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Stephens Ridge - Backfile (2)
.. SUBDIVISION CHECKLIST The application is not complete if the following are not present: Submission Package -3-Aj7U 1. Two sets of comment sheets from the following agencies along with any marked copies of the plan; 3-�3 VDOT 0-2.3 City of Winchester 3 Z Co. San. Auth. 3%?3 Co. Hlth. Dept. -�3 Inspections Dept. 3.,23 Parks Rec . 3Z 3--�2 (L& ii i Fire Marshall 1 °o3 2. 2 copies of the subdivision application 3-2.3 3. 15 copies of the plan on a single sheet 4. 1 reproducible copy of the plan (if required) 5. a 35mm. slide of the plan * One copy of the application and comment sheets, three copies of the plan and the marked plans from the review agencies should be enclosed in a package which will be forwarded to the County Engineer. TRACKING DATE .3-a3.9r� Application Received 3-;3-9a Subdivision Information forwarded to Consulting Engineer 3 a3.90 Review/Invoice received from Engineer 1Gl.ln , 1uraL cL �� Fee Pai} (amount $ �� S8 ) s��P //'' *.2,5D. °° (�Q�� �- 3 1 g s. ov ql lots 5. % �of� CAPOW _ -117 Subdivision heard by Planning Commissidn Final plat submitted with review agency signatures and; hpp may_ deed of dedication bond estimate Final plat information forwarded to Engineer N Review received from Engineer y-(o Qn Final Fee paid RECEIPT `AMOUNT DUE � l� 7�Sr�4 '�� | \�,^c/ \ AMOUNT PAID BALANCE DUE PAID By El CASH CHECK OTHER \ FKEDES!CK COUNTY DEPT. OF PLANNING AND UED[LDRNE@T F.O. D0X 601 ^ 9 COURT SQUARE Y*|NCHE�--'TsR V|RGiNi« �2��l " (7V�� �6�'���� ` -------'—�------ _��l RECEIVED FROMADDRESS < i � 41 THE SUM — � i � FOR De ��C)��0' ��,, 0 ~� " BY v ^ ~ ~ C�H COMMON GROUND MANAGEMENT PO BOX 29 Middletown, VA 22645 Phone 540-869-4853 January 29, 2002 Mr. Joe Wilder Public Works 107 N. Kent St. Winchester, VA 22601 Dear Mr. Wilder: I am writing this letter on behalf of the Stephens Ridge Homeowners Association. The purpose of this letter is to bring your attention to the condition the developer and/or builders have left the rear lots of the townhouses they have built or are building in the Stephens Ridge subdivision. I am referring specifically to lots 53-85. The original 41 homes built in Stephens Ridge, lots 1-29, lots 54-59 and lots 86-91, had the rear yards cleared, graded and sodded upon completion. The condition the lots have been left in on the new homes is unacceptable, especially as many of these homes are being used as rental properties, and we both know tenants will not pay that much attention to their yards. We firmly believe the developer and/or builders should be made to, clear them of all weeds, etc., grade these lots and at a minimum seed the lots for grass, if not sod them. The covenants of the Association call for all lot owners to maintain their yards in a lawn condition. However, in their present state, as left by the developer and/or builders, the yards are not in a maintainable state, at least not for the average homeowner. This Association feels the county has done them an injustice by allowing the other townhouses to be built with an exterior style that is not even close to the style of the existing homes, thereby bringing down the value of their properties. Therefore, we would greatly appreciate your attention to this matter, and hope that it will be addressed in a manner to bring these lots into better harmony with the surrounding or existing lots. Sincerely, f M. heresa Seitz Managing Age SRHOA RECEIVED JAN 3 0 2002 EPT. OF PLANNING/NVELOPVc:I ; COUNTY of FREDERICK September 12, 2002 Mr. Dave Holliday Shiho, Inc. P. 0. Box 3276 Winchester, Virginia 22604-2476 RE: Stephens Ridge - Site Work Frederick County, Virginia Dear Dave: Department of Public Works 540/665-5643 FAX: 540/ 678-0682 Recently, we performed an inspection of the subject site. The site appears to be adequately stabilized. Therefore, we are granting our approval of the site condition as is. If you have any questions, do not hesitate to contact me. Sincerely, Joe C. Wilder Civil Engineer JCW/rls cc: Patrick Davenport, Frederick County Zoning Administrator Jamie Judy file 107 North Kent Street - Winchester, Virginia 22601-5000 lG� coy _, � COUN of !9%YIK w t� Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 19, 2003 Dave Holliday Construction, Inc. P.O. Box 2715 Winchester, VA 22604 RE: Stephens Ridge Subdivision - Construction Guarantee Dear Mr. Holliday: I am in receipt of your letter dated May 14, 2003 in which you requested the bond for Stephens Ridge to be released. The bond amount is $100,000.00, which was established to guarantee the construction of all aspects of the subdivision including, but not limited to, drainage easements, parking lots, recreational amenities, and soil stabilization. Per your request, I asked the Public Works Department and the Parks and Recreation Department to provide me with a project status report. As of today, I have received an updated status report from Public Works. The Public Works Department has given their approval of the project except for two small denuded areas that will require soil stabilization. Discussions I have had with the Parks and Recreation Department indicate that the recreation requirements for the proj ect are incomplete. My inspection of the project also revealed that the parking lot has not yet been striped. Due to the remaining work that needs to be completed, the bond will not be released at this time. When the aforementioned remaining issues are resolved, the bond will be released. If you have any questions, please feel free to call. Sincerely, GJr2� CVv��p Patrick T. Davenport, C.Z.A. Zoning and Subdivision Administrator PTD/bad cc: Joe Wilder, Public Works Department Matt Hott, Parks and Recreation Department John R. Riley, Jr., County Administrator UAPatrick\Con on\Misc =esp\S[ephens Ridge bond—pd 107 North Kent Street • Winchester, Virginia 22601-5000 FROM : Dave Holliday Const. 1c. FAX NO. : 5406675414 May. 14 2003 04:22PM P2 14 May 2003 Mr. Patrick Davenport Frederick County Subdivision Administration 9 Courthouse Square Winchester, VA RE: Bond — Stephens Ridge Subdivision Dear Patrick, It appears you may still be holding a bond for the Stephens Ridge Subdivision in the amount of $100,000.00. Please find attached a letter from Joe Wilder stating that the approval of the site conditions has been met. Therefore, I am requesting a release of the bond. Should you have any questions, please do not hesitate to tail me. Sincerely, Dave Holliday Construction, Inc. Dave Holliday President ov P.O, BOX 2715 - WINCHESTER, VIRGINIA 22604 • (540) 667-2120 - FAX (540) 667-5414 State Registration #A-013661 FROM Dave Holliday Const., 1c. FAX NO. : 5406675414 May. 14 2003 04:22PM P3 COUNTY of FREDERICK, Department of Public Works 540/665-5643 FAX: 540/ 678-0682 September 12, 2002 Mr, Dave Holliday Shiho, Inc. P. O. Box 3276 Winchester, Virginia 22604-2476 RE:. Stephens Ridge - Site Work Frederick County, Virginia Dear Dave: Recently, Nive performed an inspection of the subject site. The site appears to be adequately stabilized_ Therefore, we are granting our approval of the site condition as is. If you have any questions, do not hesitate to contact me. Sincerely, Joe C. Wilder Civil Engineer JCW/rls cc: Patrick Davenport, Frederick County Zoning Administrator Jamie Judy file 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Parks and Recreation Department James M. Doran, Director 703/665-5678 - FAX: 703/667-0370 M E M O R A N D U M TO: Evan Wyatt, Planner II FROM: James M. Doran, Director, Parks and Recreation/!/ SUBJ: Stephens Ridse Subdivision Recreation Amenitie DATE: April 19, 1994 After a site visit, the following deficiencies were observed for the tot lot on Greenwich Drive: 1. The two spring animals had exposed footers. This equipment could not have been installed according to manufacturer's specifications and would not meet the Consumer Product Safety Commission (C.P.S.C.) guidelines for playground safety. 2. The protective areas of the whirl, slide and swing set do not meet the manufacturer's recommendations or the C.P.S.C. guidelines for playground safety. 3. The tall zones of the swing set do not meet C.P.S.C. guidelines for playground safety. The master development plan, also includes plans for a volleyball court adjacent to the tot lot playground. There does not appear to be adequate space to construct a volleyball court in this area. In addition, the master development plan calls for a tot lot playground and one-half basketball court in an area along Ridgefield Ave. It does not appear that these recreational amenities have been constructed. JMD/sm 9 Court Square P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 COUNTY of FREDERICK Department of Planning and Development 703 / 665 -5651 Fax 703 / 678-0682 April 19, 1994 Mr. Robert M. Sager P.O. Box 1090 Stephens City, VA 22655-3108 RE: Stephens Ridge Townhouse Development Dear Mr. Sager: The enclosed information is intended to provide you with background material for the Stephens Ridge subdivision, as well as address the comments and concerns expressed in your letter of April 1, 1994. Hopefully, this information will allow you to address the questions asked at the Homeowners Association meeting at the end of April. BACKGROUND INFORMATION: The Master Development Plan for the Stephens Ridge Townhouse project was approved by Frederick County on November 14, 1989. The master plan was then slightly modified, and approved by our department on January 10, 1990. This project called for the construction of 91 townhouse units, two separate recreational areas containing two tot lots, a volleyball court and a half basketball court, landscaped earth berms, and a right-of-way connection with Ridgefield Avenue. This project was proposed to be developed in two phases. The first phase was approved for the construction of 29 townhouse units, one recreational area, and all improvements depicted on the approved site plan for this defined area. (Please refer to the defined area on the enclosed marked -up plan) Final plats, a deed of dedication and subdivision, and a deed of conveyance were legally recorded on June 20, 1990. This provided Frederick County with information for the location of the 91 building lots, all easements and private accessways, all areas specified as common open space, and all requirements and responsibilities of the Property Owners Association. (Please refer to the enclosed copies of the plats, deed of dedication, and restrictive covenants) A site development plan was approved by this department on June 26, 1990. This plan provides specific details as to how Stephens Ridge is to be developed. Our department uses this plan when we conduct inspections of Stephens Ridge. The letter to Ryland Homes dated June 15, 1993, was generated after a routine inspection of Stephens Ridge on May 13, 1993. (Please refer to the enclosed letter from our department to Bob Hodges) 9 North L0Ud0Un Strcet P.O. Box 001 Winchester, VA 2_1601 Winchester, VA 22604 Page -2- Sager Letter April 19, 1994 BONDING: The Treasurer of Frederick County maintains a current Irrevocable Letter of Credit issued by Jefferson National Bank. This Letter of Credit is in the amount of $100,000 and is intended to cover all improvements in the Stephens Ridge Townhouse development, and in the Fredericktowne Estates development. This ,Letter of Credit is automatically renewed and is available for use by Frederick County if necessary. DEVELOPMENT PHASING: As mentioned earlier, this project is to be developed in two phases. All 29 building lots within Phase I have been developed, while only 12 of the remaining 62 lots have been developed at this time. The developer still has 50 building lots, or 80% of Phase II to develop at this time. The 12 building lots that exist as part of Phase II have been provided paved access (although the parking spaces have not been striped) which enables adequate ingress/egress to each unit. All approved plans indicate that there will be a connection with Ridgefield Avenue; however, there is no time limit for the completion of this connection. It would be reasonable to expect this connection to be created prior to the issuance of occupancy permits for building lots 30-35 and 60-63 (located on the north side of Greenwich Drive). COUNTY RESPONSIBELITY: I believe that Frederick County has a responsibility to ensure that all site improvements required as part of Phase I are completed. However, I do not believe that Frederick County can legally require the developer to complete all site improvements required as part of Phase II at this time. The Frederick County Code does not require a developer to complete a residential project within a certain time frame, as this is usually determined by the housing market and the state of the economy. The items specified in my site inspection report pertain to the overall development (please refer to the letter addressed to Bob Hodges, dated June 15, 1993). Items 1,9, & 12 have been resolved as part of the E911 sign installation program. The developer has completed half of item 13, as the parking lot has been asphalted but not striped. The remaining items have not been completed at this time. Page -3- Sager Letter April 19, 1994 Our department will contact Dave Holliday to verify how the remaining site improvements for Phase I will be complete. Our department will also try to determine when the remainder of Phase II will be developed. Please contact our department if you have questions regarding this information, or if I may be of further assistance. Sincerely, &0'� Q. +V Evan A. Wyatt Planner II EAW enclosure cc: W. Wayne Miller, Zoning Administration ✓Matthew G. Hott, Superintendent of Parks l i COUNTY of FREDERICK I August 2, 1994 Mr. David B. Holliday Holliday Construction, Inc. P.O. Box 2715 Winchester, Virginia 22604 Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 RE: Phase I Site Work For Stephens Ridge Townhouse Development Dear Dave: The purpose of this letter is to provide you with information regarding the remaining site work for Phase I of the above referenced project. The outstanding site work was determined during an inspection of this development on July 28, 1994. Matthew Hott, Superintendent of Parks, and Theresa Seitz, Stephens Ridge Homeowners Association President, participated in this inspection. Phase I of Stephens Ridge was approved for the development of 29 townhouses. This number of townhouses requires two recreational units. The approved site plan calls for a tot lot and a volleyball court for Phase I. However, according to Theresa Seitz, the Homeowners Association has met with you and has determined that a tot lot and a half basketball court would be appropriate to meet the recreational requirements. Currently, one tot lot has been provided for Phase I and grading work has commenced for the half basketball court which is located beside townhouse unit #12. The current state of the whirl and the spring animals requires some maintenance to ensure safety. Theresa Seitz said that the Homeowners Association would complete that work; therefore, it would be appropriate to allow them to utilize some of the fill dirt that is being excavated to accomplish this. Enclosed is a copy of the specifications for a half basketball court. This information was provided by Matthew Hott, and will meet the requirements for this recreational unit. Please contact Matthew if you have questions regarding the specifications, or to schedule an inspection once this facility is installed. You may reach Matthew at 665-5678. The approved site plan also calls for landscaping throughout portions of Phase I and Phase II. Theresa. Seitz said that you planned to provide the Homeowners Association with funding to accomplish this part of the required site improvements. The approved site plan calls for the planting of double rows of evergreens, spaced ten feet apart, throughout various locations in this development. The evergreens that are indicated on the approved site plan are located based on this ten foot spacing requirement. Therefore, providing money to the homeowners association to purchase the number of evergreen trees indicated on the approved site plan will meet this requirement. 