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HomeMy WebLinkAbout09-13 Shenandoah Phase 2 Section 1 39 Lots Single Family Detached Opequon - Backfile1. 2 SUBDIVISION CHECKLIST Comment sheets from the following agencies, along with any marked copies of the plan: VDOT ✓ Sanitation Authority Inspections Department Fire Marshall X City of Winchester GIS % \ Health Department ✓ Parks & Recreation County Engineer One copy of the subdivision application TRACKING SHEET L t oZ ( 3 A 1' ation received To be filled in if an MDP is associated with this subdivision MDP # 0 1 - A 3 Approved by BOS• ] -1 k3 Admin. Approval: as 13 pp is O oL 3 Fee paid ($ ��+ i'�t AI Z 2 - -�-- ► P 1 I 1 3 q%-Cv o �J Information entered in D-base and Reference Manual Application Action Summary updated (p.es3 gn P l ah ii !+bI (s) signed by Subdivision Administrator 1-2-�j 14Approval letter to applicant/copy to file & cc's �- C-ry Copy of final subdivision plat(s) [with signatures] made and given to GIS for structure numbering assignment Updated D-base and Reference Manual Application Action Summary updated Final plat(s) submitted with review agency signatures along with: Recorded Deed of Dedication Sys ID 4 Bond estimate (if required) $. NOTES RECEIPT DATE 1 �-- NO. 855810 RECEIVED FROM ADDRESS 2..�_D r dam. ("� DO OO- ��iL�-c, i 0h aulan d LA'al�f- hu., d ►--� d a�� ° °�,.. $ b _ v 0 Q FOR ACCOUNT HOW PAID 3 9 LZt'- AMT. OF CASH ACCOUNT AMT. a CHECK OQ 3 PAID f/GJ BALANCE MONEY _- DUE ORDER �— ©2001 � 8L818 NOTES I RECEIPT DATE I O 29 I ,NO. 855752 RECEIVED FROM ADDRESS - - ��-- FORAMbd;ri4;on Aon; 'onF ¢,- 1Axx%andoah Ph�-� ,lam n�fir ACCOUNT HOW PAID on AMT. OF CASH ACCOUNT AMT. 0 CHECK CIUL PAID (/�J BALANCE MONEY DUE ORDER BY� 9W& ©2001 R99FOM. ® 8L818 OFFICIAL RECEIPT FREDERICK CIRCUIT COURT DEED RECEIPT DATE: 08/28/14 TIME: 14:26:00 ACCOUNT: 069CLR140007241 RECEIPT: 14000015022 CASHIER: EAB REG: WE17 TYPE: DOD-PL PAYMENT: FULL PAYMENT INSTRUMENT 140007241 BOOK: PAGE: RECORDED: 08/28/14 AT 14:26 GRANTOR: MREC SHENANDOAH VA LLC EX: N LOC: CO GRANTEE: MREC SHENANDOAH VA LLC EX: N PCT: 100% AND ADDRESS RECEIVED OF THOMAS MOORE LAWSON/COUNTER DATE OF DEED: 08/28/14 CHECK: $112.00 DESCRIPTION 1: OP DIST PAGES: 37 OP: 0 2: SHENANDOAH, SEC 1, PH II NAMES: 0 CONSIDERATION: .00 A/VAL: .00 MAP: 87-A-103C PIN: 301 DEEDS 48.50 145 VSLF 1.50 106 TECHNOLOGY TRST FND 5.00 035 VOF FEE 1.00 TENDERED 112.00 AMOUNT PAID: 56.00 CHANGE AMT : 56.00 CLERK OF COURT: REBECCA P. HOGAN PAYOR'S COPY RECEIPT COPY 1 OF 2 140007241. DEED OF DEDICATION, SUBDIVISION, EASEMENT AND CONVEYANCE THIS DEED OF DEDICATION, SUBDIVISION, EASEMENT AND CONVEYANCE 7�d is made this -tom day of August, 2014, by and between MR -EC SHENANDOAH VA LLC, a Delaware limited liability company, its successors and assigns ("MREC"), PAUL MOCK, TRUSTEE, JOSEPH JENKINS, TRUSTEE (together with Paul Mock, Trustee, "NVR Trustee"), and NVR, INC., a Virginia corporation ("Beneficiary NVR") and GEORGE W. CONNORS, TRUSTEE, M. KEVIN MCCUSTY, TRUSTEE (together with George W. Connors, Trustee "WashingtonFirst Trustee") and WASHINGTONFIRST BANK, a Virginia banking corporation ("Beneficiary WashingtonFirst"), parties of the first part, and the COUNTY OF FREDERICK, VIRGINIA (the "County"), FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic ("FCSA") and SHENANDOAH HOMEOWNERS ASSOCIATION, INC., an association formed pursuant to the Virginia Property Owners Association Act ("Shenandoah HOA"), parties of the second part. WITNESSETH WHEREAS, MREC is the owner of the property known as Tax Map No. 87-A-103C, by Instrument No. 130010885, located in Opequon Magisterial District, Frederick County, Virginia Document prepared without the benefit of title examination by: Thomas Moore Lawson, Esquire P. O. Box 2740 Winchester, VA 22604 Tax Map No. 87-A-103C Consideration: $1.00 Return to: Thomas Moore Lawson, Esquire P. O. Box 2740 Winchester, VA 22604 Grantees' Address: County of Frederick, Virginia 107 N. Kent Street Winchester, VA 22601 Frederick County Sanitation Authority P.O. Box 1877 Winchester. VA 22604 Shenandoah Homeowners Association._ Inc. 