to be submitted when the commercial area
was developed.
The Planning Commission was pleased with the proposal and noted that it is the kind of exemplary
plan they have been working towards for years. Members spoke about the frustration of receiving
rezoning requests on five and ten acre tracts because of the difficulty in planning comprehensively.
They also spoke about the rapid growth that is occurring in the rural area, outside of the UDA, which
creates uncontrolled, unmanageable growth, with no ability for the County to realize proffers or to
influence infrastructure. They believed the proposal was in agreement with sound Comprehensive
Planning practices and the road network was consistent with the Eastern Road Plan. They believed
that the applicant's revised proffer statement and additional information reasonably mitigated the
impacts to infrastructure, services, and adjoining properties and addressed the concerns raised by
members of the public and the Commission.
The Commission unanimously recommended approval ofthe rezoning of 354.3 acres from RA (Rural
Areas) to RP (Residential Performance) and of 22.0 acres from RA (Rural Areas) to B2 (Business
General) with the revised proffers submitted by the applicant.
(Note: Mr. Stone, Mr. Wilson, and Mr. Ours were absent for this vote.)
_12_
Page 1 of 2
t
Greenway Engineering,
From: Ziemer, Vega <VZIEMER@VDOT.STATE.VA.US>
To: <greenway@visuallink.com>
Cc: Diamond, Jim <Diamond_JB@VDOT.STATE.VA.US>; Harris, Clarence (C.B.)
<CHan1s@VD0T.STATE.VA.US>; Heironimus, David (Dave)
<Heironimus_D@VDOT.STATE.VA.US>; <ewyatt@co.frederick.va.us>;
<ktiemey@co.frederick.va.us>; Melnikoff, Steve <SMELNIKOFF@VDOT.STATE.VA.US>;
Funkhouser, Rhonda <Funkhouser R@VDOT.STATE.VA.US>
Sent: Wednesday, September 01, 1999 9:08 AM
Subject: Traffic Analysis, Channing Drive Rezoning, Route 657, Frederick County
Commonwealth of Virginia -- Department of Transportation
Edinburg Residency
14031 Old Valley Pike
Edinburg, VA 22824
' (540) 984-5600 - Fax (540) 984-5607
September 1, 1999
Mr. Mark Smith, P.E., L.S.
Greenway Engineering, Inc.
151 Windy Hill Lane Ref:
Traffic Analysis
Winchester, VA 22602 Channing
Drive Rezoning
Route 657, Frederick County
Dear Mr. Smith:
VDOT has completed the review of a traffic impact analysis prepared by
Callow Transportation Consulting (CTC) for the referenced development
rezonings.
Based on this review, we have the following comments and concerns:
1. This analysis is based on the assumption that Route 656 will be
constructed according to plan and additional lanes constructed at the
intersection of Routes 656 and 659.
2. The CTC study has determined that the Route 657 link east of the
Route 657/656 intersection will need to become a four -lane section to the
first project entrance with the retail component (Channing Drive).
The four-laning of Route 657 will need to be completed prior
to the build -out of the developments outlined in the Channing Drive
rezoning.
3. A traffic signal will be needed on Route 659 at the intersection of
Route 656 prior to build -out of the residential areas. VDOT will ask the
-13-
9/3/99
Page 2 of 2
developer to enter into a signal agreement at all locations in this CTC
study, along with those locations stipulated in the rezoning documents.
Based on our review of the CTC study, VDOT concurs that the traffic growth
associated with this rezoning will be acceptable and manageable with the
proposed improvements.
Should you have any questions, please do not hesitate to call.
Sincerely,
Steven A. Melnikoff
Steven A. Melnikoff
Transportation Engineer
SAM/vcz
Cy: Mr. J. B. Diamond
Mr. C. B. Harris
Mr. D. A. Heironimus
Mr. Evan Wyatt
Mr. Kris Tierney
-14-
9/3/99
t
COMMONWEALTH ®f VIRGI IA
DEPARTMENT OF TRANSPORTATION
DAVID R. GEHR EDINBURG RESIDENCY JERRYA. COPP
COMMISSIONER 14031 OLD
VALLEY
8 PIKE RESIDENT ENGINEER
TELE (540) 984-5600
EDINBURG, VA 22824-0278 FAX (540) 984-W07
September 2, 1999
Mrs. Gina A. Forrester
c/o Friends of Frederick
P. 0. Box 3771
Winchester, VA 22601
Dear Mrs. Forrester:
Ref: Channing Drive Rezoning
Traffic Impact Analysis
Route 657 — Frederick County
VDOT has just completed a review of the final traffic impact analysis prepared by
Callow Transportation Consulting (CTC). Based on our review, VDOT concurs that the
traffic growth associated with this rezoning will be acceptable and manageable with the
proposed improvement.
Please find attached herewith for your review and information a copy of the CTC
document.
Should you have any questions, please feel free to call.
SAM/vcz
Cy: Mr. D. A. Heironimus
Mr. Evan Wyatt
Sincerely,
Steven A. Melnikoff
Transportation Engineer
7 19914
DEFT, OF FLai ii it iGiV JELGF�r1E�l�
_15_
WE KEEP VIRGINIA MOVING
01414/1994 18:02
154072: 8 GREEN�JAY ENGIh' 7ING PAGE 02
Greenwood Volunteer .Fire & Rescue Company, Inc.
P. O. Box 3023
Winchester, Virginia 22604
Special Board Meeting
May 18, 1999
Meeting was opened by President, Charlie Dunn
at 9 : *0 I+. m.
Marla Smith of Greenway Engineering had a site
plan and land swap for the dumpster site with
the -County of Frederick after reviewing the
plan $'ddie Keeler made a motion to move the
dum�star site according to the site plan, extend
leaoie:-to County of Frederick until 2004 at
$300.00 dollars per month, seconded by Walt
Cunningham, motion carried 10 yes, 1 no, and
1 abst, president did not cast a vote.
MeetiAg adjourned
Mime Clime, Secretary
c/o to Mark Smith, Greenway Engineering
-17-
Frederick County Public Schools
1415 Amherst Street
Post Office Box 3508
Winchester, Virginia 22604-2546
Telephone: (540) 662-3888 — FAX (540) 722-2788
Administrative Assistant to the Superintendent June 7, 1999
Mr. Ralph Beeman
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
REF: Rezoning Comments, Sheppard/Futral Parcel
Dear Mr. Beeman:
I am in receipt of your request for rezoning comments concerning a parcel of land to be rezoned
from RA (Rural Area) to RP (Residential Performance). It is my understanding the proposed rezoning from
RA to RP will allow the construction of approximately 293 single family homes. You have also indicated the
land to be rezoned is approximately 132.70 acres in size and is at the following location:
At the end of Eddy's Lane (Route 820) and adjacent to the Apple Ridge Subdivision.
The prior approval of a number of subdivisions in this portion of Frederick County has resulted in
the schools serving this area having student enrollment near or exceeding their design capacity. The
cumulative impact of this project, along with the potential for the development of approved residential lots
in this area, will necessitate the construction of additional school facilities requiring a significant expenditure
of financial resources to accommodate growth in student enrollment. In addition to the initial capital
expenditure needed for the construction of new school facilities, the process of providing educational
services to the students generated by this rezoning will result in an increase to the annual operating cost of
the school division. It is very important that the impact of the proposed rezoning on current and future
school needs be considered during the approval process.
Sincerely,
Thomas Sullivan
Administrative Assistant to the Superintendent
p.c.: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools
Mr. Robert Cleaver, Assistant Superintendent for Administration, Frederick County Public Schools
-19-
Frederick County Public Schouls
1415 Amherst Street
Post Office Box 3508
Winchester, Virginia 22604-2546
Telephone: (540) 662-3888 — FAX (540) 722-2788
Administrative Assistant to the Superintendent June 7 1999
Mr. Ralph Beeman, Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
REF: Rezoning Comments, Lynnehaven, L.C.
Dear Mr. Beeman:
I am in receipt of your request for rezoning comments concerning a proposal to rezone a parcel of land
containing approximately 91.4 acres in the following manner:
(1) 81.4 acres from RA (Rural Area) to RP and B2 (Residential Performance and Business General);
and,
(2) 10.0 acres from RA (Rural Area) to B2 (Business General).
It is my understanding the proposed rezoning from RA to RP and B2 will allow the construction of
approximately 203 single family units and commercial development of a maximum of 100,000 square feet in the
areas designated RA and B2, respectively. You have also indicated the land to be rezoned is 91.4 acres in size
and is at the following location:
On the west side of Beans Pond Lane, 150' from the intersection with Senseny Road, and
adjacent to the Carlisle Heights subdivision.
The prior approval of a number of subdivisions in this portion of Frederick County has resulted in the
schools serving this area having student enrollment near or exceeding their design capacity. The cumulative
in;pact of this protect, al:,;,b =1,th the potc..0 for :e development of approved residential lots in this area, will
necessitate the construction of additional school facilities requiring the expenditure of significant capital
resources to accommodate growth in student enrollment. In addition to the initial expenditures needed for the
construction of new school facilities, the process of providing educational services to the students generated by
this rezoning will result in an increase to the annual operating cost of the school division. It is very important
that the impact of the proposed rezoning on current and future school needs be considered during the approval
process.
Sincerely,
Tomas Sullivan
Administrative Assistant to the Superintendent
p.c.: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools
Mr. Robert Cleaver, Assistant Superintendent for Administration, Frederick County Public Schools
_21_
F,-derick County Public Schc.._.1s
1415 Amherst Street
Post Office Box 3508
Winchester, Virginia 22604-2546
Telephone: (540) 662-3888 — FAX (540) 722-2788
Administrative Assistant to the Superintendent June 7 1999
Mr. Ralph Beeman, Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
REF: Rezoning Comments, Giles Farm
Dear Mr. Beeman:
I am in receipt of your request for rezoning comments concerning a proposal to rezone a parcel of land
containing approximately 152.2 acres in the following manner:
(1) 140.2 acres from RA (Rural Area) to RP (Residential Performance); and,
(2) 12 acres from RA (Rural Area) to B2 (Business General).
It is my understanding the proposed rezoning from RA to RP and B2 will allow the construction of
approximately 350 single family units and commercial development of more than 120,000 square feet in the
areas designated RA and B2, respectively. You have also indicated the land to be rezoned is approximately
152.2 acres in size and is at the following location:
North side of Senseny Road, 650' east of Beans Pond Lane, across from the Burning Knolls
subdivision and adjacent to the Bedford Village and Apple Ridge Subdivisions.
The prior approval of a number of subdivisions in this portion of Frederick County has resulted in the
schools serving this area having student enrollment near or exceeding their design capacity. The cumulative
impact of this project, along with the potential for the development of approved residential lots in this area, will
necessitate the c�rstr'a �i:; : of additio-ual school f:ici'lities requiring a significant expenditure of financial
resources to accommodate growth in student enrollment. In addition to the initial capital expenditure needed
for the construction of new school -facilities, the process of providing educational services to the students
generated by this rezoning will result in an increase to the annual operating cost of the school division. It is very
important that the impact of the proposed rezoning on current and future school needs be considered during the
approval process.
Sincerely,
Thomas Sullivan
Administrative Assistant to the Superintendent
p.c.: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools
Mr. Robert Cleaver, Assistant Superintendent for Administration, Frederick County Public Schools
-23-
CIIANNI" 'G DRIVE REZONING
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: Greenway Engineering
Address: 151 Windy Hill Lane
Winchester, VA 22602
2. Property Owners (if different than above)
Name: Robert A. Giles, et als
2309 Senseny Road
Winchester, VA 22602
Name: Lynnehaven L. C.
112 N. Cameron Street
Winchester, VA 22601
Name: Fu-Shep Farm Partnership
309 S. Stewart Street
Winchester, VA 22601
3. Contact person if other than above
Name: Mark D. Smith, P.E., L.S.,
Telephone: (540) 662-4185
SFY 1. i� �cqq
DEPT. OF PLAiv'4"'4G/GEVELOP1VIENr.
Telephone: (540) 667-4460
Telephone: (540) 662-0323
Telephone: (540) 667-1359
Telephone: (540) 662-4185
4. Checklist: Check the following items that have been included with this application.
Location map X Agency Comments X
Plat X Fees X
Deed to property X Impact Analysis Statement X
Verification of taxes paid X Proffer Statement X
-25-
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:
Wanda G. High, Janita Giles, Robert A. Giles, Richard F. Giles
John Scully, Steve Bridgeforth
Dr. George Sheppard, Dr. Allen Fdtral
6. A) Current Use of the Property: Agricultural, undeveloped
354.3 acres - Residential
B) Proposed Use of the Property: 22.0 acres Commercial
7. Adjoining Property: Please see attached
PARCEL ID NUMBER USE ZONING
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):
North side of Senseny Road, on both sides of Bean's Pond Lane, and adjacent to the
Bedford Village, Apple Ridge, and Carlisle Heights subdivisions.
-26-
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: 55-((A))-206, 209, 211, 213, & 65-((A))-30, 31, 39, 40
Districts
Magisterial: Senseny Road High School: James Wood
Fire Service: Greenwood Vol. Fire Co. Middle School: James Wood
Rescue Service: Greenwood Vol. Fire Co. Elementary School: Senseny Road, Redbud
10. Zoning Change: List the acreage included in each new zoning category being requested.
Acres
Current Zoning
Zoning Requested
354.3
RA
RP
22.0
RA
B2
376.3
Total acreage to be rezoned
11. The following information should be provided according to the type of rezoning
proposed :
Number of Units Proposed
Single Family homes: 946 Townhome: Multi -Family:
Non -Residential Lots: Mobile Home: Hotel Rooms:
Square Footage of Proposed Uses
Office: Service Station:
Retail: 220,000 Manufacturing:
Restaurant: Warehouse:
Other:
-27-
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:
Owner(s):
Date:
Date:
' -1<I q
Date:
�-
Date:
Date:
S T�
Date:
Date:
C'9
_28_
Green way Engineering
July 13,1999
Channing Drive Rezoning Application
Giles Farm - Adjoining Property Owners
Parcel
First Name
Last Name
Addl
Address
City
State
Zip Code
Zone
Use
55-A-180,181
Eastern Frederick Development Co.
P.O. Box 2097
Winchester
VA
22601
RP
6
55-A-206
Lynnehaven, L.C.
112 N. Cameron Street
Winchester
VA
22601
RA
5
55-A-208
Martin
Bean
et ux
561 Beans Pond Road
Winchester
VA
22602
RA
2
55-A-209
Fu-Shep Farm Partnership
405 Briarmont Drive
Winchester
VA
22601
RA
6
65-A-30
Lynnehaven, L.C.
112 N. Cameron Street
Winchester
VA
22601
RA
2
65-A-34
Louella
Parsons
2239 Senseny Road
Winchester
VA
22602
RA
2
65-A-36
Margaret
Giles
2251 Senseny Road
Winchester
VA
22602
RA
2
65-A-37
Richard
Giles
et ux
2265 Senseny Road
Winchester
VA
22602
RA
2
65-A-38
Wanda
High
et als
2283 Senseny Road
Winchester
VA
22602
RA
2
65-A-40
Fu-Shep Farm Partnership
405 Briarmont Drive
Winchester
VA
22601
RA
6
65B-4-A-1
Robert
Emmons
et ux
2366 Senseny Road
Winchester
VA
22602
RP
2
65B-4-A-2
Charles
Mellot
et ux
2360 Senseny Road
wnchester
VA
22602
RP
2
65B-4-A-3
David
Adams
1408 28th street
Niceville
FL
32578
RP
2
65B-4-A-4,5
Benton
Heironimus
98 Dixie Belle Drive
Winchester
VA
22602
RP
2
65B-4-A-6
Teresa
Bowers
2324 Senseny Road
Winchester
VA
22602
RP
2
65B-4-A-7, 9
Robert
See
et ux
2310 Senseny Road
Winchester
VA
22602
RP
2
65B-4-A-8
Robert
See, Jr
2310 Senseny Road
Winchester
VA
22602
RP
2
65B-4-A-10,11
Robert
Gilmer
et ux
2286 Senseny Road
Winchester
VA
22602
RP
'' 2
6513-5-1
Irene
Jenkins
2374 Senseny Road
Winchester
VA
22602
RP
2
6513-5-2
John
Keeler
2384 Senseny Road
Winchester
VA
22602
RP
2
65B-5-3
Melvin
Kump
et ux
2303 Senseny Road
Winchester
VA
22602
RP
2
65B-5-4
Charles
Nickleson
108 Boad Avenue
Winchester
VA
22602
RP
2
6513-5-5, 6
Edward
Snyder
et ux
125 Boad Street
Winchester
VA
22602
RP
2
6513-5-7
Zane
Kerns
et ux
401 Three Oaks Road
Winchester
VA
22603
RP
2
6513-5-8
Elizabeth
Mason
et al
2444 Senseny Road
Winchester
VA
22602
RP
2
65B-5-9, 10
Shirley
Lambert
P.O. Box 362
Berryville
VA
22611
RP
2
65E-1-31
Kenneth
Williams
et ux
428 Maple Avenue
Waukesha
WI
53188
RA
2
Green way Engineering
July 13, 1999 Channing Drive Rezoning Application -
Lynnehaven, L.C. - Adjoining Property Owners
Parcel
First Name
Last Name
Add?
Address
City
State
Zip Code
Zone
Use
55-((A))-181
Eastern Frederick
P.O. Box 2097
Winchester
VA
22604
6
RP
55-((A))-184A
Greenwood Road
P.O. Box 2097
Winchester
VA
22604
5
RP
55-((A))-184C
Eugene
Grove
et ux
340 W. Parkins Mill Rd
Winchester
VA
22602
5
RA
55-((A))-201
Orrick Cemetery Co., Inc
501 S. Braddock
Winchester
VA
22601
5
RA
r,5-((A))-208
Martin
Bean
et ux
561 Beans Pond Lane
Winchester
VA
22602
2
RA
,jl-((I))-4-186
Gordon
Greer
et ux
308 Woodrow Rd
Winchester
VA
22602
2
RP
55I-((1))-4-187
Rex
Pugh
et ux
307 Woodrow Rd
Winchester
VA
22602
2
RP
55I-((1))-4-188
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
55I-((1))-4-189
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
55I-((1))-4-190
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
55I-((1))-4-191
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
551-((1))-4-192
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
551-((1))-4-193
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
5I-((1))-4-194
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
55I-((1))-4-195
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
55I-((1))-4-196
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
55I-((1))-4-197
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
-1-((1))-4-198
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
551-((1))-4-199
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
55I-((1))-4-200
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
55I-((1))-4-201
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
551-((1))-4-202
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
551-((1))-4-203
C. C. Longerbeam Inc.
P.O. Box 3276
Winchester
VA
22604
2
RP
65-((A))-23
Russell
Moreland
et ux
2105 Senseny Rd
Winchester
VA
22602
2
RA
65-((A))-24
Sharley
Morris
2123 Senseny Rd
Winchester
VA
22602
2
RA
65-((A))-25
Gary
Baker
et ux
2135 Senseny Rd
Winchester
VA
22602
2
RA
Greenway Engineering July 13, 1999 Channing Drive Rezoning Application
Lynnehaven, L.C. - Adjoining Property Owners
Parcel
First Name
Last Name
Add?
Address
City
State
Zip Code
Zone
Use
65-((A))-25A
Skip
Baker
P.O. Box 174
Stephenson
. VA
22656
2
RA
65-((A))-25B
Robert
Byers
et ux
2159 Senseny Rd
Winchester
VA
22602
2
RA
65-((A))-27
Douglas
Clark
et ux
2044 Senseny Rd
Winchester
VA
22602
2
RA
65-((A))-28
Douglas
Clark
et ux
2044 Senseny Rd
Winchester
VA
22602
2
RA
65-((A))-30
Lynnehaven L. C.
112 N. Cameron St
Winchester
VA
22601
2
RA
-((A))-39
Wanda
High
et als
2283 Senseny Rd
Winchester
VA
22602
6
RA
w
Greenway Engineering
July 13, 1999 Channing Drive Rezoning Application -
Sheppard/Futral - Adjoining Property Owners
Parcel
First Name
Last Name
Addl
Address
City
State
Zip Code
Zone
Use
55-((A))-181
Eastern Frederick
P.O. Box 2097
Winchester
VA
22604
RP
6
55-((A))-210
Linden
Adams
et us
310 Eddys Lane
Winchester
VA
22602
RA
5
55-((A))-212
John
Haggerty
et al
5 Partridge Lane
Lincoln
MA
01773
RA
6
65-((A))-39
Wanda
High
et als
2283 Senseny Rd
Winchester
VA
22602
RA
6
65-((A))-41
Jasbo Inc. & Fred Glaize III
P.O. Box 888
Winchester
VA
22604
RP
5
65-((A))-195
Forest
Riggleman
et ux
2737 Senseny Road
Winchester
VA
22602
RA
5
65D-((I))-(3)-22
Lewis
Strother, Sr.
101 Edgewood Drive
Winchester
VA
22602
RP
2
65E-((1))-13
David
Critchley
et ux
105 Wayfaring Drive
Winchester
VA
22602
RA
2
65E-((1))-14
Franklin
Sholes
et ux
102 Wayfaring Drive
Winchester
VA
22602
RA
2
65E-((I))-16
Charles
Dawson
et ux
129 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-17
Dennis
Conner
et ux
131 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-18
Scott
Straub
et ux
133 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-19
Troy
Bingman
et ux
135 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-20
John
Ham, Jr.
et ux
137 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-21
Steven
Jones
139 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-22
Michael
Brown
et ux
141 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-23
Edward
Fawns
et ux
143 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-24
Marilyn
Harold
145 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-25
Anne
Sendecke
147 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-26
Timothy
Schock
et ux
149 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-27
David
Hyman
et ux
151 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-28, 29
William
Machardy
et ux
155 Morning Glory Drive
Winchester
Va
22602
RA
2
65E-((1))-30
Paul
Nelson
et ux
157 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-31
Kenneth
Williams
et ux
428 Maple Avenue
Waukesha
WI
53188
RA
2
65E-((1))-32
Ronald
Ladesic
et ux
158 Morning Glory Drive
Winchester
VA
22602
RA
2
65E-((1))-33
Melco Inc.
609A Cedar Creek Grade
Winchester
VA
22601
RA
2
Greenway Engineering July 13, 1999 Channing Drive Rezoning Application
w
Sheppard/Futral - Adjoining Property Owners
Parcel
First Name
Last Name
Add'l
Address
City
State
Zip Code
Zone
Use
65E-((I))-34
John
Swigart
et ux
105 Primrose Place
Winchester
VA
22602
RA
2
65E-((I))-35
Leonard
Williamson
et ux
107 Primrose Place
Winchester
VA
22602
RA
2
65E-((1))-36
Bonnie
Martin
109 Primrose Place
Winchester
VA
22602
RA
2
65E-((1))-37
Bruce
Everett
et ux
111 Primrose Place
Winchester
VA
22602
RA
2
65E-((1))-38
Michael
Wade
et ux
113 Primrose Place
Winchester
VA
22602
RA
2
65E-((2))-10
Howard
Dunn
et ux
115 Bedford Drive
Winchester
VA
22602
RP
2
65E-((2))-1 l
Mary
Coston
113 Bedford Drive
Winchester
VA
22602
RP
2
65E-((2))-12
Betty
Mullen
I I I Bedford Drive
Winchester
VA
22602
RP
2
65E-((2))-13
Dennis
Grubbs
109 Bedford Drive
Winchester
VA
22602
RP
2
65E-((2))-14
Leslie
Hubbard
107 Bedford Drive
Winchester
VA
22602
RP
2
65E-((2))-15
Paul
Miller
3203 Patterson Avenue
Richmond
VA
23221
RP
2
65E-((2))-16
Michael
Swedberg
et ux
103 Bedford Drive
Winchester
VA
22602
RP
2
Green way Engineering July 2, 1999 ,manning Drive Rezoning
CHANNING DRIVE
REZONING
PROPERTY ID NUMBERS
55-((A))-206, 209, 211, 213
& 65-((A))-30, 31, 39, 40
Pursuant to Section 15.2 - 2296 Et Seq., of the Code of Virginia, 1950, as amended, and the
provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the
undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick
County, Virginia shall approve rezoning application #1 for the rezoning of approximately
354.3 acres from the Rural Areas (RA) zoning district to the Residential Performance (RP) zoning
district, and the rezoning of 22.0 acres from the Rural Areas (RA) zoning district to the Business
General (B2) zoning district, 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 said code and zoning ordinance. 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 successors, heirs, or assigns.
ARTICLE I: PHASED CONSTRUCTION PLAN
This article shall apply to the following parcels:
Lynnehaven, L.C.: 55-((A))-206, and 65-((A))-30, 31
Giles Farm: 65-((A))-39
Sheppard/Futral: 55-((A))-209, 211, 213 and 65-((A))-40
The total number of residential building permits that may be issued for any parcel within the subject
property in combination with all other above -referenced parcels shall not exceed the following
phasing schedule:
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Green way Engineering July 2, 1999 anning Drive Rezoning
Year
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
Permits Issued to Date
79
158
237
316
395
474
553
632
711
790
846
ARTICLE II: LYNNEHAVEN, L. C.
This article shall apply only to those properties currently owned by Lynnehaven, L.C., property
identification numbers 55-((A))-206, and 65-((A))-30,31. The subject properties are more
particularly described as all of the land owned by Lynnehaven, L.C. as recorded in Deed Book 843
at Pages 415, 418, and 424 and reported to collectively contain 91.4 acres.
The conditions proffered are as follows:
A) AREA ZONED RP - 81.4 ACRES
1. MAXIMUM DENSITY
The total number of lots shall be limited so as not to exceed a 2.5 unit per acre density for the
entire subject area.
2. PROHIBITED UNIT TYPES
Townhouses, weak -link townhouses, and garden apartments, as defined in the Frederick County
Zoning Ordinance, shall not be permitted.
3. PEDESTRIAN WALKWAYS
Pedestrian walkways shall be provided in the master development plan in addition to required
sidewalks. Nature trails shall be constructed by the applicant in open space areas, in dedicated
easements, and in tandem with the regional stormwater management network. Said trails shall
also link to similar trail systems in adjacent housing developments, and shall be six feet wide
with a wood chip or mulched surface. See Exhibit A attached.
2
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Green way Engineering July 2, 1999 anning Drive Rezoning
4. SOLID WASTE
The owners of the subject property shall pay $100.00/mo. to Frederick County for the use of the
solid waste facility located on the Greenwood Volunteer Fire Company property and serving the
Greenwood/Senseny Road area. Said payment shall be made from the time Frederick County
encumbers and signs a new lease for the expansion of said facility, or acquires another facility
serving this general area, and shall continue for a period of ten years, or the term of said lease,
whichever is less.
B) AREA ZONED B2 -10.0 ACRES
1. PROHIBITED USES
The following uses shall not be permitted on the subject property:
Description SIC
Automotive dealers
55
Hotels and motels
701
Organization hotels and lodging
704
Golf driving ranges & miniature golf courses
7999
Self-service storage facilities
---
Commercial batting cages operated outdoors
---
u F.A.14ikyj t019111
In the B2 area established by this rezoning, the maximum cumulative floor area of all buildings
in said B2 area shall not exceed 100,000 square feet.
3. BUILDING FACADES
Commercial structures within the proposed B2 area shall be faced with brick, drivet, or
architectural block on three (3) sides.
C) ENTIRE PARCEL
1. CHANNING DRIVE
Channing Drive is a new major collector which will be constructed along the eastern boundary
of the subject property. Channing Drive shall consist of an 80' dedicated right-of-way with two
12' lanes, along with any associated turn lanes required by the Virginia Department of
Transportation. This thoroughfare will be built in sections as warranted by adjacent
development. The following criteria establish when the property owner is required to extend
Channing Drive:
3
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Greenway Engineering July 2,1999 anning Drive Rezoning
a) Each subdivision plan for residential housing adjacent to a portion of Channing Drive that has
not yet been constructed shall include the construction of the adjacent portion of said drive in
the subdivision plan.
b) The construction of the first section of Channing Drive, from Senseny Road to the proposed
B2 area, shall be included in the first site plan submitted for the B2 area if said road section
has not yet been constructed.
c) All of Channing Drive from Valley Mill Road to Senseny Road shall be constructed, open for
traffic and dedicated to Frederick County before the 475th residential building permit is
issued for any of the parcels listed in Article I of this proffer.
2. TRAFFIC SIGNALS
a) The installation of a traffic signal at the intersection of Senseny Road and Channing Drive
shall be included in the first site plan submitted for the B2 area, if a traffic signal has not yet
been installed at said intersection should residential traffic meet signalization warrants. The
developer agrees to enter into a signal agreement with VDOT prior to final site plan approval.
b) The owners shall make a $25,000 cash contribution towards the installation of a traffic signal
at the intersection of Greenwood Road (Route 656) and Senseny Road (Route 657). This
contribution shall be made to the Virginia Department of Transportation upon their request
and upon approval by said department for the installation of this traffic signal. In the event a
traffic signal is installed at said intersection before this contribution is made, the Virginia
Department of Transportation may request the transfer of said contribution towards
signalization at the intersection of Greenwood Road (Route 656) and Valley Mill Road
(Route 659). The developer agrees to enter into a signal agreement with VDOT prior to final
subdivision and/or site plan approval.
3. BRIDGE IMPROVEMENTS
There is currently a one -lane bridge on Valley Mill Road where it crosses Abrams Creek. The
owners of the subject property shall pay towards feasibility studies, engineering, or construction
of improvements to this crossing. These monies, paid to Frederick County, VA, are to be set
aside for said improvements, and may be considered by the county for matching funds. Said
payments shall be $100.00 per residential lot, at the time the initial building permit is issued for
said lot. The owner of the subject property shall be required to pay said monies until the
Virginia Department of Transportation awards a contract for a two lane expansion and
construction of these improvements on said bridge.
4. TURN LANES AND RIGHT OF WAY DEDICATION
a) Right and left turn lanes shall be constructed on Senseny Road at the intersection with
Channing Drive. Said lanes shall be constructed by the applicant at the time Channing
Drive is connected to Senseny Road.
b) Right and left turn lanes shall be constructed on Charming Drive at the intersection with the
main entrance road into the Lynnehaven subdivision.
4
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Green way Engineering July 2, 1999 canning Drive Rezoning
c) The installation of a total of two turn lanes at the intersection of Senseny Road and
Greenwood Road shall be included in the first site plan submitted for the B2 area, if two turn
lanes have not yet been installed at said intersection. The necessity of said turn lanes, and
their configuration will be subject to later review by the Virginia Department of
Transportation. The owners of the subject property shall install said turn lanes or pay to the
Virginia Department of Transportation up to $15,000 per turn lane towards the installation
of said turn lanes.
d) This paragraph shall apply to parcels 55-((A))-206, and 65-((A))-39:
The first site plan submitted for either of these parcels which will result in more than
120,000 sf of commercial area for both parcels collectively shall result in an updated traffic
study to determine if additional offsite improvements are required. Said traffic study shall
require approval by the Virginia Department of Transportation.
5. DRAINAGE AND WETLANDS DEVELOPMENT
Sediment forebays shall be constructed upstream of Twin Lakes in order to decrease the
siltation of said lake and settle out man-made impurities. These sediment forebays shall be
constructed in such a way as to encourage their development into a wetland with locally
indigenous vegetation and wildlife.
6. MONETARY CONTRIBUTION
a) Residential: In the event rezoning application # is approved for rezoning, the owners of
the subject property will pay to the Treasurer of Frederick County, Virginia, $3,278.31 per
residential lot prior to the initial building permit being issued for said lot.
This per lot monetary proffer provides for:
$2,694.11 for Frederick County Public Schools
$539.07 for Frederick County Parks and Recreation
$45.13 for Frederick County Fire and Rescue
These payments are intended to offset the additional cost to Frederick County due to an
increased demand on public services.
b) Commercial: In the event rezoning application # is approved for rezoning, the owners of
the subject property will pay to the Treasurer of Frederick County, Virginia, $3,245.60 prior
to the initial building permit being issued within the B2 zoned area. This monetary
contribution is intended to offset the additional capital costs to Frederick County for fire and
rescue services.
5
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Greenway Engineering July 2,1999 anning Drive Rezoning
ARTICLE III. ROBERT A. GILES, et als
This article shall apply only to that property currently owned by Robert A. Giles, et als, property
identification number 65-((A))-39. The subject property is more particularly described as all of the
land owned jointly by Wanda G. High, Janita Giles, Robert A. Giles, and Richard F. Giles as
recorded in Will Book 79, page 317, and in Deed Book 889 at Page 741 and further described by a
survey by Curtis L. McAllister dated February 13, 1990 and reported to contain 152.20 acres.
The conditions proffered are as follows:
A) AREA ZONED RP -140.2 ACRES
1. MAXIMUM DENSITY
The total number of lots shall be limited so as not to exceed a 2.5 unit per acre density for the
entire subject area.
2. PROHIBITED UNIT TYPES
Townhouses, weak -link townhouses, and garden apartments, as defined in the Frederick County
Zoning Ordinance, shall not be permitted.
3. RECREATION CENTER
A community recreation center shall be included in the master development of the subject site.
This recreation center shall have a floor area of at least 3,000 square feet and shall include a
pool and an outdoor multi -purpose playing court; the facade shall be constructed of brick, wood
product, masonry, or drivet. Said facility shall be open for membership by residents of all
subdivisions resulting from this Channing Drive Rezoning and shall also be open for
membership to all other area residents.
4. PEDESTRIAN WALKWAYS
Pedestrian walkways shall be provided in the master development plan in addition to required
sidewalks. Nature trails shall be constructed by the applicant in open space areas, in dedicated
easements, and in tandem with the regional stormwater management network. Said trails shall
also link to similar trail systems in adjacent housing developments, and shall be six feet wide
with a wood chip or mulched surface. See Exhibit A attached.
5. SOLID WASTE
The owners of the subject property shall pay $100.00/mo. to Frederick County for the use of the
solid waste facility located on the Greenwood Volunteer Fire Company property and serving the
Greenwood/Senseny Road area. Said payment shall be made from the time Frederick County
encumbers and signs a new lease for the expansion of said facility, or acquires another facility
serving this general area, and shall continue_ for a period of ten years, or the term of said lease,
whichever is less.
-40-
Green way Engineering July 2, 1999
canning Drive Rezoning
B) AREA ZONED B2 -12.0 ACRES
1. PROHIBITED USES
The following uses shall not be permitted on the subject property:
Description SIC
Automotive dealers
55
Hotels and motels
701
Organization hotels and lodging
704
Golf driving ranges & miniature golf courses
7999
Self-service storage facilities
---
Commercial batting cages operated outdoors
---
2. MAXIMUM BUILDOUT
In the B2 area established by this rezoning, the maximum cumulative floor area of all buildings
in said B2 area shall not exceed 120,000 square feet.
3. BUILDING FACADES
Commercial structures within the proposed B2 area shall be faced with brick, drivet, or
architectural block on three (3) sides.
C) ENTIRE PARCEL
1. CHANNING DRIVE
Channing Drive is a new major collector which will be constructed along the western boundary
of the subject property. Channing Drive shall consist of an 80' dedicated right-of-way with two
12' lanes, along with any associated turn lanes required by the Virginia Department of
Transportation. This thoroughfare will be built in sections as warranted by adjacent
development. The following criteria establish when the property owner is required to extend
Channing Drive:
a) Each subdivision plan for residential housing adjacent to a portion of Channing Drive that has
not yet been constructed shall include the construction of the adjacent portion of said drive in
the subdivision plan.
b) The construction of the first section of Channing Drive, from Senseny Road to the proposed
B2 area, shall be included in the first site plan submitted for the B2 area if said road section
has not yet been constructed.
7
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Greenway Engineering July 2, 1999 anning Drive Rezoning
c) All of Channing Drive from Valley Mill Road to Senseny Road shall be constructed, open for
traffic and dedicated to Frederick County before the 475th residential building permit is
issued for any of the parcels listed in Article I of this proffer.
2. STREETSCAPE
The main entrance road into the residential subdivision established on the Giles Farm property
shall have four travel lanes, and shall have a median strip at least 10 feet wide. Said roadway
shall be streetscaped with deciduous trees (at least one tree per 80 lineal feet), ground cover and
shrubbery as allowed by the Virginia Department of Transportation.
3. TRAFFIC SIGNALS
a) The installation of a traffic signal at the intersection of Senseny Road and Channing Drive
shall be included in the first site plan submitted for the B2 area, if a traffic signal has not yet
been installed at said intersection should residential traffic meet signalization warrants. The
developer agrees to enter into a signal agreement with VDOT prior to final site plan approval.
b) The owners shall make a $25,000 cash contribution towards the installation of a traffic signal
at the intersection of Greenwood Road (Route 656) and Senseny Road (Route 657). This
contribution shall be made to the Virginia Department of Transportation upon their request
and upon approval by said department for the installation of this traffic signal. In the event a
traffic signal is installed at said intersection before this contribution is made, the Virginia
Department of Transportation may request the transfer of said contribution towards
signalization at the intersection of Greenwood Road (Route 656) and Valley Mill Road
(Route 659). The developer agrees to enter into a signal agreement with VDOT prior to final
subdivision and/or site plan approval.
4. BRIDGE IMPROVEMENTS
There is currently a one -lane bridge on Valley Mill Road where it crosses Abrams Creek. The
owners of the subject property shall pay towards feasibility studies, engineering, or construction
of improvements to this crossing. These monies, paid to Frederick County, VA, are to be set
aside for said improvements, and may be considered by the county for matching funds. Said
payments shall be $100.00 per residential lot, at the time the initial building permit is issued for
said lot. The owner of the subject property shall be required to pay said monies until the
Virginia Department of Transportation awards a contract for a two lane expansion and
construction of these improvements on said bridge.
5. TURN LANES AND RIGHT OF WAY DEDICATION
a) Right and left turn lanes shall be constructed on Senseny Road at the intersection with
Channing Drive. Said lanes shall be constructed by the applicant at the time Channing
Drive is connected to Senseny Road.
b) Right and left turn lanes shall be constructed on Senseny Road at the intersection with the
main entrance road into the Giles Farm subdivision.
-42-
Greenway Engineering July 2,1999 anning Drive Rezoning
c) Right-of-way shall be dedicated to the Commonwealth of Virginia along the entire frontage
of Senseny Road. Said right-of-way shall extend 40' from the existing road centerline.
d) The installation of a total of two turn lanes at the intersection of Senseny Road and
Greenwood Road shall be included in the first site plan submitted for the B2 area, if two turn
lanes have not yet been installed at said intersection. The necessity of said turn lanes, and
their configuration will be subject to later review by the Virginia Department of
Transportation. The owners of the subject property shall install said turn lanes or pay to the
Virginia Department of Transportation up to $15,000 per turn lane towards the installation
of said turn lanes.
e) This paragraph shall apply to parcels 55-((A))-206, and 65-((A))-39:
The first site plan submitted for either of these parcels which will result in more than
120,000 sf of commercial area for both parcels collectively shall result in an updated traffic
study to determine if additional offsite improvements are required. Said traffic study shall
require approval by the Virginia Department of Transportation.
6. DRAINAGE AND WETLANDS DEVELOPMENT
Sediment forebays shall be constructed upstream of Twin Lakes in order to decrease the
siltation of said lake and to settle out man-made impurities. These sediment forebays shall be
constructed in such a way as to encourage their development into a wetland with locally
indigenous vegetation and wildlife.
7. MONETARY CONTRIBUTION TO OFFSET IMPACT OF DEVELOPMENT
a) Residential: In the event rezoning application # is approved for rezoning, the owners of
the subject property will pay to the Treasurer of Frederick County, Virginia, $3,558.73 per
residential lot prior to the initial building permit being issued for said lot
This per lot monetary contribution provides for:
$2,958.80 for Frederick County Public Schools
$554.80 for Frederick County Parks and Recreation
$45.13 for Frederick County Fire and Rescue
These payments are intended to offset the additional cost to Frederick County due to an
increased demand on public services.
b) Commercial: In the event rezoning application # is approved for rezoning, the owners of
the subject property will pay to the Treasurer of Frederick County, Virginia, $3,898.68 prior
to the initial building permit being issued within the B2 zoned area. This monetary
contribution is intended to offset the additional capital costs to Frederick County for fire and
rescue services.
9
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Green way Engineering July 2, 1999 canning Drive Rezoning
ARTICLE IV: DRS. GEORGE SHEPPARD & ALLEN FUTRAL
This article shall apply only to those properties currently owned by Drs. George Sheppard & Allen
Futral, property identification numbers 55-((A))-209, 211, 213, and 65-((A))-40. The subject
property is more particularly described as all of the land owned by Fu-Shep Farm Partnership as
recorded in Deed Book 789 at Page 1022 and further described by a survey by Curtis L. McAllister
dated February 13, 1990.
The conditions proffered are as follows:
1. MAXIMUM DENSITY
The total number of parcels shall be limited so as not to exceed a 2.2 unit per acre density for the
entire collective area for parcels 55-((A))-209, 211, and 213, and a 2.5 unit per acre density for
parcel 65-((A))-40.
2. PROHIBITED UNIT TYPES
Townhouses, weak -link townhouses, and garden apartments, as defined in the Frederick County
Zoning Ordinance, shall not be permitted.
3. PEDESTRIAN WALKWAYS
Pedestrian walkways shall be provided in the master development plan in addition to required
sidewalks. Nature trails shall be constructed by the applicant in open space areas, in dedicated
easements, and in tandem with the regional stormwater management network. Said trails shall also
link to similar trail systems in adjacent housing developments, and shall be six feet wide with a
wood chip or mulched surface. See Exhibit A attached.
4. SOLID WASTE
The owners of the subject property shall pay $100.00/mo. to Frederick County for the use of the
solid waste facility located on the Greenwood Volunteer Fire Company property and serving the
Greenwood/Senseny Road area. Said payment shall be made from the time Frederick County
encumbers and signs a new lease for the expansion of said facility, or acquires another facility
serving this general area, and shall continue for a period of ten years, or the term of said lease,
whichever is less.
5. CHANNING DRIVE
All of Channing Drive from Valley Mill Road to Senseny Road shall be constructed, open for traffic
and dedicated to Frederick County before the 475th residential building permit is issued for any of
the parcels listed in Article I of this proffer.
10
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Greenway Engineering July 2, 1999 fanning Drive Rezoning
6. TRAFFIC SIGNAL
The owners shall make a $25,000 cash contribution towards the installation of a traffic signal at the
intersection of Greenwood Road (Route 656) and Senseny Road (Route 657). This contribution
shall be made to the Virginia Department of Transportation upon their request and upon approval by
said department for the installation of this traffic signal. In the event a traffic signal is installed at
said intersection before this contribution is made, the Virginia Department of Transportation may
request the transfer of said contribution towards signalization at the intersection of Greenwood
Road (Route 656) and Valley Mill Road (Route 659). The developer agrees to enter into a signal
agreement with VDOT prior to final subdivision and/or site plan approval.
7. BRIDGE IMPROVEMENTS
There is currently a one -lane bridge on Valley Mill Road where it crosses Abrams Creek. The
owners of the subject property shall pay towards feasibility studies, engineering, or construction of
improvements to this crossing. These monies, paid to Frederick County, VA, are to be set aside for
said improvements, and may be considered by the county for matching funds. Said payments shall
be $100.00 per residential lot, at the time the initial building permit is issued for said lot. The
owner of the subject property shall be required to pay said monies until the Virginia Department of
Transportation awards a contract for a two lane expansion and construction of these improvements
on said bridge.
8. DRAINAGE AND WETLANDS DEVELOPMENT
Sediment forebays shall be constructed upstream of Twin Lakes in order to decrease the siltation of
said lake and to settle out man-made impurities. These sediment forebays shall be constructed in
such a way as to encourage their development into a wetland with locally indigenous vegetation and
wildlife.
9. MONETARY CONTRIBUTION TO OFFSET IMPACT OF DEVELOPMENT
In the event rezoning application # is approved, and the property is subsequently
developed within an RP zone, the undersigned will pay to the Treasurer of Frederick County,
Virginia $4,205.14 per residential lot prior to the initial building permit being issued for said lot.
This per lot monetary contribution provides for:
$3,568.94 for Frederick County Public Schools
$591.07 for Frederick County Parks and Recreation
$45.13 for Frederick County Fire and Rescue
This payment is intended to offset the additional cost to Frederick County due to an increased
demand on public services.
11
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Green way Engineering July 2, 1999 canning Drive Rezoning
ARTICLE V: SIGNATURES
The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns
and successors in the interest of the applicant and owner. In the event the Frederick County Board
of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply
to the land rezoned in addition to other requirements set forth in the Frederick County Code.