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 Page -2- Holliday Letter August 2, 1994 Finally, there is outstanding storm water management work that needs to be complete. It is my understanding that you have met with H. Edward Strawsnyder, County Engineer, to determine these requirements. Our department will ask Ed to inspect and approve these improvements once they are complete. Please contact Ed Strawsnyder once this work is complete (665-5643). The completion of these three items will accomplish the required site improvements for Phase I of the Stephens Ridge Townhouse development. Please contact me if you have any questions regarding this letter, or if I may provide you with further information. Sincerely, Evan A. Wyatt Planner II EAW enclosure cc: H.E. Strawsynder, County Engineer Matthew Hott, Superintendent of Parks Theresa Seitz,. Stephens Ridge Homeowners Association President M E M O R A N D U M TO: Evan Wyatt, Planner II FROM: James M. Doran, Director, Parks and Recreation SUBJ: Stephens Ridge Subdivision Recreation Amenities DATE: March 20, 1998 After a site visit, the following deficiencies were observed for the tot lot on Greenwich Drive: 1. The two spring animals had exposed footers. This equipment could not have been installed according to manufacturer's specifications and would not meet the Consumer Product Safety Commission (C.P.S.C.) guidelines for playground safety. 2. The protective areas of the whirl, slide and swing set do not meet the manufacturer's recommendations or the C.P.S.C. guidelines for playground safety. 3. The fall zones of the swing set do not meet C.P.S.C. guidelines for playground safety. The master development plan, also includes plans for a volleyball court adjacent to the tot lot playground. There does not appear to be adequate space to construct a volleyball court in this area. In addition, the master development plan calls for a tot lot playground and one-half basketball court in an area along Ridgefield Ave. It does not appear that these recreational amenities have been constructed. JMD/sm REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS Frederick County Parks & Recreation Department ATTN: James Doran, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5678 The Frederick County Parks & Recreation Department is located on the second floor of the Frederick County Administration Building, 9 Court Square, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va Development Corp P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent= G W CLIFFORD & ASSOC P.O. Box 2104 Winchester Va 22601 Attn•Tom Price'(703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Village Green) Location: Southeast of I-81 South of S R 277 approximately 1/4 miles east of Stephens City,located at end of Sticklev Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision. Parks & Recreation Department Comments: Plan meets requirements established by Frederick County for open space and recreational amenities. Parks Signature and Date: (NOTICE TO PARKS - PLEAS RETURN THIS F( =.11-70 TO THE T'. ) NOTICE M 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 plans and/or application form. COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 MEMORANDUM TO: Patrick Davenport, Zoning and Subdivision Administrator, Frederick County Department of Planning and Development f FROM: Joe C. Wilder, Civil Engineer, Department of Public Works SUBJECT: Stephens Ridge Subdivision DATE: June 2, 2003 Recently, we met at the subject site to view the large drainage channel that runs through the subdivision. At that time, you indicated that you had received complaints about the drainage channel as well as inquiries about the status of its stabilization and proper grading. I have reviewed our plans for the subject subdivision, in particular, the drainage channel. It appears that the channel and slopes have been graded to adequately accommodate drainage in compliance with the approved plans. With the exception of a few small areas that need to be seeded and mulched, the channel appears to be adequately stabilized. As far as the area located downstream of the culverts, the requirement for grading applied to the bottom of the drainage channel only. There was no requirement to grade the slopes located adjacent to the existing townhouse units. If you have any questions, do not hesitate to contact me. JCW/rls cc: file C:\Corel\\Ford re rfe.ctU2lionda\E&S-Drainage\stephensrid ge.,rpd 107 North Kent Street • Winchester, Virginia 22601-5000 March 29, 2002 Mr. David Holliday Dave Holliday Construction P.O. Box 2715 Winchester, Virginia 22604 RE: Stephens Ridge Subdivision Frederick County, Virginia Dear Dave: COUNTY of F REDERJCK Department of Public Works 540/665-5643 FAY: 540/ 678-0682 On Tuesday, March 26, 2002, we performed an inspection of the subject subdivision. The following items still need to be completed to comply with the approved subdivision plan dated June, 14, 2001: 1) The channel section shall be completed as shown on the approved plan. The channel section located between lots 41 and 42 shall be widened to comply with the approved plan. 2) The bottom of the channel from the outfall of the proposed 30 inch RCP culvert located under Ridgefield to the grouted Rip Rap at Greenwich Court shall be stabilized with matting as shown on the approved plan. 3) All of the slopes shall be stabilized as shown on the approved plan. 4) Place grouted Rip Rap at the outfall of the culverts as shown on the approved plan. 5) Complete all street improvements in accordance with the approved plan. Provide a revised site plan if grading of the cul-de-sac deviates from the approved plan. No more final certificate of occupancy permits will be issued until such time as these items have been completed. It has been more than three (3) months since these issues were addressed and, to date they remain unresolved. 107 North Kent Street • Winchester, Virginia 22601-5000 Stephens Ridge Subdivision Page 2 March 29, 2002 If you have any questions, do not hesitate to contact me. Sincerely, oe C. Wilder Civil Engineer cc: Jaime Judy file C:\Corel\WordPerfect\Rhonda\stephensridgecor wpd V COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/667-0370 April 30, 1990 G. W. Clifford & Associates Attn: Mr. Tom Price P.O. Box 2104 Winchester, Virginia 22601 Dear Tom: This letter is to confirm action taken by the Frederick County Planning Commission at their meeting of April 18, 1990: Approval of Stephens Ridge Subdivision application (formerly Towns of Village Greens) for townhouses:"situated on 12.2651 acres (91 lots) and zoned RP. (Residential,', Performance) . This property is located at the end of Stickley: Drive and Ridgefield Avenue, adjacent to Stephens Village'.'and`Ridgefield Subdivision, in the Opequon Magisterial District.':.. Please obtain the signatures of Frederick County Sanitation Authority and Virginia Department of Transportation prior to submitting final plats to this department. Final approval by the Subdivision Administrator will be made upon receipt of appropriate bonding/irrevocable letter of credit and required deed of dedication. If you have any questions regarding this approval do not hesitate to call this office. Sincerely, W. WayreMiller Subdivision Administrator WWM/slk cc: Top of Virginia Development Corp. Harry F. Stimpson, Jr. 9 Court Square - P.O. Box 601 - Winchester. Vir(_,inia - 22601 RECE �v ED � 1990 REOUEST FOR SUBDIVISION & SITE PLAN COMMENTS City of Winchester, Virginia ATTN: Tim Youmans, Planning Director 15 N. Cameron Street, Winchester, Virginia 22601 (703) 667-1815 The City of Winchester offices are located in Rouss City Hall at 15 North Cameron Street in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va. Development Corp. P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. CLIFFORD & ASSOC. P.O. Box 2104 Winchester, Va 22601 Attn:Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Village Green) Location: Southeast of I-81, South of S.R. 277, approximately 1/4 miles east of Stephens City,located at end of Stickley Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision. City of Winchester Comments: City Signature and Date : � ��-r G�(��y�,,,..-, -� U- 1, U (NOTICE TO CITY - PLEASE RETUR (THIS POM TO THE AGENT.) NOTICE TO APPLICANT-1 It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please also attach a copy of your plans and/or application form. REQUEST FOR SITE PLAN COMMENTS Winchester Regional Airport ATTN: Kenneth F. Wiegand, Executive Director Route 1, Box 208-A, Winchester, Virginia 22601 (703) 662-2422 The Winchester Regional Airport is located on Route 645, off of Route 522 South, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Agent: G.W. CLIFFORD & ASSOC. P.O. Box 2104 Winchester, Va 22601 Attn:Tom Price Name of development and/or decription of the request: Location: Winchester Regional Airport Comments: Airport Signature & Date: (NOTICE TO AIRPORT - PLEASE RETURN THIS ROM T HE AGENT.) 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 plans and/or application form. The developer shall comply with the provisions of the Frederick County hirport Zoning District (AP-1) and the following Codes of Virginia:. Title 15.1 Code of Virginia, Section 489 (Purpose of Zoning Ordi'nance,$) and Section 491.02 (Airport Safety Zoning). Titl'e 5.1 -:E5.1 Code of Virginia (Permits Required for Erection of Certain Structures.) Engineers., architects, coat ractc ors and developers riiust be aware that as'W:inchester Regional Airport Expands services and operations, noise associated with such ex pans i r- :r, may increase. Although zoning may soon be suggested to Consideration should be given to insulating new and existing structures located within one half (1/2) mile of the end of the airport runway and 1,000 feet•ei.ther side of an imaginary extended center line of the a i r-port• : runway. SUGGESTIONS: NewConstruction For,new sound -insulated construction, design considerations often include: using brick or concrete masonry walls, staggering studs; insulation and fiberboard under interior and exterior, finish�rnaterials; installing attic space insulation; properly baffling vents; avoiding single joint roof construction where interior and. exterior materials are attached to the same rafters; avoiding exposed rafter ceilings; mortar should be free of pin holes' -land' all joints should be well sealed. Existina Construction For. rehabilitation of existing buildings, soundproofing modifications. include: replacement of existing windows with windows c;f greater -sound transmission coefficient (STC) rating, or adding a second layer of glass; upgrading doors and seals; acoustic baffling of vents; adding insulation to walls and attic spaces,' adding another layer of wall material to existing walls, in effect creating a two -parcel wall; eliminating windows and fill,in!3 ,the .space to. match exterior walls. I i REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS Frederick -Winchester Health Department ATTN: Herbert L. Sluder, Sanitation Engineer P.O. Box 2056, Winchester, Virginia 22601 (703) 667-9747 The Frederick -Winchester Health Department is located at the intersection of Smithfield Avenue and Brick Kiln Road, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va. Development Corp. P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. CLIFFORD & ASSOC. P.O. Box 2104 Winchester, Va 22601 Attn:Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Village Green) Location: Southeast of I-81, South of S R 277, approximately 1/4 miles east of Stephens City,located at end of Stickley Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision, Health Department Comments: Health Signature and Date: (NOTICE TO HEALTH DEPT. - =.M ,S K_T, Z- 2.Y-�j RETURN THIS FORM TO AGENT.) NOTICE MQ 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 plans and/or application form. REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS Frederick County Parks & Recreation Department ATTN: James Doran, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5678 The Frederick County Parks & Recreation Department is located on the second floor of the Frederick County Administration Building, 9 Court Square, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va. Development Corn. P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Aaent: G.W. CLIFFORD & ASSOC. P.O. Box 2104 Winchester, Va 22601 Attn:Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Villaae Green) Location: Southeast of I-81, South of S.R. 277, a-pproximately 1/4 miles east of Stephens Cit y,located at end of Stickley Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision. Parks & Recreation Department Comments: Plan meets requirements established by Frederick County for open space and recreational amenities. Parks Signature and Date: (NOTICE TO PARKS - NOTICE It is your responsibility to possible in order to assist please attach a copy of your vZ o2 � 6 TURN T IS FORM TO THE AGENT.) TO APPLICANT complete this form as accurately as the agency with their review. Also, plans and/or application form. r REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS Frederick County Inspections Department ATTN: Kenneth L. Coffelt, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Inspections Department is located at 9 Court Squard in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Too of Va. Development Corp. P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. CLIFFORD & ASSOC, P.O. Box 2104 Winchester, Va 22601 Attn:Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Village Green) Location: Southeast of I-81, South of S.R. 277, approximately 1/4 miles east of Stephens City,located at end of Stickley Drive & Ridaefield Avenue adjacent to Stephens Village & Ridaefield Subdivision, Inspections Department Comments: c S /4htac,/ CIS E di e i7 Inspect. Signature & Date:" (NOTICE TO INSPECTIONS - PIf 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 plans and/or application form. G.W.CLIFFORD & ASSOCIATES, INC. 20 S.CAMERON ST. PO BOX 2104 WINCHESTER, VIRGINIA 22601 703-667-2139 TO: Frederick County Planning Dept. Winchester, Va 22601 LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 23 March 1990 ATTENTION Wayne Miller RE:.tanhanc Ridnp (fnrmprly the Trn WE ARE SENDING YOU n ATTACHED [7 UNDER SEPARATE HAND DELIVERED ❑ CHANGE ORDER 71 SAMPLES SHOP DRAWINGS IX-1 PRINTS ❑ PLANS COPY OF LETTER COPIES DATE DESCRIPTION 1 March 90 ISubdivision & Site Plan Application 15 1 March 90 ISubdivision & Site Plans VIA THE FOLLOWING ITEMS SPECIFICATIONS OTHER ARE TRANSMITTED APPROVED/SUBMITTED RESUBMIT___ FOR APPROVAL FOR APPROVAL APPROVED/AS NOTED SUBMITFOR DISTRIBUTION FOR YOUR USE RETURN/CORRECTIONS RETURNED CORRECTED PRINTS AS REQUESTED LOAN PRINT/RETURN FOR REVIEW or COMMENT RETURN/WITH SIGNATURES FOR BIDS DUE 19 REMARKS Wayne, Enclosed is a copy of Paul Bernard's comments. We hand delivered copies to his office, as I had discussed with you several weeks ago. If I can answer any questions, please call anytime. Thanks! COPY TO: SIGNED Tom Price REV. 2.0 RECD V ED rD� 2 6 R . 