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 0 N O O N O and recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia (the N "Property"); and WHEREAS, it is the desire and intent of MREC to subdivide the Property into lots and parcels, and to dedicate, grant and convey for private use by the residents of the Shenandoah community and their guests and invitees, the streets and thoroughfares in accordance with this Deed and the plat dated November 8, 2013, entitled "Final Plat Shenandoah Phase Il, Section I" and prepared by Bowman Consulting certified land surveyors, (the "Plat") which is attached hereto as and incorporated herein by reference as "Exhibit A"; and WHEREAS, it is the desire and intent of MREC to grant and convey unto the County and unto FCSA, the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of MREC to grant and convey unto Shenandoah HOA, the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of MREC to create and establish easements for ingress and egress over and across the Property, said easements being more particularly bounded and described on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of MREC to convey a portion of the Property unto Shenandoah HOA; WHEREAS, the Property is subject to the lien of a certain Deed of Trust dated July 19, 2013, and recorded as Instrument No. 130009485 in the aforesaid Clerk's Office (the "Deed of Trust"), wherein the Property was conveyed unto the NVR Trustee in trust, to secure a certain indebtedness, as more specifically set forth therein; and WHEREAS, the Property is subject to the lien of a certain Credit Line Deed of Trust, Assignment, Security Agreement and Fixture Filing dated April 8, 2014, and recorded as 2 CD N O W Instrument No. 140002582 in the aforesaid Clerk's Office (the "Credit Line Deed of Trust"), wherein the Property was conveyed unto the WashingtonFirst Trustee in trust, to secure a certain indebtedness, as more specifically set forth therein; and WHEREAS; the Property is, or will be, subject to the terms and conditions of the Declaration of Covenants, Conditions, Restrictions and Reservation of Easements Shenandoah Homeowners Association, Inc., a declaration for a property owners association formed pursuant to the Virginia nonstock corporation act and recorded in the aforesaid Clerk's Office as Instrument No. 060001208 (the "Declaration") SUBDIVISION NOW THEREFORE WITNESSETH, in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid; receipt of which is hereby acknowledged, MREC hereby subdivides that portion of the Property containing 14.78528 acres into lots and parcels to be known as Lots 1 through 39, inclusive and Open Space Parcels B, C and D, Phase 1I, Section I, Shenandoah as well as two (2) private drives shown and depicted on the Plat as "Atlantis Lane Parcel E" and "Rachel Carson Drive Parcel E" labeled as private street in accordance with the Plat which is expressly incorporated herein and made a part of this Deed. EMERGENCY INGRESS AND EGRESS EASEMENTS THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, MREC grants and conveys unto the County, its successors and assigns, an easement for ingress and egress, for construction and maintenance of utilities, for County and other emergency vehicles, 0 tV O r-- and for the purpose of performing any governmental functions which the County may find necessary or desirable to perform, including, but not limited to, police and fire protection, over and across all public and/or private access easements, and ingress and egress easements, as shown on the Plat. MREC further grants and conveys unto the County, its successors and assigns, an ingress/egress easement described on the Plat as "IE," which shall be a perpetual easement for the purposes of allowing vehicle turnaround, said ingress/egress easement being more particularly bounded and described on the Plat. Notwithstanding the foregoing, in the event any of such public and/or private access easements, and/or ingress and egress easements are hereafter adjusted, relocated, reconfigured, or otherwise altered, these easements shall automatically be adjusted so that no portion of the Property which ceases either to be a public or private access easement, or ingress and egress easement, shall be subject to these easements. STORM DRAINAGE EASEMENTS THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, MREC grants and