Respectfully Submitted:
v Robert A. Giles, Executor, Giles Farm
Commonwealth of Virginia,
U
CA/County f r z� k �. To Wit:
The foregoing instrument was acknowledged before me this day � of 4, o4^,Y2:��, 1999 by
� z
D2p--"� ��'Ta-Lnv
Notary Public t
C
My Commission Expires ( 1 C'114
ohn Scully, tynInehavet9IX
Commonwealth of Virginia,
O
City ount of y- o�'y t' To Wit:
The foregoing instrument was acknowledged before me this day of �-,A,1999 by
Notary Public
My Commission Expires %
i
12
-46-
Green way Engineering July 2, 1999 canning Drive Rezoning
am "A
Dr. George Sheppard' W Marie Sheppard
Commonwealth of Virginia,
City/�Coun�of �".Jl_ Q 0 n 1 C' To Wit:
The foregoing instrument was acknowledged before me this �1 day of Q.U.011,0, 1999 by
D
Notary Public
My Commission Expires 1 ` 1c,'�-r- QCOC
, �ol
Dr. Allen Futral f �etty Futral
Commonwealth of Virginia,
U
City/ ounty f'-r 9 k 0 L To Wit:
The foregoing instrument was acknowledged before me this day ofOj-�al , . , 1999 by
r l / Notary Public
My Commission Expires `1 � I -� �C`� J\� k ` ,
13
-47-
Wol
6%1
IMPAC'T,STATEMENT
PROPERTY ID NUMBERS
55-((A))-209, 211,213
and
65-((A))-40
REZONING APPLICATION
January 7,1999
Greenaway Engineering
151 Windy Hill Lane
Wnchesmr, VA 22602
-51-
Greenway Engweering January 7, I999 Aeppar¢dl al IpWaet Stater wqt
INTRODUCTION
The subject property, tax map nos. 55-((A))-209, 211, 213, and 65-((A))-40, is a contiguous
group of parcels located between Valley Mill Road (Route 659) and Senseny Road (Route 657).
Eddy's Lane (Route 820) terminates on the subject site, and the Apple Ridge subdivision borders
the property. The total acreage for these parcels is 132.70 acres. The current zoning is Rural
Areas (RA), and the proposed zoning is Residential Performance (RP). This report has been
prepared for the purpose of assessing the impact on Frederick County by this rezoning.
SITE SIJMBII.ITY
The subject property is located within the "Urban Development Area" as defined within the
Frederick County Comprehensive Poligy Plan. This designation reflects the intention of
Frederick County to allow for more intensive development on the subject site. The purpose of
this area designation is to direct the expansion and improvement of public utilities and
infrastructure to areas that will be intensively developed.
Flood Plains
The subject site is located on FEMANFIP map # 510063-0120-B. The site is located within a
"ZONE C" area. No portion of the subject site is in a 100 yr. flood plain. The site does include
intermittent streams, as well as a natural impoundment known as Twin Lakes.
Wetlands
Twin Lakes is listed in the National Wetlands Inventory Map as a wetland.
Mature Woodlands
Approximately 35%of the subject site is wooded. This estimate is based on aerial mapping, and
has not been conclusively verified on the ground.
Soil Types
Information for soil types on this site has been obtained from the Soil Survey of Frederick
Counter Virginia, by the USDS Soil Conservation Service.
Prime Agricultural Soils
Only 10% of the subject property contains soils that are suited to cultivated crops or hay.
Approximately 35% of the site could be used for pasture.
_52_
Greenway Engineering January 7, 1999 Sheppardl/ lal Inspact Statement
Steep Slopes
Approximately 401/6 of the subject property includes slopes greater than 15%. These areas are
located along the intermittent streams, and along established drainways. The site will be graded
to insure its usability for residential housing, while leaving intact the areas of steep slopes nearest
the established drainways, and meeting all zoning requirements.
Construction Concerns
There are several aspects of the soils and the geology of the subject site that will need to be
addressed in order to establish a residential community on this property.
The depth to shale bedrock ranges from 15 to 30 inches. This will present some grading
difficulties, requiring more fill to be placed than cut. Some of the shale can be reused as fill,
since it is generally friable.
There is a seasonal high water table on roughly 5 acres of the subject site. Between October and
April, the water table in these areas is within six inches of the surface. This feature will present
only a minor obstacle, which can be surmounted with proper grading and sound geotechnical
design.
Steep slope is also listed as a limitation to development, but by ordinance only 25% can be
developed.
In conclusion, proper design and construction techniques will be used so that the soil and
geology of the subject property will not interfere with the proposed development.
All of the properties adjoining the subject site are either undeveloped or are single-family homes,
and are zoned either Rural Areas (RA) or Residential Performance (RP). The homes on the
adjoining lots in the Apple Ridge subdivision are within 50' of the subject property. All other
homes on adjoining parcels are greater than 100' of the adjoining boundary.
BASIS FOR DETERMEqLNG EMPACT
The subject property is currently zoned "RA". It is expected that the 132.70 acre site could be
developed under an RA zone to include 26 dwelling units.
W
-53-
Greenway Engineering January 7, 1999 Shear& rat InWad &atenwnt
The density of parcels 55-((A))-209, 211, & 213, having a total area of 128.76 acres, have been
limited by proffer to 2.2 dwelling units per acre. The density of parcel 65-((A))-40, with 3.94
acres has been limited by proffer to 2.5 dwelling units per acre This works out to a maximum
potential of 293 units.
TRAFFIC ANALYSIS
Traffic Data
The existing traffic data was supplied by VDOT Office Services Specialist, Vega Ziemer
(Edinburg office):
EXISTING TRAFFIC COUNTS
Date of
ADT
Road
Stud(vehicles/day)
Route 655
1993
2,522
between Winchester and 656
Route 656
1995
2,376
between Rte 659S & Rte 7W
Route 656
1995
4,237
between Rte 657 & Rte 659S
Route 656
1995
3,041
between Rte 655 & Rte 657
Route 657
1993
8,027
between Winchester and 656
Route 657
1995
4,779
between Routes 656 and 736
Route 657
1995
1,231
between Rte 736 and Clarke Co.
Route 659
1995
4,524
between 658 and 656N.
Route 659
1993
401
between Rte 656N & Rte 7
Route 7
1996
17,000
between Winchester and Clarke Co.
U. S. Route 50
1996
18,000
between Rte 522 & Rte 723W
VDOT has classified Route 657 (Senseny Road), Route 659 (Valley Mill Road), Route 656
(Greenwood Road), and Route 655 (Sulphur Springs Road) as major collectors.
-54-
Greenway Engineering January 7, 1999 S'hWardi. -ral Impad Statement
Trip Generation
The following table is based on trip data taken from the ITE Trip Generation Manual, a Edition:
TRIP GENERATION DATA
Zone
Use
Density
PEAK HOUR TRIPS
AMI
PM
ADT
Entering
Exiting
Entering
Exiting
vehicles/day)
Existing
RA
Single Family
Detached
26
5
15
17
10
249
RP
Single Family
Detached
293
56
169
191
108
2,804
Increase: 2,555
The development of the rezoned site at the maximum density could therefore generate a traffic
increase of approximately 2,550 trips per day.
Traffic Impact
Traffic impacts were determined using the following estimated traffic split:
Lra
fficTh
5% will travel through Carlisle Heights and the other minor collector road
to Rte 656.
40% of the increased traffic will travel Rte 657 into the City of Winchester.
20% will travel Rte 657 to Rte 656, then south to Route 50.
5% will travel Rte 657 east into Clarke County.
5% will travel Rte 659 east to Route 7.
12% will travel Rte 659 west to Rte 656, and then north on Rte 656.
13% will travel Rte 659 west to Route 7, and & I-81.
The following table shows the increase in traffic on the local road network as compared to
current traffic counts and expected traffic volumes on these roads in 2010.
4
_55_
Greenway Engweerwg JanuaPy 7, d 999 Sheppar&- ..Pad Impact Statement
TRAFFIC FACT ON L®CAI, ROADS
Road
Traffic Impact from Site
Traffic - 1999*
Traffic - 2010*
(vehicles/day)
(vehicles/day)
(vehicles/day)
Route 655 (Sulpher Spr. Rd)
511
3,100
4,530
between Winchester & Rte 656
Route 656 (Greenwood Rd)
307
2,726
3,980
between Rte 659S & Rte 7W
Route 656 (Greenwood Rd)
128
4,862
7,098
between Rte 657 & Rte 659E
Route 656 (Greenwood Rd)
511
3,490
5,095
between Rte 655 & Rte 657
Route 657 (Senseny Rd)
1,022
9,870
14,400
Winchester & Rte 656
Route 657 (Senseny Rd)
1,533
5,484
8,006
from site west to Rte 656
Route 657 (Senseny Rd)
128
1,413
2,062
from site east to Clarke County
Route 659 (Valley Mill Road)
332
5,190
7,580
between Rte 658 & 656
Route 659 (Valley Mill Road)
639
460
720
from site west to Rte 656
Route 659 (Valley Mill Road)
128
460
720
from site east to Rte 7
Route 7
434
18,850
27,520
between Winchester & Clarke Co.
U.S. Route 50
511
19,960
29,140
between Rte 522 & Rte 723W
* Projected traffic counts (both year 1999 and year 2010) were calculated using a 3.5% growth rate.
Traffic Summary
The traffic increases are fairly substantial on Senseny Road. Although there is a fairly
significant increase on Valley Mill Road, from the site west to Greenwood Road, the existing
and projected traffic counts are quite low. The owner has limited the density of dwelling units
on the subject property, resulting in a maximum buildout of 293 units. The unproffered potential
of this property is 530 dwelling units, which would create 81% more traffic from the subject site
than the proffered density. Additionally, The proffered construction phasing plan will reduce the
rate of traffic increases on the local road network.
Therefore, while the traffic increases are substantial, the proffers that the owner has made will
lessen the impact of this new development on the local road network.
5
-56-
Greenway Engineering January 7, 1999 Sheppar&- ..raI IWact Statement
WATER SUPPLY
The impact of this proposed development on water supply systems is based on design volumes
supplied by the FCSA, and on maximum dwelling units in the proffered zoning. The total design
consumption can be determined by the following formula:
Consumption per dwelling unit = 275 gpd
Number of units = 293
Total Residential Consumption = 293 units x 275 gpd
= 80,575 gpd
Therefore, the total water consumption for the subject property at maximum buildout is
approximately 80,600 gpd. There is currently an 8" water main located along Senseny Road, as
well as an available connection to an 8" line near the Apple Ridge subdivision. According to
Mr. John Whitacre of the FCSA, a water main will have to be looped through the site.
SEWAGE CONVEYANCE AND TREATI%HNT
Based on our water consumption, the proposed proffered zoning will add 80,600 gpd to the
sewage conveyance system at maximum buildout.
Mr. John Whitacre of the Frederick County Sanitation Authority was consulted regarding sewer
design criteria for a sewer system serving the subject site and the neighboring Giles Farm and
Lynnehaven properties. The ultimate severing of the three project area will be by a regional
pump station that is proposed adjacent to Twin Lakes. By this regional concept, gravity sewer
lines will follow the roads and ravines to the proposed pump station.
As agreed with the Frederick County Sanitation Authority, construction of the proposed pump
station, will be the sole responsibility of the parties involved in the three project development.
Once in operation and accepted by the Frederick County Sanitation Authority, the ownership and
maintenance of the pump station will become the responsibility of said agency. With the
completion of the proposed pump station, several other projects will have the ability to connect
by gravity into this system, allowing some smaller pump stations, such as the Apple Ridge
station, to come off-line.
_57_
Greenway Engineering January 7, 1999 Sheppar&- .crud Impact SY&evwnf
DRAINAGE
There are four intermittent streams on the subject property — three feeding into and one exiting
Twin Lakes. Stormwater runoff from the entire site flows into this lake via established swales,
drainways, and these intermittent streams. The flow exiting Twin Lakes empties into the
Opequon Creek.
Twin Lakes will become the backbone of a new, regional stormwater management system. A
series of smaller, dry detention basins, along with sediment forebays will be developed upstream
of Twin Lakes to reduce peak flows and control water quality. The stormwater management
network will be developed in tandem with the nature trail system. The trail crossings of small
tributaries will act as embankments for the sediment forebays. In time, wetlands should develop
in these areas which will serve dual purposes of sediment removal and adding a natural wetland
that can be observed through the trail system. The majority of the three -project area (Giles Farm,
Sheppard/Futral, & Lynnehaven properties) naturally drains to the Twin Lakes facility. However,
there is a small area adjacent to Senseny Road and the Apple Ridge Subdivision, and also an area
near the Carlisle Heights subdivision, that will require a separate peak reduction as it releases
through the storm sewer networks of the these subdivisions. With this regional approach,
stormwater management for the three -project area will be adequately satisfied.
SOLID WASTE DISPOSAL
The following calculations were made to estimate the maximum impact of solid waste generated
on the subject site, using design criteria from the Civil Engineering Manual, 4 h Edition. The
design factors are standard for residential units.
generation rate in ids = (population size)X(waste in lbm/capita-day)X(loadin facto
actor
day compacted density in lbm/cu yd
population size = (2.75 persons/household) X (293 dwelling units)
= 806 persons
waste = 5 lbm/capita-day
loading factor =1.25
density =1000 lbm/cu yd
Total residential volume = 5 cu yds
day
Annually, the generated solid waste volume will be:
Total residential volume = 5 cu yds X 365 days = 1,825 cu yds
day yr yr
Therefore, the total solid waste generated by the subject site is estimated to be 1,825 cubic yards
annually.
VA
_58_
Greemvay Engineering January 7, 1999 5neppar& -Arai lmTad Statement
HISTORIC SITES AND STRUCTURES
The Carter-Lee-Damron house is located on the subject property at the end of Route 820. The
historic home identified as Tick Bill is located on adjoining parcel 65-((A))-195, approximately
550' from the adjoining boundary. Adams Farm is to the north of the subject property, and is
around 400' from the adjoining boundary. The Haggerty house is approximately 600' west of
the subject site. There are also some structures on adjoining parcel 65-((A))-39, that are listed in
the Rural Landmarks Survey Report simply as "Outbuildings, Rte 657." None of these structures
are "potentially significant" as defined by said report. There are no homes nearby that are
potentially eligible for the state and national register of historic places. There are also no
potential historic districts nearby.
COMMUNITY FACILITIES
The impact on the utilities and infrastructure near the site will be estimated by the Frederick
County Capital Facilities Impact Model.
No additional impacts are forseen by the development of the subject property at the proffered
density.
M
_59_
N,
iRr' .372 rut -M-
t91� goo• zoo o ♦oo• soo'
�G
SCALE IN FEET
GEORGE W. GILES BROWN
70-W
N29120'Or"f 14 N30'/6'/eS
. •
2
4?Z44
Naas �
is o?,stir, I
•
b
w
0
N
PAUL' GI1.33 to
b
Dd. FUT:tAL & Dd. SHEPPAAU)
Z
h
121.11 AC.iESCA
CA
3
h R-iss
iJ AC -,o
t
DEED eoorc-ror
DEEP
h
PAGE-131
.�
96 AC. A 19 P.
b
6 r
lot
W
pH°us\p-171
XARTRIP
pIJ s AC.-
LP0. ,55.1
rj'Ir'3 ? W
3 � r
,
17 rs W /s/o.so, 11
PATTON
A h
d ESKRIDGE
b rN
. x .szss 9
10 srr'Jelrs"w
HAGGERTY
LAND OF
PA UL G /L CS
/2 /. // A CRES
LOCATED ABOUT 3 MlL£S EAST
OF WINCH£STER. IN SHAWNEE
DISTRICT, FREDERICK COUNTY,
VIRGINIA .
i
RICHARD U. GOODE
CERTIFIED SURVEYOR
BERRYVILLE, VIRG/NIA
Boundary Survey
Appendix 2
h-
v
9�t eri. 372 i,::i 627
1
�5
GNEtt 400L Zoo' o 400' goof
dP
SCALE IN FEET
GEORGE W. GILES
5'
d �NIr '3 N28'33'Z5"E ZZ9I.73, 4 561�S300
N6�00� �S it w ZZ88.37 75.'A
MRSi
. OE HAVEN ��6
S PAUL
o
I G►LES
PORT is OF L..:.1; CF G3C '.;: ,I. G11.7s 3.943 LiS
A 41:1 ' CF :lAT F.t : M.:.
TO .hE LA:.0 cF PAUL Gil.•.S
rho ubuvc tract of laws, local.-t.t on thn ;:orth siuv of ito:ni l.o. 657
about 3 miles Oanl. of situate in Shawnee .•:agist'rrial
District, Frederick ::ounty, 7irtini4, is uounuea. aL follows:
Beginning at (1) the point, of intersection ofthe :forth line of toad
No. 657 with the :lest line of the Lana of Fars. Leriaven; thence with
the North line of ao:,n No. 657 for the folio.ing 2 eours-:s
f1 64 deg. W min. GU sec. :l 41.75 feet to (i) a C.rncr-mo hij;hway
h,artm r; th .rnce 1: 63 d.r,;. G.'. min. OC sec. Yl 25.32 f•:e t to (3) a
point on the North side of Road ::o. h57; thence with 2 ns, division
lima throurh the land of Geor,;a 1. t;ales it 28 det;. 33 min: 25 see.3
2291.73 feet to (4) thence S ul d F. 26 nin. 35 sec. 3 75.CC feet
to (5) a.point 75.0 f+:t ::ortheast of a sat stone 4t a f^_nea corner,
said store: hint; the F'rthcast carnnr o: ti:e uc&.vui l:.nd;.thance with
Paul 'Giles and than with :•:rs. DeHaven S 211 dec. 33 min. 25 sec. 1.1
2288.37 feet to the ;.oirit of b•r. in::int , co:x;dninr 3.943 Acres more .
or less.
AJ4J k .
•ticlurd U. Gm;o, Certified Surveyor,
Jar.u•ry 11, 1971.
Vza(NIA Fd3D3.31CC COUXl, 3Cr.
r..' trurav of wmmj was producc3 to no on th
d Y. 1917 at�
1 and weir co:li.i . of .ackan 1:3g.nent thorato anneta.l was
..d, t ,l to r.cro:•1. Ta:...r,,.:�j a/ Sic..itl•.r';.1 of
L , and 5L.":•1 L•4va been p.:id, if aso.sable.
�1-
1I,U�i Clark.
Boundary Survey
Appendix 2
2 -64-
EX
ri+ 372 !et - 624
too, SO, 0
too, zoo, -
SCALE
FEET
IN
NAGNfr/CS '02,
:..
...
4
RAU4, G14rS
rR •
i
PUtTi. t QT LAFU OF
PATTOfd3SntILGSEA
..
1.633 AILZ
Z
�gd2O.0e6S
N2i! 36M7
.
e
4
W
ESKRIDGE
LQ
PATTON d
The above tract of land, located about 3,000 feet North of the
Senseney Bond, about 31 miles Bast of Winchester, and situate in
Shawnee b:agisterial Listrict, Frederick County, Virginia, is
bounded as follows: '.
Beginning at (1) an iron -mg by a set stone' at a fence corner, scorner
between Paul Giles -and iia(Zerty; thence with 2 new division lines
through the land of Patton & Eskridfe S 23 deg. 00 min. 00 sec. W
101.53 feet to (2) an iron peg; thence 11 72 deg. 41 min. 35 sec. W
482.06 feet to (3) an iron peg in the Fast line of the land of
Paul Giles; thence with the land of Paul Giles for the 1bllowing
2 courses X 2b deg. 17 rain. 25 sec. E 198.94 feet to (4) a point
in the center of a spring a snort distance North of a stream;
thence S b0 deg. 59 min. 38 sec. 3 470.85 feet to the point of
beginnin;,, eo rL aining 1.633 Acres more or less.
'edaj ( >��
rticharn U Goons, Certified Surveyor,
January 11, 1971.
V.R."McA FdsJ .itCC Cot1.irY, SCr.
T frumen Hriling was prodj# to me on the
d .y of _ 1911 at / . M
and with earl..i, . of ac c.re dq.ne�t therat,3 anae cal .vas
admitted to'rscord. raz wt „.;:1 j/ �:�. ,iJ-a1.1 of
$ a 'Q�_, and S. 54 have been paid, if a.se.sabte.
Boundary Survey
Appendix 2
_(A_
DEC-14-98 "ON 12:26
FREDER ICK
COUNTY
1 549S�ac�a2 �_:32
OUTPUT MODULE
Net
Credit for -_--
Fiscal
Taxes to
Capital
Impact
Capital Net
C99fa
lmra
Fire Department
$780
$5,635 $0
Rescue Department
$1,457
Elementary Schools
$3 7 8,269
Middle Schools
$119.070
$130,576 $1,013,579
High Schools
$W,82$
Parks and Recreation
$i Z5,625
.7.7U S1,5.7.864
TOTAL
$1,322,017
$0
$143,972 $1,178,444
FIRE AND RESCUE ADDENDUM
New Capital Costs Not $12,817.97
Covered by County
Contributions
NGTES: Model Run Dale 12 I1198 EAW
P.I.N. 55-A 209; 211; & 213 Rezoning: Assumes 2@4 SFO an 128.78 acres of RP.
Due to changing conditions assaclated vv;th development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
Capital Facilities
MW
Appendix 3
1
DSC-14-98 MON 1 ':05 FREDERICK COUNTY 1 5406780682 P.Oi
OUTPUT MODULE
Net
Credit: for
Fiscal
Taxes to
Capital
Impact
Capital
Net
�sQuota
Immd
Fire Department
$27
$196
$0
Rescue Department
$51
Elementary Schools
$13,319
h'iddle Schools
$4,193
$4,596
$36,889
High Schools
$22,776
Parks and Recreation
$8.18
Jim
S5-911
TOTAL
$46XO
$0
$5,0e9
$41,480
FIRE AND RESCUE ADDENDUM
New Capital Costs Not $449.48
Covered by County
Contributions
NOTES: Model Run Date 12/11/95 EAW
P-I.N, 65 A-40 Rezoning: Assumes 10 SFD on 3.94 acres of RP.
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
Capital Facilities
Mode _
Appendix
2
IMPACT STATEMENT
GILES FARM
PROPERTY ID NUMBER
65-((A)) 39
REZONING APPLICATION
January 7,1999
Greenway Engineering
151 Windy Hill Lane
Winchester, .VA 22602
-69-
Greenway Engineering January 7,1999 .Iles Farm Impact Statement
INTRODUCTION
The subject property, tax map no. 65-((A))-39, is located on the north side of Senseny Road, and is
650' east of Beans Pond Lane. Said property is across from the Burning Knolls and C.M. Lockhart
subdivisions, and is adjacent to the Bedford Village and Apple Ridge subdivisions. This site
consists of a 152.2 acre parcel and is currently located within a Rural Areas (RA) zoning district.
The owners propose to rezone 140.2 acres of this parcel to Residential Performance (RP). The
remaining 12.0 acres are proposed to be rezoned to the Business General (B2) zoning district. This
report has been prepared for the purpose of assessing the impact on Frederick County by this
rezoning.
This impact statement will refer to the proposed residential area as "Parcel A". The area proposed
for commercial purposes will be designated "Parcel B".
SITE SUITABILITY
The subject property is located within the "Urban Development Area" as defined within the.
Frederick County Comprehensive Policy Plan. This designation reflects the intention of Frederick
County to allow for more intensive development on the subject site. The purpose of this area
designation is to direct the expansion and improvement of public utilities and infrastructure to areas
that will be intensively developed.
Flood Plains
The subject site is located on FEMA NFIP map 9 510063-0120-B. The site is located within a
"ZONE C" area. No portion of the subject site is in a 100 yr. flood plain. The site does include an
intermittent stream, as well as a pond.
Wetlands
The National Wetlands Inventory Map lists two wetland areas on the subject property. These
wetlands, cumulatively less than an acre, join the pond on the southwest comer of the property
Mature Woodlands
Approximately 30% of the 152.2 acre tract is wooded. This estimate is based on aerial mapping,
and has not been conclusively verified on the ground.
Soil Types
Information for soil types on this site has been obtained from the Soil Survey of Frederick COunM
Mir inia, by the USDS Soil Conservation Service.
The subject site is located on map sheet no. 37, and contains eight different soil types. These are
Berks, Blairton, Clearbrook, and Weikert-Berks soils at various slopes.
1
-71-
Greenway Engineering January 7, 1999 .'es ,Farm Impact Statement
` Prime Agricultural Soils
The Weikert-Berks soil type, which covers approximately 50% of the subject property, is listed as
"not suited" or "poorly suited" to cultivated crops, hay or pasture. The remainder of the site is
composed of soils that are listed as "moderately well suited" to "fairly well suited" to these
agricultural purposes.
Steep Slopes
The terrain over approximately one third of the site includes slopes greater than 15%. These areas
are located along the intermittent stream, and along established drainways. The site will be graded
to insure its usability for residential housing, while leaving intact the areas of steep slopes nearest
the established drainways, and meeting all zoning requirements..
Construction Concerns
There are several aspects of the soils and the geology of the subject site that will need to be
addressed in order to establish a residential community on this property.
The depth to shale bedrock ranges from 12 to 40 inches. This will present some grading difficulties,
requiring more fill to be placed than cut. Some of the shale can be reused as fill, since it is
generally friable.
The Clearbrook and Blairton soils have seasonal high water tables. Between October and April,
the water table in these soils is within two feet of the surface. These soils cover about 10-15% of
the subject site. This feature will present only a minor obstacle, which can be surmounted with
proper grading and sound geotechnical design.
The Weikert-Berks soil type is listed as being a severe erosion hazard. This soil type covers
approximately one half of the subject site. All construction on this site, however, will conform to
the standards within the Virginia Erosion and Sediment Control Handbook. This will include the
placement of silt screens and sediment traps. It will also require reseeding of all disturbed areas
after grading has been completed.
In conclusion, proper design and construction techniques will be used so that the soil and geology of
the subject property will not interfere with the proposed development.
SURROUNDING PROPERTIES
All of the properties adjoining the subject site are either undeveloped or are single-family homes.
Homes on these adjoining lots are generally within 100'-200' of the boundary with the subject site.
Rezoning the subject site to "RP" will harmonize well with the surrounding properties, all of which
are zoned either "RA" or "RP". The proposed rezoning of a portion of the subject site to B-2 will
have the desirable result of allowing for retail stores, grocery stores, service stations, offices, or
similar uses within close proximity to residential units.
2
-72-
Greenway Engineering January 7,1999 es Farm ImpactStatemestt
BASIS FOR DETERMINING EWFACT
RA
The existing "RA" zoning for the 152.2 acre site will allow for a maximum residential density of
30 single family detached units.
The density of Parcel A has been limited by proffer to 2.5 dwelling units per acre. This works out
to a maximum potential of 350 units.
IM
The cumulative total floor area of all primary -use buildings within the proposed B2 zone has been
limited by proffer to 120,000 square feet. All impacts created by the proposed B2 zone have been
calculated using this proffered maximum area.
TRAFFIC ANALYSIS
Traffic Data
The existing traffic data was supplied by VDOT Office Services Specialist, Vega Ziemer (Edinburg
office):
3
-73-
Greenway Engineering January 7,1999 les Farm Impact Statement
EXISTING TRAFFIC COUNTS
Date of
ADT
Road
Stud
vehicles/da
Route 655
1993
2,522
between Winchester and 656
Route 656
1995
2,376
between Rte 659S & Rte 7W
Route 656
1995
4,237
between Rte 657 & Rte 659S
Route 656
1995
3,041
between Rte 655 & Rte 657.
Route 657
1993
8,027
between Winchester and 656
Route 657
1995
4,779
between Routes 656 and 736
Route 657
1995
1,231
between Rte 736 and Clarke Co.
Route 659
1995
4,524
between 658 and 656N.
Route 659
1993
401
between Rte 656N & Rte 7
Route 7
1996
17,000
between Winchester and Clarke Co.
U. S. Route 50
1996
18,000
between Rte 522 & Rte 723W
VDOT has classified Route 657 (Senseny Road), Route 659 (Valley Mill Road), Route 656
(Greenwood Road), and Route 655 (Sulpher Springs Road) as major collectors.
Trip Generation
The following table is based on trip data taken from the TTE Trip Generation Manual, 66 Edition:
TRIP GENERATION DATA
Zone
Use
Density
PEAK HOUR TRIPS
ADT
(vehicles/day)
AM
PM
Entering
Entering
Exiting
Existing
RA
Single Family
Detached
30
6
17
20
11
287
RP
Single Family
Detached
350
67
202
228
129
3,350
B2
Retail
120,000
75
48
215
233
5,150
Total Increase: 8,213
d
-74-
Greenway Engineering January 7,1999 ies Farm Impact Statement
The development of the rezoned site at the maximum density could therefore generate a traffic
increase of approximately 8,200 trips per day.
Traffic Impact
- Traffic impacts were determined using the following estimated traffic split:
Lra
ffic lit
5% will travel through Carlisle Heights and the other minor collector road
to Rte 656.
40% of the increased traffic will travel Rte 657 into the City of Winchester.
20% will travel Rte 657 to Rte 656, then south to Route 50.
5% will travel Rte 657 east into Clarke County.
5% will travel Rte 659 east to Route 7.
12% will travel Rte 659 west to Rte 656, and then north on Rte 656.
13% will travel Rte 659 west to Route 7, and & I-81.
The following table shows the increase in traffic on the local road network as compared to current
traffic counts and expected traffic volumes on these roads in 2010.
s
_75_
Greenway Engineering January 7, 1999 es Farm Impact Statement
TRAFFIC EMPACT ON LOCAL ROADS
Road
Traffic Impact from Site
Traffic -1999*
Traffic - 2010*
vehicles/day)
(vehicles/day)
(vehicles/day)
Route 655 (Sulpher Springs Rd)
1,643
3,100
4,530
between Winchester & Rte 656
Route 656 (Greenwood Rd)
986
2,726
3,980
between Rte 659S & Rte 7W
Route 656 (Greenwood Rd)
411
4,862
7,098
between Rte 657 & Rte 659S
Route 656 (Greenwood Rd)
1,643
3,490
5,095
between Rte 655 & Rte 657
Route 657 (Senseny Rd)
3,285
9,870
14,400
Winchester & Rte 656
Route 657 (Senseny Rd)
4,928
5,484
8,006
from site west to Rte 656
Route 657 (Senseny Rd)
411
1,413
2,062
from site east to Clarke County
Route 659 (Valley Mill Road)
1,068
5,190
7,580
between Rte 658 & 656
Route 659 (Valley Mill Road)
2,053
460
720
from site west to Rte 656
Route 659 (Valley Mill Road)
411
460
720
from site east to Rte 7
Route 7
1,396
18,850
27,520
between Winchester & Clarke Co.
U.S. Route 50
1,643
19,960
29,140
between Rte 522 & Rte 723W
* Projected traffic counts (both year 1999 and year 2010) were calculated using a 3.5% growth rate.
The increases are substantial on Senseny, Greenwood, and Valley Mill, and Sulpher Springs Roads.
It is worthy to note, however, that the current traffic count is fairly sparse on Valley Mill Road
between Greenwood Road and Route 7.
Transportation Improvements
The owners of the subject property have made several proffers that will improve traffic flow in the
subject area:
Channing Drive, a new major collector that will travel along the western border of the subject
property, will be built by the owner of the subject property and the adjacent property owner.
A Traffic Signal will be installed at the intersection of Channing Drive and Senseny Road.
6
-76-
Greenway Engineering January 7, I999 1 es Farm Impact Statement
$25,000 will be contributed by the owner toward a traffic signal at the intersection of Greenwood
Road and Senseny Road. -
Right And Left Turn Lanes will be constructed on Senseny Road and on Channing Drive.
The Main Entrance into the Giles Farm subdivision will be a four -lane boulevard.
In addition to these proffers, which have a direct impact on improving traffic flow, the owners of
the subject property have proffered a 2.5 unit per acre density for the residential area and a 120,000
sf maximum buildout for the commercial area. These proffered reductions substantially reduce the
the maximum amount of traffic that could be generated by the subject site. Another bonus for
traffic flow is the proffered construction phasing plan. In this proffer, the owners have agreed to
limit the number of building permits that will be issued in any one year, which will reduce the rate
of traffic increases on the affected roads.
Traffic Summary
While the increases in traffic are substantial, the concessions that the owners have made to aid
traffic flow have been generous, and these concessions are more than is normally proffered, and
more than the Virginia Department of Transportation expected.
WATER SUPPLY
The impact of this proposed development on water supply systems is based on design volumes
supplied by the FCSA. The total design consumption can be determined by the following formula:
Consumption per Dwelling Unit = 275 gpd
Number of Units = 350
Total Residential Consumption = 350 units x 275 gpd
WN
Design Consumption = 250ud
1000 sf
Proffered Maximum Buildout = 120,000 sf
Total Commercial Consumption = 120,000 sf x 250gpd
1000 sf
7
-77-
Greenway Engineering January 7,1999 es Farm Impact Statement
Total Commercial Consumption = 30,000 gpd -
Entire Parcel
Total Consumption = 96,250 gpd
+ 30.000 and
= 126,250 gpd
Therefore, the total water consumption for the subject property at maximum buildout is 126,250
gpd. There is currently an 8" water main located along Senseny Road, as well as an available
connection to an 8" line near the Apple Ridge subdivision. According to Mr. John Whitacre of the
FCSA, a water main will have to be looped through the site.
SEWAGE CONVEYANCE AND TREATMENT
Based on our water consumption, the proposed proffered zoning will add 126,250 gpd to the sewage
conveyance system at maximum buildout.
Mr. John Whitacre of the Frederick County Sanitation Authority was consulted regarding the sewer
design criteria and capacities for the existing sewer system serving this subject site and the
neighboring Lynnehaven and Sheppard/Futral properties. The Giles Farm and Lynnehaven
properties will be served in two phases. The first phase will be utilization of the existing pump
station on Beans Pond Lane. Areas that will naturally flow to this pump station can be developed as
long as capacity exists in the pump station. The ultimate phase two sewering of the three project
area will be by a regional pump station that is proposed adjacent to Twin Lakes. By this regional
concept, gravity sewer lines will drain along the roads and ravines to the proposed pump station.
As agreed with the Frederick County Sanitation Authority, construction of the proposed pump
station will be the sole responsibility of the parties involved in the three project development. Once
in operation and accepted by the Frederick County Sanitation Authority, the ownership and
maintenance of the pump station will become the responsibility of said agency. With the
completion of the proposed pump station, several other projects will have the ability to connect by
gravity into this system, allowing some smaller pump stations, such as the Apple Ridge station, to
come off-line.
DRAINAGE
An unnamed intermittent stream flows along the Northwestern and the Northern portions of the
subject property and feeds into Twin Lakes. The overflow from this lake drains into the Opequon
Creek. Approximately 87 acres of the subject site flows directly into this stream via established
swales and drainways. Stormwater on the remaining portion of the site (approximately 65 acres)
flows into one of three drainways that continue into the neighboring Apple Ridge and Bedford
Village subdivisions, and empties into another tributary of the Opequon.
8
-78-
Greenway Engineering January 7,1999 es Farm Impaet Statement
Regional stormwater management will be provided by a stormwater management network This
network will include the existing wet pond known a& Twin Lakes. By utilizing this wet pond as the
backbone of the stormwater management system, we will then move upstream and develop a series
of smaller, dry detention basins, along with sediment forebays to control water quality. The
stormwater management network will be developed in tandem with our natural walking trail
system. The trail crossings of small tributaries will act as embankments for the sediment forebays.
In time, wetlands should develop in these areas which will serve dual purposes of sediment removal
and adding a natural wetland that can be observed through the trail system. The majority of the
three -project area (Giles Farm, Sheppard/Futral, & Lynnehaven properties) naturally drains to the
Twin Lakes facility. However, there is a small area adjacent to Senseny Road and Apple Ridge
Subdivision that will require a separate peak reduction as it releases through the storm sewer
network of the Apple Ridge Subdivision. With this regional approach, stormwater management for
the three -project area will be adequately satisfied.
SOLID WASTE DISPOSAL
The following calculations were made to estimate the maximum impact of solid waste generated on
the subject site:
The impact created by the residential units on Parcel A has been estimated using design criteria in
the Civil Engineering Manual, 40' Edition. The design factors are standard for residential units.
generation rate in cu yds = (population size)Xlwaste in lbm/capita-day)X(loading factor
day compacted density in lbm/cu yd
population size = (2.75 persons/household) X (350 dwelling units)
= 962 persons
waste = 51bm/capita-day
loading factor = 1.25
density = 10001bm/cu yd
Total residential volume = 6.0 cu yds
day
Annually, the generated solid waste volume will be:
Total residential volume = 6.0 cu yds X 365 days = 2,200 cu yds
day yr yr
Therefore the maximum waste generated by Parcel A will be 2,200 cu yds per year.
M
The solid waste impact for Parcel B has been estimated using the following Fairfax County design
requirements.
E
_79_
Greenway Engineering January 7,1999 -,s Farm Impact Statement
Waste generation rate = 11.440 lbs - -
1000 sf/yr
total solid waste = 120,000 sf x 11,440 lbs
1000 sf/yr
= 1,372,800 lbs/yr
compaction = 4001bs/cy
total volume=1,372,800 lbs/yr
400 lbs/cy
= 3,430 cy/yr
Entire Parcel
Total waste = 2,200 gpd
+ 3.430 gp
= 5,630 gpd
Therefore, the total solid waste generated by the subject site is estimated to be 5,630 cubic yards
annually.
HISTORIC SITES AND STRUCTURES
The Rural Landmarks Survey Report for Frederick County, Virginia reveals the presence of some
historic structures on the subject property. These structures are listed in said survey simply as
"Outbuildings, Rte 657." The Braithwaite house is located at the end of Beans Pond Lane on
adjoining parcel 55-((A))- 208, and is within 100' of the adjoining boundary. Also, the Carter-Lee-
Damron house is on adjoining parcel 55-((A))-209, but is approximately 2,200' from the adjoining
boundary. None of these buildings are "potentially significant" as defined by said report. There are
no homes nearby that are potentially eligible for the state and national register of historic places.
There are also no potential historic districts nearby.
COMMUNITY FACILITIES
The impact on the utilities and infrastructure near the site will be estimated by the Frederick County
Capital Facilities Impact Model
10
-80-
Greenway Engineering January 7, 1999 -,s Fann Impact Statement
OTHER IMPACTS
No additional impacts are forseen by the development of the subject property at the proffered
density.
11
-81-
Given under my hand this 22 day of November, I943.
IJy commission exrires -:'arch 20, I9.14.
VI IV II•ME RITTER
-- 0 ary ub 1c
r
x' I
�4y iI
i
The followinr is a survey of a portion of the Wary L.
Braithwaite lards, situate and lying* in Shawnee Varisterial District, Frederick County,l
State of VirCi.nia, about four miles south east of the Cit, of hinchester bounded on the
north by a line of the Tonry Brown Estate lands, on the east by a line of the Carter
estate lands, on the south by a line of George V. Giles former rurchase of a portion j
of the nary E. Braithwaite lands, on the wrest b; lines of the said Braithwaite's other ixa
lands and is more rarticularly described by a survey viz.-
BeCirming at a post corner to the Giles fearer purchase;
running through the Braithwaites lands by the two folloring courses and distances I1
GS I/2 E 24.24 rods to a post corner; thence N 58 E IUO.24 rods to a walnut tree a
i
corner to the said Braithwraite's other lands in the Brown rstate line;nthence with the `.
last mentioned line S. 67 E 82.0 rods to a set stone a corner to the Brown estate lands
and also a corner to the Carter estate lands; thence with a line of the latter S 25 I/2.-TxI22x92xao
T I30.03 rods to triprle oaks a corner to the Giles former rurchase in Holmes Carper's
line; thence with a line of the Giles former purchase I+ 59 I/2 W I20 rods to the point i
of beginning containinf 74 acres - 2 Roods - I2 Sq. Fo.
Surveyed II-2-43
By IALKLR UCC. BOND I
'IIRGIIiIA
FREED'.:RICK COMM, (SCT.
This instrument of rritinr was -reduced to me on the
9th day of Dec. I044 at I:00 P. L. and with certificate of acknowledCment thereto I
annexed was admitted to retard.
Boundary Survey
Appendix 2
-85-
t
. C
r�
�a
� � r
i
j 1
The following is a survey of a portion of the George C.
Braithwaite farm land fronting on the north side of the Senseney Road about 4 miles*
east of Winchester Frederick Count Virg
inia ginia and is more particularly described as i
follows: Beginning at a white oak on the north side of the said road running with the 1
1
north property line of the Senseney road S 68'20' E 2625 ft. to a double white oak a
i corner to the Holmes Carper land ins aid highway boundary line; thence with a line
of said Carper N 27'55' E 1535 ft. to a triple white oak a corner to Braithwaite's
other land in the said Carper!s line; thence by two division lines through the other
i lands of Braithwaite N 60'W 1957 ft. to a stake corner to the other land of the said
iBraithwaite near the east side of the private road leading from Braithwaite'.s
mansion house to the Senseney road; thence 5 47 W 2000 ft. to the point of beginning
containing 88.8 acres.
1 j
Survey made August 20, 1940:
i
WALKER 11cC,BOND. �
VIROT111A
FREDERICK COUNTY SCT:
I This Instrument of writing was produced to me on the 4th
day of Nov. 1940 at 2:154and with certificate of acknowledgment thereto annexed was
. admitted to record.
i ,CLERK.
Boundary Survey
Appep jV 2
OUTPUT MODULE
Net
Credit fi
Fiscal
Taxes to
Capital
Impact
Capital
Net
Costs
Cred
Costs
Impa
Fire Department
$1,095
$7,551
$0
Rescue Department
$2,369
Elementary Schools
$467,496
Middle Schools
$147,160
$375,539
$1,038,540
High Schools
$799,422
Parks and Recreation
$217,058
$Z2,323
$194,735
TOTAL
$1,634,600
$2,791,290
$405,412
$0
FIRE AND RESCUE ADDENDUM
New Capital Costs Not $19,73928
Covered by County
Contributions
NOTES: Model Run Date 12/30/98 EAW
P.I.N. 65-A 39 Rezoning: Assumes 351 SFD & 120,000 sq.ft. retail on 1422 acres of RP $10 acres of B2.
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
Capital Facilities
Model
Appendix 3
-87-
IMPACT ,STATEMENT
L SEA YEN, L.C.
PROPERTY ID NUMBERS
55-((A))-206 & 65-((A)) 30, 31
REZONING APPLICATION
January 7,1999
Greenway Engineering
151 Windy bill Lane
Winchester, VA 22602
-89-
Greenway Engineering January 7,1999 ..,ynnehaven Impact Statement
Prime Agricultural Soils - -
The soils over approximately one-third of the subject property range from being "fairly well
suited" to "well suited" to cultivated crops, hay and pasture. The remaining two-thirds of the site
is classified as "poorly suited" or "not suited" for these agricultural purposes.
Steep Slopes
Approximately 30 acres of the subject property includes slopes greater than 15%. These areas
are located along the intermittent streams. The site will be graded to insure its usability for
residential housing, while leaving intact the areas of steep slopes nearest the established
drainways, and meeting all zoning requirements. .
Construction Concerns
There are several aspects of the soils and the geology of the subject site that will need to be
addressed in order to establish a residential community on this property.
The depth to shale bedrock ranges from 12 to 40 inches. This will present some grading
difficulties, requiring more fill to be placed than cut. Some of the shale can be reused as fill,
since it is generally friable.
There is a seasonal high water table on roughly 2 acres of the subject site. Between October and
April, the water table in these areas is within six inches of the surface. This area of seasonal high
water is relatively small, however, compared to the overall site, and proper grading and sound
geotechnical design will make this area suitable for construction.
In conclusion, proper design and construction techniques will be used so that the soil and
geology of the subject property will not interfere with the proposed development.
SURROUNDING PROPERTIES
All of the properties adjoining the subject site are either undeveloped or are single-family homes,
and are zoned either Rural Areas (RA) or Residential Performance (RP). The adjoining lots in
the Carlisle Heights subdivision have homes that are within 50' of the subject property.
Additionally, the homes on 55-((A))-208, and on 65-((A))-30 are within 50-100' feet of the
adjoining boundary with the subject property. All other homes on adjoining properties are
greater than 150' of the adjoining boundary.
Rezoning the subject site to "RP" will harmonize well with the surrounding properties, which are
all either zoned "RA", or "RP". The proposed rezoning of a portion of the subject site to B-2
will have the desirable result of allowing for retail stores, grocery stores, service stations, offices,
or similar uses within close proximity to residential units.
2
-92-
Greenway Engineering January 7, 1999 anehaven Impact Statement
INTRODUCTION
The subject property, tax map nos. 55-((A))-206 and 65-((A))-30, 31 is a contiguous group of
parcels located on the west side of Beans Pond Lane, 150' from the intersection with Senseny
Road. Said property is adjacent to the Carlisle Heights subdivision. This 91.4 acre site is
currently located within a Rural Areas (RA) zoning district. The owners propose to rezone 81.4
acres of this parcel to Residential Performance (RP), and the remaining 10.0 acres to Business
General (B2). This report has been prepared for the purpose of assessing the impact on
Frederick County by this rezoning.
This impact statement will refer to the proposed residential area as "Parcel A". The area
proposed for commercial purposes will be designated "Parcel B".
SITE SUITABILITY
The subject property is located within the "Urban Development Area" as defined within the
Frederick County Comprehensive Policy Plan. This designation reflects the intention of
Frederick County to allow for more intensive development on the subject site. The purpose of
this area designation is to direct the expansion and improvement of public utilities and
infrastructure to areas that will be intensively developed.
Flood Plains
The subject site is located on FEMA NFIP map nos. 510063-0115-B and 510063-0120-B. The
site is located within a "ZONE C" area. No portion of the subject site is in a 100 yr. flood
plain. The site does include four drainage ways with intermittent flow, and also a pond.
Wetlands
The National Wetlands Inventory Map lists the small pond on the western edge of the subject
property as a wetland. This pond covers approximately 1 acre.