1930 REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS Paul Stinnett, Frederick County Fire Marshall P.O. Box 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Fire Marshall is located at 21 Court Square in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va. Development Corn. P.O. Box 32.76 Winchester, Va 22601 (703) 667-2120 went: G.W. CLIFFORD & ASSOC. P.O. Box 2104 Winchester, Va 22601 Attn:Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Village Green) Location: Southeast of I-81, South of S R 277, approximately 1/4 miles east of Stephens City,located at end of Stickley Drive & Ridaefield Avenue adjacent to Stephens Villaae & Ridaefield Subdivision. Fire Marshall Comments: /✓o / iL,0 e3,i 5x-f %s si la •v . Fire Marshall Signature & Date: /2. �.�aZ3v /� (NOTICE TO FIRE MARSHALL - PLEASE P,8T-UFJT THIS FORM TO AGENT.) NOTICE TQ 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 TWO copies of your plans and/or application form. PC Review - 4/18/9Il SUBDIVISION APPLICATION STEPHENS RIDGE (formerly Towns of Village Green) 91 Lots (12.2651 acres) LOCATION: The end of Stickley Drive and Ridgefield Avenue, adjacent to Stephens Village and Ridgefield Subdivision. MAGISTERIAL DISTRICT: Opequon ADJACENT LAND USE AND ZONING: A2, B1, and RP Zoning and Residential, Vacant and Residential Land Use. PROPOSED USE AND IMPROVEMENTS: townhouses REVIEW EVALUATIONS: Frederick County Sanitation Authority: Request that items marked on plan be corrected and plans resubmitted. Virginia Dept. of Transportation: See attached letter dated March 26, 1990. Frederick Co. Inspections Dept.: This request shall comply to Use Group "R" (Residential), Section 309.0 of the BOCA National Building Code, 1987. Parks & Recreation: Plan meets requirements established by Frederick County for open space and recreational amenities. Frederick Co. Fire Marshal: No problems as shown. Planning and Zoning: The design of this subdivision conforms to the master development plan and is in substantial conformance with the zoning and subdivision ordinances. Most of the staff comments have been adequately addressed, including the screening and buffering requirement that was a condition of approval by the Planning Commission on October 18, 1989. This was to screen the development from the adjacent sewage treatment facility and also the single-family residential area. Page 2 Stephens Ridge Subdivision STAFF RECOMMENDATION FOR 4118190: Approval. Frederick County Sanitation Authority ATT:': Wellington Jones, Engineer/Director P.O. Box 618, Winchester, Virginia 22601 (703) 665-5690 The Frederick County Sanitation Authority is located on the second floor of the Old Frederick County Courthouse in Winchester, if you prefer to hand deliver this review form. Applicant's Top of Va. Development CQry. P.O. Box 3276 Aaento G.W. CLIFFORDP.O.Box 2104 Name of development and/or decription of the request: Location: Southeast of 1-81, South of S.R. 277, approximateiv 1/4 mi-les-e-as & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision, Sanitation Authority Comments: 3 3 �OAq��T � �9FSli i/T Sanit. Signature & Date: (NOTICE TO SANITATION i NOTICE It is your responsibility to possible in order to assist please attach TWO copies of 3E RETURN THIS FORM TO GENT.) -Q APPLICANT complete this form as accurately as the agency with their review. Also, your plans and/or application form. Ll APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date:23 March 1990 Application # Fee Paid Applicant/Agent: Top of Va. Development Corp./G.W. Clifford Address: P.O. Box 3276 P.O. Box 2104 Winchester, Va 22601 Winchester, Va 22601 Phone: (703) 667-2120 (703) 667-2139 Owners name: Harry F. Stimpson, Jr. et als Address: Rosney Farms Boyce, Va 22620 Phone: _ (703) 837-1378 Please list names of all stockholders: Harry F. Stimpson, Jr. Margaret B. Stimpson Contact person: Tom Price Phone: (703) 667-2139 owners, principals, and/or majority Harry F. Stimpson, III Doris B. Stimpson Name of Subdivision: STEPHENS RIDGE Number of Lots: 91 Total Acreage: 12.2651 Ac. Property Location: Southeast of I-81, South of S.R. 277, approximately 1/4 miles east of Stephens City,located at end of Stickley Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision. (Give State Rt.#, distance and direction from intersection) Magisterial District: Opequon 1 Tax ID Number (21 digit): 85000-A00-0000-0000-01460 85000-A00-0000-0000-01450 Property zoning and present use: RP (Vacant) Adjoining property zoning and use: A-2 (Residential), B-1 (Vacant), RP (Apartments & SF Detached) Has a master Development Plan been submitted for this project? Yes X No If yes, has the final MDP been approved by the Board of Supervisors? Yes X No What was the MDP title? the Towns of Village Green Does the plat contain any changes from the approved MDP? Yes No X If yes, specify what changes. Minimum Lot Size (smallest lot): 1800 sf Number and types of housing units in this development: Number 40 (2 BR) & 51 (3BR) (21 $ rAje/' SPi4C-&1 Types Townhouses A /\rylp//7�/77�q(7�7v�/7�//7/�q/�yg•�\\q /7[FII/N/}/7/A7/�LX///h}P/7LLAT \�\y/7/pq p///�/7/� /��yq 9.L/ii L�1L /7CL1�Q49.!! {L�111U!/�Y!(.L�' p GYJ1.{�C (. (O J OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �TEPH�� 7a �. .. e °a CITY l _. �`y 7�... ti vlI goo /' 1p A \ a ) es ., I_j 766 APPROVED BY FRED. CO. SANITATION AUTHOR DATE PLANNING COMMISSION — _ .__. DATE SUBDIVISION ADMINISTRATOR _ DATE VA. DEPT. OF TRANSPORTATION DATE 7"- 9 OWNER'S CERTIFICATE The above and foregoing subdivision of the land of Harry F. Stimpson, Jr. and others, as appears in the accompanying plats, is with the consent and in accordance with the desires of the undersigned owners, proprietors, and trustees, if any. HARRY F. STIMPSON, III, INDIVIDUALLY AND AS ATTORNEY —IN -FACT FOR HARRY F. STIMPSON JR., MARTHA B......-STIMPSON ANT) T RTS R- STIMPSON 16/96, RECORDED DEED BOOK 745, PAGE 241. All property owners in Stephens Ridge are required to belong to the Stephens Ridge Home Owners Association. The Association is the owner of all areas shown as Parking Area and Open Space on the attached plats and is responsible for the maintenance of those areas. All property owners must pay an annual assessment to pay for this maintenance. This fee and all `other rules of the Association are set forth in the Restrictions and Covenants attached hereto: A copy of the Final Master Development Plan for Stephens Ridge is on file at the Frederick' County Department of Planning and Development. SURVEYOR'S CERTIFICATE I hereby certify that the land contained in this subdivision is a portion of the land conveyed to Harry F. Stimpson, Jr., Margaret B. Stimpson, and Harry F. Stimpson, III by deed dated July 16, 1973, said deed recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 413 at page 303. P. Duane Brown, C.L.S. � P. 6DUANB !gyp DATE: FEBRUARY 19, 1990 COVER SHEET NO, 1285 gilbert w. cliffor associates, inc. SHEET C+� Q. Engtnmrs • Land Plannars 1 L4 ND Svc tw a ow o....w ew. 200 surveyors OF F9"- Yd.& Veld a. 2U01 (7e3) IN -Ill! W, .buw. v 4,R1dNorth Cameron Strout 4 . 3L01 arm, aQY>r K •5.4g5 OEDJCS F 10 'Obuc us, roeBE 4 IV NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all roadways within this development. STE PhE/VS ASS, C/A ES ` _ pram �/A•�iTE-D age ,asernent PARTNEQ SH/P 3,121 S.F. Y� 00 2, OOA S.F. N —2,000 S.F. o 0 OPEN SPACE. A N 13 N n 3.222 S.F N_ I�� ^7I `° Io 14 I �1 L 3,5 4 bin N 2,000 SY $ n 50 S.F. n — ^ / M ''•O ~ N { CO O 15 W O 2,00C) S.F. I ^ I N N 3,550 S.F. 1n c'.''•.'. R 16 I _ m J �� — n �• •'•.''•.I O ~' 3,550 S.F. � SIN ii c o 2,000 S.F. gIN �.:: •.W'.'•. } 00 N 't Uj W 8 12,WO S.F. S N Z 1M, M 3,550 S.F. I u4 CE TO Z \48!_ 3.641Sy, I I Z2,000 0 S.F, I S Q $ O �W o 19 S N N 12,000 p 9 31 —W .20 ,QoM S�.(�pr. W • 4X26 O gp a ry0 ? 1 S, F �O 74 Qj M 00�• ^� Q . ' 8 4 8j2 Drain e o <u • �o S1c: age c�'.; .'•,'.''•.' �ryo �^ ~ Easement N 48 3�Se SF N.V V V1. o / Q 0 SA / � 0 9 10 / JV (See Shop �'. •. ':. •, ;./ �W SSF• O� Of 4)' NOTE: MINIMUM FRONT SETBACK = 20' o� P, DUANE BROWN NO. 1285 CFO LA N D 9��J S T Hil 21111 i', k I UG F, .S 31 DATE: FEBRUARY 19, 1990 1 SCALE: 1 "=50' gilbert w. cliffor & associates, inc. Engineers - Land Planners Surveyors 120.0 Old. ck—h n s- I4dwkk,W & VkgJWI 22401 (702) 496-2112 200 North Cameron Street W,k., . vbaW, 22001 (M) 667-2129 SHEET OF 4 (See Sheet 3 0l q) 30 iv 24 ti� 0 4 7" 10 5.355 S.F.I I pp I p� .� I (A)© GGJ '� / . • o° ti I i w n 0 Z 12 L N 4"9' 57 W 99.10 I =m `O Q ti �SF�s oT CST J- NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all roadways within this development. NOTE: MINIMUM FRONT SETBACK = 20' P.LTff O� P. DUANE BROWN a" NO. 1285 �F LAND SJ�J O k J /• h N DATE: FEBRUARY 19, 1990 1 SCALE: 1"=50' 1 gilbert w. cliffor & associates, inc. Engineers - Land Planners Surveyors 130-c ow. a..e.,t.e Ddv. hdd.l.bara, Vi SW* 22401 (707) 490.2315 200 North Caroerm Street Mlnch.4mr, Vbsl b 22601 CM) "1.2139 SHEET OF 4 \�\y q/ /7� 7}��/7;/ /77p� /��y\\ry 7F��I /N/�/A/�)Lx ►��P/�L�gAT \fly 7 //may // /7/� ��yy �% 4L L.i S 1.L1.11.L�4V 4L 1.i�l�.L�.u/VlJ1.�J� p �. IE �LS /1 0 4 G OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �NTE FRED. CO. SANITATION AUTHORITY�L --- - -- DATE ��%D 101011 PLANNING COMMISSION __e----.-- DATECl--n/10 SUBDIVISION ADMINISTRATOR DATE 74F---& VA. DEPT. OF TRANSPORTATION l'/ �_`'" -- �v DATE ----- OWNER'S CERTIFICATE` The above and foregoing subdivision of the land of Harry F. Stimpson, Jr. and others, as appears in the accompanying plats, is with the consent and in accordance with the desires of the undersigned owners, proprietors, and trustees, if any. ARRY F. STIMPSON, III, INDIVIDUALLY AND MATTORNEY—IN—FACT FOR HARRY F. STIMPSON9, R., SON ECORDED DEED BOOK 745, PAGE 241. All property owners in Stephens Ridge are required to belong to the Stephens Ridge Home Ownets Association. The Association is the owner of all areas shown as Parking Area and Open Space on the attached plats and is responsible for the maintenance of those areas. All property owners must pay an annual assessment to pay for this maintenance. This fee and all other rules of the Association are set forth in the Restrictions and Covenants attached hereto. A copy of the Final Master Development Plan for Stephens Ridge is on file at the Frederick County Department of Planning and Development. SURVEYOR'S CERTIFICATE I hereby certify that the land contained in this subdivision is a portion of the land conveyed to Harry F. Stimpson, Jr., Margaret B. Stimpson, and Harry F. Stimpson, III by deed dated July 16, 1973, said deed recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 413 at page 303. P. Duane Brown, C.L.S. r P. DUANE DATE: FEBRUARY 20, 1990 COVER SHEET ROWN NO.1285 gilbert w. cliffor & associates, inc. SHEET Engloeers -land Planners OF �/� G••``Q Surveyors O L4 ND Yv 110-C ow 0—kh W.. zoo Norm Camwm Streat 6 F•a.Tieheb.& Ylr/W. Slaei (fez) M-2111 wl. 6► ' vtreiW rifei (1") 6e7913e rrilovc TALI c NO. A RADIUS ARC TAN. CHORD CH.BEARING 1 32e50'32" 71.00' 40.70' 20.92' 40.14' S87023'38"W 2 90000,00" 125.00' 196.35' 125.00' 176.78' N64e01'38"W 3 90000,00" 95.00, 149.23' 95,00, 134.35' S64e01'38"E 4 17030'30" 35.00' 10.70' 5.39' 10.65' S63°14'58"W 5 51 e41'23" 35.00' 1 31.58' 1 16.95' 30.52' 1 N35°50'35"E 6 05033'18' 71.00' 1 6.88' 1 3.44' 6.88' 1 S73024'27"E AREA SUMMARY Area in Lots 3.6211 Acres Area in Parking 1.4488 Acres Area in Open Space 2.4852 Acres Total Area Subdivided 7.5551 Acres No. of 2-BR Lots 10 Average Lot Size 2,000 Sq. Ft. No. of 3-BR Lots 52 Average Lot Size 2,649 Sq. Ft. Total No. of Lots 62 P. DUANE BROWN a M 1285. �3 LAND 0 DATE: FEBRUARY 20, 1990 1 CURVE TABLE gilbert w. cliffor & associates, inc. SHEET 2 Engineers - Land Planners OF Surveyors 150-C Old. Gm—ich ]hire 200 North Cameron Sheet 6 F,.dekbbura, Vixaid. 22401 (703) $98-2115 Wimhata, Vkainia 22601 (707) 667-2139 Drainage Easement (S°• sh.et 4 „ 41 . •. ;•.;'. Utility Easement GREEN W c)A;kR1 r• 3 48'S9'S7" E 100.00' nito ' / o ` 2.000 S.F.48 $ to to 3.541 S.F. „' ,••I o "-----�� Q 0 80 01 ^ [.,too. — 2 . `� 2.000 S.F. oo 00.00'— -- — — N N m . �. • 4g •.� colp N 2,000 S.F. o OP NI'SPq�E 81 0l N F'' 50 3 h T 0 S.F. o" W W 2.000 8 I S. F ,'. '•:: l 3.55 — N W S.F. I Y I. 20' —___ I a- �I = 2.000 S.F, > I I ��' 82 Iz LWLJ �N 52 - Imo. I n 3,550 S.F. vi 0Ip O 2p% 2.000 S.F. 83 $ v d' 2,000 S.F. S wN Z • ' 53 0 �•.;'•, o• ' not • ' �'.� 3,550 S.F. n I I ' r� 0 84 _—� nlnot 2,000 S.F. $I j' b Q.: o Drainage Easement54 In. 3 I O n •-�a 3,550 S.F. l";,a;•; n�' 3,5 05S.F. o PO ,00 .:�'' ---��V) Z o 55 0 o.I {.Q. . �{� I 2,000 S.F. ol1 I •ia :.I Ivi 86 0l —� 1 11 I Z I 56 '1N 3.550 S.F. 2,000 S.F. } o87 57 N 2.000 S. F, o 2,000 S.F. 58 I ' 'oI__ 2.0800 S.F. L— I 2.000 iS.F. $I. . Z I — N--� O N 48'S9'S'7" W 100.0—N. I I: '•, . '• 89 — I 59 \3 0 N 2,00 0 S.F. 48 5' 44' O .,' 1 p — >> G \ 5.11' UTILITY s 91 (Private) ate) T b I t4 0 ;:. 