conveys unto the County, its successors and assigns, several storm drainage easements described on the Plat as "SD," which shall be perpetual easements for the purposes of constructing, operating, maintaining, adding to, altering or replacing present or future stormwater management facilities, storm drainage lines, storm sewer lines, or other drainage structure, including building connection lines, plus all necessary inlet structures, manholes, and appurtenances for the collection of stormwater and their transmission through and across said Property of MREC, said easements being more particularly bounded and described on the Plat. The foregoing easements are subject to the following conditions where applicable: 4 0 tV vl 1. All sewers, manholes, inlet structures, and appurtenant facilities which are installed in the easements shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. 3. The County shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said easements; provided, however, that the County, at its own expense, shall restore, as nearly as possible, the premises to their original condition. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located outside the easements, but shall not include the replacement of structures, trees and shrubbery, or other facilities located within the easements. 4. The County shall have the right to demolish all paving, curbing, and/or guttering in the easements being conveyed, deemed by it to interfere with the proper and efficient construction, installation, operation, and maintenance of said stormwater drainage lines and appurtenant facilities; provided, however, that the County, at its own expense, shall restore all 5 0 N CO M non -interfering paving, curbing, and/or guttering which are disturbed in any manner by the construction, operation, and maintenance of said stormwater drainage lines and appurtenant facilities. 5. MREC reserves the right to construct and maintain roadways over said easements to the extent not prohibited or restricted by ordinance and to make any use of the easements herein granted which may not be inconsistent with the rights herein conveyed, or interfere with the use of said easements by the County for the purposes named; provided, however, that MREC shall not erect any building or other structure, excepting a fence, on the easements without obtaining the prior written approval of the County. 6. The individual lot owners and/or Shenandoah HOA shall be responsible for maintenance of storm drainage easements conveyed herein in accordance with the terms and conditions of the Declaration. Each lot owner's responsibility to perform such maintenance obligations shall run with the land. WATERLINE EASEMENT THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, MREC grants and conveys unto FCSA, its successors and assigns, with general warranty of title, a waterline easement (the "FCSA Easement"). The FCSA Easement is perpetual and are for the purposes of constructing, operating, maintaining, adding to, altering or replacing present or future water mains, including, but not limited to, fire hydrants, valves, meters, building service connections and connection lines, manholes and other appurtenant facilities for the transmission and distribution of water and its transmission through, upon and across the Property. Said FCSA on 0 N CO —.J Easement is more particularly bounded and described on the Plat as "W", and include FCSA's right to go on, over and upon said FCSA Easement for the aforesaid purposes. The foregoing FCSA Easement granted to the FCSA is subject to the following rights and conditions: 1. All water mains and appurtenant facilities which are installed in the FCSA Easement shall be and remain the property of FCSA, its successors and assigns. 