Mature Woodlands
Approximately 70% of the 91.4 acre tract is wooded. This estimate is based on aerial mapping,
and has not been conclusively verified on the ground.
Soil Types
Information for soil types on this site has been obtained from the Soil Survey of Frederick
County Virginia, by the USDS Soil Conservation Service. The subject site is located on map
sheet nos. 36, and 37
-91-
Greemvay Engineering January 7,1999 .anehaven Impact Statement
EXISTING TRAFFIC COUNTS
Date of
ADT
Road
Study
vehicles/day)
Route 655
1993
2,522
between Winchester and 656
Route 656
1995
2,376
between Rte 659S & Rte 7W
Route 656
1995
4,237
between Rte 657 & Rte 659S
Route 656
1995
3,041
between Rte 655 & Rte 657
Route 657
1993
8,027
between Winchester and 656
Route 657
1995
4,779
between Routes 656 and 736
Route 657
1995
1,231
between Rte 736 and Clarke Co.
Route 659
1995
4,524
between 658 and 656N.
Route 659
1993
401
between Rte 656N & Rte 7
Route 7
1996
17,000
between Winchester and Clarke Co.
U. S. Route 50
1996
18,000
between Rte 522 & Rte 723W
VDOT has classified Route 657 (Senseny Road), Route 659 (Valley Mill Road), Route 656
(Greenwood Road), and Route 655 (Sulpher Springs Road) as major collectors.
Trip Generation
The following table is based on trip data taken from the ITE Trip Generation Manual, a Edition:
n
u
-94-
Greenway Engineering January 7,1999 e,,mreharen Impact Statement
BASIS FOR IDFTFRIVIINING EM PACT —
RA
The subject property is currently zoned "RA'. It is expected that Parcel A, with 81.4 acres, could
be developed under an RA zone to include 16 dwelling units.
RP
The density of Parcel A has been limited by proffer to 2.5 dwelling units per acre. This works
out to a maximum potential of 203 units.
B-2
The cumulative total floor area of all primary -use buildings within the proposed B2 zone has
been limited by proffer to 100,000 square feet. All impacts created by the proposed B2 zone
have been calculated using this proffered maximum area.
TRAFFIC ANALYSIS
Traffic Data
The existing traffic data was supplied by VDOT Office Services Specialist, Vega Ziemer
(Edinburg office):
3
-93-
Greenway Engineering January 7,1999 inehaven Impact Statement
TRA1F 1 TC EMIPACT ON LOCAL ROADS
Road
Traffic Impact from Site
Traffic - 1999*
Traffic - 2010*
(vehicles/day)
(vehicles/day)
(vehicles/day)
Route 655 (Sulpher Spr. Rd)
1,212
3,100
4,530
between Winchester & Rte 656
Route 656 (Greenwood Rd)
727
2,726
3,980
between Rte 659S & Rte 7W
Route 656 (Greenwood Rd)
303
4,862
7,098
between Rte 657 & Rte 659S
Route 656 (Greenwood Rd)
1,212
3,490
5,095
between Rte 655 & Rte 657
Route 657 (Senseny Rd)
2,425
9,870
14,400
Winchester & Rte 656
Route 657 (Senseny Rd)
3,637
5,484
8,006
from site west to Rte 656
Route 657 (Senseny Rd)
303
1,413
2,062
from site east to Clarke County
Route 659 (Valley Mill Road)
788
5,190
7,580
between Rte 658 & 656
Route 659 (Valley Mill Road)
1,516
460
720
from site west to Rte 656
Route 659 (Valley Mill Road)
303
460
720
from site east to Rte 7
Route 7
1,031
18,850
27,520
between Winchester & Clarke Co.
U.S. Route 50
1,212
19,960
29,140
between Rte 522 & Rte 723 W
* Projected traffic counts (both year 1999 and year 2010) were calculated using a 3.5% growth rate.
Transportation Improvements
Channing Drive, a new major collector that will travel along the eastern border of the subject
property, will be built by the owner of the subject property and the adjacent property owner.
This road will improve traffic flow in the region, making it easier to travel between Senseny
Road and Valley NO Road. The owners of the subject property have proffered a 2.5 unit per
acre density for the residential area and a 100,000 sf maximum buildout for the commercial area.
These proffered reductions substantially reduce the the maximum amount of traffic that could be
generated by the subject site. Another bonus for traffic flow is the proffered construction
phasing plan. In this proffer, the owners have agreed to limit the number of building permits that
will be issued in any one year, which will reduce the rate of traffic increases on the affected
roads.
n
-96-
Greenway Engineering January 7,1999 , inehaven Impact Statement
TRIP GENERATION DATA
Zone
Use
Density
PEAK HOUR TRIPS
AM
PM
ADT
Entering
Exiting
Enterin
Exiting
(vehicles/day)
Existing
RA
Single Family
Detached
18
3
10
12
7
172
RP
Single Family
Detached
203
39
117
133
75
1,943
B2
Retail
100,000
63
40
180
194
4,292
Total Increase: 6,062
The development of the rezoned site at the maximum density could therefore generate a traffic
increase of approximately 6,060 trips per day.
Traffic Impact
Traffic impacts were determined using the following estimated traffic split:
Traffic Tht
5% will travel through Carlisle Heights and the other minor collector road
to Rte 656.
40% of the increased traffic will travel Rte 657 into the City of Winchester.
20% will travel Rte 657 to Rte 656, then south to Route 50.
5% will travel Rte 657 east into Clarke County.
5% will travel Rte 659 east to Route 7.
12% will travel Rte 659 west to Rte 656, and then north on Rte 656.
13% will travel Rte 659 west to Route 7, and & I-81.
The following table shows the increase in traffic on the local road network as compared to
current traffic counts and expected traffic volumes on these roads in 2010.
61
-95-
GreemsW Engineering January 7, 1999 inehaven Impact Statement
Traffic Summary
Although the increases are substantial on Senseny, Greenwood, Valley Mill, and Sulpher Springs
Roads, the proffers that the owner has made will lessen the impact of this new development on
the local road network
WATER SUPPLY
The impact of this proposed development on water supply systems is based on design volumes
supplied by the FCSA, and on maximum dwelling units in the proffered zoning. The total design
consumption can be determined by the following calculations:
Consumption per dwelling unit = 275 gpd
Number of units
= 203
Total Residential Consumption = 203 units x 275 gpd
= 55,825 gpd
Design consumption = 250and
1000 sf
Maximum possible buildout=100,000 sf
Total Commercial Consumption = 25,000 gpd
Entire Parcel
Total Consumption = 55,825 gpd
+ 25,000 gvd
= 80,825 gpd
Therefore, the total water consumption for the subject property at maximum buildout is
approximately 80,825 gpd. There is currently an 8" water main located along Senseny Road.
According to Mr. John Whitacre of the FCSA, a water main will have to be looped through the
site.
it
-97-
Greenway Engineering January 7,1999 .1nehaven Impact Statement
SEWAGE CONVEYANCE AND TREATMENT --
Based on our water consumption, the proposed rezoning will add 80,825 gpd to the sewage
conveyance system at maximum buildout.
Mr. John Whitacre of the Frederick County Sanitation Authority was consulted regarding the
sewer design criteria and capacities for the existing sewer system serving this subject site and the
neighboring Giles Farm property. The Giles Farm and Lynnehaven properties will be served in
two phases. The first phase will be utilization of the existing pump station on Beans Pond Lane.
Areas that will naturally flow to this pump station can be developed as long as capacity exists in
the pump station. The ultimate phase two sewering of the three project area (Giles Farm,
Sheppard/Futral, and Lynnehaven properties) will.be by a regional pump station that is proposed
adjacent to Twin Lakes. By this regional concept, gravity sewer lines will follow the roads and
ravines to the proposed pump station.
As agreed with the Frederick County Sanitation Authority, construction of the proposed pump
station will be the sole responsibility of the parties involved in the three project development.
Once in operation and accepted by the Frederick County Sanitation Authority, the ownership and
maintenance of the pump station will become the responsibility of said agency. With the
completion of the proposed pump station, several other projects will have the ability to connect
by gravity into this system, allowing some smaller pump stations, such as the Apple Ridge
station, to come off-line.
DRAINAGE
The are four drainage ways with intermittent flow on the subject property, and there is also a
pond. The runoff from approximately 86 acres of the subject site flows through these drainage
ways and into nearby Twin Lakes. The overflow from this lake drains into the Opequon Creek
Stormwater on the remaining 5 acres, at the northwest comer of the property, drains through the
Carlisle Heights subdivision, and empties into a tributary of Abrams Creek.
Regional stormwater management will be provided by a stormwater management network This
network will include the existing wet pond known as Twin Lakes. By utilizing this wet pond as
the backbone of the stormwater management system, we will then move upstream and develop a
series of smaller, dry detention basins, along with sediment forebays to control water quality.
The stormwater management network, will be developed in tandem with our natural walking trail
system. The trail crossings of small tributaries will act as embankments for the sediment
forebays. In time, wetlands should develop in these areas which will serve dual purposes of
sediment removal and adding a natural wetland that can be observed through the trail system.
The majority of the three -project area (Giles Farm, Sheppard/Futral, & Lynnehaven properties)
naturally drains to the Twin Lakes facility. However, there is a small area adjacent to Senseny
Road and Apple Ridge Subdivision, and also an area near the Carlisle Heights subdivision, that
will require a separate peak reduction as it releases through the storm sewer network of
subdivisions. With this regional approach, stormwater management for the three -project area
will be adequately satisfied.
8
-98-
Greenway Engineering January 7, I999 k.,.,nehaven Impact Statement
SOLID WASTE DISPOSAL
The following calculations were made to estimate the maximum impact of solid waste generated
on the subject site.
M
The impact created by the residential units on Parcel A has been estimated using design criteria
in the Civil Engineering Manual, 4 h Edition. The design factors are standard for residential
units.
generation rate in cu yds = (population size)X(waste - lbm/capita-day)X(loadin fact
actor
day compacted density - lbm/cu yd
population size = (2.75 persons/household) X (203 dwelling units)
= 558 persons
waste = 5 lbm/capita-day
loading factor = 1.25
density = 1000 Ibm/cu yd
Total residential volume = 3.5 cu yds
day
Annually, the generated solid waste volume will be:
Total residential volume = 3.5 cu yds X 365 days = 1,270 cu yds
day Yr yr
Therefore the maximum waste generated by Parcel A will be 1,270 cu yds per year.
fm
The impact created by all businesses on Parcel B, within the proposed B-2 zone, has been
estimated using using Fairfax County design requirements.
Waste generation rate = 11,440 lbs
1000 sf/yr
total solid waste = 100,000 sf x 11,440 lbs
1000 sf/yr
= 1,144,000 lbs/yr
compaction = 4001bs/cy
0�
_99_
Greenway Engineering .Tanuary 7,1999-nehaven Impact Statement
total volume = 1,144,000 lbs/vr
4001bs/cy
= 2,860 cy/yr
Entire Parcel
Total waste = 1,270 gpd
+ 2,860 and
= 4,130 gpd
Therefore, the total solid waste generated by the subject site is estimated to be 4,130 cubic yards
annually.
HISTORIC SITES AND STRUCTURES
The Rural Landmarks Survey Report for Frederick County, Virginia reveals the presence of two
historic structures near the subject property. The Braithwaite house is located at the end of
Beans Pond Lane on adjoining parcel 55-((A))-208, and is within 100' of the adjoining
boundary. There are also some structures on adjoining parcel 65-((A))-39, that are listed in the
Rural Landmarks Survey Report simply as "Outbuildings, Rte 657." Neither these buildings nor
the Braithwaite house are "potentially significant" as defined by said report. There are no homes
nearby that are potentially eligible for the state and national register of historic places. There are
also no potential historic districts nearby.
COi FACILITIES
The impact on the utilities and infrastructure near the site will be estimated by the Frederick
County Capital Facilities Impact Model.
OTHER EMPACTS
No additional impacts are forseen by the development of the subject property at the proffered
density.
10
-100-
BK843PG0423
I
0.902 ACRES
D8 339 • P 049
o
a S41/Ty
10
a
LEiitiE
RE * _
y' y NOTES:.
` ' M1�• 1. No Tide Report famished.
2. The property shown hereon 1v
NiF � delineated qn Fraderlol: County
KFANS +ai Tax Map 86 ® as Paroei 30.
by 3. 7tt• property t; subject to
yp / easements of record.
0 /
INIS
1.61'I0"W
smserrr nono NLE wtotn twrt
srnrt: Hours 657
vowwaft snWonamemm" aer. �—
g1
/ BOUNOAHY SURVEY AND COIIP08tTE PLAT
OR
0.904 ACRES
sTarmwa IN THE PutMta of
i= A 'cLLECFi = d FA/UiCES FiLiOT:
SFIAINNEE MAGISTERIAL DISTRICT
PREDEAICK COUNTY, VIRt31NU1
MAY 18,1990 St:,ALE:t'. b0r
16ut w, etilfo9w aaaatatea. loc.
Boundary .Survey
Appendix 2
-101-
EX 8 4 3 PG 0 4 17 aJA (TERN F♦ 0oran1CK nim
p - 6AK TfllO *
-- 83.13'28'E S g78�i 4
• ..80. i 1
a
.tT'b
Meu
^�1
Ilia . Iran find Sol Q
itlr N Iron nod round �}
II,r � tint, rffxl round
ortovE
+se-,7a
Tv 13A
GEWER
GnEI
71EA�C ��
T'MTIVEgslrlp ?y
sLW
���onntcK I
CEMbTEAY
Co
WC
19 \\.�i7a senEmu*NT '
190I VMIM1E •' \ \ '
OVEIYtL4
rowan I9�E
ro3T I.188.2T49'W POST i s
SENBENY `T� no (nTE 857) Ins
`( Y'I
90.2198
ACRES
� $A
1,
ins stT 3? 05
Mw
aLk* T e
� 8Ei BTCrIN
i
' WF
GILES
181.351
A/W
IT CC.
WA L41Jr 711EE
14
ra
1w
GILES
190.529
� 1 I ELLIOIT AND SMIIII
� 2 1 DONALd KERNS
E
-N459S
1S,
WHITE OAK THEN
1.51'20'11N
Q
$9.881
'� M LAS 0. LEGGE'
CE TSIClltt Na
ffw-g— ;
COMPOSITE
BOUNDARY SURVEY
OF THE LAND OF
ELLIOTT DELIVERY SERVICE, INC.
DEED BOOK 487-PAGE 431
SHAWNEE MAGISTERIAL DISTRICT
FREDERICK'COUNTY, VIRGINIA
r TV" Cu"ou"
SCALE: 1N.SW SURVEYED: AMiL 25,1991
�
rA��+d+1'J - a
uatad
„da .unw�d w..wil
a nnwd Taa b■ofla e7 SIe 5654.9 O
5654 IN,�,•�bb.-PM-It OMSN •
sitbegl W. cliff oT associates. Inc.
j��Tl/q M
w6"es . w. nenows
s3t09"l�f,d
4d z G jLt; s
acns .
Swt.ryrf '
IN iwN wv 1b. w1.1 WuY4w�pill
wIN.W M •� .,IIW I/NI INII,11 111 /1111/ f111
Boundary Survey
Appendix 2
2104-
BK843PG0430
WF I
ELLIOTT
I
841006'42"E - 13 ..58' I
;6 .Z
0
ti q
>
LOT 4 0 f� w
O " 0.276 ACRES 1y W
Z `� t D13 384 - P 461 :r
•o
0 y o
a
o. •16'a8"
LOT 3 I NSg
WF I I
ERNS
'
HIP
KERNS I
NOTES: �%�,l►L71rfi j
1. No Title Report furnished.
2. The property, shown hereon Is DOUGUS C. LE01
delineated on Frederick County QUOLASJC. EG Tax Mopes 0 as Parcel 31. 1�
3. The property Is subject to
easemente of record.
BOUNDARY SURVEY AND PLAT
/
OF
0.276 ACRES
/
STAMM IN THE NAME OF
/ LESTER A. ELLIOTT and CARLIN L- SMIT11
YINCirUFREDEitlptCWM WT
St1AWNEE MAGISTERIAL DISTRICT
��r w�6%�5vms, produ=d 10 me an an
FREDERICK COUNTY. VIRGINIA
and wkh cf, w• .e�uib."+«tonem u..c.w flM�f ed
MAY IS. 1990 SCALE:1' • 40'
ws myNted to so Taxiwpostd yr SK 354ki d
i'} M.d sa.H l.m tnwn pld . N aasasfW
�
r
Nilbett w, tlif[asd1G# utooiates, ine.
fa. f K fw�r
ffw
!r 1Yi� fr-�
P . Y
P—
Boundary Survey
Appendix 2
-105n-
OUTPUT MODULE
Capital
Casts
Net
Credit fo.
Fiscal
Takes to
Impact
Capital Net
cmi
Costs Impa
Fire Department
$670 $4,536 $0
Rescue Department
$1,519
Elementary Schools
$271,707
Middle Schools
$85,529 $272,259 $549,599
High Schools
$464,621
Parks and Recreation
$126,153 $16.184 $109,970
TOTAL
$950,200 $2,431,521 $292,979 $0
FIRE AND RESCUE ADDENDUM
New Capital Costs Not $12,452.40
Covered by County
Contributions
NOTES: Model Run Date 12/30/98 EAW
P.I.N. 55-A 206 Rezoning: Assumes 204 SFD & 100,000 sq.ft retail on- $t.=acres of RP & 10 acres of B2.
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
Capital Facilities
el
Appendix 3
01/29/1994 11:13 15407229528 GREENWA`1 ENGINEERING PAGE 02
CALLOW TRANSPORTATION CONSULTING
7633 Riverside Farm Road
Marsl . Virginia 20115
(703) 4913812 Fax (703) 4813726
October 5,1999
%rdmmml1,11141M
lro;*bf k smith,
Gemaway Emghteering
By: -jd m F. Callow
Sum Cfaan122 Drive Rtzoming Road Requirements
Sa ambry of Reconm lat one
VDOT is currently planning to install a traffic signal at Senseny Road and Route
657. Also, VDOT is going to reconstruct the intersection of Route 656 and Route 657
along with associated approach roadway sections. One additional lane will be added to
each of the four (4) approaches to the new intersection. These road and traffic signal
improvements will support the proposed development in the Channing Drive rezoning
through the build -out of the residential phase. These traffic improvements will also
support the other known but not built residential developments that will use the same
road system as the proposed Channing Drive development.
As the retail development on the Channing Drive development approaches
completion, Route 657 from Route 656 to Channing Drive will need to be improved to a
four -lone section.
-109-
CALLOW TRANSPORTATION CONSULTING
7633 Riverside Farm Road
Marshall, Virginia 20115
(703) 4813812 Fax (703) 4813726
August 6,1999
Memorandum
To: Mark Smith,
Greenway Engineering
By: John F. Callow
Subject: Charming Drive Rezoning
OVERVIEW
Report Summary
Per your request Callow Transportation Consulting (CTC) has revised the traffic
implications of the build -out of the Channing Drive rezoning located in the east part of
Frederick County, Virginia. The property is located north of Senseny Road (Route 657)
and west of the Frederick County/Clark County boundary line.
The Channing Drive rezoning is proposed as a residential/retail development with
846 single family detached homes and a proposed retail center with 120,000 square feet.
This report addresses the proposed land uses with any coinciding transportation
improvements.
This report was prepared following discussions with VDOT and you. VDOT
supplied the traffic counts used in this study and Frederick County gave CTC the
approved but not yet built homes within the study area.
EXISTING CONDITIONS
The VDOT supplied traffic counts were summarized at all key intersections and
road links including the intersections of Routes 657 and Route 656, Route 659 and Route
656 as well as the road links Route 659 south of Route 7 and Route 655 east of Route 50.
Figure 1 shows existing (1999) ADT (Average Daily Trips) and A.M. and P.M peak
hour traffic volumes at the key intersections and links that VDOT wished to be analyzed
This represents the road network that the Channing Drive property proposed development
will impact. Figure 2 illustrates all respective existing lane geometry and A.M. and P.M
peak hour levels of service. A detailed description of level of service is found in the
Appendix section of this report.
METHODOLOGY
The traffic impacts for the Channing Drive rezoning were established through a
sequence of activities as the narratives that follow document:
• Calculation of trip generation for the Channing Drive rezoning,
• Assessment of background traffic including other planned projects in the area of
impact,
• Distribution and assignment of Channing Drive generated trips onto the completed
road network,
• Analysis of capacity and level of service for future build -out conditions for the
residential portion and the residential plus the retail parts of the planned development.
2005 BACKGROUND TRAFFIC
The existing traffic volumes were increased to account for area growth through
Year 2005. CTC grew the existing traffic volumes utilizing the growth rate of 3.5 percent
per year. In addition, CTC calculated the trips associated with seven developments not
yet completed in the study area. These developments, representing 700 homes, include:
1. Fieldstone Heights
2. Carlisle Heights
3. Briarwood
4. Coventry Courts
5. Saratoga Meadows
6. Abrams Point
7. Oakdale Crossing II.
The proposed improvements by VDOT at the intersections of Route 659/656 were
incorporated into the future network analyses.
TRIP GENERATION
The number of trips produced by and attracted to this Channing Drive rezoning
site were established using ITE Trip Generation Manual, 6th Edition rates. Table 1
shows the trip generation results for the Channing Drive rezoning. It was assumed that at
full build -out that 15 percent of the retail trips would come from the Channing Drive
property.
Table 1
Channing Drive
Trip Generation Summary
AM Peak Hour
PM Peak Hour
Code Land Use Amount In
Out
Total
In
Out
Total
ADT
210 Single Family Detach 846 units 150
451
601
471
265
736
8,460
820 Retail 120,000 SF 109
69
178
340
368
708
7,665
Total Trips 259
520
779
811
633
1,444
16,125
4�Q
�N`
CTC
s
702(284) ,e
659
1
r
Route 659
ait(su))
d
0
GG
m
H
%M 5«"
2)
(.,Q 7
a�
Route 657
r
(mops mm*
(70n
a
�04
Aso
♦� z23(iai)
Route 655
(244)107 my
.
AM(PM)
no scale
Figure 1 Giles - Existing Conditions
8/6/99
*denotes critic2d movement
-113-
N
�oGf
CTC
e)
y
3
O
a
�
A(A)
c(c)
to 659
B(B)4 goa
B(g)
A(A)*
A(A)*
Route 659
v
v
e
v
"'►
(A)* Route 657
A(A)*
C
U
°G
`r0
Route 655
&B)
A�i(PM)
no scale
Figure 2 Giles - Existing Lame Geometry and Level of Service j
8/6/99 i
*denotes critical movement
-114-
TRIP DISTRIBUTION AND TRIP ASSIGNMENT
The distribution of trips was based upon local travel patterns for the road network
surrounding the Channing Drive rezoning site. Figure 3 represents the trip distribution
percentages into and out of the Channing Drive rezoning development. These distribution
percentages were also used for the other development assignments.
2005 TRAFFIC IMPACTS -RESIDENTIAL BUILD -OUT
The Channing Drive rezoning assigned residential trips were added to the 2005
background traffic. Figure 4 shows 2005 residential build -out A.M. and P.M peak hour
traffic volumes at the key intersections and links within the road network surrounding the
Channing Drive rezoning. Figure 5 shows the respective 2005 build -out lane geometry
and A.M. and P.M peak hour levels of service. Additional turn lanes would need to be
constructed with the implementation of the full residential component, as shown on
Figure 5, in order to maintain acceptable levels of service. A detailed description of level
of service is found in the Appendix section of this report.
CONCLUSION
The traffic impacts associated with the Channing Drive rezoning development are
acceptable and manageable. All intersections maintain acceptable overall levels of
service `C' or better for 2005 build -out conditions.
The intersections of the Route 657/Route 656 and Route 656/oute 659 would need
to be signalized.
2005 TRAFFIC IMPACTS -FULL BUILD -OUT
The Channing Drive rezoning full build -out assigned trips were then added to the
2005 background traffic volumes. Figure 6 shows build -out A.M. and P.M peak hour
traffic volumes at the key intersections and links within the road network surrounding
Channing Drive rezoning. Figure 7 shows the respective lane geometry and A.M. and
P.M peak hour levels of service. The Route 657 link east of the Route 657/656
intersection will need to become a 4-lane section to the first project entrance with the
retail component. A detailed description of level of service is found in the Appendix
section of this report.
e e 4%N
e> CTC
go�� 659
�e e
0
S Route 657
e � 1
e
4
;ro e
e
Route 655
no scale
Figure 3 Giles - Trip Distribution Percentages
8/6/99
-116-
N
-
Ao
4f�,)
CTC
,1�<yy01
26a3) 'Mr
33(79)
109(164) M%
r ,^
b
3
a
a..s
r
40�398(280)
��118(96)
Route 657
15s2� r�ur
16i(464) y
64(")
e*r
4
Aso
389(231)
Route 655
(424)165
-
AM(PM)
no scale
Figure 4 Giles - 2005 Residential Build -taut Conditions
- 8/6/99
'denotes exitieat movement
-117-
N
e >
CTC
Signalized Intersection
659 r'
LOS B(B)
&�
B<B)
J. B(B)
AL
Route 559
B(B)
! 1
C(C)
VSignalized
Intersection
LOS = B(B)
C(C)
_
B(B)
Route 657
(B)B j
4 r
C(C)
)
so
C(C)
4—
Route 655
MEN►
AM(PM)
no scale
Figure 5 Giles - 2005 Residential Build -(hut Lane Geometry and Level of Service
8/6/99
*denotes critical movement
-118-
�N
- A0 /L
e> CTC
Z6(23) 43(94)
ii4(179)
W3
"f
a
a ..a
L124(u7)
4�416(374) Route 657
iso�sso) a.►
) Bey
�Qr
G
Aso
Route 655
as7(z�
(4SM79mmM*
AM(PM)
no scale
Figure 6 Giles - 2005 Full Build -Out Conditions
8/6/99
*denotes critical movement
-119-
Signalized Intersection 659
LOS B(B) 1zO°
BM) *IF
C(C)
14
Signalized Intersection
LOS = B(C)
C(C)
B(c)
I w Route 657
(B)B � oir
C(C)
C(C)
f�
Mom*
Route 655
B(C)
N
k
&C
AM(PM)
no scale
Figure 7 Giles - 2005 Full build -taut Lane Geometry and Level of Service
_. 8/6/99
denotes aiticni movement
-120-
-121 -
INTERSECTION CAPACITY ANALYSIS
and
LEVEL OF SERVICE
The most current analysis methodologies used for evaluating the capacity of intersections were
developed by the Transportation Research Board (TRB) in conjunction with the Federal Highway
Administration (FHWA) and other members of the transportation profession. This methodology is
represented in TRB Special Report Number 209, The Highway Capacity Manual (HCM).
Computerized methods for conducting these analyses were developed by FHWA; and are the
methods used in this report. The following brief explanations of the methodologies are adapted
from the HCM.
UNSIGNALIZED INTERSECTIONS - TWSC
At an unsignalized two-way stop -controlled (TWSC) intersection, the major street has continuous
right of way while the side street is controlled by a stop sign or yield sign. In operation, vehicles
exiting the side street and crossing or turning into the main street flow must wait for "acceptable
gaps" in the main street flow. The same is true of left -turning traffic from the main street that
must cross the opposing flow.
The analysis takes into account the probability of a gap in the main street traffic. The probability
and number of acceptable gaps is lower in higher volume flows. The acceptability of a gap is
modified by physical factors (sight distance, turning radius, etc.) and by characteristics of the
traffic flow (percentage trucks, buses, etc.).
In the analysis in these reports, all default values suggested by the HCM were used unless
additional information was available. These defaults include the . estimated percentage of trucks
(single unit and tractor *railer), buses and motorcycles.
The level of service for TWSC intersections is determined only for individual movements - not for
the intersection as a whole. The total delay is defined as the total elapsed time from when a vehicle
stops at the end of the queue until the vehicle departs from the stop line; this time includes the time
required for the vehicle to travel from the last -in -queue position to the first -in -queue position.
Level of Service Criteria for TWSC Intersections
Average Total Delay
Level of Service sec/veh
A <_5
B >5 and <_10
C >10 and:! 20
D >20 and <5' 0
E >30 and <_45
F >45
-122-
SIGNALIZED INTERSECTIONS
The operation (and therefore the capacity) of a signalized intersection is complicated by the fact
that the signal is allocating time between conflicting traffic movements - movements that must use
the same physical space. The analysis, therefore, must not only look at the physical geometry of
the intersection, but the signal timing aspects as well.
In the analysis of signalized intersections, two terms are important: volume to capacity ratio (v/c)
and; average stopped delay (seconds per vehicle). The theoretical capacity is based on the
physical geometry, the available green time (often expressed as G/C), and the traffic mix (e.g.
trucks use more capacity than cars). The average stopped delay may be calculated from the v/c
ratio, cycle length, quality of progression on the arterial and available green time on each
approach.
In this report all the default values recommended by the HCM are used unless other specific
information is available (percentage of trucks, pedestrians, etc.). Existing signal timings are
observed and used whenever possible. When future signals are being evaluated, an "optional"
signal timing is calculated based on projected volumes.
The level of service is based on the calculated average delay per vehicle for each approach and for
the intersection as a whole. Based on extensive research studies, the maximum delay acceptable by
the average driver is sixty seconds per vehicle at a signalized intersection. This is defined as the
upper limit on the possible range of delay/level of service criteria. The following criteria describe
the full range of level of service:
Level of Service Criteria for Signalized Intersections
Stopped Delay
Level of Service per Vehicle (sec)
A <_5.0
B >5.0and<_15.0
C >15.0 and 15.0
D >25.0 and <_40.0
E >40.0 and <_60.0
F >60.0
-123-
LEVEL OF SERVICE DESCRIPTIONS FOR SIGNALIZED INTERSECTIONS
Level of Service
Description
A Level of Service A describes operations with very low delay, up to
5 sec per vehicle. This level of service occurs when progression is
extremely favorable, and most vehicles arrive during the green
phase. Most vehicles do not stop at all. Short cycle lengths may
also contribute to low delay.
B Level of Service B describes operations with delay greater than 5
and up to 15 sec per vehicle. This level generally occurs with good
progression, short cycle lengths, or both. More vehicles stop than
for LOS A, causing higher levels of average delay.
C Level Of Service C describes operations with delay greater than 15
and up to 25 sec per vehicle. These higher delays may result from
fair progression, longer cycle lengths, or both. individual cycle
failures may begin to appear in this level. The number of vehicles
stopping is significant at this level, though many still pass though
the intersection without stopping.
D Level of Service B describes operations with delay greater than 25
and up to 40 sec per vehicle. At level D, the influence of congestion
becomes more noticeable. Longer delays may result from some
combination of unfavorable progression, longer cycle lengths, or
high v/c ratios. Many vehicles stop, and the proportion of vehicles
not stopping declines. Individual cycle failures are noticeable.
E Level of Service E describes operations with delay greater than 40
and up to 60 sec per vehicle. This level is considered by many
agencies to be the limit of acceptable delay. These high delay
values generally indicate poor progression, long cycle lengths, and
high v/c ratios. Individual cycle failures are frequent occurrences.
F Level of Service F describes operations with delay in excess of 60
sec per vehicle. This level, considered to be unacceptable to most
drivers, often occurs with over saturation, that is, when arrival flow
rates exceed the capacity of the intersection. It may also occur at
high v/c ratios below 1.0 with many individual cycle failures. Poor
progression and cycle lengths may also be major contributing
causes to such delay levels.
-124-
HCS: Unsignalized Intersections Release 2.1g E656-7A.HC0 Page 1
Center For Microcomputers In Transportation
University of Florida
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Streets: (N-S) Route 656 (E-W) Route 657
Major Street Direction.... EW
Length of Time Analyzed... 60 (min)
Analyst................... CTC
Date of Analysis.......... 8/5/99
other information ......... Existing Conditions AM PEAK
Two-way Stop -controlled Intersection
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
----
No. Lanes
Stop/Yield
Volumes
PHF
Grade
MC' s (%)
SU/RV'S (o)
CV's (%)
PCE'S
------------
1 1 < 0
N
82 75 52'
.95 .95 .95
0
1.10
---------------
1 1 < 0
N
7 180 56
.95 .95 .95
0
1.10
----------------
0 > 1 1
53 30 10
.95 .95 .95
0
1.10 1.10 1.10
----------------
Adjustment Factors
0 > 1. 1
26 54 119
.95 .95 .95
0
1.10 1.10 1.10
---------------
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf)
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-125-
HCS: Unsignalized Intersections Release 2.1g E656-7A.HC0 Page 2
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street NB SB
Conflicting Flows:
(vph)
106
218
Potential Capacity:
(pcph)
1224
1074
Movement Capacity:
(pcph)
1224
1074
Prob. of Queue -Free
State:
0.99
0.87
--------------------------------------------------------
Step 2: LT from Major Street
WB
EB
--------------------------------------------------------
Conflicting Flows:
(vph)
134
248
Potential Capacity:
(pcph)
1480
1306
Movement Capacity:
(pcph)
1480
1306
Prob. of Queue -Free
State:
0.99
0.93
--------------------------------------------------------
Step 3: TH from Minor Street
- NB
SB
--------------------------------------------------------
Conflicting Flows:
(vph)
448
446
Potential Capacity:
(pcph)
635
636
Capacity Adjustment
Factor
due to Impeding Movements
0.92
0.92
Movement Capacity:
(pcph)
586
587
Prob. of Queue -Free
State:
0.94
0.89
---------------------------------------------------------
Step 4: LT from Minor Street
NB
SB
--------------------------------------------------------
Conflicting Flows:
(vph)
509
440
Potential Capacity:
(pcph)
537
589
Major LT, Minor TH
Impedance Factor:
0.82
0.87
Adjusted Impedance
Factor:
0.86
0.90
Capacity Adjustment
Factor
due to Impeding Movements
0.75
0.89
Movement Capacity:
--------------------------------------------------------
(pcph)
404
524
Intersection Performance Summary
Avg.
950
Flow
Move
Shared
Total
Queue
Approach
Rate
Cap
Cap
Delay
Length
LOS
Delay
Movement
(pcph)
(pcph)
(pcph)(sec/veh)
(veh)
(sec/veh)
--------
NB
L
------
62
------
404
------
> 455
-------
10.1
-------
0.9
-----
C
---------
NB
T
35
586
>
9.3
NB
R
12
1224
3.0
0.0
A
SB
L
30
524
> 565
7.6
0.6
B
SB
T
63
587
>
5.4
SB
R
138
1074
3.8
0.5
A
EB
L
95
1306
- 3.0
0.1
A
1.2
WB
L
8
1480
2.4
0.0
A
0.1
Intersection Delay1260
2.9 sec/veh
HCS: Unsignalized Intersections Release 2.1g E656-7P.HC0 Page 1
-----------------------------------------------------------------------
Center For Microcomputers In Transportation
University of Florida
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
Streets: (N-S) Route 656 (E-W) Route 657
Major Street Direction.... EW
Length of Time Analyzed... 60 (min)
Analyst.... ............. CTC
Date of Analysis.......... 8/5/99
Other Information ......... Existing Conditions PM PEAK
Two-way Stop -controlled Intersection
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
No. Lanes
Stop/Yield
Volumes
PHF
Grade
MCI ( a)
SU/RV'S M
CV's ( o)
PCE's
------------
1 1 < 0
N
158 220 76
.95 .95 .95
0
1.10
---------------
1 1 < 0
N,
14 132 54'
.95 .95 .95'
0
1.10
----------------
0 > 1 1
65 69 16
.95 .95 .95
0
1.10 1.10 1.10
----------------
Adjustment Factors
0 > 1 1
47 55 182
.95 .95 .95
0
1.10 1.10 1.10
---------------
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf)
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-127-
HCS: Unsignalized Intersections Release 2.1g E656-7P.HC0 Page 2
Worksheet for TWSC Intersection
Step 1: RT from Minor Street
NB
SB
--------------------------------------------------------
Conflicting Flows: (vph)
272
168
Potential Capacity: (pcph)
1008
1138
Movement Capacity: (pcph)
1008
1138
Prob. of Queue -Free State:
0.98
0.81
--------------------------------------------------------
Step 2: LT from Major Street
WB
EB
--------------------------------------------------------
Conflicting Flows: (vph)
312
196
Potential Capacity: (pcph)
1217
1383
Movement Capacity: (pcph)
1217
1383
Prob. of Queue -Free State:
0.99
0.87
--------------------------------------------------------
Step 3: TH from Minor Street
--------------------------------------------------------
NB
SB
Conflicting Flows: (vph)
649
660
Potential Capacity: (pcph)
498
491
Capacity Adjustment Factor
due to Impeding Movements
0.86
0.86
Movement Capacity: (pcph)
426
420
Prob. of Queue -Free State:
0.81
0..85
--------------------------------------------------------
Step 4: LT from Minor Street
NB
SB
--------------------------------------------------------
Conflicting Flows: (vph)
746
666
Potential Capacity: (pcph)
392
436
Major LT, Minor TH
Impedance Factor:
0.73
0.69
Adjusted impedance Factor:
0.79
0.76
Capacity Adjustment Factor
due to Impeding Movements
0.64
0.75
Movement Capacity: (pcph)
--------------------------------------------------------
252
327
Intersection Performance Summary
Avg.
950
Flow
Move
Shared
Total
Queue
Approach
Rate
Cap
Cap
Delay
Length
LOS
Delay
Movement
(pcph)
(pcph)
(pcph)(sec/veh)
(veh)
(sec/veh)
--------
NB
L
------
75
------
252
------
> 319
-------
21.8
-------
2.9
-----
D
---------
NB
T
80
426
>
19.9
NB
R
19
1008
3.6
0.0
A
SB
L
54
327
> 372
14.2
1.5
C
SB
T
64
420
>
7.6
SB
R
211
1138
3.9
0.8
A
EB
L
183
1383
3.0
0.5
A
1.0
WB
L
17
1217
3.0
0.0
A
0.2
Intersection Delay-12�- 5.2 sec/veh
HCS: Unsignalized Intersections Release 2.1g ESTH656P.HC0 Page 1
Center For Microcomputers In Transportation
University of Florida -
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
--------------------
Streets: (N-S) Route 656 SOUTH (E-W) Route 659
Major Street Direction.... EW
Length of Time Analyzed... 60 (min)
Analyst ................... CTC
Date of Analysis.......... 8/5/99
Other Information ......... Existing Conditions AM PEAK
Two-way Stop -controlled Intersection
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
No. Lanes
Stop/Yield
Volumes
PHF
Grade
MC's ( o)
SU/RV' s ( %)
CV' s ( 0
PCEIs
------------
0 1 < 0
N
51 99
.95 .95
0
---------------
0 > 1 0
N
94 51
.95 .95
0
1.10
----------------
0 > 0 < 0
99 106
.9 .95
0
1.10 1.10
----------------
Adjustment Factors
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf)
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-129-
HCS: Unsignalized Intersections Release 2.1g ESTH656P.HC0 Page 2
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street NB SB
Conflicting Flows: (vph)
106
Potential Capacity: (pcph)
1224
Movement Capacity: (pcph)
1224
Prob. of Queue -Free State:
0.90
--------------------------------------------------------
Step 2: LT from Major Street
WB
EB
--------------------------------------------------------
Conflicting Flows: (vph)
158
Potential Capacity: (pcph)
1441
Movement Capacity: (pcph)
1441
Prob. of Queue -Free State:
0.92
TH Saturation Flow Rate: (pcphpl)
1700
RT Saturation Flow Rate: (pcphpl)
Major LT Shared Lane Prob.
of Queue -Free State:
0.92
--------------------------------------------------------
Step 4: LT from Minor Street
NB
SB
--------------------------------------------------------
Conflicting Flows: (vph)
259
Potential Capacity: (pcph)
750
Major LT, Minor TH
Impedance Factor:
0.92
Adjusted Impedance Factor:
0.92
Capacity Adjustment Factor
due to Impeding Movements
0.92
Movement Capacity: (pcph)
--------------------------------------------------------
691
Intersection Performance Summary
Avg.
95%
Flow Move Shared Total
Queue
Approach
Rate Cap Cap Delay
Length LOS
Delay
Movement (pcph) (pcph) (pcph)(sec/veh) (veh)
------- -----
(sec/veh)
---------
-------- ------ ------ -------------
N)3 L 121 691 >
885 5.6
1.3 B
5.6
NB R 123 1224 >
WB L 109 1441 2.7
0.2 A
1.8
Intersection Delay =
2.8 sec/veh
-130-
HCS: Unsignalized Intersections Release 2.1g ESTH656-.HCO Page 1
Center For Microcomputers In Transportation
University of Florida -
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
Streets: (N-S) Route 656 SOUTH (E-W) Route 659
Major Street Direction.... EW
Length of Time Analyzed... 60 (min)
Analyst ................... CTC
Date of Analysis.......... 8/5/99
Other Information ......... Existing Conditions PM PEAK
Two-way Stop -controlled Intersection
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
No. Lanes
Stop/Yield
Volumes
PHF
Grade
MC's (%)
SU/RV ' s ( o )
CV's (o)
PCE's
------------
0 1 < 0
N
51 99
.95 .95
0
---------------
0 > 1 0
N
106 42
.95 .95
0
1.10
----------------
0 > 0 < 0
78 94,
.9 .95
0
1.10 1.10
-----------------
Adjustment Factors
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf )
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-131-
HCS: Unsignalized Intersections Release 2.1g ESTH656-.HCO Page 2
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street NB SB
Conflicting Flows: (vph)
106
Potential Capacity: (pcph)
1224
Movement Capacity: (pcph)
1224
Prob. of Queue -Free State:
0.91
--------------------------------------------------------
Step 2: LT from Major Street
WB EB
--------------------------------------------------------
Conflicting Flows: (vph)
158
Potential Capacity: (pcph)
1441
Movement Capacity: (pcph)
1441
Prob. of Queue -Free State:
0.91
TH Saturation Flow Rate: (pcphpl)
1700
RT Saturation Flow Rate: (pcphpl)
Major LT Shared Lane Prob.
of Queue -Free State:
0.91
--------------------------------------------------------
Step 4: LT from Minor Street
NB SB
--------------------------------------------------------
Conflicting Flows: (vph)
262
Potential Capacity: (pcph)
747
Maj or LT, Minor TH
Imvedance Factor:
0.91
Adjusted Impedance Factor:
0.91
Capacity Adjustment Factor
due to Impeding Movements
0.91
Movement Capacity: (pcph)
--------------------------------------------------------
682
Intersection Performance Summary
Avg.
95°s
Flow
Move
Shared
Total
Queue
Approach
Rate
Cap
Cap
Delay
Length LOS
Delay
Movement (pcph)
(pcph)
(pcph)(sec/veh)
(veh)
-----
(sec/veh)
---------
-------- ------
NB L 96
------
682
------
>
-------
-------
+
892
5.2
1.0 B
5.2
NB R 109
1224
>
WB L 123
1441
2.7
0.2 A
2.0
Intersection Delay
=
2.5 sec/veh
-132-
HCS: Unsignalized Intersections Release 2.1g E656-9A.HC0 Page 1
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Center For Microcomputers In Transportation
University of Florida -
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
-------------
Streets: (N-S) Route 656 North (E-W) Route 659
Major Street Direction.... NS
Length of Time Analyzed... 60 (min)
Analyst ................... CTC
Date of Analysis.......... 8/5/99
Other Information ......... Existing Conditions AM PEAK
Two-way Stop -controlled Intersection
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
__J
No. Lanes
Stop/Yield
Volumes
PHF
Grade
MCI (0
SU/RVIs (o)
CVIs (%)
PCEIs
0 1 < 0
N
96 52
.95 .95
0
---------------
0 > 1 0
N
3 71
.95 .95
0
1.10
Adjustment Factors
0 > 0 < 0
74 2
.95 .95
0
1.10 1.10
---------------
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf)
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-133-
HCS: Unsignalized Intersections Release 2.1g E656-9A.HC0 Page 2
-----------------------------------------------------------------------
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street WB EB
Conflicting Flows: (vph)
128
Potential Capacity: (pcph)
1193
Movement Capacity: (pcph)
1193
Prob. of Queue -Free State:
1.00
--------------------------------------------------------
Step 2: LT from Major Street
SB NB
--------------------------------------------------------
Conflicting Flows: (vph)
156
Potential Capacity: (pcph)
1445
Movement Capacity: (pcph)
1445
Prob. of Queue -Free State:
1.00
TH Saturation Flow Rate: (pcphpl)
1700
RT Saturation Flow Rate: (pcphpl)
Major LT Shared Lane Prob.
of Queue -Free State:
1.00
--------------------------------------------------------
Step 4: LT from Minor Street
WB EB
--------------------------------------------------------
Conflictirg Flows: (vph)
206
Potential Capacity: (pcph)
805
Major LT, Minor TH
Impedance Factor:
1.00
Adjusted Impedance Factor:
1.00
Capacity Adjustment Factor
due to Impeding Movements
1.00
Movement Capacity: (pcph)
--------------------------------------------------------
803
Intersection Performance Summary
Avg.