5 \ 3,436 S.F. n I N 48.59 I \W 97.26' �pEN AC "E., �sv /0.603 Acres ysF Ns�, NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all roadways within this development. NOTE: MINIMUM FRONT SETBACK = 20' o���ALrN 4� yr P. DUANE c BROWN N0. 1285 LAND I DATE: FEBRUARY 20, 1990 1 SCALE: 1"=50' 1 gilbert w. cliffor & associates,` inc. Engimers - Land Planners Surveyors 150.0 Old. Or—ke nr)r. Predekbl-g. Vksieia 22401 (102) 99e-2115 200 North Cameron Street Wine—. Viryid. 22601 (702) K74139 SHEET OF 6 Lai Dr�n age Fasenent N �, /• 3B 4 39 sera) 0 68 S i 007 / \ 4� 69 3S3,3 -7- -0 ? ,O 3SSp \ A' 35Sp Sr. \�, o ' ` $ po 4- sp o $ pop Sr ltpl o .a SJ: N / I•N ?pis :.' •'�•. 2,00?04 ,��� � S.F o ••.�•V l� F a� 3.5.50 S. L .r•861>,`•' 3550 SF?�Vv 4 F. :9c .� W h/?/ / N N ? ppo S toy (so* 9 Sg QQF �en�ent NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all roadways within this development. NOTE: MINIMUM FRONT SETBACK = 20' W'is 0V`, P. DUANE �.�BROWN NO. 1285 LAND 11 DATE: FEBRUARY 20, 1990 1 SCALE: V=50' 1 gilbert w. cliffor & associates, inc. Engineers . Land Planners Surveyors 130-C 01de Gremwich 13ri,, Predaiclubur{, Virzinia 22401 (703) 999-2115 200 North Cameron Street Wi-h.1., Vlr{inia 22601 (703) 667-2139 SHEET OF 6 1' .I �.J Drainage Easement ` 2 \ 1 (S. 1 ' 6.01 I Utility Easement OPtN SPACE/"D° �1.8_617 Acres h' •,� I 30 0I "Y 3,550 S. F. 0. 0 d 0 "+ 2,000 S.F.32 a ' 2,000 S.F. LL ; 0 o F.m.c$, 2.000 S.F. ILn M _= I n a 34 0 r , 2000 S.F. o 4 � N 35 � M • k: r . � 3.550 S. F. 0 L Ln .: 36 T• I3,550 S.F. w 0 37 0 MjN 2,000 S.F. C O N13 o�o ° N ' 2000 S F N N 48'59'57" W 39 (S" Shoot 4 o1 6) NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all roadways within this. development. NOTE: MINIMUM FRONT SETBACK = 20' opoLTN CPAf P. DUANE 1)0 BROWN K 1285 0 ND P, Turn -Around. Easement OPEN 'SPACE "E" 0.6043 Acres " _ I 0 2,000 S.F. o N N C4 0 62 g N 2,000 S.F. C; I _ N � 2 Io 63 bI n'� 3,550 S.F. �I M h 64 0 I n 3,550 S. F. ` M I I l0 65 QI N N 2,000 S.F. d 6N 6 3 O 2,000 S.F. o I ^ 67 2,000 S.F. in ") Q) 0 68 o I o 0 CN 0 2.000 S.F. _ 1 8O,9Q_ ON tl N 48'S9 57" W � DATE: FEBRUARY 20, 1990 SCALE: 1 "=50' gilbert w. cliffor & associates, inc. SHEET Engineers - Land Planners 5 Surveyors OF 150-C olds Onemrich nriva 200 North Cameron Street PnC d.kkahtn8, VBainia 22601 r)03) 898-2115 Wimhut¢, VuBlnia 22601 .r/0.1) 667-2139 6 Lot 31 / — S27°55'10"W 35.63' Lot 87 �o• Lot 68 a a OV CPO Lot 69 Fb P �� •'RIDGEFIELD" p�°No���c+� � Lot 78 \�J, OPEN SPACE:"D/ o y 1.8617 Acrp� : �c Drainage, Easement w V ;�j Ngg'5i�"E 107.00, o ..;.. Q a s ..4 o s ! • .> host Zf \ s0/ <OT`S30 co '4� t P. DUANE BROWN NO. 1285 �LANDsv 11 Drainage Easement O CO — 2 OPEN SPACE 1.8617 Acres / \ MATCH LINE pI I i (See Sheet 41of 6) wu I o LOTS 30-47 OO z Utility Easement '- Ex. 20' San. Sewer Easement 1 6 Lots 48-59 (See Sheet 3 of 6) 100 Year Flood Plain Boundary GREENWICH DRIVE DATE: FEBRUARY 20, 1990 1 SCALE: 1"=100' gilbert w. clifford'j jyFr_-& associates, inc. 150-C Old. G-kh Orbs Pradaklubar8, VkBinia 22401 (703) 898-2115 Engineers - Land Planners Surveyors 200 North Cameron Street Wh:hata, Vueinia 22601 (703) 667-2139 SHEET OF 6 � . COMMONWEALTH OF VDRGlNIA �L HPT ."`"cn/Cjr( u,m// ��un/ DEED ��I� (A/ TlHE: l5�55:53 A"COUNT/ 059CLR9O00-4548 RECEIPT: 9VVOVo0?0V? 9 ����BY� �B ��� HN|7 TY?E/ 0EE� PA��NT� FULL PAYEKT �wS�RUM[NT ; 7 90004349 BE2K: 46 FAH: 1159 RECORDED": 06/20M AT 15:53 GRANTOR NAM[ HAPRv F. STWS0N", JR. [TUX LOCALITY: CO GRA"TEE NAME FREDERlCK COUNTY CP, PEKC[II MIJ AVD XDDRBS � R[C[lVB OF � TO7 CC V11G14lA CUEC 55.1� DE' _?TICNC��DU0N JlS7. CONS1 ERPT10U: .�0 �S6JMPTlUN/ .V0 NAP: C�D[ DESCRlPT0N 7AlU �UDE DESCKlPTl]N PAID 3V� DE[8S 55.60 TOTAL TENDERED 55.00 TOTAL AMOUNT PAID, 55.0r) TOr4L CHANGE AMT / .00 BK746FGi158 THIS DEED OF DEDICATION AND SUBDIVISION AND DEED OF CONVEYANCE is made this day of June, 1990, by and between Harry F. STIMPSON, Jr. and Martha B. STIMPSON, husband and wife, parties of the first part; Harry F. STIMPSON, III and Doris B. �-1 STIMPSON, husband and wife, parties of the second part; FREDERICK COUNTY, VIRGINIA, party of the third part; THE FREDERICK COUNTY SANITATION AUTHORITY, a body corporate, party of the fourth part; and STEPHENS RIDGE HOMEOWNERS ASSOCIATION, a Virginia Non -Stock corporation, party of the fifth part. WITNESSETH THAT: WHEREAS, the parties of the first and second parts are the sole owners of the property described on Schedule "A", attached hereto and made a part hereof, by virtue of the Deed dated July 16, 1973, recorded in Deed Book 413 at page 303, and by virtue of the Deed of Distribution dated June 10, 1988, recorded in Deed Book 683 at page 880, among the land records of Frederick County, Virginia; and WHEREAS, it is the desire of the parties of the first and second parts to resubdivide the property described on Schedule "A" into lots and the balance into common area, and to dedicate, grant and convey for public use the easements, and to create the private streets to be privately maintained, all in accordance with this Deed of Dedication and Subdivision and the plats attached hereto and made a part hereof and incorporated herein by reference; and WHEREAS, it is the desire and intent of the party of the first part hereto to grant and convey unto the FREDERICK COUNTY SANITATION AUTHORITY, party of the fourth part, the utility easements in the locations as shown on the plats attached hereto and as hereinafter provided; and BK746Pc1159 WHEREAS, it is the desire and intent of the party of the first part to convey unto the STEPHENSRIDGE HOMEOWNERS ASSOCIATION, party of the fifth part hereto, the Open Space Parcels identified as "Open Space "A", Open Space "B" and Open Space "C", STEPHENS RIDGE, Section 1 together with "Open Space "D", Open Space "E" and Open Space "F", STEPHENS RIDGE, Section 2; and WHEREAS, it is the desire and intent of the parties of the first and second parts to subject the hereinafter described property to the Declaration of Covenants, Conditions and Restrictions attached hereto and made a part hereof as Exhibit "A". NOW, THEREFORE, in consideration of the premises and the sum of $1.00 cash in hand paid, receipt of which is hereby acknowledged, the parties of the first and second parts do hereby subdivide that certain tract or parcel of land located in Opequon Magisterial District, Frederick County, Virginia, containing 4.7100 acres, being a portion of the property more particularly described on Schedule A attached hereto incorporated herein by reference and made a part hereof, to be known as Lots 1-29, both inclusive, and Open Spaces "A", "B" and "C", STEPHENS RIDGE, Section 1, in accordance with the attached plat dated February 19, 1990 and prepared by Gilbert W. Clifford & Asscociates, Inc., which is attached hereto and made a part of this Deed of Dedication and Subdivision; and THIS DEED FURTHER WITNESSETH THAT the parties of the first and second parts do hereby subdivide that certain tract or parcel of land located in Opequon Magisterial District, Frederick -2- BX 7 4-16 F G.1 16 0 County, Virginia, containing 7.5551 acres, being a protion of the property more particularly described on Schedule A attached hereto incorporated herein by reference and made a part hereof, to be known as Lots 30-91, both inclusive, and Open Spaces "D", "E" and "F", STEPHENS RIDGE, Section 2, in accordance with the attached plat dated February 20, 1990 and prepared by Gilbert W. Clifford & Asscociates, Inc., which is attached hereto and made a part of this Deed of Dedication and Subdivision; and THIS DEED FURTHER WITNESSETH that for and in consideration of the premises and the sum of $1.00 cash in hand paid, receipt of which is hereby acknowledged, the parties of the first and second parts do hereby grant and convey unto the FREDERICK COUNTY SANITATION AUTHORITY, party of the fourth part, the utility easements as hereinafter set forth in the respective locations shown on the said plats attached hereto and incorporated herein by reference. Said utility easements shall be for the purpose of. installation and/or maintenance of water and sewer lines and any related facilities. THIS DEED FURTHER WITNESSETH that for and in consideration of the premises and the sum of $1.00 cash in hand paid, receipt of which is hereby acknowledged, the parties of the first and second parts do hereby grant and convey unto FREDERICK COUNTY, VIRGINIA, party of the third part, an easement for ingress and egress for construction and maintenance of utilities, for County and other emergency vehicles, and for the purpose of performing any and all functions, governmental or proprietary, which the County may find necessary or desirable to perform, including but not limited to police and fire protection, over and across the -3- BK l 4 6 PG 1 16 1 said property of the parties of the first, second or fifth parts, said easement being more particularly bounded and described on the plats attached hereto and made a part hereof as private streets, said streets to be owned and maintained by the Stephens Ridge Homeowners Association, and storm drainage easements and rights of way for the detention and drainage of natural and storm waters and its transmission through and across the property of the parties of the first and second parts, said property and easements being more particularly bounded and described on the plats attached hereto and made a part hereof, subject to the following conditions: 1. No structures of any kind which substantially impede or obstruct the flow or ponding of surface water drainage may be constructed or erected within the areas designated as "Drainage Easements". 2. Said Drainage Easements may not be altered or modified without the prior consent of Frederick County, Virginia and Frederick County, Virginia shall have a perpetual right of way or easement over the aforesaid designated surface drainage easements for the purpose of so providing surface drainage, provided, however, that Frederick County, Virginia shall be under no obligation to maintain said surface drainage easements. 3. No owner of any lot shall interfere with the natural drainage of surface water from such lot to the detriment of any other property shown on said plats. THIS DEED FURTHER WITNESSETH that for and in consideration of the premises and the sum of $1.00 cash in hand paid, receipt of which is hereby acknowledged, the parties of the first and -4- BX7 1r 6PG 1 1 62 second parts do hereby grant, bargain, sell and convey unto the STEPHENS RIDGE HOMEOWNERS ASSOCIATION, a non -stock corporation, party of the fifth part hereto, with General Warranty of Title, Open Spaces "A", "B" and "C", STEPHENS RIDGE, Section 1, and Open Spaces "D", "E" and "F", STEPHENS RIDGE, Section 2, as shown on the plats attached hereto and incorporated herein by reference. This conveyance is made subject to conditions, restrictive covenants, agreements, rights of way and easements contained in the deeds forming the chain of title to this property. The parties of the first and second parts covenant that they have the right to convey the hereindescribed property to the party of the fifth part; that they have done no act to encumber the same; that the party of the fifth part shall have quiet and peaceable possession thereof free from the claims of all persons whomsoever, and that the parties of the first and second parts will execute such further assurances of title thereto as may be requisite and necesssary; and THIS DEED FURTHER WITNESSETH that the parties of the first and second parts, as sole owners and proprietors of the hereindescribed property, do hereby subject Lots 1-29, both inclusive, and Open Spaces "A", "B" and "C", STEPHENS RIDGE, Section 1, and Lots 30-91, both inclusive, and Open Spaces "D", "E" and "F", STEPHENS RIDGE, Section 2, to the Declaration of Covenants, Conditions and Restrictions attached hereto and made a part hereof as Exhibit "A". This Dedication and Subdivision is made in accordance with the statutes made and provided in such cases; with the approval -5- 6974b-PG1 1 G3. of the proper authorities of Frederick County, Virginia, as shown by the signatures affixed to the plat attached hereto, and is in accordance with the free consent and desire of the parties of the first and second parts, the sole owners, proprietors, trustees and beneficiaries of the land embraced within the bounds of said subdivision. WITNESS the following signatures and seals: 47• ._�? LSEAL ] Harry Stimpson, Jr., y Harry F. Stimpson, III, his attorney -in -fact SEAL ] Ma t a . Stimpson, by Harry F. Stimpson, III, her attorney -in -fact SEAL ] Ha ry F".J Stimpson,I I SEAL ] Doris B. Stimpson, y Harry F. Stimpson, III, her attorney -in -fact STEPHENS RIDGE HOMEOWN%,RS ASSOCIATION By: f/� j/ L SEAL ] Aut ized ffic�- ME BK146PG1164 STATE OF ett tNTYOF , to -wit: Cary The foregoing zck--. trument was acknowledged before me this /� day of , 1990, by Harry F. Stimpson, III, individuallly4-by Ha y F. Stimpson, III, as attorney -in -fact for Harry F. Stimpson, Jr., Martha B. Stimpson and Doris B. Stimpson. My commission expires:L� Notary Public STATE OF VIRGINIA COUNTY OF FAIRFAX, to -wit: he foregoing instrument was acknowledged before me this tz-day of , 1990, by /,� , authorized o facer for STE�RIDGE HOMEOWNERS ASSOCIATION. My commission expires: c BK746F6! ! 65 EXHIBIT A: ATTACHMENT TO DEED OF DEDICATION STEPHENS RIDGE, SECTIONS 1 and 2 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS ARTICLE I DEFINITIONS Section 1. "Association" shall mean and refer to STEPHENS RIDGE HOMEOWNERS ASSOCIATION, its successors and assigns. Section 2. "Properties" shall mean and refer to that certain real property described in the Deed of Dedication and Subdivision to which this Declaration is attached, and such additions thereto as may hereafter be brought within the juris- diction of the Association. Section 3. "Common Area" shall mean all real property (including the improvements thereto) owned by the Association for the common use and enjoyment of the members of the Association. Section 4. "Lot" shall mean and refer to any plot of land shown upon any recorded subdivision plat of the Properties with the exception of the Common Area, and areas dedicated as public streets. Section 5. "Member" shall mean and refer to every person or entity who holds membership in the Association. Section 6. "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 Properties, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation. Section 7. "Declarant" shall mean and refer to Harry F. Stimpson, Jr., Martha B. Stimpson, Harry F. Stimpson, III, Doris B. Stimpson, and/or TOP OF VIRGINIA DEVELOPMENT CORPORATION, its successors and assigns, if such successors or assigns should acquire more than one undeveloped Lot for the purpose of development and/or construction. BKt46FG1166 ARTICLE II ANNEXATION OF ADDITIONAL PROPERTIES Section 1. Annexation of additional property shall require the assent of more than two-thirds (2/3) of the Class A members and more than two-thirds (2/3) of the Class B members, if any, at a meeting duly called for this purpose, written notice of which shall be sent to all members not less than twenty-five (25) days nor more than fifty (50) days in advance of the meeting, setting forth the purpose of the meeting. The presence of members or of proxies entitled to cast sixty-seven percent (67%) of the votes of each class of membership 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 above, and the required quorum at such subsequent meeting shall be one-half (1/2) of the required quorum of the preceding meeting. No such subsequent meeting shall be held more than fifty (50) days following the preceding meeting. In the event that two-thirds (2/3) of the Class A membership or two-thirds (2/3) of the Class B membership are not present in person or by proxy, members not present may give their written assent to the action taken thereat. Section 2. If within five (5) years of the date of incorporation of STEPHENS RIDGE HOMEOWNERS ASSOCIATION, the Declarant should develop additional lands within the area described in Deed Book at page , of the land records of Frederick County, Virginia, such additional lands may be annexed to said properties without the assent of the Class A members; provided," however, that the development of the additional lands described in this section shall be in accordance with a general plan submitted to the Federal Housing -2- ..8X 7,_6 1 16 7 Administration and the Veterans Administration with the processing papers for the first section. Detailed plans for the development of additional lands must be submitted to the Federal Housing Administration and the Veterans Administration prior to such development. If either the Federal Housing Administration or the Veterans Administration determines that such detailed plans are not in accordance with the general plan on file and either agency so advises the Association and the Declarant, the development of the additional lands must have the assent of more than two-thirds (2/3) of the Class A 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 twenty-five (25) days nor more than fifty (50) days in advance of the meeting setting forth the purpose of the meeting. At this meeting the presence of members or of proxies entitled to cast sixty-seven percent (67%) of all of the votes of the Class A membership 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 above, 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. ARTICLE III MEMBERSHIP 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 assessment by the Association, including contract sellers, shall be a member of the Association. The foregoing is -3- 6X746FU 168 not intended to include persons or entities who hold an interest merely as security for the performance of an obligation. 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 qualifi- cation for membership. ARTICLE IV VOTING RIGHTS The Association shall have two classes of voting membership: Class A: Class A members shall be all those Owners as defined in Article III with the exception of a Declarant. Class A members shall be entitled to one vote for each Lot in which they hold interest required for membership by Article III. 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. Class B: Class B members shall be the Declarants. Class B members shall be entitled to three (3) votes for each Lot in which they hold the interest required for membership by Article III; provided, however, that the Class B membership shall cease and a Class A membership with one vote for each Lot in which they hold an interest shall be issued on the happening of either of the following events, whichever occurs earlier: (a) When the total votes outstanding in the Class A membership equal the total votes outstanding in the Class B membership, or (b) On July 1, 1993. -4- BKT46PG1169 ARTICLE V PROPERTY RIGHTS Section 1. Owner's Easements of Enjoyment. Every member shall have a right and easement of enjoyment in and to the Common Area and such easement shall be appurtenant to and shall pass with the title to every assessed Lot, subject to the following provisions: (a) The right of the Association to limit the number of guests of members; (b) The right of the Association to charge reasonable admission and other fees for the use of any recreational facility situated upon the Common Area; (c) The right of the Association, in accordance with its Articles of Incorporation and Bylaws, to borrow money for the purpose of improving the Common Area and facilities and in aid thereof to mortgage said property and to acquire property encumbered by the lien or liens of the deed or deeds of trust securing improvements on said property; (d) The right of the Association to suspend the voting rights and right to use the Common Area and the recreational facilities by a member for any period during which any assessment against his Lot remains unpaid, and for a period not to exceed sixty (60) days for any infraction of its published rules and regulations; (e) The right of the Association at any time or upon dissolution to dedicate or transfer all or any part of the Common Area to any public agency, authority or utility for such purposes and subject to such conditions as may be agreed to by the members, provided that any such dedication or transfer shall have the assent of two-thirds (2/3) of each class of members who are -5- H74,6PU-1 170 _, 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. Upon such assent and in accordance therewith, the officers of the Association shall execute the necessary documents. (f) The right of any public utility to acquire, without the payment of damages to the Association, easements for the construction, reconstruction, installation, repair and/or necessary maintenance of utility lines through or over any portion of the Common Areas. The foregoing shall not be construed, however, to permit any such public utility to acquire or damage any improvements situate upon the Common Areas, or other structures or installations situate thereon which would otherwise be deemed to be part of the realty, without the payment of damages, including severance or resulting damages, if any to the Association, all in amounts and in a manner now or hereafter governing proceedings for the acquisition of private property for public use by condemnation in this State. Section 2. Delegation of Use. Any member may delegate, in accordance with the Bylaws, his right of enjoyment to the Common Area and facilities to the members of his family, his tenants, or contract purchasers who reside on the Member's Lot. ARTICLE VI COVENANT FOR MAINTENANCE ASSESSMENTS Section 1. Creation of the Lien and Personal Obligation of Assessments. The Declarant, for each Lot owned within the Properties, hereby covenants, and each Owner of any Lot by acceptance of a deed therefor,.whether or not it shall be so BXl4 6PC1 1 71 expressed in any such deed or other conveyance, is deemed to covenant and agree to pay to the Association: (a) Annual assessments or charges, and (b) Special assessments for capital improvements, or other such assessments to be fixed, established and collected from time to time as hereinafter provided. The annual and special assessments, together with such interest thereon and costs of collections thereof, as hereinafter provided, shall be a charge on the land and shall be a continuing lien upon the Lot against which each such assessment is made. Each such assessment, together with such interest, costs and reasonable attorney's fees, shall also be the personal obligation of the person who was the Owner of such Lot at the time when the assessment fell due and shall not pass to his successors in title unless expressly assumed by them. Section 2. Purpose of Assessments. The assessments levied by the Association shall be used exclusively for the purpose of promoting the recreation, health,,safety and welfare of the residents in the Properties and in particular for the payment of taxes and improvements and maintenance of private streets, services and facilities devoted to this purpose and related to the use and enjoyment of the Common Area. Section 3. Basis and Maximum of Annual Assessments. Until July 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum annual assessment shall be Four Hundred Twenty Dollars ($420.00). (a) From and after July 1 of the year immediately follow- ing the conveyance of the first Lot to an Owner, the maximum annual assessment may be increased effective July 1 of each year without a vote of the membership in conformance with the rise, if any, of the Consumer Price Index for the Washington, D.C. -7- BK746PG11 _.2 standard metropolitan area (published by the Department of Labor, Washington, D.C.) for the year ending and preceding July 1; provided, however, that any increase in an annual assessment as provided hereinabove shall not exceed five percent (5%) of the preceding annual assessment. (b) From and after July 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum annual assessment may be increased above that established by subpara- graph (a) above by a vote of the members for the next succeeding three (3) years and thereafter for each succeeding period of three (3) years, provided that any such change shall have the assent by a vote of two-thirds (2/3) of each class 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. (c) After consideration of current maintenance costs and further needs of the Association, the Board of Directors may fix the annual assessments at an amount not in excess of the maximum. (d) So long as the Declarant has a Class B Membership status, the Declarant shall be responsible for any deficit of the Association. 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 repair or replacement of a capital improvement upon the Common Area, including the fixtures and personal property related thereto, provided that any such assessment shall have the assent BK7 4 Or' PG 1 1 73 of two-thirds (2/3) of the votes of each class 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. Rate of Assessment. Both annual and special assessments shall be fixed at a uniform rate for all Lots not owned by a Declarant. Any Lots owned by a Declarant shall be assessed at one-fourth (1/4) of the rate of lots not owned by a Declarant so long as the Declarant has Class B membership status. Thereafter, such lots will be assessed at the uniform rate. Section 6. Quorum for any Action Authorized Under Sections 3 and 4. At the first meeting called, as provided in Sections 3 and 4 thereof, the presence at the meeting of members or proxies entitled to cast sixty percent (60%) of all the votes of each class of membership shall constitute a quorum. If the required quorum is not forthcoming at any meeting, another meeting may be called subject to the notice requirements 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 Dates. The annual assessments provided for herein shall commence as to all Lots on the first day of the month following the conveyance of the first Lot to an Owner other than a Declarant. The first annual assessment shall be adjusted according to the number of months remaining in the calendar year. The Board of Directors shall fix the amount of the annual assessments against each Lot at least thirty (30) days in advance of each annual assessment period. Written notice of the annual assessment shall Mn BK746PG1(74 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. Remedies of the Association in the Event of Default. If any assessment 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 eight percent (8%) per annum, the Association may bring an action at law against the Owner personally obligated to pay the same, and/or foreclose the lien against the property, and interest, costs and reasonable attorney's fees of any such action shall be added 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 Area or abandonment of his Lot. Section 9. Subordination of the Lien to Mortgages. The lien of the assessments provided for herein shall be subordinate to the lien of any first trust or mortgage. Sale or transfer of any Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to a foreclosure or any proceeding in lieu thereof shall extinguish the lien of such assessments as to payments thereof which became due prior to such sale or transfer. No sale or transfer shall relieve such Lot from liability for any assessments which thereafter become due or from the lien thereof. -10- OK746Pc1175 Section 10. Exempt Property. The following property subject to this Declaration shall be exempt from the assessments created herein: (a) all properties dedicated to and accepted by a local public authority; (b) the Common Area; (c) all properties owned by charitable or other organizations exempt from taxation by the laws of the State of Virginia. However, no land or improvements devoted to dwelling use shall be exempt from said assessments. ARTICLE VII PARTY WALLS Section 1. General Rules of Law to Apply. Each wall which is built as a part of the original construction of the homes upon the Properties and placed on the dividing line between the Lots shall constitute a party wall, and, to the extent not inconsis- tent with the provisions of this Article, the general rules of law regarding party wall and liability for property damage due to negligence or willful acts or omissions shall apply thereto. section 2. Sharing of Repair and Maintenance. The cost of reasonable repair and maintenance of a party wall shall be shared by the Owners who make use of the wall in proportion to such use. Section 3. Destruction by Fire or Other Casualty. If a party wall is destroyed or damaged by fire or other casualty, any Owner who has used the wall may restore it, and if the other Owners thereafter make use of the wall, they shall contribute to the cost of restoration thereof in proportion to such use without prejudice, however, to the right of any such Owners to call for a larger contribution from the others under any rule of law regarding liability for negligent or willful acts or omissions. -11- DKi 4 GPG 1 1 76 Section 4. Weatherproofing. Notwithstanding any other provisions of this Article, an Owner