950
Flow
Move
Shared
Total
Queue
Approach
Rate
Cap
Cap
Delay
Length
LOS Delay
Movement (pcph)
(pcph)
(pcph)(sec/veh)
-------
(veh)
-------
(sec/veh)
--------------
-------- ------
WB L 86
------
803
------
>
809
5.0
0.3
A 5.0
WB R 2
1193
>
SB L 3
1445
2.5
0.0
A 0.1
Intersection Delay =
1.3 sec/veh
-134-
HCS: Unsignalized Intersections Release 2.1g E656-9P.HC0 Page 1
Center For Microcomputers In Transportation
University of Florida
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
------------------------
Streets: (N-S) Route 656 North (E-W) Route 659
Major Street Direction.... NS
Length of Time Analyzed... 60 (min)
Analyst ................... CTC
Date of Analysis.......... 8/5/99
Other Information ......... Existing Conditions PM PEAK
Two-way Stop -controlled Intersection
Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No. Lanes
Stop/Yield
Volumes
PHF
Grade
MC's (t)
SU/RV'S M
CV's ( o)
PCE's
------------
0 1 < 0
N
71 74
.95 .95
0
---------------
0 > 1 0
N
2 96
.95 .95
0
1.10
----------------
Adjustment Factors
0 > 0 < 0
52 3
.95 .95
0
1.10 1.10
---------------
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf )
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-135-
HCS: Unsignalized Intersections Release 2.1g E656-9P.HC0 Page 2
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street WB EB
Conflicting Flows:
(vph)
114
Potential Capacity:
(pcph)
1212
Movement Capacity:
(pcph)
1212
Prob. of Queue -Free
State:
1.00
--------------------------------------------------------
Step 2: LT from Major
Street
SB NB
--------------------------------------------------------
Conflicting Flows:
(vph)
153
Potential Capacity:
(pcph)
1449
Movement Capacity:
(pcph)
1449
Prob. of Queue -Free
State:
1.00
TH Saturation Flow
Rate: (pcphpl)
1700
RT Saturation Flow
Rate: (pcphpl)
Major LT Shared Lane
Prob.
of Queue -Free State:
1.00
--------------------------------------------------------
Step 4: LT from Minor
Street
WB EB
--------------------------------------------------------
Conflicting Flows:
(vph)
217
Potential Capacity:
(pcph)
793
Major LT, Minor TH
impedance Factor:
1.00
Adjusted Impedance
Factor:
1.00
Capacity Adjustment
Factor
due to Impeding Movements
1.00
Movement Capacity:
--------------------------------------------------------
(pcph)
792
Intersection Performance Summary
Avg.
95a
Flow
Move
Shared
Total
Queue
Approach
Rate
Cap
Cap
Delay
Length
LOS Delay
Movement (pcph)
(pcph)
(pcph)(sec/veh)
(veh)
(sec/veh)
-------- ------
WB L 61
------
792
------
>
-------
-------
--------------
805
4.9
0.2
A 4.9
WB R 3
1212
>
SB L 2
1449
2.5
0.0
A 0.1
Intersection Delay =
0.9 sec/veh
-136-
1985 HCM:TWO-LANE HIGHWAYS
****************************************************************
FACILITY LOCATION.... Route 659 south of Route 7
ANALYST .............. CTC
TIME OF ANALYSIS..... AM PEAK
DATE OF ANALYSIS..... 04-29-1999
OTHER INFORMATION.... Existing Conditions
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES. ......................
0
PERCENTAGE OF RECREATIONAL VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
41 / 59
LANE WIDTH(FT).............................
10
USABLE SHOULDER WIDTH (AVG. WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E f
f
f
LOS T B R w
d
HV
--- ----- ----- ----- -----
A 2 1.8 2.2 1
----- -----
.9
.98
B 2.2 2 2.5 1
.9
.98
C 2.2 2 2.5 1
.9
.98
D 2 1.6 1.6 1
.9
.98
E 2 1.6 1.6 1
.9
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME (vph) : 147
ACTUAL FLOW RATE: 155
SERVICE
LOS FLOW RATE V/C
------------ -----
A 99 .04
B 394 .16
C 788 .32
D 1408 .57
E 2471 1
-137-
LOS FOR GIVEN CONDITIONS: B
-138-
1985 HCM:TWO-LANE HIGHWAYS
****************************************************************
FACILITY LOCATION.... Route 659 south of Route 7
ANALYST..............n CTC
TIME OF ANALYSIS.....M PEAK
DATE OF ANALYSIS..... 04-29-1999
OTHER INFORMATION.... Existing Conditions
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES :........................
0
PERCENTAGE OF RECREATIONAL
VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
41 / 59
LANE WIDTH (FT)....... ....................
10
USABLE SHOULDER WIDTH (AVG.
WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E
f
f
f
LOS T B R
w
d
HV
--- ----- ----- -----
A 2 1.8 2.2
-----
.84
----- -----
.95
.98
B 2.2 2 2.5
.84
.95
.98
C 2.2 2 2.5
.84
.95
.98
D 2 1.6 1.6
.84
.95
.98
E 2 1.6 1.6
.87
.95
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME(vph): 171
ACTUAL FLOW RATE: 180
SERVICE
LOS FLOW RATE V/C
------------ -----
A 87 .04
B 348 .16
C 695 .32
D 1243 .57
E 2259 1
-139-
LOS FOR GIVEN CONDITIONS: B
-140-
1985 HCM:TWO-LANE HIGHWAYS
****************************************************************
FACILITY LOCATION.... Route 655 west of Route 656
ANALYST .............. CTC
TIME OF ANALYSIS..... AM PEAK
DATE OF ANALYSIS..... 04-29-1999
OTHER INFORMATION.... EXISTING CONDITIONS
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
32 / 68
LANE WIDTH(FT).............................
12
USABLE SHOULDER WIDTH (AVG. WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E f
f
f
LOS T B R w
d
HV
--- ----- ----- ----- -----
A 2 1.8 2.2 1
-----
.9
.98
B 2.2 2 2.5 1
.9
.98
C 2.2 2 2.5 1
.9
.98
D 2 1.6 1.6 1
.9
.98
'
E 2 1.6 1.6 1
.9
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME(vph): 326
ACTUAL FLOW RATE: 343
SERVICE
LOS FLOW RATE V/C
------------ -----
A 99 .04
B 394 .16
C 788 .32
D 1408 .57
E 2471 1
LOS FOR GIVEN CONDITIONS : - fAj -
LOS FOR GIVEN CONDITIONS: C
-142-
HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4g 08-05-1999
Center For Microcomputers In Transportation
----------------------
Streets: (E-W) Route 657 - (N-S) Route 656
Analyst: CTC File Name: RB656-7A.HC9
Area Type: Other 8-5-99 AM PEAK
Comment: 2005 Residential Build -out
No. Lanes
Volumes
PHF or PK15
Lane W (ft)
Grade
Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot.
------------
Phase Combi
n
Eastbound
L T R
---- ---- ----I
1 1 1
158 163 64I
0.95 0.95 0.95'.
12.0 12.0 12.0'
0
2 2 2
N N
0
0
(Y/N) N
3 3 3
13
3.00 3.00 3.00
ation 1 2
Westbound
L T R
----
----
----
118
398
33i
0.95
0.95
0.95'
12.0
12.0
12.0'.
0
2
2
2
N
N
0
0
(Y/N)
N
3
3
3
6
3.00
3.00
3.00
----------------
Signal Operatic
3
4
---------------------
Northbound I Southbound
L T R L T R
0 > 1 1
65 44 21
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3
4
3.00 3.00 3.00
----------------
)ns
5
0 > 1 1
48 88 215
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3
43
3.00 3.00 3.00
6 7 8
EB Left
*
NB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
WB Left
*
SB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green
74.OA
Green 38.OP
Yellow/AR
4.0
Yellow/AR 4.0
Cycle Length:
120 secs
Phase
combination order: #1 #5
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group:
Adj Sat
v/c
g/C
Approach:
Mvmts
-
Cap
Flow
Ratio
Ratio Delay
LOS
Delay LOS
---
-----
EB L
----
357
-------
571
-----
0.465
----- -----
0.625 8.4
---
B
-----
7.0 B
T
1164
1863
0.148
0.625 6.0
B
R
990
1583
0.054
0.625 5.6
B
WB L
707
1131
0.175
0.625 6.1
B
6.8 B
T
1164
1863
0.360
0.625 7.1
B
R
990
1583
0.029
0.625 5.6
B
NB LT
444
1365
0.257
0.325 19.3
C
19.1 C
R
515
1583
0.035
0.325 17.9
C
SB LT
521
1602
0.277
0.325 19.5
C
19.8 C
R
515
1583
0.352
0.325 20.1
C
Intersection
Delay =
11.0 sec/veh Intersection LOS = B
Lost Time/Cycle, L
= 6.0
sec Critical v/c(x) =
0.426
---------------------------------14a-----------------------------------
HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4g 08-05-1999
Center For Microcomputers In Transportation
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Streets: (E-W) Route 657 (N-S) Route 656
Analyst: CTC File Name: RB656-7P.HC9
Area Type: Other 8-5-99 pM PEAK
Comment: 2005 Residential Build -out
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Eastbound ( WestboundI Northbound ( Southboundd
L LR Ld L
No. Lanes
volumes
PHF or PK15
Lane W (ft)
Grade
% Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot.
------------
Phase Combi
----
----
----
285
464
93'
0.95
0.95
0.95
12.0
12.0
12.0
0
2
2
2
N
N
0
0
(Y/N)
N
3
3
3
19
3.00
3.00
3.00
---------------
nation 1
2
1
1
1
96
280
32
0.95
0.95
0.95',
12.0
12.0
12.0'
0
2
2
2
N
N
0
0
(Y/N)
N
3
3
3
6
3.00
3.00
3.00
----------------
Signal Operatic
3
4
80 110 46
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3
9
3.00 3.00 3.00
----------------
)ns
5
0 > 1 1
110 82 304
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3
61
3.00 3.00 3.00
---------------
6 7 8
EB Left
*
NB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
WB Left
*
SB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green
74.OA
Green 38.OP
Yellow/AR
4.0
Yellow/AR 4.0
Cycle Length:
120 secs
Phase combination order: #1 #5
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group:
Adj Sat
v/c
g/C
Approach:
Mvmts
Cap
Flow
Ratio
Ratio Delay
LOS
Delay LOS
---
-----
EB L
----
505
-------
808
-----
0.594
----- -----
0.625 10.1
---
B
-----
8.2 B
T
1164
1863
0.419
0.625 7.5
B
R
990
1583
0.079
0.625 5.7
B
WB L
270
432
0.374
0.625 7.5
B
6.7 B
T
1164
1863
0.253
0.625 6.5
B
R
990
1583
0.028
0.625 5.5
B
NB LT
392
1208
0.510
0.325 22.1
C
21.4 C
R
515
1583
0.076
0.325 18.1
C
SB LT
325
1001
0.621
0.325 24.7
C
23.0 C
R
515
1583
0.497
0.325 21.7
C
Intersection
Delay =
12.9 sec/veh Intersection LOS = B
Lost Time/Cycle, L
= 6.0
sec CF'Atical v/c(x) =
0.603
HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4g 08-05-1999
Center For Microcomputers In Transportation
--------------------
Streets: (E-W) Route 659 (N-S) Route 656
Analyst: CTC File Name: RB656-9A.HC9
Area Type: Other 8-5-99 AM PEAK
Comment: 2005 Residential Build -Out
No. Lanes
Volumes
PHF or PK15
Lane W (ft)
Grade
°s Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot.
Phase Combi
n
Eastbound
L T R
1 1 < 0
26 38 109
0.95 0.95 0.95
12.0 12.0
0
2 2 2I,
N N
0
0
(YIN) N
3 3
12
3.00 3.00 3.00
----------------
ation 1 2
Westbound
L T R
1
1 <
0
73
76
101
0.95
0.95
0.95
12.0
12.0
0
2
2
2
N
N
0
0
(YIN)
N
3
3
22
3.00
3.00
3.00
----------------
Signal Operatic
3
4
EB Left
Thru
Right
Peds
WB Left
Thru
Right
Peds
NB Right
SB Right
Green 10.OA 50.OA
Yellow/AR 0.0 5.0
Cycle Length: 120 secs Phase combinat:
---------------------------------------
Intersection Perfort
Lane Group: Adj Sat v/c
Mvmts Cap Flow Ratio I
EB L
TR
WB L
TR
NB L
TR
SB L
TR
Lost Time/Cycl
554
1770
859
1662
510
1177
745
1720
488
1220
713
1782
289
1770
793
1830
Intersection
e, L =
12.0
--------------------------
Northbound I Southbound
L T R L T R
1
1 <
0
161
172
70
0.95
0.95
0.95
12.0
12.0
0
2
2
2
N
N
0
0
(YIN)
N
3
3
0
3.00
3.00
3.00
----------------
)ns
5
1
1 <
0
31
106
14
0.95
0.95
0.95
12.0
12.0
0
2
2
2
N
N
0
0
(YIN)
N
3
3
0
3.00
3.00
3.00
---------------
6
7
8
NB Left
Thru
Right
Peds
SB Left
Thru
Right
Peds
EB Right
WB Right
Green 4.OA
47.OA
Yellow/AR 0.0
4.0
_on order: #1 #2
#5 #6
•------------------------=-------
lance Summary
g/C
Approach:.
ratio Delay
LOS Delay LOS
0.049
0.517 9.3
B
9.8
B
0.165
0.517 9.9
B
0.151
0.433 13.3
B
13.6
B
0.219
0.433 13.8
B
0.346
0.400 16.4
C
16.4
C
0.358
0.400 16.4
C.
0.114
0.433 14.1
B
13.5
B
0.160
0.433 13.4
B
Delay =
14.2 sec/veh Intersection LOS
= B
sec Critical
v/c(x)
= 0.291
-----------------------------------------------------------------------
-145-
HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4g 08-05-1999
Center For Microcomputers In Transportation
---------------------
Streets: (E-W) Route 659 (N-S) Route 656
Analyst: CTC File Name: RB656-9P.HC9
Area Type: Other 8-5-99 PM PEAK
Comment: 2005 Residential Build -Out
No. Lanes
Volumes
PHF or PK15
Lane W (ft)
Grade
Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot.)
------------
Phase Combi
n
Eastbound
L T R
1 1 < 0
23 79 164
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3
12
3.00 3.00 3.00
ation 1 2
Westbound
L T R
1
1 <
0
77
48
63I
0.95
0.95
0.95'.
12.0
12.0
0
2
2
2
N
N
0
0
(Y/N)
N
3
3
22
3.00
3.00
3.00
----------------
Signal Operatic
3
4
EB Left
Thru
Right
Peds
WB Left
Thru
Right
Peds
NB Right
SB Right
Green 10.OA 50.OA
Yellow/AR 0.0 5.0
Cycle Length: 120 secs Phase combinat-
---------------------------------------
Intersection Perforr
Lane Group: Adj Sat v/c
Mvmts Cap Flow Ratio I
EB L
TR
WB L
TR
NB L
TR
SB L
TR
671 1770
867 1679
380 878
752 1735
275 687
698 1746
358 1770
790 1823
Intersection
Lost Time/Cycle, L = 9.0
-----------------------------------------------------------------------
-----------------------
Northbound I Southbound
L T R L T R
----
1
----
1 <
----
0
120
116
84
0.95
0.95
0.95
12.0
12.0
0
2
2
2
N
N
0
0
(Y/N)
N
3
3
0
3.00
3.00
3.00
----------------
)ns
5
1
1 <
0
49
228
38
0.95
0.95
0.95
12.0
12.0
0
2
2
2
N
N
0
0
(Y/N)
N
3
3
0
3.00
3.00
3.00
---------------
6
7
8
NB Left
Thru
Right
Peds
SB Left
Thru
Right
Peds
EB Right
WB Right
Green 4.OA
47.OA
Yellow/AR 0.0
4.0
.on order: #1 #2
#5 #6
•--------------------------------
lance Summary
g/C
Approach:
ratio Delay
LOS Delay LOS
0.036
0.517
9.2
B
10.5 B
0.280
0.517
10.6
B
0.213
0.433
13.8
B
13.4 B
0.125
0.433
13.2
B
0.459
0.400
18.0
C
16.7 C
0.301
0.400
15.9
C
0.145
0.433
15.1
C
14.9 B
0.354 0.433 14.8 B
Delay-14.1 sec/veh Intersection
sec Critical v/c(x) = 0.364
LOS = B
-146-
1985 HCM:TWO-LANE HIGHWAYS
****************************************************************
FACILITY LOCATION.... Route 655 west of Route 656
ANALYST .............. CTC
TIME OF ANALYSIS..... PM PEAK
DATE OF ANALYSIS..... 04-29-1999
OTHER INFORMATION.... EXISTING CONDITIONS
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
65 / 35
LANE WIDTH(FT).............................
12
USABLE SHOULDER WIDTH (AVG. WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E f
f
f
LOS T B R w
d
HV
--- ----- ----- ----- -----
A 2 1.8 2.2 1
----- -----
.9
.98
B 2.2 2 2.5 1
.9
.98
C 2.2 2 2.5 1
.9
.98
D 2 1.6 1.6 1
.9
.98
E 2 1.6 1.6 1
.9
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME(vph): 375
ACTUAL FLOW RATE: 395
SERVICE
LOS FLOW RATE V/C
------------ -----
A 99 .04
B 394 .16 _.
C 788 .32
D 1408 .57
E 2471 1
-147-
HCS: Unsignalized Intersections Release 2.1g RB656-9A.HC0 Page 1
Center For Microcomputers In Transportation
University of Florida -
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
-----------------------------------------------------------------------
Streets: (N-S) Route 656 (E-W) Route 659
Major Street Direction.... NS
Length of Time Analyzed... 60 (min)
Analyst ................... CTC
Date of Analysis.......... 8/5/99
Other information ......... 2005 Residential Build -Out AM PEAK
Two-way Stop -controlled Intersection
Northbound Southbound Eastbound westbound
L T R L T R L T R L T R
No. Lanes
Stop/Yield
Volumes
PHF
Grade
MC's M
SU/RVIs (o)
CV's (°s)
PCEIs
1 1 < 0
N
161 172 70
.9 .95 .95
0
1.10
----------------
1 1 < 0
N
31 106 14
.95 .95 .95
0
1.10
----------------
1 1 < 0
26 38 109
.9 .95 .95
0
1.10 1.10 1.10
----------------
Adjustment Factors
1 1 < 0
73 76 101
.95 .95 .95
0
1.10 1.10 1.10
---------------
vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf)
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-148-
t
HCS: Unsignalized Intersections Release 2.1g RB656-9A.HC0 Page 2
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street WB EB
Conflicting Flows:
(vph)
218
120
Potential Capacity:
(pcph)
1074
1204
Movement Capacity:
(pcph)
1074
1204
Prob. of Queue -Free
State:
0.89
0.89
--------------------------------------------------------
Step 2: LT from Major Street
SB
NB
--------------------------------------------------------
Conflicting Flows:
(vph)
255
127
Potential Capacity:
(pcph)
1296
1491
Movement Capacity:
(pcph)
1296
1491
Prob. of Queue -Free
State:
0.97
0.87
--------------------------------------------------------
Step 3: TH from Minor Street
WB
EB
--------------------------------------------------------
Conflicting Flows:
(vph)
557
586
Potential Capacity:
(pcph)
557
537
Capacity Adjustment
Factor
due to Impeding Movements
0.84
0.84
Movement Capacity:
(pcph)
470
453
Prob. of Queue -Free
State:
0.81
0.90
--------------------------------------------------------
Step 4: LT from Minor Street
WB
EB
--------------------------------------------------------
Conflicting Flows:
(vph)
627
642
Potential Capacity:
(pcph)
459
450
Major LT, Minor TH
Impedance Factor:
0.76
0.69
Adjusted Impedance
Factor:
0.82
0.76
Capacity Adjustment
Factor
due to Impeding Movements
0.73
0.67
Movement Capacity:
--------------------------------------------------------
(pcph)
335
303
Intersection Performance Summary
Avg.
95%
Flow
Move
Shared
Total
Queue
Approach
Rate
Cap
Cap
Delay
Length
LOS
Delay
Movement
(pcph)
(pcph)
(pcph)(sec/veh)
(veh)
(sec/veh)
--------
EB
L
------
32
------
303
------
-------
13.3
-------
0.3
-----
C
---------
EB
T
44
453
>
6.5
EB
R
127
1204
> 844
5.3
0.9
B
WB
L
85
335
14.4
1.1
C
WB
T
88
470
>
9.4
WB
R
117
1074
> 692
7.4
1.4
B
NB
L
197
1491
2.8
0.5
A
1.1
SB
L
36
1296
2.9
0.0
A
0.6
Intersection DelaI149= 4.1 sec/veh
HCS: Unsignalized Intersections Release 2.1g RB656-9P.HC0 Page 1
Center For Microcomputers In Transportation
University of Florida -
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
Streets: (N-S) Route 656 (E-W) Route 659
Major Street Direction.... NS
Length of Time Analyzed... 60 (min)
Analyst ................... CTC
Date of Analysis.......... 8/5/99
Other Information ......... 2005 Residential Build -Out PM PEAK
Two-way Stop -controlled Intersection
Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No. Lanes
Stop/Yield
Volumes
PHF
Grade
MCIs (°s)
SU/RV'S (a)
CV's (o)
PCE'S
------------
1 1 < 0
N
120 116 84
.9 .95 .95
0
1.10
---------------
1 1 < 0
N
49 228 38
.95 .95 .95
0
1.10
----------------
1 1 < 0
23 79 164
.9 .95 .95
0
1.10 1.10 1.10
----------------
Adjustment Factors
1 1 < 0
77 48 63
.95 .95 .95
0
1.10 1.10 1.10
---------------
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf)
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-150-
HCS: Unsignalized Intersections Release 2.1g RB656-9P.HC0 Page 2
------------------
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street WB EB
Conflicting Flows:
(vph)
166
260
Potential Capacity:
(pcph)
1141
1022
Movement Capacity:
(pcph)
1141
1022
Prob. of Queue -Free
State:
0.94
0.81
--------------------------------------------------------
Step 2: LT from Major Street
SB
NB
--------------------------------------------------------
Conflicting Flows:
(vph)
210
280
Potential Capacity:
(pcph)
1361
1261
Movement Capacity:
(pcph)
1361
1261
Prob. of Queue -Free
State:
0.96
0.88
--------------------------------------------------------
Step 3: TH from Minor Street
--------------------------------------------------------
WB
EB
Conflicting Flows:
(vph)
631
655
Potential Capacity:
(pcph)
509
494
Capacity Adjustment
Factor
due to Impeding Movements
0.85
0.85
Movement Capacity:
(pcph)
431
419
Prob. of Queue -Free
State:
0.87
0.78
--------------------------------------------------------
Step 4: LT from Minor
Street
WB
EB
--------------------------------------------------------
Conflicting Flows:
(vph.)
739
670
Potential Capacity:
(pcph)
395
433
Major LT, Minor TH
Impedance Factor:
0.66
0.74
Adjusted Impedance
Factor:
0.74
0.80
Capacity Adjustment
Factor
due to Impeding Movements
0.60
0.75
Movement Capacity:
--------------------------------------------------------
(pcph)
238
323
Intersection Performance Summary
Avg.
9 5 0
Flow
Move
Shared
Total
Queue
Approach
Rate
Cap
Cap
Delay
Length
LOS
Delay
Movement
(pcph)
(pcph)
(pcph)
(sec/veh)
(veh)
(sec/veh)
EB
L
29
323
12.2
0.2
C
EB
T
91
419
>
9.0
EB
R
190
1022
> 697
8.6
2.2
B
WB
L
89
238
24.1
1.9
D
WB
T
56
431
>
13.8
WB
R
73
1141
> 665
6.7
0.8
B
NB
L
146
1261
3.2
0.4
A
1.2
SB
L
57
1361
2.8
0.0
A
0.4
Intersection Delay151= 5.1 sec/veh
1985 HCM:TWO-LANE HIGHWAYS
****************************************************************
FACILITY LOCATION.... Route 659 south of Route 7
ANALYST .............. CTC
TIME OF ANALYSIS..... AM Peak
DATE OF ANALYSIS..... 7-3-1999
OTHER INFORMATION.... 2005 Residential Build
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR............ ..............
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
46 / 54
LANE WIDTH(FT).............................
10
USABLE SHOULDER WIDTH (AVG. WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E f
f
f
LOS T B R w
d
HV
--- ----- ----- ----- -----
A 2 1.8 2.2 .84
----- -----
.98
.98
B 2.2 2 2.5 .84
.98
.98
C 2.2 2 2.5 .84
.98
.98
D 2 1.6 1.6 .84
.98
.98
+
E 2 1.6 1.6 .87
.98
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME(vph): 300
ACTUAL FLOW RATE: 316
SERVICE
LOS FLOW RATE V/C
--- ---------
A 90 .04
B 359 .16
C 717 .32
D 1283 .57 -
E 2331 1
LOS FOR GIVEN CONDITIONS : _ 1 5 2 _
1985 HCM:TWO-LANE HIGHWAYS
****************************************************************
FACILITY LOCATION.... Route 659 south of Route 7
ANALYST .............. CTC
TIME OF ANALYSIS..... PM PEAK
DATE OF ANALYSIS..... 7-3-1999
OTHER INFORMATION.... 2005 Residential Build
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
49 / 51
LANE WIDTH(FT).............................
10
USABLE SHOULDER WIDTH (AVG. WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E f
f
f
LOS T B R w
d
HV
--- ----- ----- ----- -----
A 2 1.8 2.2 1
----- -----
.9
.98
B 2.2 2 2.5 1
.9
.98.
C 2.2 2 2.5 1
.9
.98
D 2 1.6 1.6 1
.9
.98
E 2 1.6 1.6 1
.9
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME (vph) : 363
ACTUAL FLOW RATE: 382
SERVICE
LOS FLOW RATE V/C
------------ -----
A 99 .04
B 394 .16 _
C 788 .32
D 1408 .57
E 2471 1
-153-
LOS FOR GIVEN CONDITIONS: B
-154-
1985 HCM:TWO-LANE HIGHWAYS
FACILITY LOCATION.... Route 655 west of Route 656
ANALYST .............. CTC
TIME OF ANALYSIS..... AM Peak
DATE OF ANALYSIS..... 07-05-99
OTHER INFORMATION.... 2005 Residential Build
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL
VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
68 / 32
LANE WIDTH(FT).............................
12
USABLE SHOULDER WIDTH (AVG.
WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E
f
f
f
LOS T B R
w
d
HV
--- ----- ----- -----
A 2 1.8 2.2
----- -----
1
-----
.9
.98
B 2.2 2 2.5
1
.9
.98
C 2.2 2 2.5
1
.9
.98
D 2 1.6 1.6
1
.9
.98
E 2 1.6 1.6
1
.9
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME(vph): 326
ACTUAL FLOW RATE: 343
SERVICE
LOS FLOW RATE V/C
------------ -----
A 99 .04
B 394 .16
C 788 .32 -
D 1408 .57
E 2471 1
-155-
LOS FOR GIVEN CONDITIONS: B
-156-
1985 HCM:TWO-LANE HIGHWAYS
FACILITY LOCATION.... Route 655 west of Route 656
ANALYST .............. CTC
TIME OF ANALYSIS..... PM PEAK
DATE OF ANALYSIS..... 04-29-1999
OTHER INFORMATION.... 2005 Residential Build
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL
VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
65 / 35
LANE WIDTH(FT).............................
12
USABLE SHOULDER WIDTH (AVG.
WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E
f
f
f
LOS T B R
w
d
HV
--- ----- ----- -----
A 2 1.8 2.2
-----
1
----- -----
.9
.98
B 2.2 2 2.5
1
.9
.98
C 2.2 2 2.5
1
.9
.98
D 2 1.6 1.6
1
.9
.98
E 2 1.6 1.6
1
.9
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME (vph) : 655
ACTUAL FLOW RATE: 689
SERVICE
LOS FLOW RATE V/C
------------ -----
A 99 .04
B 394 .16
C 788 .32
D 1408 .57
E 2471 1
-157-
LOS FOR GIVEN CONDITIONS: C
-158-
HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4g 08-05-1999
Center For Microcomputers In Transportation
---------------------
Streets: (E-W) Route 657 (N-S) Route 656
Analyst: CTC File Name: FB656-7A.HC9
Area Type: Other 8-5-99 AM PEAK
Comment: 2005 Residential + Retail Build -Out
------------- --------------------------------------------------------
Eastbound I Westbound I Northbound I Southbound
L T R L T R L T R L T R
No. Lanes
Volumes
PHF or PK15
Lane W (ft)
Grade
's Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot., -
Phase Combi
n
1 1 1
158 190 64
0.95 0.95 0.95
12.0 12.0 12.0
0
2 2 2
N N
0
0
(YIN) N
3 3 3
13
3.00 3.00 3.00
ation 1 2
1 1 1
36 416 124
0.95 0.95 0.95
12.0 12.0 12.0
0
2 2 2
N N
0
0
(YIN) N
3 3 3
25
3.00 3.00 3.00
----------------
Signal Operatic
3 4
0 > 1 1
65 44 25
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(YIN) N
3 3
5
3.00 3.00 3.00
----------------
ms
5
0 > 1 1
58 88 215
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(YIN) N
3 3
43
3.00 3.00 3.00
6 7 8
EB Left * * NB Left
Thru * * Thru
Right * * Right
Peds Peds
WB Left * SB Left
Thru * Thru
Right * Right
Peds Peds
NB Right EB Right
SB Right WB Right
Green 10.OA 53.OA Green 4.OA 44.OA
Yellow/AR 0.0 5.0 Yellow/AR 0.0 4.0
Cycle Length: 120 secs Phase combination order: #1 #2 #5 #6
-----------------------------------------------------------------------
+ Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- ----- ---
EB L 240 1770 0.692 0.542 16.5 C 11.9 B
T 1009 1863 0.198 0.542 9.1 B
R 857 1583 0.062 0.542 8.4 B
WB L 474 1035 0.080 0.458 11.8 B 14.5 B
T 854 1863 0.513 0.458 15.3 C
R 726 1583 0.145 0.458 12.2 B
NB LT 482 1285 0.237 0.375 16.7 C 16.5 C
R 594 1583 0.035 0.375 15.3 C
SB LT 697 1706 0.22-1 0.408 14.9 B 15.2 C
R 646 1583 0.280 0.408 15.4 C
Intersection Delay = 14.1 sec/veh Intersection LOS = B
Lost Time/Cycle, L = 9.0 sec Cjtical v/c(x) = 0.441
1 1 1
36 416 124
0.95 0.95 0.95
12.0 12.0 12.0
0
2 2 2
N N
0
0
(YIN) N
3 3 3
25
3.00 3.00 3.00
----------------
Signal Operatic
3 4
0 > 1 1
65 44 25
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(YIN) N
3 3
5
3.00 3.00 3.00
----------------
ms
5
0 > 1 1
58 88 215
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(YIN) N
3 3
43
3.00 3.00 3.00
6 7 8
EB Left * * NB Left
Thru * * Thru
Right * * Right
Peds Peds
WB Left * SB Left
Thru * Thru
Right * Right
Peds Peds
NB Right EB Right
SB Right WB Right
Green 10.OA 53.OA Green 4.OA 44.OA
Yellow/AR 0.0 5.0 Yellow/AR 0.0 4.0
Cycle Length: 120 secs Phase combination order: #1 #2 #5 #6
-----------------------------------------------------------------------
+ Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- ----- ---
EB L 240 1770 0.692 0.542 16.5 C 11.9 B
T 1009 1863 0.198 0.542 9.1 B
R 857 1583 0.062 0.542 8.4 B
WB L 474 1035 0.080 0.458 11.8 B 14.5 B
T 854 1863 0.513 0.458 15.3 C
R 726 1583 0.145 0.458 12.2 B
NB LT 482 1285 0.237 0.375 16.7 C 16.5 C
R 594 1583 0.035 0.375 15.3 C
SB LT 697 1706 0.22-1 0.408 14.9 B 15.2 C
R 646 1583 0.280 0.408 15.4 C
Intersection Delay = 14.1 sec/veh Intersection LOS = B
Lost Time/Cycle, L = 9.0 sec Cjtical v/c(x) = 0.441
0 > 1 1
65 44 25
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(YIN) N
3 3
5
3.00 3.00 3.00
----------------
ms
5
0 > 1 1
58 88 215
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(YIN) N
3 3
43
3.00 3.00 3.00
6 7 8
EB Left * * NB Left
Thru * * Thru
Right * * Right
Peds Peds
WB Left * SB Left
Thru * Thru
Right * Right
Peds Peds
NB Right EB Right
SB Right WB Right
Green 10.OA 53.OA Green 4.OA 44.OA
Yellow/AR 0.0 5.0 Yellow/AR 0.0 4.0
Cycle Length: 120 secs Phase combination order: #1 #2 #5 #6
-----------------------------------------------------------------------
+ Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- ----- ---
EB L 240 1770 0.692 0.542 16.5 C 11.9 B
T 1009 1863 0.198 0.542 9.1 B
R 857 1583 0.062 0.542 8.4 B
WB L 474 1035 0.080 0.458 11.8 B 14.5 B
T 854 1863 0.513 0.458 15.3 C
R 726 1583 0.145 0.458 12.2 B
NB LT 482 1285 0.237 0.375 16.7 C 16.5 C
R 594 1583 0.035 0.375 15.3 C
SB LT 697 1706 0.22-1 0.408 14.9 B 15.2 C
R 646 1583 0.280 0.408 15.4 C
Intersection Delay = 14.1 sec/veh Intersection LOS = B
Lost Time/Cycle, L = 9.0 sec Cjtical v/c(x) = 0.441
HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4g 08-05-1999
Center For Microcomputers In Transportation
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Streets: (E-W) Route 657 (N-S) Route 656
Analyst: CTC File Name: FB656-7P.HC9
Area Type: Other 8-5-99 PM PEAK
Comment: 2005 Residential + Retail Build -Out
-----------------------------------------------------------------------
-----------------------------------------------------------------------
IEastbound I WestboundI Northbound I Southboundd
L LR Ld L
No. Lanes
Volumes
PHF or PK15
Lane W ( f t )
Grade
0-4 Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot.
------------
Phase Combi
n
1 1 1
285 550 93
0.95 0.95 0.95
12.0 12.0 12.0
0
2 2 21
N N
0
0
(Y/N) N
3 3 3
19
3.00 3.00 3.00
ation 1 2
1 1 1
47 374 127
0.95 0.95 0.95
12.0 12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3 3
25
3.00 3.00 3.00
----------------
Signal Operatic
3 4
0 > 1 1
7
80 110 601
0.95 0.95 0.951
12.0 12.0'
0
2 2 2
N N
0
0
(Y/N) N
3 3
12
3.00 3.00 3.00
)ns
5
0 > 1 1
139 82 304
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3
61
3.00 3.00 3.00
6 7 8
EB Left * * NB Left
Thru * * Thru
Right * * Right
Peds Peds
WE Left * SB Left
Thru * Thru
Right * Right
Peds Peds
NB Right EB Right
SB Right WE Right
Green 19.OA 49.OA Green 4.OA 40.OA
Yellow/AR 0.0 4.0 Yellow/AR 0.0 4.0
Cycle Length: 120 secs Phase combination order: #1 #2 #5 #6
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- -----
EB L 395 1770 0.759 0.575 16.3 C 12.1 B
T 1071 1863 0.541 0.575 10.6 B
R 910 1583 0.086 0.575 7.4 B
WE L 97 232 0.507 0.417 20.2 C 16.9 C
T 776 1863 0.508 0.417 17.2 C
R 660 1583 0.164 0.417 14.2 B
NB LT 397 1162 0.504 0.342 21.2 C 20.4 C
R 541 1583 0.092 0.342 17.3 C
SB LT 588 1568 0.395 0.375 18.0 C 18.2 C
R 594 1583 0.431 0.375 18.4 C
Intersection Delay = 15.5 sec/veh Intersection LOS = C
Lost Time/Cycle, L = 9.0 sec Cyr ical v/c(x) = 0.548
1 1 1
47 374 127
0.95 0.95 0.95
12.0 12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3 3
25
3.00 3.00 3.00
----------------
Signal Operatic
3 4
0 > 1 1
7
80 110 601
0.95 0.95 0.951
12.0 12.0'
0
2 2 2
N N
0
0
(Y/N) N
3 3
12
3.00 3.00 3.00
)ns
5
0 > 1 1
139 82 304
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3
61
3.00 3.00 3.00
6 7 8
EB Left * * NB Left
Thru * * Thru
Right * * Right
Peds Peds
WE Left * SB Left
Thru * Thru
Right * Right
Peds Peds
NB Right EB Right
SB Right WE Right
Green 19.OA 49.OA Green 4.OA 40.OA
Yellow/AR 0.0 4.0 Yellow/AR 0.0 4.0
Cycle Length: 120 secs Phase combination order: #1 #2 #5 #6
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- -----
EB L 395 1770 0.759 0.575 16.3 C 12.1 B
T 1071 1863 0.541 0.575 10.6 B
R 910 1583 0.086 0.575 7.4 B
WE L 97 232 0.507 0.417 20.2 C 16.9 C
T 776 1863 0.508 0.417 17.2 C
R 660 1583 0.164 0.417 14.2 B
NB LT 397 1162 0.504 0.342 21.2 C 20.4 C
R 541 1583 0.092 0.342 17.3 C
SB LT 588 1568 0.395 0.375 18.0 C 18.2 C
R 594 1583 0.431 0.375 18.4 C
Intersection Delay = 15.5 sec/veh Intersection LOS = C
Lost Time/Cycle, L = 9.0 sec Cyr ical v/c(x) = 0.548
0 > 1 1
7
80 110 601
0.95 0.95 0.951
12.0 12.0'
0
2 2 2
N N
0
0
(Y/N) N
3 3
12
3.00 3.00 3.00
)ns
5
0 > 1 1
139 82 304
0.95 0.95 0.95
12.0 12.0
0
2 2 2
N N
0
0
(Y/N) N
3 3
61
3.00 3.00 3.00
6 7 8
EB Left * * NB Left
Thru * * Thru
Right * * Right
Peds Peds
WE Left * SB Left
Thru * Thru
Right * Right
Peds Peds
NB Right EB Right
SB Right WE Right
Green 19.OA 49.OA Green 4.OA 40.OA
Yellow/AR 0.0 4.0 Yellow/AR 0.0 4.0
Cycle Length: 120 secs Phase combination order: #1 #2 #5 #6
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- -----
EB L 395 1770 0.759 0.575 16.3 C 12.1 B
T 1071 1863 0.541 0.575 10.6 B
R 910 1583 0.086 0.575 7.4 B
WE L 97 232 0.507 0.417 20.2 C 16.9 C
T 776 1863 0.508 0.417 17.2 C
R 660 1583 0.164 0.417 14.2 B
NB LT 397 1162 0.504 0.342 21.2 C 20.4 C
R 541 1583 0.092 0.342 17.3 C
SB LT 588 1568 0.395 0.375 18.0 C 18.2 C
R 594 1583 0.431 0.375 18.4 C
Intersection Delay = 15.5 sec/veh Intersection LOS = C
Lost Time/Cycle, L = 9.0 sec Cyr ical v/c(x) = 0.548
HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4g 08-05-1999
Center For Microcomputers In Transportation
--------------------
Streets: (E-W) Route 659 (N-S) Route 656
Analyst: CTC File Name: FB656-9P.HC9
Area Type: Other 8-5-99 PM PEAK
Comment: 2005 Residential + Retail Build -Out
Eastbound
L T R
Westbound
L T R
--------------------------
Northbound I Southbound
L T R L T R
No. Lanes
1 1
< 0
1 1 <
0
1 1 <
0
1 1 <
0
Volumes
23 94
179
77 64
110
135 131
84
64 271
38
PHF or PK15
0.95 0.95
0.95
0.95 0.95
0.95
0.95 0.95
0.95
0.95 0.95
0.95
Lane W (ft)
12.0 12.0
12.0 12.0
12.0 12.0
12.0 12.0
Grade
0
0
0
0
. Heavy Veh
2 2
2
2 2
2
2 2
2
2 2
2
Parking
N N
N N
N N
N N
Bus Stops
0
0
0
0
Con. Peds
0
0
0
0
Ped Button
(YIN) N
(YIN) N
(YIN) N
(YIN) N
Arr Type
3 3
3 3
3 3
3 3
RTOR Vols
12
22
0
0
Lost Time
3.00 3.00
3.00
3.00 3.00
3.00
3.00 3.00
3.00
3.00 3.00
3.00
Prop. Share
Prop. Prot.
-----------------------------------------------------------------------
Signal Operations
Phase Combination
1
2
3 4
5
6 7
8
EB Left
*
*
NB Left
Thru
*
*
Thru
Right
*
*
Right
Peds
Peds
WB Left
*
SB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green
10.OA
50.OA
Green 4.OA
47.OA
Yellow/AR
0.0
5.0
Yellow/AR 0.0
4.0
Cycle Length:
120 secs
Phase combination order: #1
#2 #5 #6
-----------------------------------------------------------------------
Intersection Performance Summary
Lane
Group: Adj Sat v/c
g/C
Approach:
Mvmts
Cap
Flow
Ratio
Ratio Delay
LOS Delay
LOS
---
-----
EB L
-----------
558
1770
-----
0.043
----- -----
0.517 9.3
--- -----
B 10.8
B
TR
870
1684
0.315
0.517 10.9
B
WB L
343
791
0.236
0.433 13.9
B 13.8
B
TR
737
1700
0.217
0.433 13.8
B
NB L
227
567
0.626
0.400 22.3
C 18.5
C
TR
702
1754
0.322
0.400 16.1
C
SB L
331
1770
0.202
0.433 16.0
C 15.5
C
TR
792
1828
0.410
0.433 15.3
C
Intersection
Delay =
14.9 sec/veh Intersection LOS
= B
Lost Time/Cycle, L =
9.0
sec Critical v/c(x)
= 0.456
161
HCS: Unsignalized Intersections Release 2.1g FB656-9A.HC0 Page 1
Center For Microcomputers In Transportation
University of Florida -
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
Streets: (N-S) Route 656 (E-W) Route 659
Major Street Direction.... NS
Length of Time Analyzed... 60 (min)
Analyst ................... CTC
Date of Analysis.......... 8/5/99
Other Information......... 2005 Residential + Retail Build -Out A
M PEAK
Two-way Stop -controlled Intersection
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No. Lanes
Stop/yield
Volumes
PHF
Grade
Mc'S (o)
SU/RV'S (%)
CV's ( a)
PCE'S
------------
1 1 < 0
N'
164 175 70'
.9 .95 .95
0
1.10
---------------
1 1 < 0
N
35 119 14
.95 .95 .95
0
1.10
----------------
1 1 < 0
26 43 114
.95 .95 .95
0
1.10 1.10 1.10
----------------
Adjustment Factors
1 1 < 0
73 76 110
.95 .95 .95
0
1.10 1.10 1.10
---------------
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf)
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-162-
HCS: Unsignalized Intersections Release 2.1g FB656-9A.HC0 Page 2
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street WB EB
Conflicting Flows:
(vph)
221
132
Potential Capacity:
(pcph)
1070
1187
Movement Capacity:
(pcph)
1070
1187
Prob. of Queue -Free
State:
0.88
0.89
--------------------------------------------------------
Step 2: LT from Major Street
SB
NB
------------- 7-------------------------------------------
Conflicting Flows:
(vph)
258
140
Potential Capacity:
(pcph)
1292
1470
Movement Capacity:
(pcph)
1292
1470
Prob. of Queue -Free
State:
0.97
0.86
--------------------------------------------------------
Step 3: TH from Minor Street
WB
EB
--------------------------------------------------------
Conflicting Flows:
(vph)
580
610
Potential Capacity:
(pcph)
541
522
Capacity Adjustment
Factor
due to Impeding Movements
0.84
0.84
Movement Capacity:
(pcph)
453
437
Prob. of Queue -Free
State:
0.81
0.89
--------------------------------------------------------
Step 4: LT from Minor
--------------------------------------------------------
Street
WB
EB
Conflicting Flows:
(vph)
655
670
Potential Capacity:
(pcph)
442
433
Major LT, Minor TH
Impedance Factor:
0.74
0.67
Adjusted Impedance
Factor:
0.80
0.75
Capacity Adjustment
Factor
due to Impeding Movements
0.71
0.66
Movement Capacity:
--------------------------------------------------------
(pcph)
314
285
Intersection
Performance Summary
Avg.
95%
Flow
Move Shared
Total
Queue
Approach
Rate
Cap Cap
Delay
Length
LOS Delay
Movement (pcph) (pcph)
(pcph)(sec/veh)
(veh)
(sec/veh)
-------- ------ ------
EB L 30
------
285
-------
14.1
-------
0.3
-----
C
---------
EB T 50
437 >
6.9
EB R 132
1187 > 807
5.8
1.0
B
WB L 85
314
15.7
1.2
C
WB T 88
453 >
9.9
WB R 128
1070 > 688
7.6
1.6
B
NB L 200
1470
2.8
0.5
A
1.1
SB L 41
1292
2.9
0.0
A
0.6
Intersection Delay163= 4.3 sec/veh
HCS: Unsignalized Intersections Release 2.1g FB656-9P.HC0 Page 1
Center For Microcomputers In Transportation
University of Florida
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
---------------------
Streets: (N-S) Route 656 (E-W) Route 659
Major Street Direction.... NS
Length of Time Analyzed... 60 (min)
Analyst ................... CTC
Date of Analysis.......... 8/5/99-
Other Information......... P005 Residential + Retail Build -Out P
M PEAK
Two-way Stop -controlled Intersection
Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No. Lanes
Stop/Yield
volumes
PHF
Grade
MCIS (%)
SU/RVIs (o)
CVIs (.)