who by his negligent or willful act causes the party wall to be exposed to the elements shall bear the whole cost of furnishing the necessary protection against such elements. Section 5. Right to Contribution Runs with Land. The right of. any Owner to contribution from any other Owner under this Article shall be appurtenant to the land and shall pass to such Owner's successors in title. Section 6. Arbitration. In the event of any dispute arising concerning a party wall, or under the provisions of this Article, each party shall choose one arbitrator, and such arbitrators shall chose one additional arbitrator, and the decision shall be by a majority of all arbitrators. ARTICLE VIII RESTRICTIVE COVENANTS Section 1. The Properties shall be used for residential purposes only. The Declarant, however, for itself, its successors and assigns, reserves the right, prior to sale and transfer of any Lot pursuant to a recorded resubdivision plat, to alter, amend and change any lot lines or subdivision plan for Properties owned by it. No building shall be erected, altered, placed or permitted to remain on any Lot other than one townhouse dwelling, including garage, if constructed as a part of the original dwelling, except original construction on any Lot by.a Declarant, without the approval of the Architectural Control Committee. No residence, or any part thereof, nor any out- buildings related thereto, shall be used for the conduct of any business, commerce, or profession other than those businesses, -12- BX746PG, 1177 commercial activities or professions customarily conducted in home offices. Except for those related to real estate sales and construction, no sign, advertisement or message shall be displayed or published which offers or implies commercial or professional services, or which might constitute any other kind of business solicitation in, or from, any residence or residen- tial property. Notwithstanding the foregoing with the prior written consent of Declarant: (a) During the construction and/or sales period, real estate sales and construction offices, displays, signs and special lighting may be erected, maintained and operated by a Declarant, on any part of the property owned by it and on or in any building or structure now or hereafter erected thereon. (b) On Lots now or hereafter specifically designated for such purposes by a Declarant, there may be erected and/or operated, a church or place of public worship, a school accredited by the State of Virginia Board of Education, a public park, a noncommercial swimming pool, a recreational area, a day care center, and appurtenances thereto. Section 2. No clothing, laundry or wash shall be aired or dried on any portion of the Lots in any_area other than in the rear yards of the Lots. Section 3. No tree, hedge or shrub planting shall be maintained in such manner as to obstruct sight lines for vehicular traffic. Section 4. No noxious or offensive activity shall be carried on upon any Lot, nor shall anything be done or placed thereon which may become an annoyance or nuisance to the neighborhood. Property owners shall, at all times, maintain their property and all appurtenances thereto in good repair and -13- BK74EPGi 178 in a state of neat appearance. Except for flower gardens, shrubs and trees which shall be neatly maintained, all open lot areas shall be maintained in lawns and all lawn areas shall be kept mowed and shall not be permitted to grow to a height in excess of three (3) inches. Section 5. No sign of any kind that is illuminated and/or larger than two (2) square feet shall be displayed to the public view on any Lot, except temporary real estate signs not more than four (4) square feet in area advertising the property for sale or rent and except for temporary signs erected in connection with the development, construction, lease, or sale of improved Lots. Section 6. No horse, pony, cow, chicken, pig, hog, sheep, goat or other domestic or wild animal shall be kept or maintained on any Lot; however, common household pets, such as dogs and cats, may be kept or maintained, provided that they are not kept, bred or maintained for commercial purposes and do not create a nuisance or annoyance to surrounding Lots or the neighborhood. Section 7. Trash and garbage containers shall not be permitted to remain in public view except on days of trash collection. No accumulation or storage of litter, new or used building materials or trash of any other kind shall be permitted on any Lot. Section 8. No person shall paint the exterior of any building a color different than the original color of said building without the proposed color having been approved by the Board of Directors of the Association, or by an Architectural Control Committee appointed by the Board. Section 9. No structure or addition to be a structure shall be erected, placed or altered on any Lot until the plan and specification, including elevation, material, color and texture -14- 6K746PG1179 and a site plan showing location of improvement with grading modifications shall be filed with and approved in writing by the Board of Directors of the Association or an Architectural Control Committee appointed by the Board. Structure shall be defined to include any building or portion thereof, fence, pavement, driveway or appurtenances to any of the aforementioned. This provision shall not apply to original construction on any Lot by the Declarant. No temporary building shall be maintained on any Lot without the approval of the Association or its Architectural Control Committee. Section 10. No fence or similar enclosure may be built on any Lot except a rear yard fence. This restriction shall not be construed to preclude the growth of an ornamental hedge fence which shall be kept neatly trimmed to a height of not more than three (3) feet around the front yard of any Lot. Any fence built on any of the Lots shall be maintained in a proper manner so as not to detract from the value and desirability of surrounding property. Section 11. No junk vehicle, house trailer, or commercial vehicles, such as, but not limited to, moving vans, trucks,. tractors, trailers, wreckers, hearses, compressors, concrete mixers or buses, shall be kept on any Lot. No storage of boats, 4 boating equipment, travel trailers, camping equipment, or recreational vehicles shall be visible from the street. The location and design of enclosures for boating, camping, traveling (other than automobiles) and related equipment shall be approved by the Architectural Control Committee as required under Section 9 herein. No metal garage shall be erected on any Lot. Section 12. The Association, or any Owner, shall have the right to enforce, by any proceeding at law or in equity, all -15- 8K746PG1180 restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration of Covenants, Conditions and Restrictions. Failure by the Association or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Section 13. Invalidation of any one of these covenants or restrictions by judgment or court order shall in no way affect any other provisions which shall remain in full force and effect. Section 14. The Architectural Control Committee shall consist of the Directors of the Association, or a committee of three persons appointed by them. Applications for committee approval shall be in writing. Approval or disapproval by the Committee shall also be in writing. Failure of the Committee to approve or disapprove a request within sixty (60) days shall be construed as Committee approval of the request. ARTICLE IX >r n e T. M T. T1T rr c Section 1. There is hereby granted a blanket easement to the Association, its directors, officers, agents, and employees, to any Manager employed by or on behalf of the Association, and to all policemen, firemen, ambulance personnel and all similar persons to enter upon the Properties in exercise of the functions provided by this Declaration and the Articles, Bylaws and Rules of the Association, in the event of emergencies, and in perform- ance of governmental functions. Section 2. The rights accompanying the easements provided in Section 1 of this Article shall be exercised only during reasonable daylight hours and then whenever practicable only -16- L BK746PG1181 after advance notice to, and with the permission of, any Owner or tenant directly affected thereby when not an emergency situation or a governmental function. Section 3. A Declarant, its agents or employees, shall have a right of ingress and egress over the Common Area as required for construction and development of the Properties. Section 4. Easement for Utilities, Etc. There shall be and is hereby reserved to a Declarant a nonexclusive easement over any Lot or any Common Area, for a distance of 10 feet from the front and/or rear Lot line, for the purpose of installing, repairing and/or maintaining utility lines of any sort including, but not limited to, storm drains, sanitary sewers, gas lines, electric lines and/or cables, water lines, telephone lines and the like. This easement shall automatically expire as to any Lot or Parcel two (2) years from subdivision of such Lot or Parcel. Section 5. Easement for Landscaping and Related Purposes. There shall be and is hereby reserved to a Declarant a perpetual and nonexclusive easement over all Lots, or any Common Area, for a distance of ten (10) feet behind any Lot line which parallels a street (whether public or private) for the purpose of erecting and maintaining street intersection signs, directional signs, temporary promotional signs, entrance features and/or "theme areas," light, stone, wood, or masonry wall features and/or related landscaping. Section 6. Any rights granted to a Declarant in this Article shall extend only to Lots and Parcels submitted to this Declaration by such Declarant. -17- BK746Fr'1 1 a2 ARTICLE X GENERAL PROVISIONS Section 1. Enforcement. The Association, or any Owner, shall have the right to enforce, by a proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges now or thereafter imposed by the provisions of this Declaration. Failure by the Association or by any Owner to enforce any right, provision, covenant, or condition which may be granted by this Declaration shall not constitute a waiver of the right of the Association or an Owner to enforce such right, provision, covenant, or condition in the future. All rights, remedies and privileges granted to the Association or any Owner pursuant to any term, provision, covenant or condition of this Declaration shall be deemed to be cumulative and the exercise of any one or more thereof shall not be deemed to constitute an election of remedies, nor shall it preclude the party exercising the same from exercising such privileges as may be granted to such party by this Declaration, or at law or in equity. Section 2. Severability. Invalidation of any one of these covenants or restrictions by judgment or court order shall in no way affect any other provisions which shall remain in full force and effect. Section 3. Amendment. The covenants and restrictions of this Declaration shall run with 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 SM BK746PrI183 respective legal representatives, heirs, successors and assigns, for a term of twenty (20) years from the date this Declaration is recorded, after which time said covenants shall be automatically extended for successive periods of twenty (20) years. The covenants and restrictions of this Declaration may be amended in whole or in part, provided that any such amendment during the first twenty (20) year period shall have the assent of at least ninety percent (90%) of the Lot Owners, and thereafter any amendment shall have the assent of seventy-five percent (75%) of the votes of the Lot Owners, at a meeting duly called for this purpose, written notice of which shall be sent to all Lot Owners not less than thirty (30) days nor more.than sixty (60) days in advance of the meeting setting forth the purpose of the meeting. Any amendment must be properly executed and acknowledged (in the manner required by law for the execution and acknowledgement of deeds) by the Association and recorded among the land records of Frederick County, Virginia. Section 4. FHA/VA Approval. After initial approval of the Lots for FHA or VA financing for so long as there is a Class B membership, the following actions will require the prior approval of the Federal Housing Administration or the Veterans Administra- tion: (a) Annexation of additional properties; (b) Dedication of Common Areas; and (c) Amendment of the Declaration of Covenants, Conditions and Restrictions. -19- BK746PGI184 IN WITNESS WHEREOF the following signatures and seals: /4 T'- - �i [SEAL] Harry F. Stimpson, Jr., by Harry F. Stimpson, III, his attorney -in -fact 4- SEAL ] M rt a . Stimpson, y Harry F. Stimpson, III, her attorney -in -fact //-, i--i [SEAL] Harry Stimpson, . [SEAL] Doris 1Y. Stimpson,lby Harry F. Stimpson, III, her attorney -in -fact Top of Virginia Development rnrnnratinn W STATE OF �/ Q pCctt C- e-e� OF , t ciry The foregoing instrument was this '� 1 day of �-- , 1990 indivi ua lyd-by Hatty F. Stimpson, Harry F. Stimpson, Jr., Martha B. acknowledged before me by Harry F. Stimpson, III, III, as attorney -in -fact for Stimpson and Doris B. Stimpson. My commission expires: 7Y�-,-t '/,/`'/ Notary Public STATE OF VIRGINIA, COUNTY OF FREDERICK, to -wit: The foregoing instrument was acknowledged before me by Dave Holliday, President of Top of Virginia Development Corporation in my jurisdiction aforesaid as the duly authorized act and deed of Top of Virginia Development Corporation this/fg day of %Z,y F , 1990. Notary Pu is -20- BNi 4u185 Stimpson (Remainder) —H— I N78022'16"E 46.67 N33022'16"E. 50.00' N07048'53"W 53.15' N56°37'44"W 28.00' 12.265 Acres N/F Town of Stephens City o (DB 296 Pg. 162) 1/2" Iron Rod Set. Beside 8" Locust Post r�P' tI 0Io.ANE G'.• NO. 1285 LA ND S33022'16"W 28.00' u��9 "7 0 �2a\F N/F Stimpson \(DB 485 Pg. 449)/, 31 r Tyco^� 0 S27°55'10"W 35.63' \67 66 68 "RIDGEFIELD" 11 69 �N 70 I78 w _ 77 76 75 v co10) I l O1CO oRidgefield Ave. cn N88051'26"E 107.00' l l 20' San. Sewer Esm't. \ DB 351 Pg. 407 moo. \ ,,o 000 79 SO1 °08'34"E 12.63' N/F Robert W. & Ruth W. Racey (DB 306 Pg. 357) VT1he Adjoining Owners shown are Now or Formerly the Owners. o denotes 1/2" Iron Rod Found • denotes 1/2" Iron Rod Set property represented is shown on Frederick County \ Tax Map 85 (� as a portion of Parcels 145 & 146 and is a portion of the property conveyed to Harry F. Stimpson, Jr., Margaret B. Stimpson, and Harry F. Stimpson, III from \ The Brumback Heirs, Inc. by deed dated July 16, 1973 as recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 413 at page 303. PLAT SHOWING 12.265 ACRES standing in the name of Harry F. Stimpson, Jr. et als Opequon Magisterial District Frederick County, Virginia February 16, 1990 Scale: 1 "_200' gilbert w. cliffor & associates, inc. Engineers - Lend Planners Surveyors 150.0 olds O—icb Di,. R.dsrkksbury. Vh{W . 