PCEIs
------------
1 1 < 0
N
135 131 84
.9 .95 .95
0
1.10
---------------
1 1 < 0
N
64 271 38
.95 .95 .95
0
1.10
----------------
1 1 < 0
23 94 179
.95 .95 .95'
0
1.10 1.10 1.10
----------------
Adjustment Factors
1 1 < 0
77 64 110
.95 .95 .95
0
1.10 1.10 1.10
---------------
vehicle
Critical
Follow-u-P
Maneuver
Gap (tg)
Time (tf )
------------------------------------------------------------------
Left Turn Major Road
5.00
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.00
3.30
Left Turn Minor Road
6.50
3.40
-164-
HCS: Unsignalized Intersections Release 2.1g FB656-9P.HC0 Page 2
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street WB EB
Conflicting Flows:
(vph)
182
305
Potential Capacity:
(pcph)
1120
970
Movement Capacity:
(pcph)
1120
970
Prob. of Queue -Free
State:
0.89
0.79
--------------------------------------------------------
Step 2: LT from Major Street
SB
NB
--------------------------------------------------------
Conflicting Flows:
(vph)
226
325
Potential Capacity:
(pcph)
1338
1200
Movement Capacity:
(pcph)
1338
1200
Prob. of Queue -Free
State:
0.94
0.86
--------------------------------------------------------
Step 3: TH from Minor
--------------------------------------------------------
Street
WB
EB
Conflicting Flows:
(vph)
724
748
Potential Capacity:
(pcph)
455
442
Capacity Adjustment
Factor
due to Impeding Movements
0.81
.0.81
Movement Capacity:
(pcph)
371
360
Prob. of Queue -Free
State:
0.80
0.70
--------------------------------------------------------
Step 4: LT from Minor
--------------------------------------------------------
Street
WB
EB
Conflicting Flows:
(vph)
848
796
Potential Capacity:
(pcph)
342
366
Major LT, Minor TH
Impedance Factor:
0.57
0.65
Adjusted Impedance
Factor:
0.66
0.73
Capacity Adjustment
Factor
due to Impeding Movements
0.52
0.65
Movement Capacity:
--------------------------------------------------------
(pcph)
178
237
Intersection Performance Summary
Avg.
95 0
Flow
Move
Shared
Total
Queue
Approach
Rate
Cap
Cap
Delay
Length
LOS
Delay
Movement
(pcph)
(pcph)
(pcph)
(sec/veh)
(veh)
(sec/veh)
--------
EB
L
------
26
------
237
------
-------
17.1
-------
0.3
-----
C
---------
EB
T
109
360
>
12.5
EB
R
207
970
> 612
12.1
3.4
C
WB
L
89
178
40.0
2.9
E
WB
T
74
371
>
17.9
WB
R
128
1120
> 644
8.1
1.5
B
NB
L
165
1200
3.5
0.5
A
1.3
SB
L
74
1338
2.8
0.0
A
0.5
Intersection Dela165= 7.0 sec/veh
1985 HCM:TWO-LANE HIGHWAYS
FACILITY LOCATION.... Route 655 west of Route 656
ANALYST........... CTC
TIME OF ANALYSIS.... WM PEAK
DATE OF ANALYSIS ...... 04-29-1999
OTHER INFORMATION.... 2005 Residential + Retail Build
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL
VEHICLES......:..
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
63 / 37
LANE WIDTH(FT).............................
12
USABLE SHOULDER WIDTH (AVG.
WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E
f
f
f
LOS T B R
w
d
HV
--- ----- ----- -----
A 2 1.8 2.2
-----
1
----- -----
.9
.98
B 2.2 2 2.5
1
.9
.98
C 2.2 2 2.5
1
.9
.98
D 2 1.6 1.6
1
.9
.98
E 2 1.6 1.6
1
.9
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME(vph): 576
ACTUAL FLOW RATE: 606
SERVICE
LOS FLOW RATE V/C
------------ -----
A 99 .04
B 394 .16
C 788 .32 -
D 1408 .57
E 2471 1
-166-
LOS FOR GIVEN CONDITIONS: C
-167-
1985 HCM:TWO-LANE HIGHWAYS
****************************************************************
FACILITY LOCATION.... Route 655 west of Route 656
ANALYST .............. CTC
TIME OF ANALYSIS..... PM PEAK
DATE OF ANALYSIS..... 04-29-1999
OTHER. INFORMATION.... 2005 Residential + Retail Build
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL
VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
63 / 37
LANE WIDTH(FT).............................
12
USABLE SHOULDER WIDTH (AVG.
WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E
f
f
f
LOS T B R
w
d
HV
--- ----- ----- -----
A 2 1.8 2.2
-----
.84
----- -----
.95
.98
B 2.2 2 2.5
.84
.95
.98
C 2.2 2 2.5
.84
.95
.98
D 2 1.6 1.6
.84
.95
.98
E 2 1.6 1.6
.87
.95
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME(vph): 745
ACTUAL FLOW RATE: 784
SERVICE
LOS FLOW RATE V/C
------------ -----
A 88 .04
B 349 .16
C 698 .32 -
D 1249 .57
E 2269 1
-168-
LOS FOR GIVEN CONDITIONS: D
-169-
1985 HCM:TWO-LANE HIGHWAYS
FACILITY LOCATION.... Route 659 south of Route 7
ANALYST .............. CTC
TIME OF ANALYSIS..... AM PEAK
DATE OF ANALYSIS..... 04-29-1999
OTHER INFORMATION.... 2005 Residential + Retail Build
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ........................
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL
VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
48 / 52
LANE WIDTH(FT).............................
10
USABLE SHOULDER WIDTH (AVG.
WIDTH IN
FT.)...
6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E
f
f
f
LOS T B R
w
d
HV
--- ----- ----- -----
A 2. 1.8 2.2
-----
.84
----- -----
.95
.98
B 2.2 2 2.5
.84
.95
.98
C 2.2 2 2.5
.84
.95
.98
D 2 1.6 1.6
.84
.95
.98
E 2 1.6 1.6
.87
.95
.98
C)
LEVEL OF SERVICE RESULTS
-------------------------------------------------------------
INPUT VOLUME(vph): 315
ACTUAL FLOW RATE: 332
SERVICE
LOS FLOW RATE V/C
------------ -----
A 88 .04
B 349 .16
C 698 .32 -
D 1249 .57
E 2269 1
-170-
LOS FOR GIVEN CONDITIONS: B
-171-
1985 HCM:TWO-LANE HIGHWAYS
****************************************************************
FACILITY LOCATION.... Route 659 south of Route 7
ANALYST .............. CTC
TIME OF ANALYSIS..... AM PEAK
DATE OF ANALYSIS..... 04-29-1999
OTHER INFORMATION.... 2005 Residential + Retail Build
A)
ADJUSTMENT FACTORS
-------------------------------------------------------------
PERCENTAGE OF TRUCKS ...................'.....
2
PERCENTAGE OF BUSES .........................
0
PERCENTAGE OF RECREATIONAL VEHICLES.........
0
DESIGN SPEED (MPH) ..........................
50
PEAK HOUR FACTOR ............................
.95
DIRECTIONAL DISTRIBUTION (UP/DOWN)..........
48 / 52
LANE WIDTH (FT) .............................
10
USABLE SHOULDER WIDTH (AVG. WIDTH INFT.)
—
.6
PERCENT NO PASSING ZONES ....................
100
B)
CORRECTION FACTORS
-------------------------------------------------------------
LEVEL TERRAIN
E E E f
f
f
LOS T B R w
d
HV
--- ----- ----- ----- -----
A 2 1.8 2.2 1
----- -----
.9
.98
B 2.2 2 2.5 1
.9
.98
C 2.2 2 2.5 1
.9
.98
D 2 1.6 1.6 1
.9
.98
E 2 1.6 1.6 1
.9
.98
C)
LEVEL OF SERVICE RESULTS
----
---------------------------------------------------------
INPUT VOLUME(vph): 423
ACTUAL FLOW RATE: 445
SERVICE
LOS FLOW RATE V/C
------------ -----
A 99 .04
B 394 .16
C 788 .32 -
D 1408 .57
E 2471 1
-172-
030021202 0
1 2, 000'
r
i209
art ♦ ♦-
i
cc m Sol
--•---iV ��rEr� -- -I� .. ., �,, ... o.
..--.. •• �I ��, •. •-,•ate
, __
INSERT MAP
NOT TO SCALE
TM 65-((A))-39
MANNING & ROSS DEVELOPERS, L.L.C.
INST./ 010016381
FUTURE DEVELOPMENT
126
127
128 125
129
130
134 133 132 131 124
> N 2-6
o SECT_10�..- COURT 123
GODWIN 122
116 11 118 11 120 121
0
115
114 OUTLOT PARCEL "D"
�P
112
80 109 108 107 106 h
1 10 4+
2
81 105
79 82 83 WICKHAM TERRACE 4 W
78 SOVEREIGN VILLAGE J
SECTION 2-A tz Q.
INST.,/ 0J0004670 102 104
77 84 ZONED: RP, USE: RES, 103 i W
85 100 101 h o
86 99
89 88 87 lospcE 98 0
wtCll� 97 o
96
95 OUTLOT PARCEL C"
90 94 or
93 ca
O
91 92
20 1 21 1 22 1 23 26
16 17 SOVEREIGN VILLAGE 27
18 f9 ECTION ONE - PHASE TWO
24 25
15 /NST1 020007579
ZONED RP, I USE.''RES. 28
14ONET l 1
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE tiAl
SECTION 2 - B
RED BUD DISTRICT — FREDERICK COUNTY, VIRGINIA
SCALE: N/A I DATE: JULY 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22.602
1
Surveyors TELEPHONE: (540) 662-4185 -4�FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
0
c.J
0
w
v v v %WV
MARK D. SMITH v
No.002009
5 SHEET 2 OF 11
W .
O
PROFFER:
A MONETARY CONTRIBUTION OF $3, 658. 73 PER LOT SHALL BE PAID TO
THE TREASURER OF FREDERICK COUNTY PRIOR TO THE ISSUANCE OF THE INITIAL
BUILDING PERMITS FOR EACH LOT.
LEGEND:
BRL = BUILDING RESTRICTION LINE
= POINT
p = IRON REBAR SET
IRF = IRON REBAR FOUND
NOTES:
1. ALL LOTS ARE SUBJECT TO A 20' SLOPE & DRAINAGE
EASEMENT ALONG
ALL STREET RIGHT-OF-WAY LINES AND A 10' UTILITY &
DRAINAGE
EASEMENT ALONG ALL PROPERTY LINES.
2. PRIOR TO THE ACCEPTANCE OF THE ROADS CONTAINED IN SOVEREIGN
VILLAGE INTO THE STATE SYSTEM, A PERMANENT CONNECTION TO THE
EXISTING STATE ROAD SYSTEM MUST BE CONSTRUCTED CONSISTENT WITH
THE APPROVED MASTER DEVELOPMENT PLAN.
J. SETBACKS UNLESS OTHERWISE NOTED ARE.•
FRONT = 35'
SIDE = 10'
REAR = 25'
4. ALL LOTS ARE SINGLE FAMILY DETACHED - URBAN
MINIMUM LOT WIDTH AT SETBACK = 70'
MINIMUM LOT WIDTH AT R/W = 40'
MINIMUM LOT SIZE = 12, 000 SO FT
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
Z,TH 0
SECTION 2-B
RED BUD DISTRICT — FREDERICK COUNTY, VIRGINIA
MARK D. SMITH
No.002009
-71231
SCALE: N/A
I DATE: JULY 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
WINCHESTER, VA. 22602
l�04
Engineers
1*114�FAX:
,SuRV
Surveyors TELEPHONE: (540) 662-4185
(540) 722-9528
Founded in 1971 E-MAIL: www.greenwayeng.com
k-2-185 SHEET 3 OF 11
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
Cl
525.00'
382.01 '
373.64'
N 24'59 30 " E
41 '41 '24 "
C2
550.00'
400.20'
391.43'
N 2459 30" E
41'4 J 24"
C3
550.00'
250.09'
247.94'
N 32'4838" E
26'03'10"
C4
550.00'
150. 11 '
149.64'
N 11'57 55" E
15'38'15'"
C5
200.00'
32.00'
31.97'
S 65'37'54 " E
09' 10'06"
C6
850.00'
489.4 1'
482.68'
S 77'32 33 " E
32'59 24 "
C 17
875.00'
503.81 '
496.88'
N 7732 33 " W
32'59 24 "
C 18
175.00'
28.00'
27.97'
S 65'3754 " E
09' 10'06"
C19
43.00'
62.80'
57.37'
N 675634" E
83'4058"
C20
575.00'
198.06'
197.08'
S 35'58'09" W
19'44 O8"
C21
575.00'
75.22'
75. 17'
N 42'05 21 " E
07'2944"
C22
575.00'
75.22'
75.17'
N 34'3537" E
07'2944"
C23
575.00'
47.61'
47.60'
N 28'2824" E
04'44'40"
C24 1
875.00' 1
61.48" 1
61.47' 1
S 63'03'38" E 1
04'01'32"
SECTION 2-A
113 (INST.# 030004670)
ti�
112 EX. 10' GAS PIPELINE
tO O IRF EASEMENT ,'c
(INST./ 030006383)
CJ O 10 BRl 7 ,\OHO p
o ^ Im �� 5soof
Q= �, o � N 1LOT 114 T v l �_ �\ 2s•
a 3 98 O ml 't
o O�� S 51;39 31;, - 8'
E
\N
--- �-�� I� LOT 115 m� �? i Q
I N 12389 SO. FTW� \�
- tAj
10' BRL
S 59'09'16" E
`D _ _ 139. 14 '
10' BRL C23
117 N -' � 116 e
LOT �
' Z
I I Z
12775 SO. FTto I
e
W N CIA
35' BRL`..
o O
W I- - �`. ' •' •' to
SANITARY SEWER '•
EASEMENT :•. i �°'
i i iPl 65'0424" � /
(15� ;iiiC24iiiiCc) '
C17 I ;n
N
C6 C J-
nnrMIN COURT
(0.7) V y S y0'12'57�
_ C5 --' 71.20'
50' 9# 50
N
U
CO
w
O
CIl
IRrIN
- - GRAPHIC SCALE (IN FEET)
�- SEE SHEET 10 \
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE H
SECTION 2 - B
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA MARK D. SMITH v
SCALE: 1 " = 50' JULY 23, 2003 No. 002009
toJ7%4�. GREENWAY ENGINEERING ,723, 0,
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602 9` "U S�,V j "
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in. 1971 www.greenwayeng.com 2185 SHEET 4 OF 11
0
w
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C6
850.00'
489.4 1'
482.68'
S 77'32 33 " E
32'59 24 "
C 17
875.00'
503.8 1'
496.88'
N 77'32 33 " W
32'59 24 "
C25
875.00'
76.81 '
76.78'
S 6735' 17" E
05'01 '46"
C26
875.00'
76.81 '
76.78'
S 72'37 04 " E
05'0 146 "
C27
875.00'
1 76.8 1'
76.78'
S 77'38'50" E
05-01-46"
MERIDI43 p� 41A7 SEE SHEET 4
�6 S /
115 � '
I 116 /
49. &7--0 24 ;55:3, ..
E 198,31
1¢865�
Ed
LOT 117
`b N 12389 SO. FT
10,
I_ _ 15_0.0o'
10BRL I
� I
a z Ih LOT 118 m l W N J I
o 1 N 12869 SQ. FT n I
h W d' •c�I Iii v VI I
10' BRL
�0 _ _S 14'S2'03" W
O
159.33'
10' BRL
J '
i I
LOT 119 ml I
'Q I 14094 SO. FT
a'
_
10 _-J I W _ _. .
' BRL' 17" W i
0.--- 177.01 ► �,
(8.2 )' I
120
SEE SHEET 6
50 0 50
GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2 - B
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: 1" = 50' 1 DATE: JULY 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
TH
- '-, ,4
MARK D. SMITH 9
No.002009
�g7123,o3 of
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C6
850.00'
489.4 1'
482.68'
S 77'32 33 E
32'59 24 "
C7
450.00'
1 13.43'
1 13.13'
S 86'48 59" E
14 2633"
C14
55.00'
271.10'
68.92'
S 06'25'11 " W
2822447"
C15
25.00'
24.29'
23.34'
S 60'12'18" E
55'3946"
C 16
425.00'
44.51 '
44.49'
N 885747" E
06'00 04 "
C 17
875.00'
503.81 '
496.88'
N 77'32'33" W
32'59 24 "
C28
875.00'
76.81 '
76.78'
S 82'40'37" E
05'01 '46"
C29
875.00'
76.8 1'
76.78'
S 87'42 23" E
05'01 '46"
C30
875.00'
58.28'
58.27'
N 8752' 14 " E
03'48 59 "
C31
55.00'
23.84'
23.65'
S 44'4726" E
24'50'01
MER01ANOF 47
1
DB83P4G SEE SHEET 5 I
119
(8.2)
_N 09'50'17" E
_-
10' BRL r cam,
L I/ 25'
A-100
LOT 120 m .
14926 SO. FT y
� ( _ _ 10' BRL_ _ /
CO L_ /
S 04'48'30" W A
177.39' _ _ — /
3
F—
cl)10
' BRL ,
LOT 121I
ONO I N � m 15338 SO. FT
a•j v� cV /
6RLCzJ
W 00 E� Z
185-93
~O L,j — ' t D' BRL
j� N
LOT 122
C�--�Q: 17533 SQ. FT
\ O • 20' DRAINAGE rn
\�'Ql EASEMENT
/z c
20' DRAINAGE
EASEMENT �� C, (0.9)
50 0 50ss-
123
GRAPHIC SCALE (21.2) Q
(IN FEET) SEE SHEET 7
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2-B
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: 1" = 50' 1 DATE: JULY 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
O
W
CD
-_j
W
MARK D. YMITH v
No.002009
�4 7, 23 . G �.
4, SURD _
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C7
450.00'
113.43'
113.13'
S 86'48'59" E
14'26 ;33"
C 14
55.00'
271.10'
68.92'
S 06'25' 11 " W
282'24'47"
C32
55.00'
56.9 1'
54.4 1'
S 8651 '09 " E
59' 17 25 "
C33
55.00'
46 63'
45 25'
N 39'12'46" E
48'3446"
C34 1
55.00'
4
o
co
w
O
co
6.63'
STN
45.25'
N 09'22'00" E
48'34'46"
10' GAS PIPELINE 15' X 20' WATERLINE LOT 125 l �'
EASEMENT EASEMENT
r 18967 SO. FT h ,
/ 8'
m /
WIN C��R
1(20) L _ 10' BRL
S 75'04'37" E
126.55'_
SAN. SEWER EASEMENT-'Til)
�15) 10' BRL
(16.6)
w
O
LOT 124 l ti
(2C3'Z2 I J 181 SO. FT / / c� o '`
9.8'
122 ^ fn°�. 35 BRL \ �s6-',9N�^�
SEE SHEET 6
If LOT 123 v
15190 SO. FT mom' l ti
20' DRAINAGE-
\ `
EASEMENT �
C
N ��J
6Z2)
;oos�-� - ryo
f 2'
/ =730 O' OUTLET PARCEL 0" IRF ,>S oo ,
SEE SHEET 11 0
I IRF
TM 65-((A))-40 50 0 50
N/F FU-SHEP FARM PARTNERSHIP
ZONE., RP, US£.• . VACANT /
DS 789, PG 1022 , GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE LT
SECTION 2-B°
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA MARK D. SMITH 9
SCALE: 1 " = 50' 1 DATE: DECEMBER 12, 2002 No. 002009
GREENWAIY YEINGINEERING -7-Z3,03151
LANE
Engineers WINCHESTER, VA. 22602 q SURV°
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 197'1 www.greenwayeng.com 2185 SHEET 7 OF 11 J�
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C6
850. 00'
489. 41 '
482. 68'
S 77'32 33 " E
32'59 24 "
C7
450.00'
1 13.43'
113.13'
S 86'48 59 " E
14'26 33 "
C11
825.00'
475.02'
468.49'
S 773233" E
32'59 24"
C12
475.00'
57.15'
57.12'
N 8924'33" E
06'5337"
C 13
25.00'
20.79'
20.19'
S 69'02 05 " W
47'38 34 "
C14
55.00'
271.10'
68.92'
S 06*25'11 " W
282'2447"
C35
55.00'
46.63'
45.25'
N 575645" W
48'34'46"
C36
55.00'
50.45'
48.70'
S 71'29'20" W
52'33 04"
C37
475.00'
16.73'
16.73'
N 88'09'10" W
02'01 05"
C38 1
475.00' 1
40. 42' 1
40. 41 '
S 88'24 'O 1 " W 1
04 *52 32 "
C39 1
825.00' 1
39.74' 1
39.73'
S 87'2032" W 1
02'4535"
0
I
129
lo
II
SEE SHEET 9
0
I N 0116'40�_ 153.46' �
^0
(-
10' BRL I
^
2 I
m
LOT 128 m
l
12530 SO. FT
w
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SOVEREIGN VILLAGE
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RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: 1" = 50' 1 DATE: JULY 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
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FAX: (540) 722-9528
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GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
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FINAL SUBDIVISION PLAT
SOVEREIGN VILLAUr.
SECTION 2-B
RED BUD DISTRICT — FREDERICK COUNTY. �IRGINIA
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GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
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MARK D. SMITH
No.002009
,031
LINE
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THIS DEED OF DEDICATION, made and dated this �1 day of
, 2002, by and between MANNING & ROSS DEVELOPERS,
LLC, a Virginia Limited Liability Company, party of the first part, hereinafter called the
DECLARANT (Grantor for indexing purposes), and FREDERICK COUNTY, VIR JNIA,
party of the second part (Grantee for indexing purposes), and THE FREDERICK COUNTY
SANITATION AUTHORITY, party of the third part (Grantee for indexing purposes).
WHEREAS, the DECLARANT is the owner in fee simple of the real estate shown on
the attached plat drawn by Mark D. Smith, dated July 23, 2003 known as Sovereign Village,
Section 2-13, of record in the Clerk's Office of the Circuit Court of Frederick County as
Instrument No. 03-0021202, which property is further described on the Final ]Master
Development Plan of Sovereign Village as filed in the Office of the County of Frederick
Department of Planning and Development. This is a portion of the same real estate conveyed
to the DECLARANT by Deed dated October 1, 1999, of record in the Office of the Clerk of
the Circuit Court of Frederick County in Deed Book 948 at Page 1760; Manning & Ross,
LLC amended its name to Manning & Ross Developers, LLC by certificate duly issued from
the State Corporation Commission dated January 11, 2001.
WHEREAS, said real estate, as shown on the aforesaid attached plat, has been
subdivided into lots for ine construction of single tamely homes thereon, and the attached plat
shows accurately the metes and bounds of the subdivided land, together with the dimensions
of each lot thereof and also shows certain surrounding lands in said Subdivision to be utsed as
common open space, storm water detention easement, landscaping easements, access and
driveway easements, sanitary sewer easements, drainage easements, and utility easements
over and across said lots, all of which shall constitute a portion of that development known as
Sovereign Village, and which common open space/driveway/ and access easement areas shall
be owned and maintained by the Sovereign Village Homeowners Association upon the terms
and conditions set forth hereinafter: and,
WHEREAS, the DECLARANT now desires to subdivide the same into lots to be
known as Sovereign Village. The subdivision of said real estate, as it now appears on the
aforesaid attached plat, is with the free consent and in accordance with the desires of the
undersigned DECLARANT, and the DECLARANT hereto further desires to subdivide the
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aforesaid real estate in accordance with the provisions of "The Virginia Land Subdivision Act"
as are applicable and in force and effect as of the date of execution of this Deed of Dedication.
NOW, THEREFORE, THIS DEED OF DEDICATION WITNESSETH:
That for and in consideration of the premises and the benefits which will accrue by
reason of this Dedication, the DECLARANT does hereby subdivide all of that certain tract or
parcel of land designated as Sovereign Village Subdivision, Section 2-B, lying and being
situate in Red Bud Magisterial District, Frederick County, Virginia, and being more
particularly described by the aforesaid plat of Mark D. Smith, dated July 23, 2003, of record
in the aforesaid Clerk's Office as Instrument No. 03-0021202, and by this reference
incorporated herein as if set out in full, and which plat is drawn in conformity with the final
master development plan for Sovereign Village Subdivision, on file in the Office of the
Frederick County Department of Planning and Development. This is a portion of the same
real estate conveyed to Manning & Ross, LLC, said Deed being of record in the aforesaid
Clerk's Office as heretofore recited.
For and in consideration as aforesaid, the Declarant does further dedicate all of the
streets in Sovereign Village, Section 2-13, to Frederick County, Virginia (hereinafter
sometimes referred to as "the County") for public use, which streets dedicated hereby are
more particularly described by herein above referenced final subdivision plat of Sovereign
Village, Section 2-B.
All of the lots shown on the plat attached hereto shall be subject to the following
restrictions and covenants and Articles which are covenants running with the land, and shall
be binding upon all parties having any right, title and interest in and to the aforesaid ]'.ots or
any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each
owner thereof.
ARTICLE I
Section 1. "Association" shall mean and refer to Sovereign Village Homeowners
Association, Inc., a nonstock Virginia Corporation, it successors and assigns.
Section 2. "Common Areas" shall mean and refer to that certain real property
hereinabove described as common open space, driveway and access areas, and such additions
thereto as may hereafter be brought within the jurisdiction of the Corporation.
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Section 3. A LOT" shall mean and refer to any of the lots designated upon the plat
of Sovereign Village Subdivision, with the exception of the common areas space and parking
areas.
Section 4. "Member" shall man and refer to every person or entity who holds
membership in the Association.
Section 5. "Owner" shall mean and refer to the record owner, whether one or more
persons or entities, of a fee simple title to any Lot which is a part of the Sovereign Village
Subdivision, as shown on the attached plat, including contract sellers, but excluding, those
having such interest merely as security for the performance of an obligation.
Section 6. "Declarant" shall mean and refer to Manning & Ross Develop rs, LLC,
its successors and assigns.
ARTICLE 11
Every person or entity who is a record owner of a fee or undivided fee interest in any
Lot which is subject by covenants of record to assessments by the Association, including
contract sellers, shall be a member of the Association. The foregoing is not intended to
include persons or entities who hold an interest merely as security for the performance; of an
obligation. Only one membership shall be accorded per Lot. Membership shall be
appurtenant to and may not be separated from ownership of any Lot which is subject to
assessment by the Association. Ownership of such Lot shall be the sole qualification for
membership.
ARTICLE III
VOTING RIGHTS
Each Member of the Association shall have one vote for each lot owned in which said
Member shall hold the interest required for membership in Article II. When more than one
person holds such interest in any Lot, all such persons shall be Members. The vote for such
Lot shall be exercised as they among themselves determine, but in no event shall more than
one vote be cast with respect to any Lot.
BOARD OF DIRECTORS
The affairs of the Association shall be managed by a Board of not less than three (3),
but no more than five (5) directors, who must be members of the Association. The initial
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Board of Directors shall be appointed by the DECLARANT and serve until the first annual
meeting following conveyance of all of the Lots in Sovereign Village Subdivision without the
assignment of Declarants Rights reserved herein; thereafter, the Board of Directors shall be
elected by the Membership as determined in the Bylaws of the Association.
TREASURER
In the event that the Board of Directors deem it necessary, the Treasurer of the
Association shall be bonded, with the expense of such a fidelity bond for said officer- to be
borne by the Association.
ARTICLE IV
PROPERTY RIGHTS IN COMMON PROPERTIES
Section 1. Member's Easement of Enjoyment: Every Member shall have a right
and easement of enjoyment in and to the "Common Areas", specifically including but not
limited to the rights of ingress and egress across the aforesaid "Common Areas" and such
easement shall be appurtenant to and shall pass with the title to every assessed Lot, subject to
the following provisions:
(a) The rights of the Association, in accordance with its
Articles and Bylaws, to borrow money for the purpose of
improving the aforesaid "Common Areas" and in aid thereof
to mortgage said property and. the rights of such mortgagee in
said "Common Areas" shall be subordinate to the rights of the
Homeowners hereunder.
(b) The rights of the Association to suspend the voting
rights and the right to the use of the "Common Areas" by a
Member for any period during which any assessment against
his Lot remains unpaid; and for a period not to exceed thirty
(30) days for any infraction of its published rules and regulations.
(c) The rights of the Association to dedicate or transfer all
or part of the "Common Areas" to any public agency, authority,
or utility for such purposes and subject to such conditions as
may be agreed to by the Members. No such dedication or
transfer shall be effective unless an instrument signed by
Members entitled to cast two -third (2/3) of the votes has been
recorded agreeing to such dedication or transfer, and unless
written notice of the proposed action is sent to every Member
not less than twenty-five (25) days nor more than fifty (50)
days in advance.
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Section 2. Delegation of Use: Any Member may delegate, in accordance with
the Bylaws, his right of enjoyment to the "Common Areas" to the members of his famiily, his
tenants, or contract purchasers who reside on the property.
Section 3. Title to the "Common Areas": The DECLARANT hereby covenants for
its heirs and assigns, that Maiming & Ross Developers, LLC, will convey fee simple title to
the common open space (referred to herein above as the "Common Areas") to the Association,
prior to the conveyance of the first of the Lots in said Subdivision to a grantee other than one
which is wholly owned by the DECLARANT.
ARTICLE V
COVENANTS FOR MAINTENANCE ASSESSMENTS
FOR THE ASSOCIATION
Section 1. Assessments: The DECLARANT, for each Lot owned, hereby
covenants, and each Owner of any Lot by acceptance of a Deed therefore, whether or not it
shall be so expressed in any such Deed or other conveyance, is deemed to covenant and agree
to pay to the Association (1) annual assessments or charges, and (2) special assessments for
capital improvements, such assessments to be fixed, established, and collected fror?i time to
time as hereinafter provided. The annual assessments and special assessments, together, with
interest thereon at the rate of twelve percent (12.00%) per annum and costs of collection
thereof, as hereinafter provided, shall be a charge on the land and shall be a continuing lien
upon the property against which each such assessment is made. Each such assessment,
together with such interest, costs and reasonable attorney's fee, shall also be the personal
obligation of the person who was the Owner of such property at the time when the assessment
fee was due. The personal obligation shall not pass to his successors in title unless expressly
assumed by them, but shall continue as a lien upon said lot as set forth herein above.
Section 2. Purpose of Assessments: The assessments levied by t h e
Association shall be used exclusively for the following purposes, to -wit: Improvements and
maintenance of the "Common Areas", specifically including, but not limited to, payrnent of
real estate taxes, repairs, snow removal, storm drainage repair, maintenance of street lights
and payment of all utility charges therefore, and services and facilities devoted to the
aforesaid purposes and related to the use of and enjoyment of the "Common Areas", for the
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maintenance of shrubbery and lawns, including the mowing of all lawns in the "Common
Areas"; and further for the purpose of promoting the recreation, health, safety and welfare of
the resident in the "Common Areas" of Sovereign Village Subdivision, including payment of
all liability insurance premiums for said "Common Areas" and facilities within.
Section 3. Basis and Maximum of Annual Assessments: Commencing January 1,
2003, the maximum annual assessment shall be $50.00 per year per Lot;
(a) Thereafter, the maximum annual assessment per Lot
may be increased above that set forth herein above by
a vote of the Members for the next succeeding year
and at the end of each year's period, for each succeeding
period of one year, provided that any such change shall
have the assent of two-thirds (2/3) of the votes of
Members who are voting in person or by proxy, at a
meeting duly called for this purpose, written notice of
which shall be sent to all Members not less than thirty (30)
days nor more than sixty (60) days in advance of the
meeting, setting forth the purpose of the meeting. The
limitations hereof shall to apply to any change in the
maximum and basis of the assessments Luidertaken as an
incident to a merger or consolidation in which the
Association is authorized to participate under its Articles of
Incorporation.
(b) After consideration of current maintenance costs and future
needs of the Association, the Board of Directors may fix the
annual assessments at an amount not in excess of the maximum.
Section 4. Special Assessments for Capital Improvements.
In addition to the annual assessments authorized above, the Association may levy in any
assessment year a special assessment applicable to that year only, for the purpose of
defraying, in whole or in part, the cost of any construction or reconstruction, unexpected
repair or replacement of a described capital improvement upon the "Common Areas",
including the necessary fixtures and personal property related thereto, provided that zmy such
assessment shall have the assent of two-thirds (2/3) of the votes of Members who are voting in
person or by proxy at a meeting duly called for this purpose, written notice of which shall be
sent to all Members not less than thirty (30) days nor more than sixty (60) days in advance of
the meeting, setting forth the purpose of the meeting.
Section 5. Uniform Rate of Assessment: Both annual and special assessments
must be fixed at a uniform rate for all Lots, and may be collected on a monthly basis.
Section 6. Quorum for any Action Authority Under Sections 3 and 4: At the first
meeting called, as provided in Sections 3 and 4 hereof, the presence at the meeting of
Members or of proxies entitled to cast Fifty -One percent (51 %) of all votes shall constitute a
quorum. If the required quorum is not forthcoming at any meeting, another meeting may be
called, subject to the notice requirement set forth in Sections 3 and 4 and the required quorum
at any such subsequent meeting shall be one-half (1/2) of the required quorum at the preceding
meeting. No such subsequent meeting shall be held more than sixty (60) days following the
preceding meeting.
Section 7. Date of Commencement of Annual Assessments: DUE DATE: The
annual assessments provided for herein shall commence as to any Lot on the first clay of the
month following the conveyance of that particular lot to a grantee other than onewholly
owned by DECLARANT. The first annual assessment shall be adjusted according to the
number of months remaining in the calendar year after acquisition of title by any purchaser for
DECLARANT. The Board of Directors shall fix the amount of the annual assessment against
each Lot at least thirty (30) days in advance of each annual assessment period. Written notice
of the annual assessment shall be sent to every Owner subject thereto. The due dates shall be
established by the Board of Directors. The Association shall, upon demand at any time,
furnish a certificate in writing signed by an officer of the Association, setting forth whether
the assessments on a specified Lot have been paid. A reasonable charge may be made by the
Board for the issuance of these certificates. Such certificates shall be conclusive evidence of
payment of any assessment therein stated to have been paid.
Section 8. Effect of Non -Payment of Assessments: Remedies of the Association:
Any assessments which are not paid when due shall be delinquent. If the assessments
which is not paid within thirty (30) days after the due date, the assessment shall bear interest
from the date of delinquency at the rate of twelve percent (12%) per annum, and the
Association may bring an action at law against the Owner personally obligated to pay the
same, or foreclose the lien against the property, and interest, costs and reasonable attorney's
fees on any such action shall be added to the amount of such assessment. No Owner may
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waive or otherwise escape liability for the assessments provided for herein by non-use of the
"Common Areas" or abandonment of his Lot.
Section 9. Subordination of the Lien to Mortgaaes: The lien of the assessments
provided for herein shall be subordinated to the lien of any mortgage or mortgages now or
hereafter encumbering any Lot. Sale or transfer of any Lot shall not affect the assessment
lien. However, the sale or transfer of any Lot which is subject to any mortgage, pursuant to a
decree of foreclosure thereof, shall extinguish the lien of such assessments as to payments
thereof which become due prior to such sale or transfer. No sale or transfers shall relieve such
Lot from liability for any assessments thereafter becoming due from the lien thereof.
Section 10. Exempt Property The following property subject to the Declaration
shall be exempt from the assessments created herein; (a) the "Common Areas"; (b) all
properties dedicated to and accepted by a local public authority; and (c) all properties owned
by a charitable or nonprofit organization exempt from taxation by the laws of the State of
Virginia: and (d) any and all lots, whether improved or unimproved, owned by
DECLARANT. However, no residence occupied as a dwelling shall be exempt from these
assessments, regardless of ownership.
Section 11. Failure to Maintain "Common Areas": In the event that t h e
Association, or its successors, shall fail to maintain the "Common Areas" in reasonable order
and condition, the County of Frederick may take such action as authorized by the Frederick
County Zoning Ordinance. The County of Frederick Zoning Ordinance is by this reference
made a part hereof as if set out in full.
ARTICLE VI
USE, RESTRICTIONS AND COVENANTS
This Subdivision shall be subject to the following restrictions which are constituted
covenants real to run with the land:
1. All Lots shall be used for single family residential purposes only.
No detached garage or carport shall be permitted on any lot.
2. No profession or home occupation shall be conducted in or on
any part of a Lot; provided, however, that DECLARANT reserves
the right to use one or more of said Lots for business purposes
in connection with the development, sales and operation of said
1.1
6
subdivision.
3. No building or structure of any kind whatsoever shall be erected, altered,
placed, or permitted to remain on any lot, other than a permanent single family
dwelling. No such dwelling shall exceed two stories above foundation line in
height. No other building or improvements shall be erected, altered, or placed
or permitted to remain on any lot other than a carport or garage, patio walls, in
ground swimming pool, wooden fences, as hereinafter described, and other
outbuildings for use and enjoyment of the lot for residential purposes. Any
gazebo, garden shed, other outbuildings, mailbox, newspaper box or receptacle
of any type, shall not be placed on a lot unless approved by the Architectural
Committee hereinafter referred to. Any garage or carport as herein before
provided shall be homogeneous in design to the dwelling. No mobile homes
are permitted on any of said lots. No recreational type camper or trailer shall
be parked on any of said lots until such time as a home is build on such lot and
thereafter, such recreation camper, trailer or recreational vehicle must be stored
within a garage area so that the same may not be seen from any roadway.
4. All homes shall have 1,900 square feet of living space except ranch homes,
which shall have 1,500 square feet of living space. No split foyer, or modular
or prefabricated homes shall be allowed. Living space shall be computed using
outside foundation measurements and shall be exclusive of carports, garages
and basements. Roof pitch shall be at least 5/12.
5. No dwelling, garage or other building shall be erected or placed on any lot
which has an exterior construction other than brick, wood, stone, dryvit, or
combination thereof, unless otherwise approved by the Architectural
Committee. In no event will the exterior surface of any home have less than
200 square feet of stone or brick. No masonite board or log home shall be used
on the exterior of any home. Any exterior solar design or antennae, satellite
dish, towers, transmitters for radio, television, microwave, or the like, must be
screened and approved by the Architectural Committee. In this respect, the
Architectural Committee may engage such professional services for review of
plans and each lot owner submitting said plans shall pay the reasonable charges
made for review by the professional services.
6. After a residence is built on any of said lots, the lot owner shall provide in
connection therewith off-street parking space of at last 12' x 50' which will be
paved with concrete.
7. No signs or advertising of any nature shall be erected or maintained
on any Lot except for sale signs for said Lot not to exceed four (4)
square feet in area, or signs used by a builder to advertise the
property during construction and sale. No "For Rent" signs shall be
allowed on any Lot whatsoever.
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No boats, mobile homes, motor homes, campers, buses, trailers
of any type, tractors, truck or other motor vehicles (other than
automobiles, motorcycles, pickup trucks and 3/4 ton (or less) vans)
shall be permitted on any Lot except during the course of
construction. No motor vehicle or material portion thereof which
does not have a current license and current Virginia inspection
sticker shall be permitted on any Lot.
9. No animals of any kind (including livestock, poultry or birds) shall
be permitted on any Lot, except that dogs, cats and other usual
household pets may be kept, provided they are not kept, bred or
maintained for commercial or charitable purposes or in unusual
numbers; and further provided that no dogs shall be permitted to
run at large or without restraint in said Subdivision. No dog may
be tied and left unattended outdoors.
10. No fence or hedge shall be constructed or erected on any Lot in said
Subdivision, without prior approval by the Association. 'This
restriction shall not apply however, to any hedge or fence
constructed or erected by the DECLARANT.
11. No noxious or offensive activities shall be carried on upon any Lot,
nor shall anything be done thereon which may be or may become
an annoyance or nuisance to the neighborhood.
12. In the event that a dwelling is destroyed, or has materially deteriorated, the
owner of the unit shall immediately repair the damage or deterioration. No
structure other than a dwelling house of at least the same dimensions and.
architecture as the unit destroyed shall be constructed in the place of the
original home.
13. Each Owner shall keep all Lots owned by him and all improvements
therein or thereon in good order and repair and free of debris,
including, but not limited to, the seeding, watering, and mowing
of all lawns, the pruning and cutting of all trees and shrubbery
(in the event that such duties are not undertaken and performed by
the Association, as set forth herein above), and the painting (or
other appropriate external care) of all buildings and other improve-
ments, all in a manner and with such frequency as is consistent
with good property management. In the event an Owner of any
Lot in Sovereign Village Subdivision shall fail to maintain the
premises and the improvements situated thereon as provided
herein, the Association, after notice to the Owner as provided in
the Bylaws and approval by two-thirds (2/3) vote of the Board of
Directors, shall have the right to enter upon said Lot to correct
1®
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drainage and to repair„ maintain and restore the Lot and the
exterior of the building erected thereon. All cost related to such
correction, repair, or restoration shall become a special assessment
upon such Lot.
14. No Lot shall be used or maintained as a dumping ground for rubbish.
Trash, garbage or other waste shall be in sanitary containers. All
incinerators or other equipment for the storage or disposal of such
material shall be kept in a clean and sanitary condition in the rear.
No refuse or any container for same shall be placed or stored in front
of any home, except on the date of garbage pickup.
15. No trees shall be planted nor other digging undertaken without
first securing the approval of the local power company and without
first being advised as to the location of all underground electrical,
television cable and telephone wires.
16. No exterior clothes line, or hanging device, shall be permitted on any
Lot.
17. The color of the paint on the exterior of every building on each Lot
shall remain the same as the original color.
18. No building, structure, addition nor exterior alteration (including
basketball backboards, rims or nets) or improvements of any character shall be
constructed upon any Lot or dwelling located thereon, except as exterior
painting is permitted by the prior paragraph, unless the plan of construction,
including quality of workmanship, design, colors and materials, shall have
been approved in writing by the Sovereign Village Homeowners Association
as being in harmony with the whole subdivision, especially the adjoining
homes.
19. If in the construction of any dwelling by DECLARANT there
occurs an encroachment, then such encroachment shall be deemed
a perpetual easement for the benefit of the dominant Lot.
20. The DECLARANT reserves the right for itself, its successors and assigns, or
an Architectural Committee being itself or appointed by it, its successors or
assigns, to reject any and all plans for houses or other structures proposed to be
constructed on any lot. The DECLARANT retains the majority vote on tlae
Architectural Committee.
The DECLARANT shall constitute the Architectural Committee and shall. have
the power to appoint its successors in interest, and such Architectural
Committee shall have no liability whatsoever, either direct or indirect, on the
X
approval or disapproval of matters as set forth herein above, but such power in
the Architectural Committee shall be solely discretionary. The size of the
Architectural Committee shall be determined by the DECLARANT or its duly
nominated successors in interest.
If the said Architectural Committee, or its duly authorized representative, shall
fail to approve or disapprove any proposed plans, specifications, or locations
within thirty days after the same have been submitted to the DECLAR kNT for
approval, such plans, specifications, and locations shall be deemed to have
received the approval of said Committee, or its duly authorized agent.
Any or all of the rights, powers, duties and obligations which, in this
instrument, are assumed by, reserved, or given to the DECLARANT, its
successors or assigns, for the said Architectural Committee, may be assigned
or transferred to any one or more corporations or associations which will agree
to assume said rights, powers, duties, and obligations and carry out and
perform the same. Any such assignment or transfer shall be made by
appropriate instrument in writing in which the assignee or transferee shall join
for the purpose of evidencing its acceptance of such rights, power, duties, and
obligations, which instrument shall be recorded; and such assignee or
transferee shall thereupon have the same rights and powers and be subject to
the same obligations and duties as are herein given to and assumed by the
DECLARANT, its successors or assigns, or the said Architectural Committee.
In the event of such assignment or transfer, the DECLARANT, its successors
or assigns, or said Architectural Committee, shall thereupon be released from
all of the rights, powers, duties, and obligation in this instrument reserved or
given to and assumed by the DECLARANT, its successors or assigns, or the
said Architectural Committee. The right of assignment hereby reserved to the
DECLARANT, its successors or assigns, and the said Architectural
Committee, is so reserved to the end that the rights, powers, duties and
obligations reserved and given to them may be assigned to an association or
corporation formed by the owners of lots in said subdivision for the purpose of
accepting said assignment; and such assignment may be made at such time as
the DECLARANT, its successors or assigns, and the said Architectural
Committee shall jointly determine.
In the event that the DECLARANT fails to appoint an Architectural
Committee, or if such Architectural Committee has formed but is later
disbanded, then approval for plans may be obtained by the lot owner
submitting plans drawn and signed by a licensed architect in the State of
Virginia, and in addition, if the plans are for an allowed outbuilding, then such
architect shall further certify that the design is homogeneous with the existing
structure on said lot.
21. The DECLARANT herein reserves and shall have the right alone to
12
CD
rNI)
waive any one or more of the restrictive covenants and conditions
contained herein as to any Lot transferred by it except that it cannot
change the use of any Lot from residential to commercial. This
waiver shall not affect the binding effect of the covenants and
conditions upon any other Lot. The DECLARANT fiirther reserves
the right along to impose additional restrictive covenants and
restrictions as to any Lot or Lots owned by it at the time of the
imposition and such imposition shall not affect the binding effect of
these provisions upon any other Lots.
22. The invalidation of any one of the covenants or restrictions contained
herein by judgment or Court order shall in nowise affect any of the
other provisions which shall remain in full force and effect. The
failure of the Lot Owners or the DECLARANT herein to enforce
any covenants or restrictions shall not be deemed to be a waiver of
the right to do so thereafter as to a default occurring prior or
subsequent thereto.
ARTICLE VII
EASEMENTS
Section 1. Sewer and Water Easement: The property dedicated hereby .s subject
to that certain easement(s) or right(s) of way designated Sanitary Sewer Easement and Utility
Easement on the aforesaid attached plat. The DECLARANT does hereby grant and convey
unto the Frederick County Sanitation Authority, a perpetual right of way or easement over the
aforesaid rights of way for the installation and maintenance of water and sewer lines and any
related facility designated on the aforesaid plat as Sanitary Sewer Easement and Utility
Easement.
Section 2. Access and Driveway Easements: The property dedicated hereby
is subject to those certain easements designated Private Access and Driveway Easements
which are shown on the aforesaid attached plat, which Easements shall be for the private use
of the Lot owners of Sovereign Village, their successors, assigns and invitees.
All lot owners shall be entitled to free passage over any sidewalks that are constructed
and which run parallel with the streets in Sovereign Village, 2-13, and over any sidewalks so
constructed with regard to additional properties added as a part of Sovereign Village. All
sidewalks shall be kept free of obstruction and provided further that all owners shall remove
snow from the sidewalk that transverses their lot.
13
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Section 3. Surface Drainage Easement: The property dedicated hereby is subject
to that certain easement or right of way designated Storm Water Detention Easement on the
aforesaid Final Master Development Plan of the County of Frederick for the purpose of
surface water drainage easement. No structures of any kind which substantially impede or
obstruct the flow or ponding of surface drainage water may be placed within said surface
water drainage easement designated on the aforesaid plat. Said Storm Water Detention
Easement may not be altered or. modified without the prior consent of the County of
Frederick, and the DECLARANT does hereby grant and convey unto the County of Frederick
a perpetual right of way or easement over the aforesaid designated Storm Water Detention
Easement for the purpose of so providing surface drainage. DECLARANT does further agree
that the County of Frederick shall be under no obligation to maintain said Storm Water
Detention Easement, provided, however, that in the event the Association fails to maintain
said easement, then, and in that event, the County of Frederick shall have the right to maintain
the same and charge the Association pursuant to the provision of Article V. Section 11, herein
above.
DECLARANT, for a period of five (5) years from the date of conveyance of the first
lot in Sovereign Village Subdivision, reserves a blanket easement and right on, over and under
the ground within said Subdivision to maintain and correct drainage of surface water in order
to maintain reasonable standards of health, safety and appearance. Such right expressly
includes the right to cut any trees, bushes or shrubbery, make any grading of the soil or to take
any other similar action reasonably necessary, following which the DECLARANT shall
restore the affected property to its reasonable predisturbance condition as near as practical.
The DECLARANT shall give reasonable notice of intent to take such action to all affected
owners, unless in the opinion of the DECLARANT an emergency exists which precludes such
notice.
Reservation by DECLARANT of such blanket easement and rights contained herein
shall not, in any way, obligate DECLARANT to undertake any maintenance, repair or
corrective action whatsoever and shall not impose any liability or responsibility upon
DECLARANT therefore.
14
CD
N)
Section 4. Reservations: The DECLARANT reserves unto itself, its successors or
assigns, the right to erect, maintain, operate and replace underground telephone and electrical
conduits, related equipment, and other facilities, sewer, gas, water, and television lines and
related equipment, and other utility equipment where such utility lines and equipment are now
located. and within the Utility Easements and Sanitary Sewer Easements, as designated on the
attached plat, and over the "Common Areas" as needed.
Section 5. Signage Easements: The DECLARANT reserves unto itself, its successors
or assigns, the certain signage easement located within the open space running parallel to
Senseny Road. The purpose of said signage easement is to erect identification signage for
Sovereign Village Subdivision and additional lands added thereto as provided herein and
which signage while being originally erected by DECLARANT, shall be maintained by the
Sovereign Village Homeowners Association.
ARTICLE VIII
GENERAL PROVISIONS
Section 1. Enforcement: The Association, its successors or assigns, or any
Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions,
conditions, covenants, reservations, liens and charges, now, or hereafter, imposed by the
provisions of this Declaration. Failure by the Association, its successors or assigns, or by any
Owner to enforce any covenant or restriction herein contained shall in no event by deemed a
waiver of the right to do so thereafter. All costs which the Association, its successors or
assigns, or any Owner shall incur in the enforcement of the restrictions, conditions, covenants,
reservations, liens, and charges, nor or hereafter imposed, shall be borne by the party against
which action is taken and which costs shall include reasonable attorney's fees, costs, and
damages.
Section 2. Severability: Invalidation of any one of these covenants or
restrictions by judgment or court order shall in no way affect any other provision which shall
remain in full force and effect.
F
Section 3. Amendment: The covenants and restrictions of this Declaration. shall
run with the land and bind the land, and shall inure to the benefit of and be enforceable by the
Association, or the Owner of any Lot subject to this Declaration, their respective legal
15
C)
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representatives, heirs, successors and assigns, for a term of thirty (30) years from the date this
Declaration is recorded, after which time, said covenants shall be automatically extended for
successive periods of ten (10) years. The covenants and restrictions of this Declaration may
be amended during the first thirty (30) year period by an instrument signed by not less than
ninety percent (90%) of the Lot Owners, and thereafter, by an instrument signed by not less
than seventy-five percent (75%) of the Lot Owners. Any amendment must be properly
recorded.
Section 4. Dissolution: Upon dissolution of the Association, other than incident
to a merger or consolidation, the assets of the Association shall be dedicated to an appropriate
public agency to be used for purposes similar to those for which the Association was created
or for general welfare of the residents of Sovereign Village Subdivision. In the event that
such dedication is refused acceptance, such assets shall be deemed vested in the Members of
the Association as tenants in common.
Section 5. Dedication of Street: The DECLARANT does hereby dedicate unto the
County of Frederick, Virginia as public streets those certain roadways designated as Rossman
Boulevard and Godwin Court on the aforesaid recorded plat of Sovereign Village
Subdivision, Section 2-B.
The Dedication and Subdivision of the land as shown on the attached plat is• with the
free consent and in accordance with the desire of the undersigned DECLARANT of the land
being subdivided, and is in conformity with the provisions of "The Virginia Land Subdivision
Act" as are applicable, together with the applicable ordinances and regulations of the
governing body of the County of Frederick, Virginia.
The County of Frederick, Virginia and the Frederick County Sanitation Authority, by
the signature of its agents on the attached plat, do accept the dedications to public domain of
the land and easements, respectively, herein described as such.
The designated "Common Area" are not dedicated hereby for use by the general public
but are dedicated to the common use and enjoyment of the homeowners in Sovereign Village
Subdivision as provided herein above.
16
", )
ARTICLE IX
ADDITIONAL SECTIONS v
Section 1. Additional sections ("Phases") of Sovereign Village will be added in
the fixture and those sections, as they are added, will become part of Sovereign Village
Subdivision, subject to the same provisions as set forth herein and governed by the same
property owners association, provided, however, that DECLARANT may amend the land use
restrictions, setback requirements, building sizes and any other provisions so long as the same
scheme established in Sovereign Village, that being a single family residential lot is
maintained.
Section 2. The additions authorized under this Article shall be made by filing of
record a Supplementary Declaration of Covenants and Restrictions with respect to the
additional property which shall extend the scheme of the covenants and the restrictions of the
Declaration (amended as herein permitted) to such property.
Section 3. Such Supplementary Declaration may contain such complementary
additions and modifications of the covenants and restrictions contained in this Declaration as
may be necessary to reflect the different character, if any of the added properties, and as are
not inconsistent with the scheme of this Declaration. Except as hereinafter permitted, such
Supplementary Declaration shall not revoke, modify or add to the covenants established by
this Declaration within the existing property.
Section 4. The DECLARANT shall not be and is not bound to make or proceed
with the addition of any of the proposed additional sections of Sovereign Village Subdivision.
WITNESS the following signatures and seals:
DECLARANT:
Manning c ss Develope , LLC
r
David R. Madison'Manager
-7/
Gre$or Ban o t, Manager
17
f
STATE OF VIRIGINIA cry
CITY/COUNTY OF WINCHESTER TO WIT:
I, Lois Mdai5cl4 a notary Public in and for the State and jurisdiction aforesaid
do hereby certify that David R. Madison, and Gregory M. Bancroft, Managers of Manning &
Ross Developers, LLC, whose names are signed to the foregoing Deed of Dedication dated
the Jq') day of �5c:4 j 2003, have personally appeared before nne and
acknowledged the same in my State and jurisdiction aforesaid.
Given under my hand this ! �1 � day of � , .> ° �►� y " , 2003 .
My commission expires: t C.
Notary Public
11831:DEED of Dedication Sovereign Village Section 2-13
Aiw-
3
18
INSERT MAP
NOT TO SCALE
TM 65—((A))-39
MANNING & ROSS DEVELOPERS, L.L.C.
INSr.j 010016381
FUTURE DEVELOPMENT
FINAL SUBDIVISION PLAT I
SOVEREIGN VILLAGE
SECTION 2-C
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: 1 " = N/A I DATE: OCT. 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
4
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2
I
p,LTH OF
U MARK D. SMITH v
No.002009
185 SHT 2 of 1
PROFFER:
A MONETARY CONTRIBUTION OF PER LOT SHALL BE PAID TO
THE TREASURER OF FREDERICK COUNTY PRIOR TO THE ISSUANCE OF THE INITIAL
BUILDING PERMITS FOR EACH LOT.
LEGEND:
BRL = BUILDING RESTRICTION LINE
POINT
p = IRON REBAR SET
IRF = IRON REBAR FOUND
NOTES:
1. ALL LOTS ARE SUBJECT TO A 20' SLOPE & DRAINAGE EASEMENT ALONG
ALL STREET RIGHT—OF—WAY LINES AND A 10' UTILITY & DRAINAGE
EASEMENT ALONG ALL PROPERTY LINES.
2. PRIOR TO THE ACCEPTANCE OF THE ROADS CONTAINED IN SOVEREIGN
VILLAGE INTO THE STATE SYSTEM, A PERMANENT CONNECTION TO THE
EXISTING STATE ROAD SYSTEM MUST BE CONSTRUCTED CONSISTENT WITH
THE APPROVED MASTER DEVELOPMENT PLAN.
J. SETBACKS UNLESS OTHERWISE NOTED ARE. -
FRONT = 35'
SIDE = 10'
REAR = 25'
4. ALL LOTS ARE SINGLE FAMILY DETACHED — URBAN
MINIMUM LOT WIDTH AT SETBACK = 70'
MINIMUM LOT WIDTH AT R/W = 40'
MINIMUM LOT SIZE = 12, 000 SO FT
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2-C
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: 1 " = N/A I DATE: OCT. 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
,TH O.F
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U MARK D. SMITH v
No.002009
2185 SHT 3 of 12
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
Cl
525.00'
79.08'
79.01 '
N 00° 10'07" W
08'37 50"
C2
43.00'
64.54'
58.65'
N 47°29'00" W
855957"
C7
550.00'
183.00'
182.15'
N 05'23'06" W
19'03'48"
C8
300.00'
182.2 1'
179.42'
N 02'2858" E
34'4755"
C9
1 550.00,
152,54'
152.05'
N 03°47 55" W
15°53 27"
C 10
550.00'
30.45'
30.45'
N 13° 1949 " W
03° 10 21 "
C 1 1
300.00'
91.38'
91.03'
N 86'5856" E
17'27'09 "
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300.00'
156.97'
155. 19'
S 86'45' 16 " E
29°5845 "
C22
275.00'
68.00'
67.83'
S 78'5056" E
14'10'05"
C23
43.00'
74.05'
65.24'
N 44'43'47" E
98°40 28"
C24
575.00' i
87.85'
87.77'
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(IN FEET)
FINAL SUB01VISION PLAT
SOVEREIGN VILLAGE
SECTION 2-C
RED BUD DISTRICT — FREDERICK COUNTY, VIRGINIA
SCALE: 1 " = 50' 1 DATE: OCT. 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
p,LTH oF INS''
U MARK D. SMITH v
No.002009
185 SHT 4 of 1
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C13
500.00'
194.37'
193.14'
S 8254'04" E
22'1622"
C 14
800.00'
466.05'
459.49'
S 77'20'54 " E
33'2242"
C20
775.00'
451.49'
445.13'
S 77'20'54" E
33'2242"
C21
525.00'
204.08'
202.80'
S 82'54'04" E
22'1622"
C42
775.00'
10.35'
10.35'
N 86'20'43" E
00'45 56"
C43
525.00'
64.50'
64.46'
N 89'2856" E
07'02 22"
C44
525.00'
74.79'
74.73'
S 82'55'01 " E
08'0945"
C45
525.00'
64.79'
64.75'
S 75'18'01" E
07'04'15"
p IRF
132
IV MERIDIAN OF PLAT
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SEE SHEET 4
1,A4 N 78' O
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12527 SO. FT
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LOT 139
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IRF
SOVREIGN VILLAGE
0� o
SEC. 28 0 10, BRL —� Q '
(INST.# 030021202) 0 cl " — N,. 3 0' 0'06
10' BRL � i
m LOT 140 m
s o°, N 12178 S0. FT I
10' BRL rill128 rnS OX 16'20 " E
149.08'
d (15.0) CNi v
141
SEE SHEET 5 I
O
IRFo 50 0 50
GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE O �LTH oF�r��
U f9
MARK D. SMITH
No.002009
SECTION 2 - C
RED BUD DISTRICT FREDERICK COUNTY, VIRGINIA
SCALE: 1 " = 50' 1 DATE: OCT. 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
��Smqe
2185 SHT 5 of 12
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C14
800.00'
466.05'
459.49'
S 77'20'54" E
3322'42"
C20
775.00'
451.49'
445. 13'
S 77'20 54" E
33'2242"
C39
775.00'
112.59'
112.49'
S 75'50'55" E
08'1926"
C40
775.00'
90.82'
90.77'
S 83'22'04" E
06'42 52"
C41 1
775.00' 1
88.56' 1
88.51'
S 89'5955" E
06'3249"
MERIDIAN OF PLAT
DB 843 PG 477
IRF 140
0.
�o SEE SHEET 5 I
128 0 N 03' 16'20 " W
149.08' " Q
_ —
10" BRL
Q-
N m LOT 141 m
N 12012 SO. FT
SOVREIGN VILLAGE "
SEC. 28 z 10, SR( wf1l
(INST. 030021202) 0"�----.� N 16 29" E
�49. 96
127 10, gRL
LOT 142 %
12026 SO. FT
IRF
p� 23.5) 112 J 3
610
70
126
LOT 143
15983 SO. FT
O,Q � • , C� I
�S, j9 J � . ��•" 6 FAS��FNTcF
IRF 0
SEE SHEET 7
144
50 0 50 (13 1
GRAPHIC SCALE 0
(IN FEET)
FINAL SUB01VISION PLAT
SOVEREIGN VILLAGE oLTH °F�j��
SECTION 2—C r9
RED BUD DISTRICT FREDERICK COUNTY, VIRGINIA MARK D. SMITH
SCALE: 1" = 50' 1 DATE: OCT. 23, 2003 No.002009
GREENWAY ENGINEERING
151 WINDY HILL LANE
4'
Engineers WINCHESTER, VA. 22602 �Nd SURN�
:07 Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com 2185 SHT 6 of 12_
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C14
800.00'
466.05'
459.49'
S 77'20'54" E
33'2242"
C20
775.00'
451.49'
445. 13'
S 77'20 54" E
33'2242"
C37
775.00'
55.06'
55.05'
S 62*41'40" E
04'04'14"
C38
775.00'
94. 10'
94.04'
S 68' 12 30" E
06'57 24 "
126
SOVREIGN
VILLAGE
SEC.
28
(INST # 030021202)
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50 0 50 ZONE.(DB R 9, USE.-
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GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2 - C
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: 1" = 50' 1 DATE: OCT. 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
:.,7 Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
rS 60°39' '3,; E
/j 9. 80
STN
- 'o —158 8p " FND
`36.06' �l—O
of�PLTH of
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7 of 1
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C14
800.00'
466.05'
459.49'
S 77'20'54" E
33'2242"
C 19
825.00'
480.6 1'
473.85'
N 77'20 54 " W
33'22 42 "
C33
825.00'
75.66'
75.64'
N 77'06'05" W
05'15,18"
C34
825.00'
75.66'
75.64'
N 71'50'47" W
05'15'18"
C35
1 825.00'
1 75.66'
1 75.64'
N 66'35 30" W
1 05'15'18"
C36 1
825.00' 1
47.59'
1 47.58'
N 62'1842" W
I OX18'18"
MERIDIAN OF LAr
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25,
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29.80'
IRF
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50 0 50
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(IN FEET)
0 150
I SEE SHEET 9
N 10'16'16" E
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(DB 789, PG 1022)
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2 - C
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: 1" = 50' 1 DATE: OCT. 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
S �9�U?�•• STN
FND
0
o� ,LTH OF
r
13 MARK D. SMITH 9'
No.002009
l � svRv��
f 1
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C 13
500.00'
194.37'
193. 14 '
S 8254'04 " E
22' 16 22 "
C14
800.00'
466.05'
459.49'
S 77'2054" E
33'2242"
C18
475.00'
184.65'
183.49'
N 8254'04" W
22'1622"
C19
825.00'
480.61'
473.85'
N 77'20'54" W
33'22'42"
C29
475.00
24.73'
24.73'
S 87'27'14" W
02'5858"
C30
825.00'
54.70'
54.69'
S 87'51 '43" W
03'4 756"
C31
825.00'
75.66'
75.64'
N 87'36'40" W
05'15'18"
C32
825.00'
75.66'
75.64'
N 82*2123" W
05'15'18"
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DEVELOPERS, L.L.C.
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FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2 - C
RED BUD DISTRICT - FREDERICK COUNTY, VIRG/NIA
SCALE: 1 " = 50' 1 DATE: OCT. 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
LTH OF Ic
N,
Uo MARK D. SMITH
No.002009
185 SHT
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C 13
500. DO'
194. 37'
193. 14 '
S 82'54 '04 " E
22' 16 22 "
C 18
475.00'
184.65'
183.49'
N 82'54'04 " W
22' 16 22"
C27
475.00'
68. 13'
68.07'
N 75'52 25" W
08' 13'04 "
C28
475.00'
91.79'
91.65'
N 85.31 '07" W
11.04 20"
W
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156
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SEE SHEET 9
152
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2 - C
RED BUD DISTRICT FREDERICK COUNTY, VIRGIN/A
MERIDIAN OF
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DEVELOPERS, L.L.C.
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GRAPHIC SCALE
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SCALE: 1"SCALE: 501DATE: OCT. 23, 2003OCT. 23, 2003
GREENWAY ENGINEERING
/�'d 71"N 151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
,I,TH OF
MARK D. SMITH v
No.002009
2185 SHT 10
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C2
43.00'
64.54'
58.65'
N 47'29'00" W
85'5957"
C3
325.00'
35.12'
35.10,
N 8723'14" W
06'1129"
C4
275.00'
1.98'
1.98'
S 84'29 53" E
00.2448"
C5
43.00'
76.69'
66.92'
N 44'12'10" E
102'11'05"
C6
1 325.00'
151.86'
150.48'
N 06'2947" E
26'46'18"
C7
550.00'
183.00'
182.15'
N 05'23'06" W
19'03'48"
C8
300.00'
182.21'
179.42'
N 02'2858" E
34*4755"
C9
550.00'
152.54'
152.05'
N 03'4755" W
15'5327"
C 10
550.00'
30.45'
30.45'
N 13' 19'49 " W
03' 10 21 "
Ci l
300.00'
91.38,
91.03,
N 86'5856" E
17'27'09"
C12
300.00'
156.97'
155.19'
S 86'45'16" E
29'58'45"
C15
275.00'
134.27'
132.94'
N 05'53'42" E
27'5828"
C16
43.00'
62.39'
57.06'
N 49'39'35" W
83'08'06"
C17
325.00'
110.40'
109.87'
N 81'2946" W
19'2745"
C25
325.00
37.53'
3751,
N 87'55'09 " W
06'36 59 "
C26
325.00'
72.87'
72.72'
N 78'11'17" W j
12'50'46"
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FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2 - C
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: 1" = 50' 1 DATE: OCT. 23, 2003
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
1-sc,e
p,1,,TH OF INS,
U MARK D. SMITH 9
No.002009
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DEVELOPERS, L.L.C.
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(INST/ 010016381) ...
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BEARING
DISTANCE
—LINE
L 1
N 12'4846" E
22. 90'
L2
N 43*34'00 " E
133.39'
LJ
N 29*17'13" E
123.59'
L4
N 08*54'16 " E
237.36'
L5
N 09*50'49" W
34.68'
L 6
N 18*4648" W
63.47'
L 7
N 53*20'38 " W
176.92'
N 0.3*05'47" E
70.23'
_L8
L 9
S 86'54'13" E
73. 58'
10
S 86*54'I3" E
129. 0 1'
_L
L 11
N 08*03'22 " E
105.39,
L 12
N 49*30'34 " E
64.78'
13
N 46'18'36" E
59.39'
158
SEE SHEET 11
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.')LJVrrTr -C /(.7/V VJLL�4Ur SEC. ( Z
(INST. fOJ0021202)
REIGN VILLAGE SEC. 2—A
(INST. /030004670)
SOVEREIGN VILLAGE
SECTION 2-C
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: 1 75' 1 DATE: OCT. 23, 2003
GREENWAY ENGINEERING
714\ 151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
),TH OF
U MARK D. SMITH
No. 002009
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MONET
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE T--
SEC TION 2- C
RED BUD DISTRICT - FREDERICK COUNTY VIRGINIA M RK D. TH
SCALE: i" = N/A DATE: JANUARY 11, 2006 No.002009
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 082-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayang.com 2185 SHT 2 of 12
r- i
THIS DEED OF DEDICATION, made and dated this 6— day of
2003, by and between MANNING & ROSS DEVELOPERS,
LLC, a Virginia Limited Liability Company, party of the first part, hereinafter called the
DECLARANT (Grantor for indexing purposes), and FREDERICK COUNTY, VIRGINIA,
party of the second part (Grantee for indexing purposes), and THE FREDERICK COUNTY
SANITATION AUTHORITY, party of the third part (Grantee for indexing purposes).
WHEREAS, the DECLARANT is the owner in fee simple of the real estate shown on
the attached plat drawn by Mark D. Smith, L.S., dated November 15, 2002, known as
Sovereign Village, Section 2-A, which property is further described on the Final Master
Development Plan of Sovereign Village as filed in the Office of the County of Frederick
Department of Planning and Development. This is a portion of the same real estate conveyed
to the DECLARANT by Deed dated October 1, 1999, of record in the Office of the Clerk of
the Circuit Court of Frederick County in Deed Book 948 at Page 1760; Manning & Ross,
LLC amended its name to Manning & Ross Developers, LLC by certificate duly issued from
the State Corporation Commission dated January 11, 2001.
WHEREAS, said real estate, as shown on the aforesaid attached plat, has been
subdivided into lots for the construction of single family homes thereon, and the attached plat
shows accurately the metes and bounds of the subdivided land, together with the dimensions
of each lot thereof and also shows certain surrounding lands in said Subdivision to be used as
common open space, storm water detention easement, landscaping easements, access and
driveway easements, sanitary sewer easements, drainage easements, and utility easements
over and across said lots, all of which shall constitute a portion of that development known as
Sovereign Village, and which common open space/driveway/ and access easement areas shall
be owned and maintained by the Sovereign Village Homeowners Association upon the terms
and conditions set forth hereinafter: and,
WHEREAS, the DECLARANT now desires to subdivide the same into lots to be
known as Sovereign Village. The subdivision of said real estate, as it now appears on the
aforesaid attached plat, is with the free consent and in accordance with the desires of the
undersigned DECLARANT, and the DECLARANT hereto further desires to subdivide the
aforesaid real estate in accordance with the provisions of "The Virginia Land Subdivision Act"
as are applicable and in force and effect as of the date of execution of this Deed of Dedication.
Co
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NOW, THEREFORE, THIS DEED OF DEDICATION WITNESSETH—rD
That for and in consideration of the premises and the benefits which will accrue by
reason of this Dedication, the DECLARANT does hereby subdivide all of that certain tract or
parcel of land designated as Sovereign Village Subdivision, Section 2-A, lying and being
situate in Red Bud Magisterial District, Frederick County, Virginia, and being more
particularly described by the aforesaid plat of Mark D. Smith, L.S., dated November 15, 2002,
attached hereto and made a part hereof and by this reference incorporated herein as if set out
in full, and which plat is drawn in conformity with the final master development plan for
Sovereign Village Subdivision, on file in the Office of the Frederick County Department of
Planning and Development. This is a portion of the same real estate conveyed to Manning &
Ross, LLC, said Deed being of record in the aforesaid Clerk's Office as heretofore recited.
For and in consideration as aforesaid, the Declarant does further dedicate all of the
streets in Sovereign Village, Section 2-A to Frederick County, Virginia (hereinafter
sometimes referred to as "the County") for public use, which streets dedicated hereby are
more particularly described by herein above referenced final subdivision plat of Sovereign
Village, Section 2-A.
All of the lots shown on the plat attached hereto shall be subject to the following
restrictions and covenants and Articles which are covenants running with the land, and shall
be binding upon all parties having any right, title and interest in and to the aforesaid lots or
any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each
owner thereof.
ARTICLE I
Section 1. "Association" shall mean and refer to Sovereign Village Homeowners
Association, Inc., a nonstock Virginia Corporation, it successors and assigns.
Section 2. "Common Areas" shall mean and refer to that certain real property
hereinabove described as common open space, driveway and access areas, and such additions
thereto as may hereafter be brought within the jurisdiction of the Corporation.
Section 3. A LOT" shall mean and refer to any of the lots designated upon the plat
of Sovereign Village Subdivision, with the exception of the common areas space and parking
areas.
2
13
CD
W
-C-
Section 4. "Member" shall mean and refer to every person or entity who holds
membership in the Association.
Section 5. "Owner" shall mean and refer to the record owner, whether one or more
persons or entities, of a fee simple title to any Lot which is a part of the Sovereign Village
Subdivision, as shown on the attached plat, including contract sellers, but excluding those
having such interest merely as security for the performance of an obligation.
Section 6. "Declarant' shall mean and refer to Manning & Ross Developers, LLC,
its successors and assigns.
ARTICLE II
Every person or entity who is a record owner of a fee or undivided fee interest in any
Lot which is subject by covenants of record to assessments by the Association, including
contract sellers, shall be a member of the Association. The foregoing is not intended to
include persons or entities who hold an interest merely as security for the performance of an
obligation. Only one membership shall be accorded per Lot. Membership shall be
appurtenant to and may not be separated from ownership of any Lot which is subject to
assessment by the Association. Ownership of such Lot shall be the sole qualification for
membership.
ARTICLE III
VOTING RIGHTS
Each Member of the Association shall have one vote for each lot owned in which said
Member shall hold the interest required for membership in Article II. When more than one
person holds such interest in any Lot, all such persons shall be Members. The vote for such
Lot shall be exercised as they among themselves determine, but in no event shall more than
one vote be cast with respect to any Lot.
The affairs of the Association shall be managed by a Board of not less than three (3),
but no more than five (5) directors, who must be members of the Association. The initial
Board of Directors shall be appointed by the DECLARANT and serve until the first annual
meeting following conveyance of all of the Lots in Sovereign Village Subdivision without the
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assignment of Declarants Rights reserved herein; thereafter, the Board of Directors shall be
elected by the Membership as determined in the Bylaws of the Association.
TREASURER
In the event that the Board of Directors deem it necessary, the Treasurer of the
Association shall be bonded, with the expense of such a fidelity bond for said officer to be
borne by the Association.
ARTICLE IV
PROPERTY RIGHTS IN COMMON PROPERTIES
Section 1. Member's Easement of Enjoyment: Every Member shall have a right
and easement of enjoyment in and to the "Common Areas", specifically including but not
limited to the rights of ingress and egress across the aforesaid "Common Areas" and such
easement shall be appurtenant to and shall pass with the title to every assessed Lot, subject to
the following provisions:
(a) The rights of the Association, in accordance with its
Articles and Bylaws, to borrow money for the purpose of
improving the aforesaid "Common Areas" and in aid thereof
to mortgage said property and the rights of such mortgagee in
said "Common Areas" shall be subordinate to the rights of the
Homeowners hereunder.
(b) The rights of the Association to suspend the voting
rights and the right to the use of the "Common Areas" by a
Member for any period during which any assessment against
his Lot remains unpaid; and for a period not to exceed thirty
(30) days for any infraction of its published rules and regulations.
(c) The rights of the Association to dedicate or transfer all
or part of the "Common Areas" to any public agency, authority,
or utility for such purposes and subject to such conditions as
may be agreed to by the Members. No such dedication or
transfer shall be effective unless an instrument signed by
Members entitled to cast two -third (2/3) of the votes has been
recorded agreeing to such dedication or transfer, and unless
written notice of the proposed action is sent to every Member
not less than twenty-five (25) days nor more than fifty (50)
days in advance.
4
C)
CA.)
C.RJ
Section 2. Delegation of Use: Any Member may delegate, in accordance with
the Bylaws, his right of enjoyment to the "Common Areas" to the members of his family, his
tenants, or contract purchasers who reside on the property.
Section 3. Title to the "Common Areas": The DECLARANT hereby covenants for
its heirs and assigns, that Manning & Ross Developers, LLC, will convey fee simple title to
the common open space (referred to herein above as the "Common Areas") to the Association,
prior to the conveyance of the first of the Lots in said Subdivision to a grantee other than one
which is wholly owned by the DECLARANT.
ARTICLE V
COVENANTS FOR MAINTENANCE ASSESSMENTS
FOR THE ASSOCIATION
Section 1. Assessments: The DECLARANT, for each Lot owned, hereby
covenants, and each Owner of any Lot by acceptance of a Deed therefore, whether or not it
shall be so expressed in any such Deed or other conveyance, is deemed to covenant and agree
to pay to the Association (1) annual assessments or charges, and (2) special assessments for
capital improvements, such assessments to be fixed, established, and collected from time to
time as hereinafter provided. The annual assessments and special assessments, together, with
interest thereon at the rate of twelve percent (12.00%) per annum and costs of collection
thereof, as hereinafter provided, shall be a charge on the land and shall be a continuing lien
upon the property against which each such assessment is made. Each such assessment,
together with such interest, costs and reasonable attorney's fee, shall also be the personal
obligation of the person who was the Owner of such property at the time when the assessment
fee was due. The personal obligation shall not pass to his successors in title unless expressly
assumed by them, but shall continue as a lien upon said lot as set forth herein above.
Section 2. Purpose of Assessments: The assessments levied by t h e
Association shall be used exclusively for the following purposes, to -wit: Improvements and
maintenance of the "Common Areas", specifically including, but not limited to, payment of
real estate taxes, repairs, snow removal, storm drainage repair, maintenance of street lights
and payment of all utility charges therefore, and services and facilities devoted to the
aforesaid purposes and related to the use of and enjoyment of the "Common Areas"; for the
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maintenance of shrubbery and lawns, including the mowing of all lawns in the "Common
Areas"; and further for the purpose of promoting the recreation, health, safety and welfare of
the resident in the "Common Areas" of Sovereign Village Subdivision, including payment of
all liability insurance premiums for said "Common Areas" and facilities within.
Section 3. Basis and Maximum of Annual Assessments: Commencing January 1,
2003, the maximum annual assessment shall be $50.00 per year per Lot;
(a) Thereafter, the maximum annual assessment per Lot
may be increased above that set forth herein above by
a vote of the Members for the next succeeding year
and at the end of each year's period, for each succeeding
period of one year, provided that any such change shall
have the assent of two-thirds (2/3) of the votes of
Members who are voting in person or by proxy, at a
meeting duly called for this purpose, written notice of
which shall be sent to all Members not less than thirty (30)
days nor more than sixty (60) days in advance of the
meeting, setting forth the purpose of the meeting. The
limitations hereof shall to apply to any change in the
maximum and basis of the assessments undertaken as an
incident to a merger or consolidation in which the
Association is authorized to participate under its Articles of
Incorporation.
(b) After consideration of current maintenance costs and future
needs of the Association, the Board of Directors may fix the
annual assessments at an amount not in excess of the maximum.
Section 4. Special Assessments for Capital Improvements:
In addition to the annual assessments authorized above, the Association may levy in any
assessment year a special assessment applicable to that year only, for the purpose of
defraying, in whole or in part, the cost of any construction or reconstruction, unexpected
repair or replacement of a described capital improvement upon the "Common Areas",
including the necessary fixtures and personal property related thereto, provided that any such
assessment shall have the assent of two-thirds (2/3) of the votes of Members who are voting in
person or by proxy at a meeting duly called for this purpose, written notice of which shall be
sent to all Members not less than thirty (30) days nor more than sixty (60) days in advance of
the meeting, setting forth the purpose of the meeting.
Section 5. Uniform Rate of Assessment: Both annual and special assessments
must be fixed at a uniform rate for all Lots, and may be collected on a monthly basis.
Section 6. Quorum for any Action Authority Under Sections 3 and 4: At the first
meeting called, as provided in Sections 3 and 4 hereof, the presence at the meeting of
Members or of proxies entitled to cast Fifty -One percent (51%) of all votes shall constitute a
quorum. If the required quorum is not forthcoming at any meeting, another meeting may be
called, subject to the notice requirement set forth in Sections 3 and 4 and the required quorum
at any such subsequent meeting shall be one-half (1/2) of the required quorum at the preceding
meeting. No such subsequent meeting shall be held more than sixty (60) days following the
preceding meeting.
Section 7. Date of Commencement of Annual Assessments: DUE DATE: The
annual assessments provided for herein shall commence as to any Lot on the first day of the
month following the conveyance of that particular lot to a grantee other than one wholly
owned by DECLARANT. The first annual assessment shall be adjusted according to the
number of months remaining in the calendar year after acquisition of title by any purchaser for
DECLARANT. The Board of Directors shall fix the amount of the annual assessment against
each Lot at least thirty (30) days in advance of each annual assessment period. Written notice
of the annual assessment shall be sent to every Owner subject thereto. The due dates shall be
established by the Board of Directors. The Association shall, upon demand at any time,
furnish a certificate in writing signed by an officer of the Association, setting forth whether
the assessments on a specified Lot have been paid. A reasonable charge may be made by the
Board for the issuance of these certificates. Such certificates shall be conclusive evidence of
payment of any assessment therein stated to have been paid.
Section 8. Effect of Non -Payment of Assessments: Remedies of the Association:
Any assessments which are not paid when due shall be delinquent. If the assessments
which is not paid within thirty (30) days after the due date, the assessment shall bear interest
from the date of delinquency at the rate of twelve percent (12%) per annum, and the
Association may bring an action at law against the Owner personally obligated to pay the
same, or foreclose the lien against the property, and interest, costs and reasonable attorney's
fees on any such action shall be added to the amount of such assessment. No Owner may
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waive or otherwise escape liability for the assessments provided for herein by non-use of the
"Common Areas" or abandonment of his Lot.
Section 9. Subordination of the Lien to Mortgages: The lien of the assessments
provided for herein shall be subordinated to the lien of any mortgage or mortgages now or
hereafter encumbering any Lot. Sale or transfer of any Lot shall not affect the assessment
lien. However, the sale or transfer of any Lot which is subject to any mortgage, pursuant to a
decree of foreclosure thereof, shall extinguish the lien of such assessments as to payments
thereof which become due prior to such sale or transfer. No sale or transfers shall relieve such
Lot from liability for any assessments thereafter becoming due from the lien thereof.
Section 10. Exempt Property: The following property subject to the Declaration
shall be exempt from the assessments created herein; (a) the "Common Areas"; (b) all
properties dedicated to and accepted by a local public authority; and (c) all properties owned
by a charitable or nonprofit organization exempt from taxation by the laws of the State of
Virginia: and (d) any and all lots, whether improved or unimproved, owned by
DECLARANT. However, no residence occupied as a dwelling shall be exempt from these
assessments, regardless of ownership.
Section 11. Failure to Maintain "Common Areas": In the event that t h e
Association, or its successors, shall fail to maintain the "Common Areas" in reasonable order
and condition, the County of Frederick may take such action as authorized by the Frederick
County Zoning Ordinance. The County of Frederick Zoning Ordinance is by this reference
made a part hereof as if set out in full.
ARTICLE VI
USE, RESTRICTIONS AND COVENANTS
This Subdivision shall be subject to the following restrictions which are constituted
covenants real to run with the land:
1. All Lots shall be used for single family residential purposes only.
No detached garage or carport shall be permitted on any lot.
2. No profession or home occupation shall be conducted in or on
any part of a Lot; provided, however, that DECLARANT reserves
the right to use one or more of said Lots for business purposes
in connection with the development, sales and operation of said
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subdivision.
3. No building or structure of any kind whatsoever shall be erected, altered,
placed, or permitted to remain on any lot, other than a permanent single family
dwelling. No such dwelling shall exceed two stories above foundation line in
height. No other building or improvements shall be erected, altered, or placed
or permitted to remain on any lot other than a carport or garage, patio walls, in
ground swimming pool, wooden fences, as hereinafter described, and other
outbuildings for use and enjoyment of the lot for residential purposes. Any
gazebo, garden shed, other outbuildings, mailbox, newspaper box or receptacle
of any type, shall not be placed on a lot unless approved by the Architectural
Committee hereinafter referred to. Any garage or carport as herein before
provided shall be homogeneous in design to the dwelling. No mobile homes
are permitted on any of said lots. No recreational type camper or trailer shall
be parked on any of said lots until such time as a home is build on such lot and
thereafter, such recreation camper, trailer or recreational vehicle must be stored
within a garage area so that the same may not be seen from any roadway.
4. All homes shall have 1,900 square feet of living space except ranch homes,
which shall have 1,500 square feet of living space. No split foyer, or modular
or prefabricated homes shall be allowed. Living space shall be computed using
outside foundation measurements and shall be exclusive of carports, garages
and basements. Roof pitch shall be at least 5/12.
5. No dwelling, garage or other building shall be erected or placed on any lot
which has an exterior construction other than brick, wood, stone, dryvit, or
combination thereof, unless otherwise approved by the Architectural
Committee. In no event will the exterior surface of any home have less than
200 square feet of stone or brick. No masonite board or log home shall be used
on the exterior of any home. Any exterior solar design or antennae, satellite
dish, towers, transmitters for radio, television, microwave, or the like, must be
screened and approved by the Architectural Committee. In this respect, the
Architectural Committee may engage such professional services for review of
plans and each lot owner submitting said plans shall pay the reasonable charges
made for review by the professional services.
6. After a residence is built on any of said lots, the lot owner shall provide in
connection therewith off-street parking space of at last 12' x 50' which will be
paved with concrete.
7. No signs or advertising of any nature shall be erected or maintained
on any Lot except for sale signs for said Lot not to exceed four (4)
square feet in area, or signs used by a builder to advertise the
property during construction and sale. No "For Rent" signs shall be
allowed on any Lot whatsoever.
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8. No boats, mobile homes, motor homes, campers, buses, trailers c-0
of any type, tractors, truck or other motor vehicles (other than
automobiles, motorcycles, pickup trucks and 3/4 ton (or less) vans)
shall be permitted on any Lot except during the course of
construction. No motor vehicle or material portion thereof which
does not have a current license and current Virginia inspection
sticker shall be permitted on any Lot.
9. No animals of any kind (including livestock, poultry or birds) shall
be permitted on any Lot, except that dogs, cats and other usual
household pets may be kept, provided they are not kept, bred or
maintained for commercial or charitable purposes or in unusual
numbers; and further provided that no dogs shall be permitted to
run at large or without restraint in said Subdivision. No dog may
be tied and left unattended outdoors.
10. No fence or hedge shall be constructed or erected on any Lot in said
Subdivision, without prior approval by the Association. This
restriction shall not apply however, to any hedge or fence
constructed or erected by the DECLARANT.
11. No noxious or offensive activities shall be carried on upon any Lot,
nor shall anything be done thereon which may be or may become
an annoyance or nuisance to the neighborhood.
12. In the event that a dwelling is destroyed, or has materially deteriorated, the
owner of the unit shall immediately repair the damage or deterioration. No
structure other than a dwelling house of at least the same dimensions and
architecture as the unit destroyed shall be constructed in the place of the
original home.
13. Each Owner shall keep all Lots owned by him and all improvements
therein or thereon in good order and repair and free of debris,
including, but not limited to, the seeding, watering, and mowing
of all lawns, the pruning and cutting of all trees and shrubbery
(in the event that such duties are not undertaken and performed by
the Association, as set forth herein above), and the painting (or
other appropriate external care) of all buildings and other improve-
ments, all in a manner and with such frequency as is consistent
with good property management. In the event an Owner of any
Lot in Sovereign Village Subdivision shall fail to maintain the
premises and the improvements situated thereon as provided
herein, the Association, after notice to the Owner as provided in
the Bylaws and approval by two-thirds (2/3) vote of the Board of
Directors, shall have the right to enter upon said Lot to correct
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drainage and to repair, maintain and restore the Lot and the
exterior of the building erected thereon. All cost related to such
correction, repair, or restoration shall become a special assessment
upon such Lot.
14. No Lot shall be used or maintained as a dumping ground for rubbish.
Trash, garbage or other waste shall be in sanitary containers. All
incinerators or other equipment for the storage or disposal of such
material shall be kept in a clean and sanitary condition in the rear.
No refuse or any container for same shall be placed or stored in front
of any home, except on the date of garbage pickup.
15. No trees shall be planted nor other digging undertaken without
first securing the approval of the local power company and without
first being advised as to the location of all underground electrical,
television cable and telephone wires.
16. No exterior clothes line, or hanging device, shall be permitted on any
Lot.
17. The color of the paint on the exterior of every building on each Lot
shall remain the same as the original color.
18. No building, structure, addition nor exterior alteration (including
basketball backboards, rims or nets) or improvements of any character shall be
constructed upon any Lot or dwelling located thereon, except as exterior
painting is permitted by the prior paragraph, unless the plan of construction,
including quality of workmanship, design, colors and materials, shall have
been approved in writing by the Sovereign Village Homeowners Association
as being in harmony with the whole subdivision, especially the adjoining
homes.
19. If in the construction of any dwelling by DECLARANT there
occurs an encroachment, then such encroachment shall be deemed
a perpetual easement for the benefit of the dominant Lot.
20. The DECLARANT reserves the right for itself, its successors and assigns, or
an Architectural Committee being itself or appointed by it, its successors or
assigns, to reject any and all plans for houses or other structures proposed to be
constructed on any lot. The DECLARANT retains the majority vote on the
Architectural Committee.
The DECLARANT shall constitute the Architectural Committee and shall have
the power to appoint its successors in interest, and such Architectural
Committee shall have no liability whatsoever, either direct or indirect, on the
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approval or disapproval of matters as set forth herein above, but such power in
the Architectural Committee shall be solely discretionary. The size of the
Architectural Committee shall be determined by the DECLARANT or its duly
nominated successors in interest.
If the said Architectural Committee, or its duly authorized representative, shall
fail to approve or disapprove any proposed plans, specifications, or locations
within thirty days after the same have been submitted to the DECLARANT for
approval, such plans, specifications, and locations shall be deemed to have
received the approval of said Committee, or its duly authorized agent.
Any or all of the rights, powers, duties and obligations which, in this
instrument, are assumed by, reserved, or given to the DECLARANT, its
successors or assigns, for the said Architectural Committee, may be assigned
or transferred to any one or more corporations or associations which will agree
to assume said rights, powers, duties, and obligations and carry out and
perform the same. Any such assignment or transfer shall be made by
appropriate instrument in writing in which the assignee or transferee shall join
for the purpose of evidencing its acceptance of such rights, power, duties, and
obligations, which instrument shall be recorded; and such assignee or
transferee shall thereupon have the same rights and powers and be subject to
the same obligations and duties as are herein given to and assumed by the
DECLARANT, its successors or assigns, or the said Architectural Committee.
In the event of such assignment or transfer, the DECLARANT, its successors
or assigns, or said Architectural Committee, shall thereupon be released from
all of the rights, powers, duties, and obligation in this instrument reserved or
given to and assumed by the DECLARANT, its successors or assigns, or the
said Architectural Committee. The right of assignment hereby reserved to the
DECLARANT, its successors or assigns, and the said Architectural
Committee, is so reserved to the end that the rights, powers, duties and
obligations reserved and given to them may be assigned to an association or
corporation formed by the owners of lots in said subdivision for the purpose of
accepting said assignment; and such assignment may be made at such time as
the DECLARANT, its successors or assigns, and the said Architectural
Committee shall jointly determine.
In the event that the DECLARANT fails to appoint an Architectural
Committee, or if such Architectural Committee has formed but is later
disbanded, then approval for plans may be obtained by the lot owner
submitting plans drawn and signed by a licensed architect in the State of
Virginia, and in addition, if the plans are for an allowed outbuilding, then such
architect shall further certify that the design is homogeneous with the existing
structure on said lot.