22101 (703) B99.2111 200'—, Cr moon S VICL WlOcbu�a, Vuyuil\ 22601 (703) 667-2139 BK74.6PG1 ! 66 BOUNDARY DESCRIPTION 12.265 ACRES A parcel of land in Opequon Magisterial District, Frederick County, Virginia, located on the southern end of Stickley Drive and on the western end of Ridgefield Avenue, more particularly described as follows: Beginning at a 1/2 inch iron rod found in the southern right-of-way line of Ridgefield Avenue, -a corner of Ridgefield - Section Two - Lot 79, thence with Lot 79 S01 °08'34"E 12.63 feet to a 1/2 inch iron rod set, a corner of Robert W. & Ruth W. Racey, thence with Racey S41 °00'03"W 1,026.12 feet to a 1/2 inch iron rod set beside an 8 inch locust post in the line of the Town of Stephens City property, thence with the Town of Stephens City property N23046'33"W 614.03 feet to a 1/2 inch iron rod set, thence proceeding through Harry F. Stimpson, Jr. et als N33022'16"E 525.76 feet to a 1/2 inch iron rod set, N56037'44"W 28.00 feet to a 1/2 inch iron rod set, N07048'53"W 53.15 feet to a 1/2 inch iron rod set, N33022'16"E 50.00 feet to a 1/2 inch iron rod set, N78022'16"E 46.67 feet to a 1/2 inch iron rod set in the western right-of-way line of Stickley Drive, thence with Stickley Drive S33022'16"W 28.00 feet to a 1/2 inch iron rod set, thence first with Stickley Drive and finally with Stephens Associates Limited Partnership S55041'00"E 309.28 feet to a 1/2 inch iron rod found, thence continuing with Stephens Associates Limited Partnership N47040'52"E 297.66 feet to a 1/2 inch iron rod set, N34017'58"E 350.75 feet to a 1/2 inch iron rod set in the line of Ridgefield - Section One - Lot 31, thence with Ridgefield S27055'10"W 35.63 feet to a 1/2 inch iron rod set, S21050'45"W 438.48 feet to a 1/2 inch iron rod found, S01008'34"E 189.28 feet to a 1/2 inch iron rod set at the end of the southern right-of-way line of Ridgefield Avenue, thence with Ridgefield Avenue N88051'26"E 107.00 feet to the beginning, Containing 12.265 acres, more or less, Being a portion of the property conveyed to Harry F. Stimpson, Jr., Margaret B. Stimpson, and Harry F. Stimpson, III from The Brumback Heirs, Inc. by deed dated July 16, 1973, said deed recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 413 of page 303, As shown on a plat dated February 16, 1990, said plat attached hereto and made a part of this description. P. DUANE BROWN ..,� Y NO. 1285 LAND SJS P. Duane Brown Va. C.L.S. #1285 G. W. Clifford & Assoc., Inc. P. O. Box 2104 Winchester, VA 22601 February 16, 1990 C) 1 187 FINAL PLAT 2IDSE 4:* OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA INTE H 78 -0 JTEPW�4, P 0i 752 J 807 X 750 SCAL E: I 66 APPROVED BY FRED. CO. SANITATION AUTHORITY DATE PLANNING COMMISSION DATE es 91 7 SUBDIVISION ADMINISTRATOR DATE(Q 199-10- VA. DEPT. OF TRANSPORTATION DATE, 7. - OWNER'S CERTIFICATE The above and foregoing subdivision of the land of Harry F. Stimpson, Jr. and others, as appears in the accompanying plats, is with the consent and in accordance with the desires of the undersigned owners, proprietors, and trustees, if any. HARRY F. STIN2SON, III, INDIVIDUALLY AND AS ATTORNEY —IN —FACT FOR HARRY F. STIMPSON, JR., WA_9_TU_A_ R_ RTTMPqnN AND DARTS R—STIMPSON 16/90 RECORDED DEED BOOK 745, PAGE 241. All property owners in Stephens Ridge are required to belong to the Stephens Ridge Home Owners Asiodition. The Association Is the owner of all areas shown as Parking Area and Open Space on the attached plats and Is responsible for the maintenance of those areas. All property owners must pay an annual assessment to pay for this maintenance. This fee and all other rules of the Association are set forth in the Restrictions and Covenants attached hereto: A copy of the Final Master Development Plan for Stephens Ridge is on file at the Frederick'Cdunty Department of Pla6ning and Development. SURVEYOR'S CERTIFICATE I hereby certify that the land contained in this subdivision Is a portion of the land conveyed to Harry F. Stimpson, Jr., Margaret B. Stimpson, and Harry F. Stimpson, III by deed dated July 16, 1973, said deed recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 413 at page 303. P. Duane Brown, C.L.S. F" DUANE DATE: FEBRUARY 19, 1990 COVER SHEET BROWN NO, 1285 gilbert w. cliffo associates, inc. SHEET baginem - Lmd Planners 3urveyoss OF L4 N D IscC W. 0iA 0&. 200 North Cameron street I vtow. n"I CM) NO-2lu W&'hw". vftimb art0" UP410 4 BK7 6FG1188 BKr If,G isI I 89 6 5. sgs DEs.F Pvec c us" Fqq I �8 I8 N n NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all roadways within this development. sTEPIyENs ASS p N/F CAA T S /M/TED .3 Drain, easement "ARTi�ERSN/P 3,121 S.F. - ,�;• ` OPE O'21 PACE. -A '•� 10 �00 � F•. 1 1 • � �'^' S.F. N �3Q' . '•. '� 2Li 3,222 S.F. 2, 000 —•— S.F. N I 4 "' '' . '' r N 2.00Zoo()S.F. 8 3, 550 '.......... - N J 2,000 S.F. I $ N C>) 3.550 S.F. in c . A I Z` 3,550 S.F. �r 2,000 S.F. 'a) c % % N •' . S 1 nO a ,21000 S.F. g w N 3,550 S.F. n O H 8 � Z %8 T 3.641 S.F. I ` ZL 2.000 S.F. ' g N 1 1 2. 0 S.F. $ n1 J W— N 9 9s? Sv '1 20 60•6 zZ �0 8 �0: Sep 8 q W It ::.► .10 'lO,�g �.• •.a p. IZ•, Nt 4 01 •4) NOTE: MINIMUM FRONT SETBACK = 20' 44R�LT� QED f r DUANE • u�.;°wN�,,,r,. y NO. 1285 RFD LAND 14„ /� w p 8 4 ? SF Drainage �(b Easement A. OQ0 S F ry �• ti1 DATE: FEBRUARY 19, 1990 1 SCALE: 1"-50' gilbert W. cliffor & associates, inc. Engineers - Land Manors Surveyors 120-C OW an " DO— R�YYM�4 Vk W. 22401 (703) 89e-2113 200 North Cameron Street W Varlt, vi"wis x"I (an) e0-211e SHEET 3 OF BK7 4 6P" 11 9 0 W O 1? 44 59' W 57 p I = ti U (See Shset 3 of 4),' le :. MJ CIO �1-j S' 00 C 0� I/4� ® P J�c OPEC NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all o roadways within this development. NOTE: MINIMUM FRONT SETBACK = 20' o�.*S.LT�I P. DUANE BROWN NO, 1285 F� J CFO LAND aJ� DIV 6 0�1 Babe �•. .� 3 �co 1 DATE: FEBRUARY 19, 1990 1 SCALE: 1 "=50' gilbert w. cliffor & associates, inc. Engineers • sand Planner. Surveyors 110•C ow. Owwld n.1.. pia, Vbtbk U401 (M) 696-311J 200 North Camwon Strw Mto.lry VbgW 2nal 003) 694130 SHEET OF 4 FINAL PLAT j ZTEPESM OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA » 'r• �• 44� 5J C �CAL4'ae0Q0750 FWED. CO. SANITATION AUTHORITY — PLANNING COMMISSION .--- - ---.-- - DATE SUBDIVISION ADMINISTRATOR —j4e--- _�— DATE���° VA. DEPT. OF TRANSPORTATION l, DATE OWNER'S CERTIFICATE The above and foregoing subdivision of the land of Harry F. Stimpson, Jr. and others, as appears In the accompanying plats, is with the consent and in accordance with the desires of the undersigned owners, proprietors, and trustees, if any. HARRY F. STIMPSON, III, INDIVIDUALLY AND AS ATTORNE — — SON, JR., . STIMPSON UNDER P ER @T—ATTO DATED 5/16/90 RECORDED DEED BOOK 745, PAGE 241. All property owners in Stephens Ridge are required to belong to the Stephens Ridge Home Ownets Association. The Association is the owner of all areas shown as Parking Area and Opon Space on the attached plats and Is responsible for the maintenance of those areas. All property owners mutt pay an annual assessment to pay for this maintenance. This fee and all other rules of the Association are set forth in the Restrictions and Covenants attached hereto. A copy of the Final Master Development Plan for Stephens Ridge is on file at the Frederick' County Department of Planning and Development. SURVEYOR'S CERTIFICATE I hereby certify that the land contained in this subdivision is a portion of the land conveyed to Harry F. Stimpson, Jr., Margaret B. Stimpson, and Harry F. Stimpson, III by deed dated July 16, 1973, said deed recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 413 at page 303. P. Duane Brown, C.L.S. O� r P. DUAKE DATE: FEBRUARY 20, 1990 COVER SHEET BROWN K 1285 gilbert w. cliffo 8c associates, inc. SHEET EaSiws • L4" Planner+ 1 o Zpp North Cameron StreetStreet6F surveyor. LAND vV u►c ow a. w�.... , Vr r, 2WI M" .aa,s w.a.�+.�e. vim.a 32 awe (rm) aae.s1u BKl<<6PG1192 riIQVF TAAI F NO. A RADIUS ARC TAN. CHORD CH.BEARING 1 32050'32" 71.00' 40.70' 20.92' 40.14' S87023'38"W 2 90000100" 125.00' 196.35' 125,00' 176.78' N64001'38"W 3 90000,000 95.00, 149.23' 95.00, 134.35' 864001'38"E 4 17030'30' 36.00' 10.70' 5.39' 10.65' S63014'58"W 5 51 °41'23" 35.00' 1 31.58' 1 16.95' 30.52' 1 N35°50'35"E 6 05°33'18" 71.00' 1 6.88' 3.44' 6.88' S73°24'27"E AREA SUMMARY Area In Lots 3.6211 Acres Area In Parking 1.4488 Acres Area in Open Space 2.4852 Acres Totaf Area Subdivided 7.5551 Acres No. of 2-BR Lots 10 Average Lot Size 2,000 Sq. Ft. No. of 3-BR Lots 52 Average Lot Size 2,649 Sq. Ft. Total No. of Lots 62 �o P. DUME BROWN NO. 1285 L14-61LAND 0. ti �1' ' I'' 1-0 I�' . \ .�.� ly; DATE: FEBRUARY 20, 1990 1 CURVE TABLE gilbert w. cliffor 8c associates, inc. Bnsioeers - land Planners Surveyors 1JO-C oW Onwloe VA.. h wwmb. , v!0!Y 22401 (703) m-211s 200 Noah CaRla.en 80"t wl..b.w. vtre , r].01 (m) 697-7139 SHEET' 2 OF 6 8K746PGI 1 J3 Drainage.', '.f \ (Set , er 41. • :`,� Utility Easement Easement GREENW1Cp. RI VE -- r' 78 S 48-59*57" {_ x $ 100.00' 0 79 n. /. 48 \ o N 2.000 S.F. $ w1Q .541 2,000 S.F. g �0 N 11DI E 2.000 S.F. o OP NI".FACE 16 11^. L n o a W 50 83 S.F.'.;'•::� '� 3550 S.F. 1) �. 2.000 S.F. I „�� . ail 21000 S.F, 82LAJ Iz NN S?�---' I I 3.550 S.F, to�I� ?0: 2.000 S.F. $ r I .�: ;'I F — 0)) IS? $ a 2,00o S.F. $ 55 3.0 S.F. 84 --� �, LL vi I .f o . l nl .I (.cv 2, 000 S.F. g 3 54 . • W. Easement 1 a ,550 S.F. v�i �. + ''' n3,5505 Q W :: S.F.ui !$ O W o4 N 55 2 0p011 S.F. g $� I t'{' 1 86 l 0 I ~' 3.550 v' 1' 56 I S.F. , 2.000 S.F. to (57 2, 00 S.F. I• h 2.000 S.F. Ci I.0o0 S.F. 0'.1 I 2, ' ( N 48'39'37' W 100.00 89 \.. 2.000 S.F. \ � 3. `F' 9p ��® N 2.000 S.F, 65.44 —.� �• N ►y. '•. I 100.00' 5.11' UTILITY E 5 91 (Private) T ;� I 3.436 S.F. ri 1 M ti 20,' N 4B759 7• 1 l� \W 97.26' � !y •,� � gyp. \ "Ui'EN ACE "E" \ N \ Acres NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all roadways within this development. NOTE: MINIMUM FRONT SETBACK - 20' F o'����LrN y� � P. DUANE BROWN NO. 1285 LAND c'J� .� �' h_' 1'' fl 1�:.�• .� 1� 11�� l; f� � .� F C' T 1 l/� .�' I DATE: FEBRUARY 20, 1990 1 SCALE: 1"=50' 1 gilbert w. cliffor & associates; inc. SHEET Hugluem - Lind Munen OF sarveyora 150•C OW am —Ad D ds RW"Ob.I. VkaW n401 (M) MG -SITS 200 North Cameron street 6wbwbw-, Vdtiek nael CM) W-M30 BK746PIG 1194 ;' • �� �'age Easement /S l 0 8 1r'sr a e7 e) .40 33so Sp .t' .A' ' " _:.:.:. '' g S� Sp 0 s, Al , N e : , .'. •,:,/ 1. S. 1000 / q O / oOF��l. o W t �o 3,5� Sp !:T•86��:9c: r Faso Sp � • '� .1 �W 8 � � cu l �• :,� �,�, • q���.:�'c�k,�r�, •0.., ' . ,�.., . r3 3 sus (sa ire p� e7 �9 y w o moment NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all roadways within this development. NOTE: MINIMUM FRONT SETBACK - 20' ��,AIrT1i P. DUANE BROWN N0. 1285 �4b LAND �DJ DATE: FEBRUARY 20, 1990 I SCALE: V=50' gilbert w. cliffor & associates, inc. Engineers - Land Planners Surveyors 150•C Old. Or—kh DN. Pr.dIsi.a.h-a, V4a1eJ. 2240, (702) 998.2115 200 North Camaron Svwt Wimh"w, ViraW. 22601 (703) 667-2130 SHEET OF 6 BK746FG1195 Drainage Easement 1 Utility Easement f1.1� 80. • 3O 3,350 S.F. :�g• 31-� .�. N'•'200p SF 32 2.000 S.F. 33 I 2,000 S.F. ' — I 34 $ 2,000 s.F. R .5W S.F. , I 3.550 S.F. �• _ w $ 37 8 ol�i 2,000 S.F. ca N 2.000 S.F. C N 48 5W57" W y 39 (See MOO 4 of e) NOTE: The Stephens Ridge Home Owners Association shall be responsible for the maintenance of all roadways within this. development. NOTE: MINIMUM FRONT SETBACK = 20' o0, 0 y P. DUANE ' BROWN � K 1285 LAND 5J� Turn -Around. Easement OPEP1 SPACE "E" 0,6043 Acres �Ti 04 hI I r� 3.550 S. F. h I M 6gl N 5 2,000 S.F. N 66 p 2.000 S.F. 67 13 2,000 S.F. e = 8 66 $I g 0 2.000 S.F. N �t N 48*59`057' W tj DATE: FEBRUARY 20, 1990 SCALE: 1 "=50' gilbert w. cliffor & associates, inc. Enyineera • Land Planners Surveyor 130-C Ole. (1--leh Ddre lied-WI*e=a. Vigbia 22401 (703) 699-2113 200 North Cameron Street wi-h—.. Vi=aide 2201 (M) "7.2139 SHEET OF 6 BK746PGI196 Lot 31 / i----- S27055'10'W Y. 35.63' / Lot 67 Lot 68 o�� Lot 69 41 IV 'RIDGEFIELD" CO /l'- / Lot 78 �k, OPEN SPACE:'P-�'/ It l / 1.8617 AcrA: Ito - +. *� 4ZI h . p. m O= �� �•' Drainage -Easement ~ 4 •i oo IDGEFIEID W Zd :� is EX• RAVE. tt! M N� 107 00- � � ; •��• see S N SOT 000 LTN v�y, P. DUANE Bc�caO.Wc�+�ow.�% N0. 1285 LAND OPEN SPACE "D" / 1.8617 Acres ;u 1 MI o1 MATCH i (See Sheet 4�of 6) i LOTS 30 - 47 Utility Easement -- Ex. 20' San. Sewer Easement 1 6 Lots 48-59 (See Sheet 3 of 6) 100 Year Flood Plain Boundary 1CH DRIVE v % DATE: FEBRUARY 20, 1990 is jrwVurrwptb9&a+ 4bn9i me on the L ±n }E Bm an 11 Dam ,d with i'ft�+e LQ 17�rre4o annexed was SCALE: 1 "=100' associates, inc. SHEET OF 200 Nonh Cameron Straat L� tYlm6rw. vt$1.. nal (M) "7-1139 v CLERK RAY D. PETHTEL COMMISSIONER C01AAM,ON-WEALTH of VIFcQ1NIA DEPARTMENT OF TRANSPORTATION P. 0. BOX 278 EDINBURG,22824 Mr. Jerry King, Owner King's Plumbing & Heating Route 1, Box 40-E Strasburg, VA 22637 Dear Jerry: I ' MAY - 9 in (703) 984-4133 May 8, 1991 L WILLIAM H. BUSHMAN RESIDENT ENGINEER Ref: Land Use Permit u 5-01104 Stephens Ridge Routes 1065 & 1085 Frederick County After receiving your notice of completion dated April 29, 1991 we have inspected the above referenced project. This following is a list of items which will need to be addressed prior to the permit being marked complete. Sticklev Drive - Route 1085 Extend the 15" C.M.P. on both ends to provide a minimum 6' shoulder, flush of all sediment and add a standard ES-2 end section to the invert end. The shoulder on the east side is low and needs to be raised with topsoil, seeded and mulched. A vield sign needs to be installed at the Township Court intersection with Stickley Drive. The construction debris is to be cleaned up and the tool trailer removed from the west side of the roadway. Ridgefield Avenue - Route 1065 It is my understanding the construction of this cul-de-sac was not a part of your contract and we have no problem with eliminating it from this permit. However, the construction entrance will need to be removed and the right-of-way restored to its original condition. Once the above ite_r.s have been addressed please give me a call so we rav perform a final inspection. Sincerely, William H. Bushman Trans. Resident Engineer By: Robert B. Childress ffiay. . Permits & Subd . Spec. Senior RBC / rf Enclosure xc: Mr. R. W. Watkins, �Lr. C. E. Maddox G. W. CLIFFORD & ASSOCIATES, INC. 200 North Cameron Street P.O. Box 2104 Winchester, Virginia 22601 703-667-2139 Fax: 703-665-0493 June 7, 1990 Mr. Wayne Miller, Zoning Administrator Frederick County Zoning 9 Court Square Winchester, Va. 22601 Re: Stephens Ridge Subdivision Dear Wayne, In accordance with our meeting on Tuesday you will find attached four sets of the revised sheets for Stephens Ridge showing the 100 flood line and revised grading contours. Also, you will find the revised profiles and drainage map. The last item you will find is the revised final plat showing the flood line in appropriate location. We trust this information is as you need to finally approve the site development plan for construction. Please advised if we can provide any additional information. Sincerely you s, i Maddo , Jr., E., V.P. G. W. Clifford & Associates, Inc. cc: Mr. Dave Holliday CEM/ckd El COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/667-0370 April 24, 1990 Ryland Mortgage Co. Attn: Jane Frye 7130 Minstrel Way Columbia, Maryland 21045 RE: Stephen's Ridge Subdivision. Dear Ms. Frye: In response to your letter of April 18, 1990, I offer the following: 1. Frederick County does not have street maintenance capability so we do not accept or maintain streets. Frederick County requires that all subdivision streets be constructed to Virginia Department of Transportation standards and be accepted into the state system. They will then be maintained by the state. The developer must construct and maintain the streets until the state accepts them. 2. The water and sewer systems are public and will be owned, operated, and maintained by the Frederick County Sanitation Authority. If you have any questions please do not hesitate to give me a call. Sincerely, W. Wayn Miller Zoning Administrator WWM/slk 9 Court Square - P.O. Box 601 - Winchester, Virginia 22601 I r RYLANO MORTGAGE COMPANY April 18, 1990 Mr. Wayne Miller Frederick County Planning and Development 9 Court Square P. O. Box 601 Winchester, VA 22601 Re: Stephen's Ridge Sections 1 & 2 Stephen's City, VA 22655 Dear Mr. Miller: Please write a letter in regard to the above -referenced subdivision verifying the following: 1. Frederick County will accept and maintain the streets within the subdivision. 2. The water and sewerage systems are public and will be maintained by the local authority. Your certification of these facts is a requirement of FHA/VA in order to have this subdivision approved for FHA/VA financ- ing. If you have any questions, please call me. Thank you in advance for your assistance. Very truly yours, Ja e Frye Subdivision Su er isor APPRAISAL DEPARTMENTIWATERVIEW OFFICE CENTER/SUITE 220/7130 MINSTREL WAY/COLUMBIA, MARYLAND 21045/PHONE (301) 381-8800 RAY D. PETHTEL COMMISSIONER L•YRf ��.'n ' t ,I ,. � I 1� I COMMONWEALTH of VIRQIN i DEPARTMENT OF TRANSPORTATION P. O. BOX 278 EDINBURG,22824 Mr. Bob Hodges C/O The Ryland Group, Inc. West Fairfax Division 4510 Daly Drive, Suite 500 Chantilly, VA 22021 Dear Bob: (703) 984-4133 April 6, 1990 ephens Ridge WILLIAM H. BUSHMAN RESIDENT ENGINEER J T- ovary Entrance )wnh use'bevelopment _�— / Route 1085 Frederick County This is, to follow-up on our conversation of April 5, 1990 and your request to construct a temporary entrance to a trailer sales office at the above referenced location. As requested you are given permission to construct the temporary entrance in accordance with the attached sketch. This letter is to serve as your permit to do so. The following are to be a part of this permit agreement: 1. While working on the State's right-of-way it will be necessary to use "Men Working" signs which must be erected prior to starting work and removed daily. 2. Traffic control will be in strict accordance with the attachments. 3. A 1511x40' C.M.P. culvert will be required as noted. Positive drainage is to be maintained within the right-of-way at all times. 4. Work on the right-of-way will be confined to this temporary entrance location only. 5. A minimum 8" of Course Aggregate by 30' in width will be required to be placed from the edge of the roadway and extended back onto private property far enough to prevent carrying of mud onto the roadway. 6. It should be understood any disturbed turf on the State's right-of-way will be topsoiled and reseeded. 7. Any damages to the pavement structure of Route 1085 adjacent to this entrance will be corrected by you to the satisfaction of the Virginia Department of Transportation. TRANSPORTATION FOR THE 21 ST CENTURY Mr. Bob Hodges April 6, 1991 Page #2 S. This Department will not be held liable for suit should such result from this operation. 9. It should be understood off street parking to the sales trailer is to be provided. A barrier (concrete bumpers, landscape timers, etc.) will be required at the right-of-way as noted. 10. This permit is being issued for 365 days. When the sales operation is completed this entrance is to be removed and the right-of-way restored to its original condition. If these requirements are not followed then this temporary entrance permit will be revoked. Should you have any questions concerning the above, please do not hesitate to call. Sincerely, W. H. Bushman Resident Engineer By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior RBC/rf Attachments xc: Mr. R. L. Moore Mr. W. L. Stover Mr. F. E. Wymer Mr. R. W. Watkins Mr. Jerry King c5w 6 4, -V LrE 0U/ D It� Iq9� AR�� COMMONWEALTH ®f VIRC NIT DEPARTMENT OF TRANSPORTATION P. O. BOX 278 RAY D. PETHTEL EDINBURG, 22824 COMMISSIONER (703) 984-4133 April 4, 1990 1Q� Mr. Jerry S. King C/O King's Plumbing & Heating, Inc. Route 1, Box 40-E Strasburg, VA 22657 Dear Jerry: WILLIAM H. BUSHMAN RESIDENT ENGINEER Ref: Temporary Construction Entrance Stephens Ridge Townhouse Development Route 1085 Frederick County This is to follow-up on our meeting of April 3, 1990 and your request to construct a temporary construction entrance at the above referenced location. As requested you are given permission -to construct the temporary entrance. This letter is your permit to do so. The following are to be part of this permit agreement: 1. While working on the State's right-of-way it will be necessary to use "Men Working" signs which must be erected prior to starting work and removed daily. 2. Traffic control will be in strict accordance with the attached. 3. Positive drainage is to be maintained within the right-of-way at all times. 4. All work on the State's right-of-way is to be confined to the temporary entrance location only. 5. As we discussed, the entrance is to be constructed directly off the end of Stickley Drive. Therefore, a minimum 8" of Course Aggregate by 22' in width will be required to be placed from the edge of pavement and extended back onto private property far enough to prevent carrying of mud onto the roadway. 6. Any damages to the pavement structure of Route 1085 adjacent to this entrance will be corrected by your firm to the satisfaction of VDOT. 7. It should be understood any disturbed turf on the State's right-of-way will be topsoiled and reseeded. 8. This Department will not be held liable for suit should such result from this operation. TRANSPORTATION FOR THE 21 ST CENTURY Mr. Jerry S. King April 4, 1990 Page #2 9. This permit is being issued for 90 days. 10. All construction vehicles associated with this project should use this temporary construction entrance. Under no circumstances is access to be allowed from Route 1065, Ridgefield Avenue. If these requirements are not followed, this temporary construction entrance permit will be revoked. Should you have any questions concerning this matter, do not hesitate to call. Sincerely, W. H. Bushman Resident Engineer -v By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior RBC / rf Attachments xc: Mr. R. L. Moore Mr. F. E. Wymer Mr. W. L. Stover Mr. R. W. Watkins COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 103/667-0370 April 2, 1990 Mr. Thomas Price G. W. Clifford & Associates P.O. Box 2104 Winchester, Virginia 22601 RE: Fees Due for Stephens Ridge Subdivision/Site Plan M Dear Tom: The fees incurred on the Stephens Ridge Subdivision/Site Plan application are listed below. These fees must be paid prior to review by the Planning Commission. Please make your check payable to the Treasurer of Frederick County. $ 250.00 - subdivision base fee 3,185.00 - 91 lots @ $35/lot 300.00 - site plan base fee 122.70 - 12.27 acres @ $10/acre 701.58 - review by county engineer $4,559.28 - Total Amount Due Thank you for your prompt attention to this matter. Sincerely, Renee' Arlotta Office Manager 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 .rLaS COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION P. O. BOX 278 2 84 RAY D. PETHTEL (']Q3) EDINBUR � -4 4133 WILLIAM H. BUSHMAN COMMISSIONER RESIDENT ENGINEER March 26, 1990 Mr. Charles E. Maddox, Jr. Ref: Stephens Ridge Townhouse Development C/O G. W. Clifford & Assoc., Inc. Rtes. 1065 & 1085 200 North Cameron Street Frederick County Post Office Box 2104 Winchester, Virginia 22601 Dear Chuck: Upon .review of the above referenced development's site plans dated February, 1990 please find our recommendations on the attached plans marked in red and as follows: 1. The existing temporary cul-de-sac at the of Route 1065 (Ridgeview Avenue) is to be reconstructed in accordance with either alternate design "A" or "B" as noted. A pavement design of 8" C.R. Type 21-A Aggregate Base and 1.5" Type S-5 Bituminous Concrete is recommended. mended. 2. The existing drop inlet at the end of Route 1065 is to be removed and a 30" concrete pipe with flared end section is to be installed as noted to accommodate the cul-de-sac drainage. 3. The proposed turnaround at the end of Route 1085 (Stickley Drive) should be revised as noted with a pavement design of 8" C.R. Type 21-A Aggregate Base, 3.5" Type B-3 Bituminous Concrete and 1.25" Type S-5 Bituminous Concrete. 4. Additional right-of-way or permanent easements will be required to cover both cul-de-sacs. Please revise and resubmit four (4) copies for further review. Should any changed be deemed necessary please design then to meet or exceed the above recommendations. Should you have any questions concerning the above, do not hesitate to call. RBC/rf Enclosures xc: Mr. R. L. Moore Mr. C. E. Mattox Mr. J. B. Diamond Mr. F. E. Wymer Mr. R..W. Watkins Sincerely, W. H. Bushman Resident Engineer 6��'e. apt By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior TRANSPORTATION FOR THE 21ST CENTURY `r \i 0240 Waples Mill Road ENGINEERS Suite 100 ARCHITECTS Fairfax, Virginia 22030 SCIENTISTS 703.385.3566 Kris Tireney, Deputy Director Frederick County Planning Dept. 9 Court Square, P.O. Box 601 Winchester, Va. 22601 Your Authorization: Signed Agreement Stephens.Ridge (Towns of Village Greens) Plan Review Principal Project Manager Senior Engineer Admin. Assistant Date: March 15, 1990 Please Reference: Project No. 17555.066 Invoice No. 9002526 Client No. 07534 .5 hrs @ 48.00 24.00 1.5 hrs @ 33.25 49.88 6.0 hrs @ 33.25 199.50 .5 hrs @ 14.50 7.25 Total Direct 280.63 Total Indirect 420.95 TOTAL DUE THIS INVOICE $ 701.58 NAR �90 RECEIVED `1FOE6L� 31 Copy To: Division 0v' COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION P. 0. BOX 278 RAY D. PETHTEL EDINBURG, 22824 WILLIAM H. BUSHMAN COMMISSIONER RESIDENT ENGINEER (703) 984-4133 March 15, 1990 Mr. Mike Hammer, Project Coordinator G. W. Clifford & Assoc., Inc. 200 North Cameron Street P. O. Box 2104 Winchester, Virginia 22601 Dear Mike: This is to acknowledge receipt of both your Lakeside Condominiums and Stephens Ridge Townhouse Development site plans. The plans have been forwarded onto our District Office in Staunton for review and comment. After we receive their comments we will forward same to you. Should you have any questions of if I can be of further assistance, do not hesitate to call. RBC / rf Sincerely, W. H. Bushman Resident Engineer By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior TRANSPORTATION FOR THE 21 ST CENTURY . 1EDICTED TRAFFIC TOTALS Stephens Ridge, Townhouses TRIP GENERATION STATISTICS 2/6/90 SOURCE INSTITUTE TRANSPORTATION ENGINEERS, TRIP GENERATION, 4th ED (Residential Condominium, Code 230) Total Dwelling Units @ 91 ea. STATISTIC Predicted Rate Per Total Dwelling Unit Trips Average Weekday 5.857 533 Vehicle Trip Ends Weekday Vehicle Trip 0.561 51 Ends During PM Peak Hour Adjacent Street Weekday Vehicle Trip 0.544 50 Ends During PM Peak Hour Generator Weekday Vehicle Trip 432 Ends Less PM Peaks @ generating traffic 18 hrs One Way Vehicle Trips/Hour = 27 .(non -peak hours) Average Weekend 5.666 516 Vehicle Trip Ends Weekend Vehicle Trip 0.474 43 Ends During PM Peak Hour Generator Weekend Vehicle Trip 472 Ends Less PM Peaks @ generating traffic 18 hrs Average Weekend Vehicle Trips/Hour = 30 (non -peak hours) - Townhouse Generated (non -peak) - Townhouse Generated (peak) Weekday Avg - 27 Weekday Avg - 50 Weekend Avg - 30 Weekend Avg - 43 Entrance From: Percentage of Total Traffic Weekday Trip Ends Weekday Trip Ends Entering Subdivision (avg/non-peak hr.) (avg/peak hr.) Stickley Dr 3 5% /8G "40Q 9 17 Ridgefield Ave 6 5% 346 yP0 18 32 - -Average Trips Per Day generated by this development = 5 3 3 weekday -� . C • A e*t-w 0 c.g- March 15, 1990 F N(.Ih ISE RN Mr. Kris Tierney, Deputy Director A R C'Ei I TEMi Frederick County Department of Planning & Development SCIF tiI Iti"1 ti 9 Court Square P.O. Box 601 Winchester, Virginia 225601 Re: Stephens Ridge (Townhouses) Formerly Towns of Village Greens 17555-066 Dear Kris, We have reviewed the development plans for the above project as submitted by G.W. Clifford and Associates. The plans appear consistent with the Master Development Plan, and I feel the major issues have been addressed. I can recommend approval of this plan with a few minor revisions which I have discussed with the Engineer. These issues include: 1. Addition of inlet protection on those inlets where it was not included. 2. Floor elevation revisions to some of the units with associated lot grading revisions to better accommodate drainage concerns. 3. Inclusion of drainage easements and flood plain limits on the plat. ■ 451RU Buclnr. , Gnm, .Cu•rlir , I figumr 22170 7o.;.4.{S 007 7i /r'lu.i 70.,.4,6 S07/ March 15, 1990 Stephens Ridge (Townhouses) Page Two ENGINF t=k. These issues have been discussed with the Engineer A kCHITF_CIN and we both concur that the revisions can and will be incorporated with the final documents. I can „IF;:il'-I, recommend approval to the staff with the understanding that these revisions will' be incorporated. Sinc , ONO & ASSOC TES Paul A. Bernard, P.E. Project Manager PAB/jla cc: Chuck Maddox - G . W. Clifford & Assoc. file: fredco, 17555.66 �tyl Y:w/� > 'JJl �I `�� a