21. The DECLARANT herein reserves and shall have the right alone to
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waive any one or more of the restrictive covenants and conditions Ci
contained herein as to any Lot transferred by it except that it cannot
change the use of any Lot from residential to commercial. This
waiver shall not affect the binding effect of the covenants and
conditions upon any other Lot. The DECLARANT further reserves
the right along to impose additional restrictive covenants and
restrictions as to any Lot or Lots owned by it at the time of the
imposition and such imposition shall not affect the binding effect of
these provisions upon any other Lots.
22. The invalidation of any one of the covenants or restrictions contained
herein by judgment or Court order shall in nowise affect any of the
other provisions which shall remain in full force and effect. The
failure of the Lot Owners or the DECLARANT herein to enforce
any covenants or restrictions shall not be deemed to be a waiver of
the right to do so thereafter as to a default occurring prior or
subsequent thereto.
ARTICLE VII
EASEMENTS
Section 1. Sewer and Water Easement: The property dedicated hereby is subject
to that certain easement(s) or right(s) of way designated Sanitary Sewer Easement and Utility
Easement on the aforesaid attached plat. The DECLARANT does hereby grant and convey
unto the Frederick County Sanitation Authority, a perpetual right of way or easement over the
aforesaid rights of way for the installation and maintenance of water and sewer lines and any
related facility designated on the aforesaid plat as Sanitary Sewer Easement and Utility
Easement.
Section 2. Access and Driveway Easements: The property dedicated hereby
is subject to those certain easements designated Private Access and Driveway Easements
which are shown on the aforesaid attached plat, which Easements shall be for the private use
of the Lot owners of Sovereign Village, their successors, assigns and invitees.
All lot owners shall be entitled to free passage over any sidewalks that are constructed
and which run parallel with the streets in Sovereign Village, Phase 2-A, and over any
sidewalks so constructed with regard to additional properties added as a part of Sovereign
Village. All sidewalks shall be kept free of obstruction and provided further that all owners
shall remove snow from the sidewalk that transverses their lot.
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Section 3. Surface Drainage Easement: The property dedicated hereby is subject
to that certain easement or right of way designated Storm Water Detention Easement on the
aforesaid Final Master Development Plan of the County of Frederick for the purpose of
surface water drainage easement. No structures of any kind which substantially impede or
obstruct the flow or ponding of surface drainage water may be placed within said surface
water drainage easement designated on the aforesaid plat. Said Storm Water Detention
Easement may not be altered or modified without the prior consent of the County of
Frederick, and the DECLARANT does hereby grant and convey unto the County of Frederick
a perpetual right of way or easement over the aforesaid designated Storm Water Detention
Easement for the purpose of so providing surface drainage. DECLARANT does further agree
that the County of Frederick shall be under no obligation to maintain said Storm Water
Detention Easement, provided, however, that in the event the Association fails to maintain
said easement, then, and in that event, the County of Frederick shall have the right to maintain
the same and charge the Association pursuant to the provision of Article V, Section 11, herein
above.
DECLARANT, for a period of five (5) years from the date of conveyance of the first
lot in Sovereign Village Subdivision, reserves a blanket easement and right on, over and under
the ground within said Subdivision to maintain and correct drainage of surface water in order
to maintain reasonable standards of health, safety and appearance. Such right expressly
includes the right to cut any trees, bushes or shrubbery, make any grading of the soil or to take
any other similar action reasonably necessary, following which the DECLARANT shall
restore the affected property to its reasonable predisturbance condition as near as practical.
The DECLARANT shall give reasonable notice of intent to take such action to all affected
owners, unless in the opinion of the DECLARANT an emergency exists which precludes such
notice.
Reservation by DECLARANT of such blanket easement and rights contained herein
shall not, in any way, obligate DECLARANT to undertake any maintenance, repair or
corrective action whatsoever and shall not impose any liability or responsibility upon
DECLARANT therefore.
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Section 4. Reservations: The DECLARANT reserves unto itself, its successors or
assigns, the right to erect, maintain, operate and replace underground telephone and electrical
conduits, related equipment, and other facilities, sewer, gas, water, and television lines and
related equipment, and other utility equipment where such utility lines and equipment are now
located and within the Utility Easements and Sanitary Sewer Easements, as designated on the
attached plat, and over the "Common Areas" as needed.
Section 5. Signage Easements: The DECLARANT reserves unto itself, its successors
or assigns, the certain signage easement located within the open space running parallel to
Senseny Road. The purpose of said signage easement is to erect identification signage for
Sovereign Village Subdivision and additional lands added thereto as provided herein and
which signage while being originally erected by DECLARANT, shall be maintained by the
Sovereign Village Homeowners Association.
ARTICLE VIII
GENERAL PROVISIONS
Section 1. Enforcement: The Association, its successors or assigns, or any
Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions,
conditions, covenants, reservations, liens and charges, now, or hereafter, imposed by the
provisions of this Declaration. Failure by the Association, its successors or assigns, or by any
Owner to enforce any covenant or restriction herein contained shall in no event by deemed a
waiver of the right to do so thereafter. All costs which the Association, its successors or
assigns, or any Owner shall incur in the enforcement of the restrictions, conditions, covenants,
reservations, liens, and charges, nor or hereafter imposed, shall be borne by the party against
which action is taken and which costs shall include reasonable attorney's fees, costs, and
damages.
Section 2. Severability: Invalidation of any one of these covenants or
restrictions by judgment or court order shall in no way affect any other provision which shall
remain in full force and effect.
Section 3. Amendment: The covenants and restrictions of this Declaration shall
run with the land and bind the land, and shall inure to the benefit of and be enforceable by the
Association, or the Owner of any Lot subject to this Declaration, their respective legal
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representatives, heirs, successors and assigns, for a term of thirty (30) years from the date this
Declaration is recorded, after which time, said covenants shall be automatically extended for
successive periods of ten (10) years. The covenants and restrictions of this Declaration may
be amended during the first thirty (30) year period by an instrument signed by not less than
ninety percent (90%) of the Lot Owners, and thereafter, by an instrument signed by not less
than seventy-five percent (75%) of the Lot Owners. Any amendment must be properly
recorded.
Section 4. Dissolution: Upon dissolution of the Association, other than incident
to a merger or consolidation, the assets of the Association shall be dedicated to an appropriate
public agency to be used for purposes similar to those for which the Association was created
or for general welfare of the residents of Sovereign Village Subdivision. In the event that
such dedication is refused acceptance, such assets shall be deemed vested in the Members of
the Association as tenants in common.
Section 5. Dedication of Street: The DECLARANT does hereby dedicate unto the
County of Frederick, Virginia as public streets those certain roadways designated as Wickham
Terrace, Dover Drive and Rossman Boulevard on the attached plat of Sovereign Village
Subdivision.
The Dedication and Subdivision of the land as shown on the attached plat is with the
free consent and in accordance with the desire of the undersigned DECLARANT of the land
being subdivided, and is in conformity with the provisions of "The Virginia Land Subdivision
Act" as are applicable, together with the applicable ordinances and regulations of the
governing body of the County of Frederick, Virginia.
The County of Frederick, Virginia and the Frederick County Sanitation Authority, by
the signature of its agents on the attached plat, do accept the dedications to public domain of
the land and easements, respectively, herein described as such.
The designated "Common Area" are not dedicated hereby for use by the general public
but are dedicated to the common use and enjoyment of the homeowners in Sovereign Village
Subdivision as provided herein above.
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ARTICLE IX
ADDITIONAL SECTIONS
Section 1. '"Additional sections ("Phases") of Sovereign Village will be added in
the future and those sections, as they are added, will become part of Sovereign Village
Subdivision, subject to the same provisions as set forth herein and governed by the same
property owners association, provided, however, that DECLARANT may amend the land use
restrictions, setback requirements, building sizes and any other provisions so long as the same
scheme established in Sovereign Village, that being a single family residential lot is
maintained.
Section 2. The additions authorized under this Article shall be made by filing of
record a Supplementary Declaration of Covenants and Restrictions with respect to the
additional property which shall extend the scheme of the covenants and the restrictions of the
Declaration (amended as herein permitted) to such property.
Section 3. Such Supplementary Declaration may contain such complementary
additions and modifications of the covenants and restrictions contained in this Declaration as
may be necessary to reflect the different character, if any of the added properties, and as are
not inconsistent with the scheme of this Declaration. Except as hereinafter permitted, such
Supplementary Declaration shall not revoke, modify or add to the covenants established by
this Declaration within the existing property.
Section 4. The DECLARANT shall not be and is not bound to make or proceed
with the addition of any of the proposed additional sections of Sovereign Village Subdivision.
WITNESS the following signatures and seals:
DECLARANT:
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STATE OF VIRIGINIA 011
CITY/C-Q 1— -r OF/J),Xeb PTO WIT:
I, Q • tary Public in and for the State and jurisdiction aforesaid
do hereb certi that vid R. Madison, and Gregory M. Bancroft, Managers of Manning &
Ross Developers, LLC, whose names are signed to the foregoing Deed of Dedication dated
the a �' day of 2003, have personally appeared before me and
acknowledged the same in my State d jurisdiction aforesaid.
Given under my hand this day of , 2003.
My commission expires: 41 -e -s4 '1200 S ��
11268/A:DEED of Dedication Sovereign Village Section 2-A
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APPROVALS:
AREA TABULATION:
'
TOTAL LOT AREAS = 1 1.4332 AC
ROAD R/W AREA = 3.6998 AC
.' -,' rederick Co. Sanitation Authority Date
TOTAL OPEN SPACE = 4.5256 AC
SUBDIVIDED AREA = 19.6586 AC
0 22 7
Frederick Co. Subdivi ion Administroto Date
ORIGINAL AREA = 122.5659 AC
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REMAINING AREA = 102.9073 AC
Va. Dept. of Tra portation Date
OWNER'S CERTIFICATE:
THE SUBDIVISION OF THE LAND SHOWN
HEREON IS WITH THE FREE CONSENT
AND IN ACCORDANCE WITH THE DESIRE Acknowledged before me
OF THE UNDERSIGNED OWNERS,
PROPRIETORS, AND TRUSTEES, IF ANY. this c� y day of �ik �+�ti 20
FOR : MANNING & ROSS DEVELOPERS, LLC M Commission Expires:
y p /l)
L:�� 6Q. �na-k '
I Z 26)02-
BY Notary
DATE
SURVEYOR'S CERTIFICATE:
I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS SUBDIVISION IS A PORTION OF
THE LANDS ACQUIRED BY MANNING & ROSS DEVELOPERS, LLC, BY DEEDS DATED
OCTOBER 1, 1999 AND NOVEMBER 28, 2001 AND RECORDED AMOHE LAND
RECORDS OF FREDERICK COUNTY, VIRGINIA, IN DEE AT PAG . 1760 AND
AO&OK9
INSTRUMENT NO. 010016381.
MARK D. SMITH, LS
PARENT TAX PARCEL IDENTIFICATION
TAX ID No.: 65—((A))-39 101.1539 AC. ZONE: RP USE: VACANT
TAX ID No.: 65—((A))-39A 21.4120 AC. ZONE: RP USE: VACANT
FINAL SUBDIVISION PLAT
SOVEREIGN VIL LA GE
TH
SECTION 2 -A
RED BUD DISTRICT — FREDERICK COUNTY, VIRGINIA
U MARK D. ITH
No.002009
SCALE: N/A
DATE: NOVEMBER 15, 2002
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
`rU SURD Y
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
2185 SHEET 1 OF 18
Founded in 1971 www.greenwayeng.com
INSET MAP
NOT TO SCALE
TM 65-((A))-39
MANNING AND ROSS DEVELOPERS, L.L.C.
INSTJ 010016381
FUTURE DEVELOPMENT
16 j 20 1 21 1 22 1 23 26
17 SOVEREIGN VILLAGE 27
IB 19 SEC
ONE - PHASE TWO 24
15 INST.J 020007579 25 r
ZONED: RP, USE.
RES.
28
MONET
TERRACE
14
13 12 11 10 9 8 29
31 30
rl 33 32
y 39
1 2 3 4 .5 6 7 37 38
34 3 36
WAYFARING
OR(
�� 70 ��--- Vl' 0�ry
76 75 747;7J72 7f t 4� F24f 40
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2-4
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: N/A I DATE: NOVEMBER 15, 2002
GREENWAY ENGINEERING
151 WINDY HELL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
V
MARK D. SMITH
No.002009 ;
SU5
2185 SHEET 2 OF 18
A MONETARY CONTRIBUTION OF $J, 558. 73 PER LOT SHALL BE PAID TO
THE TREASURER OF FREDERICK COUNTY PRIOR TO THE ISSUANCE OF THE
INITIAL BUILDING PERMITS FOR EACH LOT.
LEGEND:
BRL = BUILDING RESTRICTION LINE
= POINT
0 = IRON REBAR SET
NOTES:
1. ALL LOTS ARE SUBJECT TO A 20' SLOPE & DRAINAGE EASEMENT ALONG
ALL STREET RIGHT—OF—WAY LINES AND A 10' UTILITY & DRAINAGE
EASEMENT ALONG ALL PROPERTY LINES.
2. PRIOR TO THE ACCEPTANCE OF THE ROADS CONTAINED IN SOVEREIGN
VILLAGE INTO THE STATE SYSTEM, A PERMANENT CONNECTION TO THE
EXISTING STATE ROAD SYSTEM MUST BE CONSTRUCTED CONSISTENT WITH
THE APPROVED MASTER DEVELOPMENT PLAN.
3. SETBACKS UNLESS OTHERWISE NOTED ARE
FRONT = 35'
SIDE = 10'
REAR = 25'
4. ALL LOTS ARE SINGLE FAMILY DETACHED — URBAN
MINIMUM LOT WIDTH AT SETBACK = 70'
MINIMUM LOT WIDTH AT R/W = 40'
MINIMUM LOT SIZE = 12, 000 SO FT
5. LOTS 88, 89, 90, AND 91 WITH FRONTAGE ON ROSSMANN BOULEVARD
WILL NOT BE ALLOWED DIRECT VEHICULAR ACCESS TO ROSSMANN BOULEVARD
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE T
SECTION 2-A°
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA M RK D. SMITH
SCALE: N/A I DATE: NOVEMBER 15, 2002 No.002009
GREENWAYYENGINEERING
141M LANE
Engineers WINCHESTER, VA. 22602 `,1J
Surveyors TELEPHONE: (540) 662-4186
FAX: (540) 722-9528
Founded in 1971 E-MAIL: www.greenwayeng.com 2185 SHEET 3 OF 18
F
CURVF
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C2
925.00'
468.89'
463.89'
N 60' 16'45" E
29'02'38"
C3
525.00'
265.40'
262.59'
N 60' 19'09" E
2857'53"
C4
900.00'
706.27'
688.29' •
N 52'19'12" E
44'5745"
C5
1 550.00'
171.94'
171.24'
N 65 50'45" E
17'5442"
C28
575.00'
116.36'
116.16'
S 69'00'15" W
11'35'40"
C29
875.00'
443.55'
438.82'
S 601645" W
29'02'38"
05
875.00'
112.18'
112.10'
N 62'47'08" E
0720'43"
06
875. 00'
8Z 04'
87.00'
N 69' 18'29" E
05'4 1'58"
07
875.00'
40.37'
40.37'
N 73'2846" E
02'38'37"
C38
575.00'
39.58'
39.57'
N 72'4947" E
03'5637"
• OBR/D/,gA,
SEE SHEET 5 c �r
80 \� 81
S 19008'32" E ` - -
_, O� SEE
150.00' _ _`. 84 SHEET 6
�•?I • 70' 20' DRAINAGE
I EASEMENT
i LOT 79 m
04'" W
12411 SQ.: FT N : �� S 70.2483.38'
I I I
10' 9Rc85
S 17'5052" 'E'
— _—_ 154.39'_—_ —_ �
10' BRL S 70'04'24" W
0 38.56'
I LOT 78, H
12055 SO.` -FT /
I N 89'20'16" W
54, 67- N 89'20'16" W
L
1-=o,* / 3606'
S 23'30 32 186
E
140.61 % 20' SANITARY
r — 10' BRL i EWER EASEMENT
W j LOT 7�-
112175 SO., FT•l
I h/ 87
10 BR�
N 3� 3''3 O\ \
89.p3
w
Z"
W
89
SEE SHEET 8 50 0 50
GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT .
SOVEREIGN VILLEAGE
SECTION 2-A
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA
SCALE: 1" = 50' 1 DATE: NOVEMBER 15, 2002
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in, 1971 www•greenwayeng.com
. v � ,Jv
MARK D. SMITH
No.002009
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C3
525.00'
265.40'
262.54'
N 16'19'09" E
28'5753"
C5
550.00'
171.94'
171.24'
N 65'50'45" E
17'5442"
C27
43.00'
62.80'
57.37'
S 74'57'05" E
83'40'58"
C28
575.00'
116.36"
116.16'
S 65'50'45" W
1135'40"
C39
575.00'
76.78'
76.72'
N 67*01'57" E
07*39'03"
TM 65-((A))-39
0 REMAINDER TRACT
FUTURE DEVELOPMENT
foss
Mw
1A,
�5B�ULEI/ARDN 50, Rlw
E �TL/NE O 315' WA ENE �\ \ I
9.38'
79 LOT 80 ;
12249 SQ. FTIQ1.1'
tc,
00
o L
20 DRAINAGE 0
EASEMENT ` _ _ 140.64
—0 / LOT �8.1.
I h 12260 SO. FT.
I � •,lam � �jl � z
10' BRL�J O W
ar
10' BRL 25' O
� � W
I�
84 � I 0� m � LOT 82 m � � � o � '
� o �I 12938 SO. FT' I c5Q �i oo
I �o I
N �
10_BRL
167.29' _ I 8.32'
I
83 50 0 50
SEE SHEET 6
GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE T
SECTION 2—A
RED BUD DISTRICT — FREDERICK -COUNTY VIRGINIA MARK D. SMITH
SCALE: 1" = 50' 1 DATE: NOVEMBER 15, 2002 No.002009
GREENWAY ENGINEERING ! /'
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Fa "And in f 97f www.jzreenwaveng.com 9 f R_5 SNFFT .S OF f R
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C7
200.00'
63.98'
63.70 :
S 23'5646" E
18' 19'41 "
C8
300.00'
98.08'
97.64' " + •
S 81 ' 17'46" W
18'4355"
C9
300.00'
17.21 '
17.21 '
N 73'3427" E
OX 17' 15"
C24
275.00'
89.9 1'
89.51 '
N 81 ' 17'46" E
18'4355"
C25
43.00'
65.08'
59.04'
S 283427" W
864245"
C26
175.00'
55.98'
55.74'
S 23'5646" E
18' 19'41 "
C40
275.00'
48.59'
48.53' ,'
S 76'5932" W
10'0726"
C41
275.00'
41.32'
41.28"
S 86.21 '29" W
08'3629"
B ioRw
/ N Olt-
20' '30MW I ( 4,
SEWER EASEMENT I
SEESHEET7
i o
�o'BR8,3.,9 / !y I 79
44 9 _
J� i
LOT 84 ,�/�`�i•o
13006L SO. FT 1 / /1 °' 10, W
J.
25' 11 40 ..�0--T 80.77' 44.78 N 70
8'04 24
5.35' 25.58'
20' SAN/TARY�--, 1
I g SEWER EASEMENT 1
� � � r • 25' BRL
25, I w�1�'1 82
A.
W 0' I LOT 83 �► N SEE SHEET 5
V o ►� I 18482 SQ. FT
6.
I h \ • 3'.
Iy 1WN1GEa.
2 ASEMENT
I `s N3114�6.
1.43 cgs 33.06 36
S 14_46'55" E _ C7 _ N S R/W
ss 13' DO ER DRIVE 50 _
/ SEE SHEET 15 50 0 50
GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT .
SOVEREIGN VILLAGE
SECTION 2 A
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA
SCALE: 1 " = 50' DATE: NOVEMBER 15, 2002
GREENWAY ENGINEERING
151 WINDY' Mue LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540)' 722-9628
Founded in 1971
MARK D. SMITH
No.002009
N
EASEMENTS
LINE
BEARING'
DISTANCE
L 1
S 1532'57" W
30.40'
L2
S 74'27'03" E
53.92'
L3
N 74'27'03" W
44.79'
MERIDIAN OF
DB 843 PG 417
88
SEE SHEET 8
N 00'3944" E
10. BRL
77
LOT 87 o
N M 12000 SO. FT
10' BRL
N 00'39'44"
• 150:00' : � �
LAJ
10' BRL
m LOT 86 c4 W
78 �
12035 SO. FT
"� N :I 14.48'
I.j W
L . — _ . _ f0' BRL _
36.35'
N O0'39'44_E_ I
2 r 10' BRL
3
+ I N
�m .LOT 85 %°►�; 1`I
79
13472 SO. FT ,�/ I� i �Y _ .4 • —1o'
I 1 10 20 DRAINAGE
A
f0 BRL
1� S DO 58'17_E _
1
1
O
I 183.96'
�20' SANITARY
SEWER EASEMENT
\ \
84
SEE SHEET 6
FINAL SUBDIVISION PLAT
SOVEREIGN VILA GE
SECTION 2_A
EASEMENT
50 0 50
GRAPHIC SCALE
(IN FEET)
RED BUD DISTRICT — FREDERICK COUNTY. VIRGINIA
SCALE: 1" = 50' 1 DATE: ``NOVEMBER 15, 2002
GREENWAY:: ENGINEERING
161 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9628
onnded in 1971 www.greenwayeng.com
V v - V
MARK D. SMITH
No.002009
�4 sv�
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
Cl
1000.00'
277.83'
276.94' ,
N 37*4753" E
15'55'07"
C2
925.00'
468.89'
463•.$9'
N 60'1645" E
29'0238"
C4
900.00'
706.27'
688.29
N 52'19'12" E
44'5745"
C22
55.00'
271.31 '
68.75'
N 00'3944" E
28238'08"
C23
25.00'
22.39'
21.65"
N 63'40'44" W
51'19'04"
C29
875.00'
443.55'
438.82' •
S 60' 1645" W
29'02'38"
C30
500.00'
141.OX
140.56'
S 3740'37" W
16'09'39"
C31
500.00'
122,58'
122.27'
N 36'37'10" E
14'0247"
C32
500.00'
18.45'
18.45'
N 44'42'00" E
02'06'52"
C33
875.00'
150.52'
150.34'
N 50'41 '08" E
09'51 '23"
04
875.00'
53.44'
53.43'
N 57'21'48" E
03'2958"
C42
55.00'
51.08'
49.27'
N 64'3737" W
53'12'49"
C43
55.00'
1 46.63'
45.Z5'
S 64'2836" W
483446"
C44
55.00'
1 46.63'
45.25'
S 15153'500 W
48'3446"
41
\�.9 -
� MERIDIAN OF PLAT
52.90 S� j y �\ �DB 843 PG 417
F 50 0 50
20' DRAINAGE
N 24'18'31" W ;:� EASEMENT
- 11.90' 2 GRAPHIC SCALE
srS (IN FEET)
//. / _ : N; •::;:;:�::;�::.:: moo; �' sz
N1\..` 18.16 a��JJ
SEE SHEET 9 1 15101 So. FTARY
SEWE'EWEE � - 3S" 1 /' tK1Dc
10
�C22 \ 13772SO. FT
cl
_ 10' BRL _
O 5.00'''``� N O 1' 14'01 " W
I ��
_ 166.66'
LIJ 4 i 10' BRL - -
88
16448 SO. FT 15' WATERLINE BR j • 313 \
W I p SEMENT
� v� _ _ 10' BRL
S 00'39 44 �W /
....__p 77
i 25' 150. 00 SEE SHEET 4
i SEE SHEET 7
I I 87
FINAL SUBDIVISION PLAT N
SOVEREIGN VILLIAGE °F�1
SECTION 2-A ; :
RED BUD DISTRICT -- FREDERICK COUNTY VIRGINIA C-) MARK D. SMITH
SCALE: in = 50,1 DATE: . NOVEA4BER 15, 2002 No. 002009
GREENWAYYENGINEERING 11�" Istoz,
151 WINDMLL LANE
Engineers WINCHESTER, VA. 22602 ' u
Surveyors TELEPHONE: (640) 862-4185
FAX: (540) 722-9528
Founded in 1971 wvmgre6riwayengxom 2185SHEET 8 OF 18
co
w
c�
w
CURVE
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
Cl
1000.00'
277.83'
276.94'
N 37.47'53" E
15'55'07"
C4
900.00'
706.27'
688.29'
N 52'19'12" E
445745"
C22
55.00'
271.31 '
68.75'
N 00'3944" E
282.38'08"
C45
55.00'
46.63'
45.25'
N 32.40'55" W
48.3446"
`\EMq�iy�ERJ-39A
RE pEVELOPMCT
ENT
`'`•50_19 a E
SEE � Via,.
SyE�18 z
RIDS P' 4yt
MpB g43
1
E p� p�cT
N ` FNr
295Q•19p
110
1 . S6'IN
ON
o BCE' /\ �4iQ
35 47"
LOT 15
�Orj
/ SOVEREIGN VILLAGE '
SECTION ONE
LOT 16:.:::'
58.20'
20' DRAINAGE EASEMENT
50 0 50
GRAPHIC SCALE
(IN FEET)
N
�\ c13\
LOT 91 \\'�r
18736 SO. FT ,• �
92
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2 A
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
SCALE: i " = 50'1 DATE: NOVEMBER 15, 2002
/e:j7,N\ GREENWAY'' ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER,' VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
' SANITARY
VER EASEMENT
TH
MARK D. SMITH
No.002009
L4. sUxx
C?
C-0
cy�
Lfl
CURV
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C21
25.00'
22.39'
21.65'
N 65'00'12" E
51.19'04"
C22
55.00'
271.31'
68.75'
N 00'3944" E
282.38'08"
C46
55.00'
46.63'
45.25'
S 81.1541 " E
48'3446"
C47
1 55.00'
33.70'
33.17'
N 565348" E
35.06'17"
MERIDIAN OF PLAT
F�F�F Q DB 843 PG 417
LOT 17 91
SEE SHEET 9
LOT 18 �l /LOT 92
...
' 13801 SO. FT m' o
SOVEREIGN VILLAGE ::•:•' : v
SECTION ONEcb
"0�
_J
0
10" E o yyo
\ S �i6RL�-
LOT 19 0
o LOT 93 _
`f',� 12819 SO. FT _ o ,
sr� 10' BRL
S 00'39'44 W =
i - �t
� � 150.00'
L 10' BRL :
o m LOT 94 m - o N to
0 0 0� I 12000 SO. FT
10' BRL V
3 25
........................ S 00'39 44 W :::::::::.::.
'
LAJ
OUTLOT co :150.0 2' _
...............................
PARCEL "C" 0 10' BRL
SEE SHEET 17 •��,
g m LOT 95
Z I N 12000 SO. FT
10' BRL J
S 00739'44'rW _O
150.00'
SEE SHEET 11
96
50 0 50
Tmmmmml
GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT
SOVEREIGN VILL-VAIGE T �1
SECTION 2-A'
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA MARK D. SMITH
SCALE: 1" = 50' 1 DATE: N.OVEMBER 15, 2002 No.002009
GREENWAYYENGINEERING
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 682-4185
0 FAX: (540) 722-9528
Founded in, 1971 wew.greenwayeng.com 91 R.5 .SI-IFFT in nF 1 R
CURIE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C8
300 000'
98.08,
9Z64'
N 81'17'46" E
18'43'55
C20
325.00'
106.25'
105.78'
S 81'17'46" W
18'4355"
C49
325.00'
31.94'
31.92'
N 87*50'49" E
05'37'49"
C50 I
325.00'
1 71.85'
71.70'
N 78'41 '55" E
12'40100"
I95
I
I
SEE SHEET 10
I
N 00'3944"
E
150.Q0'_
_
I f0' BRL
_
LOT 96
12000 sa.�FT
IN
o
L f0_BRL
�
�
_
S 00'3944 p� W
150.00'
3
, _ _
r _ 10' BRL
1 2. fs
ouTLor
PARCEL "C"
SEE SHEET 17
LOT 97
m I
12601 SQ. -FT
..
�
z
10'
J
69.
�.-
15' I
I
15'�3�
°N LOT _98_�,
N. \ 4
w` N \ 0' gRl. E i
�38 p5 moor
`m \� .00' 1 A
\ 99
SEE SHEET 12
MERIDIAN OF PLAT
DB 843 PG 417
r�
W
3
_
I
�-1
\ � z
50 0 50
GRAPHIC SCALE
(IN FEET)
151 LANE
.
FINAL SUBDIVISION PLAT
SOVEREIGN V/L/AGE T �l
SECTION 2-A
RED BUD DISTRICT — FREDER/CK COUNTY I/lRG/N/A � MARK D. SMITH �
SCALE: 1 " = 50' DATE: No.IEMBER 15, 2002 No.002009
GREENWAYWINDY ENGINEERING
Engineers WINCHESTER, VA. 22602 `,1!
Surveyors TELEPHONE: (540) 662-4186
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com 21 R.5 SHFFT 11 OF 1 R
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C8
300.00'
98.08'
97.64'
N 81' 1746" E
18'4355"
C9
300.00'
17.21 '
17.21 '
S 73'3427" W
03' 17'15"
C10
300.00'
210.12'
205.86'
S 84'43'00" E
40'07'51 "
C19
275.00'
208.39'
203.44'
N 86'21'38" W
43'25'06"
C20
325.00'
106.25'
105.76'
S 81'1746" W
18'4355"
C51
325.00'
2.47'
2.47'
N 72'08'52" E
00'26'06"
C52
275.00'
46.52'
46.47'
N 76'4636" E
09*41'33"
C53
275.00'
116.91 '
116.03'
S 86' 11 '54" E
24'21 '27"
OUTLOT
PARCEL "C"
SHEET 17
98
SEE SHEET 11
N 1738'05" W
_ _ 149.65
_'
W• 10' BRL _ — — —
N I m LOT 99 ml
In I N 12016 SO. FT,
Z L _ 10' BRL J
S 18'04' 11 " E
150.50,
h r fOrRL — — •
v
� O 1
h LOT 100 m
`O N 12181 SO. FT,
L �o• BRc •
15'
OBRB� OF P
r Q
1 10'�.16054•
(" LOT 101 15.28'
\ 13124 SO. fT
'SS40.
l
102
SEE SHEET 13
17.79' /
I
SEE SHEET 6
DOVER DR.
50' R/W
v
SEE SHEET 15
O �
i
i
.' 50 0 50
/ GRAPHIC SCALE
(IN FFFT)
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2-A
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA
SCALE: 1" = 50' 1 DATE: NOVEMBER 15, .2002
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
MARK D. SMITH
No.002009
Founded in 1971 www.greenwayeng.com
r
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C 10
300.00'
227.34'
221.94'
S 86'21 '38" E
4325'06"
C 17
55.00,
271.31 '
68.75'
S 25'20'55" W
282'38'08"
C 18
25.00'
22.39'
21.65' ''
S 38'59'33" E
51' 19'04"
C 19
1 275.00'
208.39'
203.44'
N 86'21 '38" W
43'25'06"
C54
275.00'
44.96'
44.9 1'
S 69'20'08" E
09'22'06"
C55
55.00'
6.03'
6.03'
S 16'28'30" E
06'1659"
C56
55.00'
6Z20'
63.10'
S 54'37'12" E
70'00'24"
C57
55.00'
46.63'
45.25'
N 66'05'14" E
48'3446"
OUTLOT
PARCEL "C"
SEE SHEET 17
101
Z SHEET 12
N 1 5•58'49 "E -
��.,..-- 150•00•_ ANT
— ' 10 BRL •�1SEM
I
ml
m LOT 102 1
12744 SO. FT RJ
L f0 I — ' BRL
/ .•�'
S_ 25'20'55_" W
141.80'
10' BRL ° 7
c`l
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N , j LOT 103
12460 SO. FT MI
10'
"25'
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Qt]",
1
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LOT 104 - I,op
I m 18135 SO. FT ,ry
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105
CO
' ^ 25' BRL
---
S 28'32'30" W
TM 65-((A))-40
FU-SHEP FARM PARTNERSH/P
ZONE. RP
USE.* VACANT
D8 789 PG 1022
FINAL SUBDIVISION PLAT
SOVEREIGN VILLAGE
SECTION 2-A.
RED BUD DISTRICT - FREDERICK COUNTY, VIRGINIA
W
50 0 50
GRAPHIC SCALE
(IN FEET)
SCALE: 1 " = 50, 1 DATE: NOVEMBER 15, 2002
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (546) 862-4185
FAX: (540) 722-9528
ounded in 1971 wympeenwayeng.com
MARK D. SMITH
No.002009
CURVE
RADIUS
ARC LENGTH
CHORD L NGTH
CHORD BEARING
DELTA ANGLE
C16
25.00'
22.39'
21.65'
S 89*41'23" W
51'19'04"
C 17
55.00'
271.31 '
68.75'
S 25'20'55" W
282'38'08"
C58
55.00'
46.63'
45.25'
N 17'30'28" E
48'3446"
C59
55.00'
46.63'
45.25'
N 31'04'18" W
48 J4'46"
C60
55.00'
58.18'
55.50'
N 85'3955" W
6O'3628"
108
II I SEE SHEET 15
25' I 15' WATERUNL' "
EASEMENT
oc* ' VrrrL
Lw CID_ N 25'20'55" E _ O
150.00
Q 3 10BRL
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coo 13.26' c-, \ 12121 SO. FT o 0
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EASEMENT; S.R�O' BRL
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EASEMENT 18290 SO. FT J
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165.24' Yo
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S 28'32'30" W 1067.02'
FU—SHEP FAW ARTNERSH/P 5
ZONE.- RP
USE- VACANT
DB 789 PG 1022
FINAL SUBDIVISION PLAT
SO VEREI GN VILLA GE
SECTION 2 -A
RED BUD DISTRICT — FREDERICK .COUNTY VIRGINIA
SCALE: 1" = 50' 1 DATE: NOVEMBER 15, 2002
GREENWAY ENGINEERING
161 WINDY PTAs• LANE
Engineers WINCHESTER, VA. 22802
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com
APHIC SCALE
(IN FEET)
MARK D. SMIH
No.002009
.m
C7-
200.00'
63.98'
63. 70'
N 23'5646" W
18' 19'41 "
C9
300.00'
17.21 '
1 Z21 ' �
S 73 :3427" W
03' 17' 15"
CIO
.300.00'
210.12'
205.86' .
N 8443'00" W
40'07'51 "
C 13
225.00'
71.97'
71.67'
S 23 5646" E
18' 19'41 "
C 14
43.00'
59.55'
54.9 1'
N 54 2728" W
79'21 '06"
C 15
325.00'
167.23'
165.39' . '
S 79'23'33" E
29'2856"
C61
325.00'
54.03'
53.97'
N 69'24'50" W
09*31'30"
C62
325.00'
77.39'
77.21 '
N 80'5952" W
13'3836"
C63
325.00'
35.82'
35.80
S 89'01 '24" W
06' 18'51 "
C64
225.00'
59.56'
59.39'
N 22'21 '56" W
15' 10'00"
A�
Q I, ill
SEE SHEET 16
4)
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LOT 110
12s84' SO. Fr \ 10, pgL . 8�
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SEE SHEET 14
107
50 0 50
GRAPHIC SCALE
(IN FEET)
FINAL SUBDIVISION PLAT -
SOVEREIGN VILLAGE
SECTION 2-- :
RED BUD DISTRICT — FREDERICK COUNTY, VIRGINIA
SCALE: 1 " = 50' 1 DATE: • NOVEMBER 15, 2002
GREENWAY : ENGINEERING
151 WMY..UII1 LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
ounded in. 1971 www.greenwayeng.com
v- - -, N--.- -
MARK D. SMITH
No.002009
a a
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C3
525.00'
726.49'
669.90' ' :
N 35'09'32" E
79' 17'07"
C6
550.00'
106.10'
105.94'
N 5121 '48" E
11103'11 "
C7
200.00'
63.98'
63.70'.
N 23'5646" W
18' 1941 "
C 11
575.00'
47.53'
47.51 '
N 48' 12'17" E
04'44'09"
C 12
43.00'
62.80'
57.37'
N 08'4353" E
83'40'58"
C13
225.00'
71.97'
71.67'
S 2356 46" E
18'19'41 "
C65
225.00'
12.4 1'
12.41 '
N 3131 '46" W
03'09'41 "
IM REMA/NDERAJ7RACT
FUTURE DEVELOPMENT
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FINAL SUBDIVISION PLAT.'
SOVEREIGN VILLAGE
SECTION 2—A
RED BUD DISTRICT - FREDERICK COUNTY VIRGINIA
SCALE: 1" = 50' 1 DATE: NOVEMBER 15, 2002
GREENWAY ENGINEERING
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22602
Surveyors TELEPHONE: (540) 662-4185
0 FAX: (640) 722-9528
Founded in 1971 www.greenwayeng.com
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ZONE. • RP DR41NAGE EASEMENT GRAPHIC SCALE
USE.- VACANT INST.# 010017361 I �, (IN FEET)
FINAL SUBDIVISION PLAT'
SOVEREIGN VI L, LA GE TH
SECTION 2-=A
RED BUD DISTRICT — FREDERICK COUNTY VIRGINIA MARK D. SMITH
SCALE: 1" = 100' DATE: NOVEMBER 15, 2002 No.022837
GREENWAY- .E GINEERING �c)-z
151 WINDY HILL LANE S I C1
,**Iv_ Engineers WINCHESTER, 'VA. 22602 SIGNAL
Surveyors TELEPHONE: (540) 682-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com 2185 SHEET 17 OF 18
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SOVEREIGN VlL-f_AGE T F�
2
SECTION -2-A-
RED BUD DISTRICT - FREDERICK - COUNTY VIRGINIA MARK D. SMITH
SCALE: 1 " = 50' DATE:. -NOVEMBER 15, 2002 No.002009
GREENWAY ENGINEERING l l �Su2-
151 WINDY HILL LANE
Engineers WINCHESTER, VA. 22802
Surveyors TELEPHONE: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971 www.greenwayeng.com 2185 SHEET 18 OF 18
%-OUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
April 3, 2006
Manning & Ross Developers, LLC
c/o Mr. Dave Madison and Mr. Greg Bancroft
PO Box 27
Winchester, VA 22604
RE: Sovereign Village
Existing Zoning and Subdivision Ordinance Violations
Dear Dave and Greg:
In reviewing the zoning and subdivision files for the Sovereign Village development, I have
identified a number of ordinance violations that require your attention. Until these ordinance
violations are addressed, the County will refrain from issuing zoning and subdivision approvals
for any aspect of the Sovereign Village development.
The violations pertain to the failure to:
• Establish a Property Owners Association that is governed by the new residential property
owners. Based on correspondence from your firm, you indicated that a new Board of
Directors comprised of residents of the development would be elected in January at a
POA meeting. My understanding is that this meeting and election did not occur.
• Complete Phases 1 and 2, as identified on the approved master development plan, prior to
seeking approval for additional Phase 3 and 4 developments. Phase 2 includes a portion
of Channing Drive which has not been dedicated, bonded, nor constructed.
• Complete the proffered recreation center, as you have already created the building lots
adjacent to the center's location.
• Guarantee completion, via right-of-way dedication and bonding, of Channing Drive, from
Senseny Road to the project's northern property line.
I would also note that the Channing Drive Rezoning application, of which Sovereign Village was
a part, limited the number of homes to 474 that could be built without the completion of
Channing Drive. County records indicate that 388 lots have been approved and recorded. The
County will cease approval of building lots once lot 474 is created unless the entire length of
107 North Dent Street a Winchester, Virginia 2260I-5000
Page 2
Manning & Ross Developer;,, —LC
Re: Sovereign Village
April 3, 2006
Channing Drive is constructed and open to the public. As noted above, the guaranteed completion
of Channing Drive should be immediately addressed via right-of-way dedication and bonding.
We are prepared to discuss these violations with you, and strive towards achieving resolution.
Please contact me should you wish to discuss.
Sincerely,
Mark R. Cheran
Zoning and Subdivision Administrator
ERL/MRC/rsa
Cc: Phil Lemieux, Red Bud District Supervisor
Richard Shickle, Chairman, Board of Supervisors
John R. Riley, Jr., County Administrator
Eric R. Lawrence, AICP, Planning Director
LIJ2
Ff1Ep�;'
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
October 27, 2003
Mr. Mark Smith
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
RE: Sovereign Village - Section 2C: Final Plats review
Dear Mark:
I have had the opportunity to review the Subdivision Final Plats for Sovereign Village - Section 2C,
and offer the following comments:
1. Proffers. The proffer amount due is $3,658.73. This amount includes $100 allocated to the
construction of the bridge.
2. Revise the vicinity map to show recorded sections of Lynnehaven and Sovereign Village 2A
and 2B. Label other surrounding subdivisions as well.
3. Provide a note regarding the Open space allocation for Section 2C.
An appropriate guarantee is required prior to final plat approval. I am available should you have
questions.
Sincerely,
G�
. � �Jal-'�rth
Patrick T. Davenport, C.Z.A.
Zoning and Subdivision Administrator
PTD/bad
U-..\Patrick\Comnron\S_D Reviews\Charming Drive MP\Sov Village\.Sov Village Sec 2C final plats_review.wpd
107 North Kent Street - Winchester, Virginia 22601-5000
M
la copy
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
September 15, 2003
Mr. Mark Smith
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
RE: Sovereign Village - Section 2B Final Plats
Dear Mark:
This letter is to confirm that the Final Plats for Sovereign Village, Section 2B, have been approved and
signed. Today, a representative from Manning and Ross, LLC, was contacted to collect the plats for
recordation. This phase allows for the development of 21 single-family detached dwellings. Frederick
County currently holds a letter of credit in the amount of $140,130.66 to guarantee the construction in
this subdivision. Please provide this office with a copy of the recorded plats and deed of dedication.
If you have any questions, please feel free to call.
Sincerely,
AM//7dw?a
Patrick T. Davenport, CZA
Zoning and Subdivision Administrator
PTD/bad
cc: q-Ja`j Anderson, Real Estate
reg Bancroft, Manning & Ross Developers, LLC
em: Ana Forester, Red Bud District Supervisor
Gochenour, Red Bud District Commissioner
--Marie Straub, Red Bud District Commissioner
UAPatrick\Common\S_D Reviews\Sov Village\SV Sec I Phase 3 final plat_apM.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
September 8, 2003
Mr. Mark Smith
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
RE: Sovereign Village - Section 2B: Final Plats review
Dear Mark:
I have had the opportunity to review the Subdivision Final Plats for Sovereign Village - Section 2B,
and offer the following comments:
1. Proffers. The proffer amount due is $3,658.73. This amount includes $100 allocated to the
construction of the bridge.
2. Revise the vicinity map to show recorded sections of Lynnehaven and Sovereign Village.
A letter from Evan Wyatt dated January 16, 2003, was received, in which he requested the approval of
the final plats for Section "2A" prior to the approval of Section 1, Phase 3 of Sovereign Village. Due
to the delays associated with the wetlands regulatory issues located in Section 1, Phase 3, your request
to approve Section "2A" prior to Section 1, Phase3 was granted. However, the final Plats for Section
1, Phase 3 must be recorded prior to obtaining the approval of Section 2B. An appropriate guarantee
is required prior to final plat approval. I am available should you have questions.
Sincerely,
Pa -a Mz-lrik
Patrick T. Davenport, C.Z.A.
Zoning and Subdivision Administrator
PTD/bad
ljAPatrick\Common\S_D Reviews\Sov Village\Sov Village Sec 2B final plats_review.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
September 3, 2003
Mr. Kurt Pennington
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Subdivision Plan Comments - Sovereign Village - Section B
Frederick County, Virginia
Dear Kurt:
Upon review of the revised subdivision plan dated July 15, 2003, and received on August
5, 2003, it appears that all of our previous comments have been addressed. Therefore, we
recommend approval of the subject subdivision plan.
Sincerely,
Joe C. Wilder
Civil Engineer
JCW/rls /
cc: Patrick Davenport, Zoning and Subdivision Administrator . o/
file
A:lsovviHage,sec3revcom.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
L-7
Page 2
Subdivision Plat Checklist
AT. Location of proposed buffers.
U. Location and description of monuments and markers.
►/ V. Certified by registered engineer or surveyor.
/ W. Notarized signature of the owner.
X. Signature lines as required.
3,66W 73 Y Y. Statement listing all requirements and conditions placed
.�j00 F� b.-A!- on the land resulting from conditional zoning.
- JZ. Indication of the portion of the allowable density from
the parent tract which is to be allocated to each parcel
resulting from the subdivision.
v �J,G� O t/OS�o3
I�
CHECKLIST
FOR
SUBDIVISION FINAL PLATS
A. The title of the subdivision ("Final Plat 'for........")
AA. Notarized owner's certification IAW 15.1-477 COV.
B. The page number and total pages on each page.
C. Vicinity Map (Scale 1:2,000) showing roads, properties
` and subdivisions within 1,000 feet.
I/ D. A written and graphic scale. So V[ 1� 4 Y1Al 1V&t- :rh11 IW,#
E. Day, month and year plan prepared and revised.
F. North Arrow.
G. Magisterial District in which the subdivision is located.
VT H. Zoning and use of land to be subdivided and adjoining
land.
/ I. Boundary survey of all lots, parcels and Fights -of -way.
V J. Names of owners of adjoining properties with deed book
and page number references.
K. Area of each lot, total area of subdivision and area in
lots.
L. Location and area of each parcel of open space and total
e/ area of open space.
V M. Location, names and ROW widths of existing and planned
roads, streets and shared private driveways adjacent to
and on the property.
JN. Existing and proposed utilities, utility easements and
1/ other easements with dimensions.
V O. Existing proposed drainage and ro osed draia easements with dimensions
g
and locations.
P. Location of flood plain limits.
Q. Location of land to be dedicated or reserved for public
7use.
R. Location of required setback lines on each lot.
S. Location of proposed recreational areas.
j FILE COPY
COUNTY of
Department of Planning and Development
5401665-5651
FAX: 540/ 665-6395
February 27, 2003
Mr. Kurt Pennington
Greenway Engineering
l ,> 1 Windy Hill Lane
\i7inchester, VA 22602
RE: Sovereign Village Section 2A - Final flats
Dear Kurt:
'l'.11is letter is to confirm that the Final Plats for Sovereign Village, Section 2A; have been administratively
approved. Section 2A allows for the development of thirty-seven (37) single-family detached urban
residential lots. For your information, the final plats for Section 1, Phase 3, must be approved and
recorded prior to obtaining any additional approvals for other Sections within the Sovereign Village
subdivision. Frederick County currently holds a Letter of Credit in the amount of $318,839.00 to
guarantee the development of this subdivision. Today, a representative from Manning and Ross, LLC
was contacted to collect the three approved copies of the plats for recordation. Please return a copy of
the recorded plats to this office. if you have any questions, please feel free to call.
Sincerely,
w
Patrick T. Davenport
Zoninsa and Subdivision Administrator
PTD/kac11
cc: Kina Forrester, Red Bud District Supervisor
Marie Straub, Red Bud District Supervisor
�t Crochenhour, Red Bud District Planning Commissioner
416he Anderson, Real Estate
\Caf'e'g Bancroft, Manning & Ross Developers, LLC (3 approved plats)
U;',Patrick\Common\S_D Reviews\Sov Village\Sovereign Village Sec 2A final plats_apprV.wpd
107 North Dent Street - Winchester, Virginia 22601-5000
M 66 M Favy
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
January 30, 2003
Mr. Kurt Pennington
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22604
RE: Sovereign Village Section 2: Subdivision Design Plan
Dear Kurt:
This letter is to confirm that the Subdivision Design Plan (SDP) for Sovereign Village, Section 2, has
been approved. Enclosed are four signed SDP cover sheets for your records and distribution. The
final plats for Section 2A are preliminarily approved and have been received containing the
appropriate signatures. Once an appropriate guarantee is provided, final approval will be granted by
this office. I am available should you have any questions.
Sincerely,
pr,4� �104111{
Patrick T. Davenport, CZA
Zoning and Subdivision Administrator
PTD/cih
Enclosure
cc: Jane Anderson, Real Estate
Marcus Lemasters, GIS
Gina Forrester, Red Bud Board Representative
em: Pat Gochenour and Marie Straub, Red Bud Planning Commissioners
FileU.\Patrick\Common\S D Reviews\Sov Village\Sov Village Sect 2 SDP_appmwpd
107 North Kent Street 9 Winchester, Virginia 22601-5000
40 mat
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
January 23, 2003
Mr. Kurt Pennington
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
RE: Sovereign Village - Sections 2A; Final Plats review
Dear Kurt:
I have had the opportunity to review the Subdivision Final Plats for Sovereign Village - Section "2A" and offer
the following comments:
1. Proffers. Provide a statement listing all requirements and conditions placed on the land resulting from
conditional rezoning.
2. Naming of the Section. The naming of the phases within Section 2 should be consistent with
Section 1. Please explain the reason for the change.
The letter from Evan Wyatt dated January 16, 2003 was received in which he requested the approval of the final
plats for Section "2A" prior to the approval of Section 1, Phase 3 of Sovereign Village. Due to the delays
associated with the wetlands regulatory issues located in Section 1, Phase 3, your request to approve Section "2A"
prior to Section 1, Phase3 is hereby granted. However, the final Plats for Section 1, Phase 3 must be recorded
prior to obtaining the approval of any other Phases within Section 2. An appropriate guarantee is required prior
to final plat approval. I am available should you have questions.
Sincerely,
Patrick T. Davenport
Zoning and Subdivision Administrator
PTD/sce
L:\Patrick\Common\S_D Reviews\Sov Village\Sov Village Sec 2A final plats_review.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
/to 011.23103
'+
CHECKLIST
FOR
SUBDIVISION FINAL PLATS
,#X C- A. The title of the subdivision ("Final Plat for........")
AA. Notarized owner's certification IAW 15.1-477 COV.
��- B. The page number and total pages on each page.
C. Vicinity Map (Scale 1:2,000) showing roads, properties
and subdivisions within 1,000 feet.
-�--D. A written and graphic scale.
1��E. Day, month and year plan prepared and revised.
North Arrow.
Magisterial District in which the subdivision is located.
Zoning and use of land to be subdivided and adjoining
land.
Boundary survey of all lots, parcels and rights -of -way.
ioe—J. Names of owners of adjoining properties with deed book
and page number references.
Area of each lot, total area of subdivision and area in
lots.
L. Location and area of each parcel of open space and total
area of open space.
ley"O". Location, names and ROW widths of existing and planned
roads, streets and shared private driveways adjacent to
and on the property.
4Vz``N. Existing and proposed utilities, utility easements and
other easements with dimensions.
/9L_0. Existing and proposed drainage easements with dimensions
and locations.
P. Location of flood plain limits.
Nlt4 Q. Location of land to be dedicated or reserved for public
use.
R. Location of required setback lines on each lot.
/r✓f S. Location of proposed recreational areas.
Page 2
Subdivision Plat Checklist
T . Location of proposed buffers.
U. Location and description of monuments and matrkers.
V. Certified by.registered engineer or surveyorl.
VV/ W. Notarized signature of the owner.
X. Signature lines as required.
Y. Statement listing all requirements and conditions placed
on the land resulting from conditional zoning-
Z. Indication of the portion of the allowable density from
the parent tract which is to be allocated to leach parcel
resulting from the subdivision.
40 Go
GREENWAY ENGINEERING
151 Windy Hill Lane
Winchester, Virginia 22602
Founded in I M
TRANSMITTAL
Project Name:
File No.:
Date:
Sovereign Village -Section 2A
2185
January 29, 2003
To: FC Planning
Attn: Patrick Davenport
Copied:
From: Kurt Pennington/dls
GREENWAY ENGINEERING
Phone: 540-662-4185
Fax: 540-722-9528
Remarks: r Urgent f4 For Your Review [7 As You Requested f7 Please Comment
Message:
Patrick,
Attached are 3 signed paper copies and 1 signed mylar copy of the final subdivision plat for your
final signature.
Thank you for your assistance with this project. Call with any concerns
RECEIVED
JAN 2 9 2003
FREDERiCK GOi.IWY
PLANNING & DEVELOPMENT
Engineers Surveyors
Telephone 540-662-4185 FAX 540-722-9528
greenway@visuallink.com
j P FIECOPY
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665.6395
January 10, 2003
1\4r. Kurt Pennington
Creenway Engineering
151 Windy Hill Lane
vinchester, VA 22602
ICE: Sovereign Village Section 2A - Final Plats
Dear Kurt:
On January 3, 2003, you submitted the Sovereign Village, "Section 2A," Subdivision final plats to this office.
Fie final plats contained the approval signatures of VDOT and FCSA. Approval of the subject final plats by
this office is not possible at this time for the following three reasons:
l . Final plats preview. The preliminary final plats were not circulated to this office prior to request for
approval.
2. Unapproved design plan. The subdivision design plan for this portion of the development was recently
submitted and is not yet approved.
3. Phasing. The final plats for Sovereign Village, Section 1, Phase 3, have not yet been approved. These
final plats must be approved prior to the approval of any plats within Section 2.
'Ilierefore, the final plats are being returned to you to keep until it is the appropriate time for submittal. I am
available should you have questions.
Si:icerely,
Patrick T. Davenport
Zcning and Subdivision Administrator
PT'D/sce
Enclosure
L:\Patrick\Common\S_D Reviews\Sov Village\Sovereign Village Sec 2A final plats retum.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/ 678-0682
MEMORANDUM
TO: Patrick Davenport, Zoning and Subdivision Administrator, Department of
Planning and Development
FROM: Joe C. Wilder, Civil Engineer, Department of Public Worksl,)D
SUBJECT: Request for Final Plat Approval for Sovereign Village Subdivision, Section 2A
DATE: February 20, 2003
In response to your memorandum dated January 31, 2003, I reviewed the construction
estimate in the amount of $318, 839 provided by the developer and performed a site inspection
for the subject project. It is my opinion that this amount will be adequate to cover the costs
associated with the completion of the required infrastructure associated with this phase of the
subject project.
If you have any questions, do not hesitate to contact me.
JCW/rls
cc: file
A:\bnd-itrofcred\newbnds-ltrofcredit\sovvil2Amem.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
i
GREENWAY ENGINEERING
151 Windy Hill Lane, Winchester, VA 22602 Telephone (540) 662-4185 Fax (540) 722-9528
BOND ESTIMATE
Project Name
Prepared By
Checked By
A.
Clearing and Grading
1.
Clearing and Grubbing
2.
Disposal
3.
Excavation (cut)
4.
Embankment (fill)
5.
Borrow
6.
Spoil/Disposal
7.
Topsoil Removal/Storage
8.
Sub -Total for Clearing and Grading
B. Erosion/Sediment Control
1. Earth Berm
2. Diversion Dike
3. Sediment Trap
4. Silt Fence
5. Gravel Filters: (Excl. filters w/ basins)
6. Inlet Protection
7. Sod
8. Seeding (disturbed area minus pvmt
and buildings)
9. Sediment Basins (including filters)
10. Construction Entrance
11. Outlet protection
Sub -Total for Erosion/Sediment Control
C. Streets
1. Bituminous Concrete Surface:
1.5" -12.5A
2.0" -12.5A
2. Base Course: 3" BM-25
4" BM-25
3. Aggregate Sub -base 8" 21-A
4. Cement Treated Aggregate
5. Cement Treated Sub -grade
6. Surface Treatment
7. Gravel Shoulder
8. Curb & Gutter
9. Header Curb
Sovereign Village - Section 2A
Kurt Pennington Date 24-Jan-03
Date
Item Quantity Unit Unit Price Cost
Acre
L.S.
C.Y.
C.Y.
C.Y.
C.Y.
C.Y.
C.Y. $3.00 $0.00
$0.00
L.F.
L.F.
Each
L.F.
C.Y.
13.00 Each $75.00 $975.00
S.Y.
S.Y.
Each
Each
12.00 S.Y. $40.00 $480.00
$1,455.00
437.00
TON
$45.00
$19,665.00
571.00
TON
$45.00
$25,695.00
60.00
TON
$40.00
$2,400.00
1086.00
TON
$40.00
$43,440.00
4617.00
TON
$12.00
$55,404.00
C.Y.
C.Y.
S.Y.
S.Y.
5520.00
L.F.
$12.00
$66,240.00
L.F.
S
10. Median Curb
11. Curb Cut Ramps
12. Commercial Entrance
13. Driveway Entrance
14. Guard Rail
15. Traffic Barricade
16. Edge Delineators
17. Sidewalk (4' wide, concrete)
18. Rock Excavation
19. Soil Testing (Road)
20,
L.F.
10.00 Each $500.00 $5,000.00
L.F.
37.00 Each $900.00 $33,300.00
L.F.
Each
Each
5520.00 L.F. $12.00 $66,240.00
C.Y.
L. F.
Sub Total for Streets
$317,384.00
D.
Storm Sewer
1.
Easement Clearing & Restoration
L. F.
2.
Pipe RCCP, Classes II -IV:
15"
L. F.
18"
L.F.
21"
L.F.
24"
L. F.
27"
L.F.
30"
L. F.
33"
L.F.
36"
L.F.
42"
L.F.
48"
L.F.
3.
Pipe, ADS N-12
15"
L.F.
18"
L. F. $23.00 $0.00
21"
L.F.
24"
L.F.
27"
L.F.
30"
L.F.
33"
L. F.
36"
L.F.
4.
Endwall
15"
Each
1899
8"
Each
21"
Each
24"
Each
27"
Each
30"
Each
33"
Each
36"
Each
5.
End Section
15"
Each
18"
Each
21"
Each
24"
Each
2T'
Each
30"
Each
33"
36"
42"
48"
6. Curb Inlet
7. Other Inlets
8. Junction Box JB-1 Pipe
size:
9. Manhole
10. Modified Structure
11. Connect to Existing Structure
12. Remove Existing Structure
13. Pavement Restoration
14. Curtain Wall
15. Concrete Cradle/Encasement
16. Concrete Anchors
17. Paved Ditch
18. Sod Ditch
19. Rip Rap: Class I Ungrouted
Class I Grouted
Class II
20. Piling
21. Box Culvert (compute Cost in Box
Culvert Computation Form)
22. Underdrains
23.
Sub -Total for Storm Sewer
E. Sanitary Sewer
1. Easement Clearing & Restoration
2. Pipe,(Including 0-8' Trenching &
Select Fill): 8"
10"
3. Pipe,RCCP(Including 0-8' Trenching
& Select Fill): 8"
10"
4. Pipe, D.I.P.(Including 0-8' Trenching
& Select Fill): 8"
10"
5. Extra Trenching (Not including Pipe):
8'-12'
12'-16'
16'+
6. Manhole (All Manholes) 0-8'
(Depth over 8') 8'+
7. Drop Connection
8. Concrete Encasement
Each
Each
Each
Each
Each $2,000.00 $0.06
Each
Each
Each
Each
Each
Each
Each
Each
Each
Each
Each
S.Y.
C.Y.
L.F.
C.Y.
C.Y.
S.Y.
C.Y.
C.Y.
C.Y.
L.S.
L.S.
L.F.
$0.00
L.F.
L.F.
L.F.
L.F.
L.F.
L.F.
L.F.
L.F.
L.F.
L.F.
Each
V.F.
V.F.
L.F.
9. Concrete Cradle L.F.
10. Concrete Anchors C.Y.
11. Rock Excavation C.Y.
12. Sheeting and Shoring L.S.
13. Pavement Replacement L.F.
14. Laterals: 4" L.F.
5" L.F.
15. Risers V.F.
16. "T' or "Y" Connection: Each
8"x4" Each
8"x5" Each
101#x4" Each
17. Lateral Connection to Manhole Each
18. Connect to Existing Structure Each
19. Aerial Pipe Supports L.S.
20. Boring or Jacking L.F.
21. Select Fill Material C.Y.
22.
Sub -Total for Sanitary Sewer
F. Water Line
1. Easement Clearing & Restoration
L.F.
3. Pipe, D.I.P.:
3"
L.F.
4"
L.F.
6"
L.F.
8"
L.F.
10"
L.F.
3. Valve:
3"
Each
4"
Each
6"
Each
8"
Each
10"
Each
4. Fittings (Tees, Bends, Crosses,
Reducers and Offsets)
LB.
5. Copper Water Service (Includes
Curb Stop) Tap fee may cover this item
L.F.
6. Wet Tap
Each
7. Fire Hydrant
Each
8. Blow -off
Each
9. Air Release
Each
10. Rock Excavation
C.Y.
11. Boring and/or Jacking
L.F.
12. Pavement Restoration
L.F.
13. Shoulder Restoration
L.F.
14. Concrete Anchor/Encasement
C.Y.
15. Concrete Cradle
L.F.
16. Relocate Existing Hydrant
Each
17. Sheet and Shoring
L.F.
18. Select Fill Material
C.Y.
s
19.
Sub -Total for Water Line
G. Miscellaneous
1. Septic Field
2. Pump
3. Monuments and Pipes
4. Monuments and Pipes
5. Walkways and Trails: 4' Asphaft
8' Asphaft
4' Gravel
4' Woodchip
6. Landscaping
7. Recreational Amenities
8. Screening
9. Fencing
10. Retaining Wall
11. Well
12. Street Sign
13. Wheel Stops
14. Remaining in Section One
Sub -Total for Miscellaneous
H. Total Cost
1. Sub -Totals:
Grand Total
Note: Cost Data taken from available records
L.S
Each
L.S.
Lot
L.F.
L.F.
L.F.
L.F.
L.S.
L.S.
L.S.
L.S.
L.S.
Each
Each
Each
4"U, vvv. vv
$45,500.00
Clearing and Grading
$0.00
Erosion/Sediment Control
$1,455.00
Streets
$317,384.00
Storm Sewer
$0.00
Sanitary Sewer
$0.00
Water Line
$0.00
Misc (Remaining in Sec. One)
$45,500.00
$364,339.00
CQ—>ECZA 318�,DS-p.o
flOJ7\ GREENWAY ENGINEERING
%47 151 Windy Hill Lane
Winchester, Virginia 22602
Founded in 1971
TRANS M ITTAL
Project Name:
File No.:
Date:
To:
Attn:
Copied:
Sovereign Village -Section II
2185
January 28, 2003
FC Planning
Mark Cheran
Patrick Davenport
From: Kurt Pennington/dls
GREENWAY ENGINEERING
Phone: 540-662-4185
Fax: 540-722-9528
Remarks: 1 . Urgent ' For Your Review r' As You Requested Please Comment
Message:
Mark/Patrick,
Attached are the following for final signature:
-2 signed complete copies of the revised subdivision plan per FC Planning comments
-Comment response letter
-4 signed copies of the cover sheet
Thank you for your assistance with this project. Call with any concerns
Engineers Surveyors
Telephone 540-662-4185 FAX 540-722-9528
greenway@visualLink.com
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/ 678-0682
April 22, 2002
Kurt Pennington
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Sovereign Village, Section H - Subdivision Comments
Frederick County, Virginia
Dear Curt:
The revised subdivision plan for Sovereign Village, Section H dated March 15, 2002, has
adequately addressed our previous comments. Therefore, we recommend approval of the subject
plan.
Should you have any questions, do not hesitate to contact me.
/rls
cc: Frederick County Planning and Zoning
file
A:\so.viHL.pa
Sincerely,
Joe C. Wilder
Civil Engineer
107 North Kent Street • Winchester, Virginia 22601-5000
COMMONWEALTH ®f VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
14031 OLD VALLEY PIKE
EDINBURG, VA 22824
RAY D. PETHTEL
INTERIM COMMISSIONER
Mr. Kurt Pennington
C/O Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
March 27, 2002
Ref: Sovereign Village, Section Two
Route 657, Senseny Road
Frederick County
Dear Kurt:
JERRY A. COPP
RESIDENT ENGINEER
TEL (540) 984-5600
FAX (540) 984-5607
This is to acknowledge receipt of your revised plans dated March 14, 2002 for the
referenced project. The plans appear satisfactory and are approved. Please advise
the developer accordingly. Please provide eight (8) sets of approved construction
plans with signed seal for VDOT distribution.
I offer the following comments:
• A preconstruction conference be held by the engineer and/or developer with the
attendance of the contractor, various County agencies and VDOT prior to initiation
of work.
• Materials used and method of construction shall apply to current observed VDOT
Road & Bridge Specifications applicable during construction of this development.
• Our review and comments are general in nature. Should conditions in the field exist
such that additional measures are warranted, such measures shall be completed to
the satisfaction of the Department prior to inclusion into the Secondary Road
System.
• Attached is a copy of the minimum requirements and information needed prior to
acceptance of subdivision streets into the Secondary System. This is the
responsibility of the developer.
• All drainage is to be carried within the right-of-way in ditch lines or gutters along the
street to a pipe or drainage easement.
WE KEEP VIRGINIA MOVING
Mr. Kurt Pennington
Ref: Sovereign Village, Section Two
March 27, 2002
Page #2
• The contractor shall notify VDOT when work is to begin or cease for any
undetermined length of time. VDOT will also require 48 hours notice for inspections.
• The appropriate land use permits shall be obtained before any work is performed on
the State's right-of-way. The permit is issued by this office and will require a
minimum processing fee, surety bond coverage, and the salary & expenses of a
State assigned Inspector.
• If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall
be between the edge of pavement and the front of mailbox as shown on the
attached.
• Private entrances will be installed in accordance with VDOT Standard CG-913. This
is the developer's responsibility.
• Any entrances constructed from the referenced street(s) shall meet VDOT minimum
standards. This is the developer's responsibility.
• Any signs to be installed will be in accordance with attachments.
• 1 suggest any utilities and/or storm sewer placed within the proposed right-of-way be
backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the
possibility of any pavement settlement.
• A copy of any/all RECORDED PLATS of dedication to public use (the County of
Frederick) for drainage easements or additional right-of-way required for
implementation of this proposed project should be provided for VDOT review prior to
issuance of any land use permit.
Should you need additions! information, do not hesitate to call.
Sin
cer ,
Barry J. Sweitzer, Tr s. Roadway En neer
For: Steven A. Melnikoff, Transportation Engineer
BJS/rf
Attachments
xc: Mr. Dave Heironimus
Mr. Evan Wyatt
41, � �VEU
MAR 2, 9 2002
REQUEST FOR CONDITIONAL SUBIDVISION C fist)
VDOT - Edinburg Residency
Virginia Department of Transportation
Attn: Resident Engineer MAR 2 6 2007
14031 Old Valley Pike
Edinburg, Virginia 22824 ®JAC ❑ HFC ❑ BHL
(540) 984-56M ® LAI ® SAM
The local office of the Transportation Department is located at 1550 Commerce St. in Winchester if you
prefer to hand deliver this from.
Applicant's name, address and phone number:
151 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Sovereign Village - Section Two
Location:
North side of Senseny Road (Rt 657) at the north extension of Rossmann Boulevard
Va. Dept. of Transportation Comments:
The application for subdivision of this property appears to have a significant impact on Route 657,
§enseny Road, the VDDT facility which would provide access to the property. This sections street
is currently not in the State's Secondary Road bystem.However, ail entrance esign anrainage features
must meet a r streeE is to be elignie for acceptance. A comptete set of construction
2 from
VDOT Signature and Date: _ C. 1 46-
(NOTICE TO RESIDENT ENGINEER -PLEASE RETURNJVHS FORM TO APPLICANT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency with
their review. Also, please attache two (2) copies of your application form, location map and all other
pertinent information.
ti
REQUEST FOR CONDITIONAL SUBDIVISION COMMENTS
Frederick County Department of GIS
Attn: Marcus Lemasters, GIS Manager
107 North Kent Street
Winchester, Va. 22601
(540) 665-5651
The GIS Manager will review the proposed street names for this project to ensure their acceptability into
the Frederick County Street Name System. Proposed street names will also be routed through the
Communication Center Supervisor for review. This step will prevent duplicate street names from being
entered. Please attach one copy of the plan indicating proposed names.
Applicant's name, address and phone number:
Greenway Engineering
151 Windy Hill Lane, Winchester, VA 22602
540-6624185
Name of development and/or description of the request:
Sovereign Village Section Two
Location:
North side of Senseny Road (RT 657) at the north extension of Rossmann Boulvard
GIS Department Comments:
S E P 2 0 2002
OEPTOFPLAINNING/DEVELOP ENT
N
DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS
FREDERICK COUNTY, VIRGINIA
STREET NAME COMMENTS
SUBDIVISION COMMENTS
DATE: September 25, 2002
STAFF MEMBER: Marcus Lemasters, Directo
SUBDIVISION: Sovereign Village, Section H
COMMENTS: The Frederick County Department of GIS has reviewed the requested road names
for use in the Sovereign Village, Section H subdivision, and has made the following determinations:
1. The following road names are APPROVED and reserved for use by Sovereign Village, Section
H in the Frederick County Road Naming and Structure Numbering System:
Rossmann Boulevard (extension)
Canyon Road (extension)
Whickham Terrace
Wales Court
2. The following road names are DENIED for use by Sovereign Village, Section H-
Oxford Drive - currently assigned to Albin Village
Greenwich Court - currently assigned to Town At Village Green
NOTE: The Department is no longer allowed to accept any road name with the same first word ,
either spelling or phonetically the same, as any other road name currently in the system.
Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651)
FAX: (540)665-6395 -EMAIL: mlemaste@co.frederick.va.us
t,
i
APPLICATION AND CHECKLIST
SUBDIVISION
FREDERICK COUNTY VIRGINIA
Date: 12/5/02 Application # 4�o
Applicant/Agent: Greenway Engineering / Kurt Pennington
Address: 151 Windy Hill Lane
Winchester, VA 22602
Phone: 662-4185
Owners Name: Manning & Ross Developers, LLC
Address: 141 Featherbed Lane
Winchester, VA 22602
Phone:
723-9868
Please list names of all owners, principals and/or majority stockholders:
Dave Madison
Contact Person: Kurt Pennington
on
Phone: 622-4185
Greg Bancroft
Name of Subdivision: Sovereign Village Section 2
Number of Lots: 82 Total Acreage 39.43
Od
Fee Paid 0,
Property Location: 900' north of Senseny Road Kt 657) at the north extension of Rossmann
Boulveard
(Give State Rt. #, name, distance and direction from intersection)
Magisterial District Red Bud
Property Identification Number (PIN) 65-((A))-39. 39A
Property zoning and present use: RP / Vacant
Adjoining property zoning and use: RP / Residential & Vacant
Has a Master Development Plan been submitted for this project?
If yes, has the final MDP been approved by the Board of Supervisors?
►1
RM■]
What was the MDP title? Master Development Plan for Phases 1-10 Channing Drive
Does the plat contain any changes from the approved MDP?
Yes ❑ No
If yes, specify what changes: ❑
Minimum Lot Size (smallest lot) 12000
Number and types of housing units in this development:
Number 82
Types SF Detached Urban
FILE COPY
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
January 16, 2003
Mr. Mark Smith
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22604
RE: Sovereign Village Section II; Subdivision Design Plan Cursory Review (SUBD # 22-02)
Dear Mr. Smith:
I have had the opportunity to review the Sovereign Village, Section II, Subdivision Design Plan #22-
02 received by our office on December 6, 2002 and offer the following comments:
1. Add North arrow on vicinity map, Pages 1 and 25.
2. Add under Conditional Zoning Tabulation, Page 1A, to include all conditions and proffers of the
Channing Drive Rezoning (15-99) approved December 8, 1999.
3. Delineate all sidewalks and walkways on plans.
4. The use of Greenwitch Court on Sheet 8 as a road name has been denied by Frederick County.
Please contact Marcus Lemasters, Director, Frederick County GIS, about this street name.
5. Provide a profile sheet of nature trails and delineate nature trails on the plans as per the Channing
Drive Rezoning (15-99).
6. Revise the labeling of the phases within Section 2 from "Section 2A to Section 2, Phase L"
7. Provide profile of all traffic signs on Page 22.
8. Provide zoning and right-of-way easements for all adjoining properties on Page 2.
9. Change the spelling of Boulvard to Boulevard.
107 North Kent Street • Winchester, Virginia 22601-5000
Page 2
Mr. Mark Smith
Re: Sovereign Village, Sect. 11, SDP.
January 16, 2003
10. Remove all building foot prints on the plans.
11. Label all utility easements and provide legal references for utility easements.
Please contact me regarding any questions that you may have at (540) 665-5651.
Sincerely,
/arR.0 eran
Planner I
M RC/sce
cc: Patrick Davenport, Zoning Administrator
File: U:\Mark\Sovereign_sdp.wpd
SUBDIVISION DESIGN PLAN
CHECKLIST
The subdivision design plan shall be drawn at a scale that is
acceptable to the Subdivision Administrator. The subdivision
design plan shall include a sheet depicting the full subdivision
submitted. The subdivision design plan shall include the following
information:
4WC-- title "Subdivision Design Plan for
with a notation of all previous names of the subdivision.
original property identification number.
JA�C-- page number and total pages on each page.
name of the owner and/or subdivider
vicinity map (scale of one to two thousand (1:2000)]
showing all roads, properties and subdivisions within one
thousand (1000) feet of the subdivision.
written and graphic scale.
day, month and year plan prepared and revised.
North arrow. fW- -- d ,v yr c„V//
name of the Magisterial District where located.
zoning of all land to be subdivided.
10 ILI oundary survey of all lots, parcels and rights -of -way
showing bearings to the nearest minute and distances to
the nearest one-hundreth (1/100) of a foot.
topography shown at a contour interval acceptable to the
Subdivision Administrator but in no case greater than
five (5) feet.
names of owners, zoning and use of all adjoining
properties and deed book and page number references for
each adjoining parcel. ?e,. ,,Z Zo.v,- 6- VSee'
proposed use of each lot, with the number of lots in each
use category.
-� area of each lot and parcel, the total area of the
subdivision and the total area in lots.
10
location and area of each parcel of common open space and
the total area of common open space.
f/`lam- location, names, right-of-way widths and classifications
of existing and planned roads, streets and shared private
driveways adjacent to and on the property.
�C- existing or proposed utilities, sewer and water lines,
manholes, fire hydrants and easements.
existing and proposed drainage ways, drainage facilities,
culverts and drainage easements with dimensions and
j design details.
stormwater management plan with calculations describing
how stormwater management requirements are being met,
including the location and design details of proposed
facilities.
_proposed grading plan including spot elevations and flow
arrows.
cross sections, profiles and design details of all
proposed streets, roads, culverts, storm sewers, sanitary
sewers and water mains.
locations, dimensions and cross sections of existing and
proposed sidewalks and walkways.
location of environmental features including floodplain,
steep slopes, wetlands, sinkholes, woodlands and natural
stormwater detention areas.
�C names of all streams and bodies of water, including all
one -hundred -year flood limits'as mapped by FEMA.
location of all land to be dedicated or reserved for
public use.
----location of required setback lines on each lot.
lo
-f44. location of proposed recreational areas and facilities.
location of proposed buffers and screening with design
details, locations and types of plants and screening.
&,C proposed landscaping with location and types of plants.
_t4__— certification by an engineer, surveyor or other qualified
professional of the accuracy of the plat.
11
4&�-�
signature of the owner or principals certifying ownership
the property.
V------�statement listing all requirements and conditions placed
on the land included in the subdivision resulting from
approval of conditional zoning or a conditional use
/ ---Permit.
signature line for the Subdivision Administrator.
12
%44�P7
Founded in 1971
/t\
EN�INEERIN6
151 Windy Hill Lane
Winchester, Virginia 22602
January 27, 2003
County of Frederick
Department of Planning and Development
107 North Kent Street
Winchester, VA 22601
Attn: Mark Cheran, Planner I
Re: Sovereign Village Section II Comments
Dear Mr. Cheran:
We are in receipt of the comments dated January 16, 2003 and offer the following responses:
Comments from Frederick County Department of Planning and Development
Comment 1: Add North arrow on vicinity map, Pages I and 25.
Response: North arrows have been added.
Comment 2: Add under Conditional Zoning Tabulation, page IA, to include all conditions and proffers of
the Channing Drive Rezoning (15-99) approved December 8, 1999.
Response: No changes to the Conditional Zoning Tabulations have been made as per our telephone
conservation on January 24, 2003.
Comment 3: Delineate all sidewalks and walkways on plans.
Response: Sidewalks and walkways have been delineated on plans.
Comment 4: The use of Greenwitch Court on Sheet 8 as a road name has been denied by Frederick County.
Please contact Marcus Lemasters, Director, Frederick County GIS, about this street name.
Response: Road name on sheet 8 changed to the approved name Godwin Court.
Comment 5: Provide a profile sheet of nature trails and delineate nature trails on the plans as per the
Channing Drive Rezoning (15-99).
Response: No nature trails are proposed or required per this plan. See "Exhibit A" of the approved
Channing Drive Rezoning.
Comment 6: Revise the labeling of the phases within Section 2 from "Section 2A to Section 2, Phase I. "
Response: Section "2A" and "213" used to avoid confusion with MDP phasing.
File #2185/KP/dls Engineers Surveyors
Telephone 540-662-4185 FAX 540-722-9528
www.greenwayeng.com
Comment 7. Provide profile of all traffic signs on Page 22.
Response: Sign detail, as provided by VDOT, has been added to sheet 22
Comment 8: Provide zoning and right-of-way easements for all adjoining properties on Page 2.
Response: Zoning and right-of-way information has been added to sheet 2
Comment 9: Change the spelling of Boulvard to Boulevard.
Response: Spelling has been corrected.
Comment 10: Remove all building footprints on the plans.
Response: Building footprints, as shown, must remain as per Frederick County Public Works Department.
Comment 11: Label all utility easements and provide legal references for utility easements.
Response: Easement labels and legal references for existing utilities have been added.
Please contact us at your convenience if you have any questions or to schedule a meeting if any of the
comments need further discussion. Thank you for your time in this matter.
Sincerely,
Greenway Engineering
Kurt Pennington
File #2185/KP/dls
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
14031 OLD VALLEY PIKE
EDINBURG, VA 22824
RAY D. PETHTEL
INTERIM COMMISSIONER
Mr. Kurt Pennington
C/O Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
March 27, 2002
JERRY A. COPP
RESIDENT ENGINEER
TEL (540) 984-5600
FAX (540) 984-5607
Ref: Sovereign Village, Section Two
Route. 657, Senseny Road
Frederick County
Dear Kurt:
This is to acknowledge receipt of your revised plans dated March 14, 2002 for the
referenced project. The plans appear satisfactory and are approved. Please advise
the developer accordingly. Please provide eight (8) sets of approved construction
plans with signed seal for VDOT distribution.
I offer the following comments:
• A preconstruction conference be held by the engineer and/or developer with the
attendance of the contractor, various County agencies and VDOT prior to initiation
of work.
• Materials used and method of construction shall apply to current observed VDOT
Road & Bridge Specifications applicable during construction of this development.
• Our review and comments are general in nature. Should conditions in the field exist
such that additional measures are warranted, such measures shall be completed to
the satisfaction of the Department prior to' inclusion into the Secondary Road
System.
• Attached is a copy of the minimum requirements and information needed prior to
acceptance of subdivision streets into the Secondary System. This is the
responsibility of the developer.
• All drainage is to be carried within the right-of-way in ditch lines or gutters along the
street to a pipe or drainage easement.
WE KEEP VIRGINIA MOVING
Mr. Kurt Pennington
Ref: Sovereign Village, Section Two
March 27, 2002
Page #2
• The contractor shall notify VDOT when work is to begin or cease for any
undetermined length of time. VDOT will also require 48 hours notice for inspections.
• The appropriate land use permits shall be obtained before any work is performed on
the State's right-of-way. The permit is issued by this office and will require a
minimum processing fee, surety bond coverage, and the salary & expenses of a
State assigned Inspector.
• If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall
be between the edge of pavement and the front of mailbox as shown on the
attached.
• Private entrances will be installed in accordance with VDOT Standard CG-913. This
is the developer's responsibility.
• Any entrances constructed from the referenced street(s) shall meet VDOT minimum
standards. This is the developer's responsibility.
• Any signs to be installed will be in accordance with attachments.
• 1 suggest any utilities and/or storm sewer placed within the proposed right-of-way be
backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the
possibility of any pavement settlement.
• A copy of any/all RECORDED PLATS of dedication to public use
Frederick) for drainage easements or additional right-of-way
implementation of this proposed project should be provided for VDO
issuance of any land use permit.
Should you need additional information, do not hesitate to call.
Sincer ,
Barry J. Sweitzer, Tr s. Roadway En neer
For: Steven A. Melnikoff, Transportation Engineer
BJS/rf
Attachments
xc: Mr. Dave Heironimus
Mr. Evan Wyatt
T
(the County of
required for
review prior to
REQUEST FOR CONDITIONAL SUBIDVISION C
VDOT - Edinburg Residency
Virginia Department of Transportation
Attn: Resident Engineer MAR 2 6 2002
14031 Old Valley Pike
Edinburg, Virginia 22824 [3JAC ❑ HFC ❑ BHL
(540) 984-5600 LAl 0 SAM
The local office of the Transportation Department is located at 1550 Commerce St. in Winchester if you
prefer to hand deliver this from.
Applicant's name, address and phone number:
151 Windv Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Sovereign Village - Section Two
Location:
North side of Senseny Road (Rt 657) at the north extension of Rossmann Boulevard
_ Va. Dept. of Transportation Comments:
The application for subdivision of this property appears to have a significant impact on Route 657,
Senseny Road, the VDar facility which would provide access to the property. This section of street
is currently not in the state, s Secondary Road system., all entrance design ana drffinage features
must of construction
2 from
VDOT Signature and Date: -
(NOTICE TO RESIDENT ENGINEER *PLEASE RETURNAVUS FORM TO APPLICANT)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency with
their review. Also, please attach6 two (2) copies of your application form, location map and all other
pertinent information.
REQUEST FOR CONDITIONAL SUBIDVISION COMMENTS
Frederick County Inspections Department
ATTN: Building Official
107 North Kent Street
Winchester, Virginia 22601
(540) 665-6350
The Frederick County Inspections Department is located at 107 North Kent Street, 4th Floor of the
County Administration Building in Winchester, if you prefer to hand deliver this review.
Applicant's name, address and phone number:
Greenway Engineering (Kurt Pennington)
151 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Sovereign Village - Section Two
Location:
North side of Senseny Road (Route 657) at the north extension of Rossmann Boulevard
Inspection Department Continents:
MATZAT;=W-1 - Fame. W-Ax"A".. ,
Code Administrator Signature and Date: v
(NOTICE TO INSPECTIONS DEPTIKEASE RETURN THIS FogodTo PLICANT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency with
their review. Also, please attach a copy of your application form, location map and all other pertinent
information.
Dwellings shall comply with The Virginia Uniform Statewide Building code and section 310, use
group R (Residential) of The BOCA National Building Code / 1996 and The ICABO One And
Two Family Dwelling Code/1995.
REQUEST FOR CONDITIONAL SUBIDVISION COMMENTS
Frederick County Firer Marshal
ATTN: Fire Marshal
107 North Kent Street
Winchester, Virginia 22601
(540) 665-6350
The Frederick County Fire Marshal is located at 107 North Kent Street, 1st Floor of the County
Administration Building in Winchester, if you prefer to hand deliver this review.
Applicant's name, address and phone number:
Greenway Engineering (Kurt Pennington)
151 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Sovereign Village - Section Two
Location:
North side of Senseny Road (Route 657) at the north extension of Rossmann Boulevard
Fire Marshal Comments:
Fire Marshal Signature and Date:
(NOTICE TO FIRE MARSHAL. *PLEASE
THIS FORM TO APPLICANT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency with
their review. Also, please attach a copy of your application form, location map and all other pertinent
information.
Control number Date received
SD02-0001 1 /25/02
Project Name
Sovereign Village Section 2
Address
151 Windy Hill Lane
City
Winchester
Type Application
Subdivision
Current Zoning
RP
Automatic Sprinkler System
No
Other recommendion
Emergency Vehicle Access
Adequate
Fire Lane Required
Yes
Roadway/Alsleway Width
Adequate
Date reviewed
1/30/02
Applicant
Creenway Engineering
State Zip
VA 22602
Tax 10 Number
65-A-39 & 39
Election District
Red Bud
Recommendations
Automatic Fire Alarm System
No
Requirements
Hydrant Location
Adequate
Siamese Location
Not identified
Special Hazards
No
Date Revised
Applicant Phone
540.662.4185
Fire District
18
Rescue District
18
Residential Sprinkler Syst
Yes
Emergency Vehicle Access
Fire lanes and no parking signs shall be provided to indicate "No Parking within 20 feet of
Fire Hydrants."
Access Commen
&-
Additional Comments
Reviewed By Signift
Timothy L. Welsh
Plan Approval Reecommended Title
Yes
1
GREENWAY ENGINEERING
151 Windy Hill Lane
Fmauka in 197I Winchester, Virginia 22602
T R A N S MITT A L
Project Name: Sovereign Village _ Section Two
File No: 2185
Date April 5, 2002
To: Frederick County From: Kurt Pennington
Sanitation Authority
Attn: Engineer Director GREENWAY ENGINEERING
Phone: 540-662-4185
Copied Fax: 540-722-9528
❑ Urgent ® For Your Review ❑ As You Requested ❑ Please Comment
Message:
Copies of Revised Subdivision Design Plans as per comments.
Kurt Pennington
Zf 71 RF VII—C Ham,4 /T.S'A,
Greenway Engineering
Telephone 540-662-4185 FAX 540-722-9528
Greenway@visuallink.com
_. deot8 M A,_-
Administrative Assistant to
the Superintendent
�y
0
E
Frederick County Public Schools
Visit us at www.frederick.k12.va.us
February 4, 2002
Kurt Pennington
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
RE: Sovereign Village — Section Two
Dear Mr. Pennington:
e-mail: '
orndorfa®frederick.k12.va.us
This letter is in response to your request for comments concerning the planning application for the
Sovereign Village — Section II. Based on the information provided, it is anticipated that the 82 new
residences in Section II will yield 41 new students. The 2001-02 projected per pupil cost is $7,473 of
which $3,635 comes from local revenue. The 41 new students will cost the school division $306,393
annually at the current dollar value. Out of this amount, the locality will provide $149,035. These figures
do not reflect capital expenditures for buildings and their debt service.
Significant residential growth in this portion of Frederick County has resulted in the schools
serving this area having student enrollment near or exceeding their design capacity. The cumulative
impact of this project and others of a similar nature, coupled with the number of approved, undeveloped
residential lots in the area, will necessitate the future construction of new school facilities to accommodate
increased student enrollment. The impact of this subdivision on current and future school needs should be
considered during the approval process.
Sincerely
Al Orndorff
Administrative Assistant to the. Superintendent
cc: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools
Robert W. Cleaver, Asst. Superintendent for Administration, Frederick County Public Schools
- a
540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-722-2788
L:/Planning/Sovereip VillageSectionTwo
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
April 22, 2002
Kurt Pennington
Greenway Engineering
151 Windy Bill Lane
Winchester, Virginia 22602
RE: Sovereign Village, Section H - Subdivision Comments
Frederick County, Virginia
Dear Curt:
The revised subdivision plan for Sovereign Village, Section II dated March 15, 2002, has
adequately addressed our previous comments. Therefore, we recommend approval of the subject
plan.
Should you have any questions, do not hesitate to contact me.
/rls
cc: Frederick County Planning and Zoning
file
A-.UowllH.wpd
Sincerely,
Joe C. Wilder
Civil Engineer
107 North Kent Street - Winchester, Virginia 22601-5000
;L C z.
REQUEST FOR CONDITIONAL SUBIDVISION COMMENTS
Frederick County Parks and Recreation Dept.
Attn: Director of Parks and Recreation
107 North Kent Street
Winchester, Va. 22601
(540) 665-5678
The Frederick County Parks and Recreation Department is located on the second floor of the Frederick
County Administration Building,107, North Kent Street, Winchester, if you prefer to hand deliver this
review form.
Applicant's name, address and phone number:
- --Greenway E (Kurt Pennington) -
151 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Sovereign Village - Section Two
Location:
i
North side of Senseny Road (Route 657) at the north extension of Rossmann Boulevard
Parks and Recreation Department Comments:
Plan appears to meet open space requirements
Parks Signature and Date:''
(NOTICE TO PARKS *PL E RETURN THIS FORM TO APPLICANT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency with
their review. Also, please attach a copy of your application form, location map and all other pertinent
information.
n
GREENWAY ENGINEERING
151 Windy Hill Lane
%*TW7 Winchester, Virginia 22602
Founded in 1971
T R A N S M I T T A L
Project Name: Sovereign Village -Section 2
File No.: 2185
Date: December 6, 2002
To: FC Planning
Attn: Patrick Davenport
From: Kurt Pennington/dls
GREENWAY ENGINEERING
Phone: 540-662-4185
Fax: 540-722-9528
Copied:
Remarks: r- Urgent r For Your Review r As You Requested r Please Comment
Message:
Patrick,
Attached are the following for the above project:
-3 copies of the subdivision site plan
-Subdivision Application
-Application fee check
-All Agencies comment sheets
-3 copies of Section 2A final subdivision plats
Section 2B final subdivision plats will be submitted at a later date.
Thank you for your assistance with this project and call with any concerns.
RECEIVED
DEC 0 6 2002
FREDERICK COUNW
PLANNING & DEVELOPMENT Engineers Surveyors
Telephone 540-662-4185 FAX 540-722-9528
greenway@visuallink.com
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
July 14, 2003
Mr. Kurt Pennington
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Subdivision Plan Comments - Sovereign Village - Section B
Frederick County, Virginia
Dear Kurt:
Upon review of the subject subdivision plan, we offer the following comments:
1) Provide the location of stormwater pond #1 on the subdivision plan. Provide
outlet structure details on the plan for the proposed stormwater ponds. It will be
necessary to furnish a description of the structure and outlet pipe (i.e., size and
type of pipe to be utilized).
2) Check all areas within the development to ensure that any area in which drainage
collects from more than three (3) lots is placed within a platted drainage easement.
Once these comments have been addressed, submit two (2) copies of the plan for further
review.
Sincerely,
! L 2
Joe C. Wilder
Civil Engineer
JCW/rls
cc: Patrick Davenport, Zoning and Subdivision Administrator
file
A:lsovvillage,seckom.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
SUBDIVISION # 22-02 SOVERIGN VILLAGE
Red Bud SECTION II, A, B & c "_, pjytrs t
J)
Please note: The subdivision p:'lons
assac;ialcU with this file are locateci iri she
library.
n
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