2. FCSA and its agents shall have full and free use of said FCSA Easement for the purposes named herein, and shall have all rights and privileges reasonably necessary to the exercise of the FCSA Easement. In the event FCSA is unable reasonably to exercise the right of ingress and egress over the FCSA Easement. FCSA shall have the right of ingress and egress over the land of the MREC adjacent to such FCSA Easement in order to access the FCSA Easement: provided, however, that this right to use such adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow FCSA to erect any building, structure or facilities on such adjoining land. 3. FCSA shall have the right to trim, cut and remove trees, shrubbery, fences, structures or other obstructions or facilities in or near the FCSA Easement being conveyed deemed by FCSA to interfere with the proper and efficient construction, operation and maintenance of said water mains and appurtenant facilities: provided, however, that FCSA, at its own expense, shall restore, as nearly as possible, to their original condition all land or premises included within or adjoining said FCSA Easement which are disturbed in any manner by the construction, operation and maintenance of said water mains and appurtenant facilities. Such restoration shall include the backfilling of trenches and the re -seeding of lawns or pasture areas, 7 O 1V O CID but shall not include the replacement of structures, trees and other facilities located within the area of the FCSA Easement. 4. MREC shall retain the right to use the Property which is subject to the FCSA Easement conveyed herein in any manner that shall not be inconsistent with the rights herein conveyed to FCSA and that shall not injure or interfere with the use and enjoyment of said rights by FCSA; provided; however, that no building, structure or fence shall be erected over or on the FCSA Easement without obtaining the prior written approval of FCSA. MREC's right of use shall also include the ability of MREC to convey easements to other utilities as shown on the Plat, provided that no other utility shall be granted the right to use (nor shall use) any part of the area within the FCSA Easement for any purpose that will conflict with FCSA's use thereof and further provided that any such utilities shall be installed in a manner which shall not be inconsistent with the rights herein conveyed to FCSA nor injure or interfere with the use and enjoyment of the aforementioned rights of FCSA. Other than as shown on the Plat, no other utility or party shall be permitted to install any underground facilities or change existing ground elevation or be granted the right to use (nor shall use) any part of the area within the FCSA Easement for any purpose or in any manner until after a review and a finding by the FCSA in writing that such use will not be in conflict with, injurious to, or interfere with the FCSA's use of the FCSA Easement for the purposes for which such FCSA Easement are granted herein. In the event a use of any area within the FCSA Easement is approved by FCSA, but requires the relocation and/or the adjustment of the depth of the FCSA's water mains and/or appurtenant facilities, all costs required to accomplish such relocation or adjustment shall be paid by MREC. 8 0 N O Q0 5. At such time as any portion of the area(s) within the FCSA Easement is accepted by the Commonwealth of Virginia or any appropriate agency thereof for maintenance into the state highway system, all easement rights acquired by the FCSA by this instrument in such area(s) shall cease and terminate, provided that the Commonwealth of Virginia or any appropriate agency thereof concurrently grants to the FCSA all necessary permits or easements for the continued operation, maintenance, inspection, repair and replacement of its water mains and appurtenant facilities in said location. 6. MREC covenants that it is seized of and has the right to convey said FCSA Easement and related rights and privileges, that the FCSA shall have quiet and peaceable possession, use and enjoyment of the FCSA Easement and related rights and privileges, and that MREC shall execute such further assurances thereof as may be required. 7. In the event the FCSA notifies MREC (or its successors or assigns, as applicable) of a violation of the terms of these FCSA Easement and MREC (or its successors or assigns, as applicable) does not cure such violation within thirty (30) days of such notice, the FCSA may take such action as necessary to cure such violation, including ingress and egress over any portion of MREC's (or its successors' or assigns', as applicable) property deemed necessary by the FCSA to access the FCSA Easement or to enforce the FCSA's rights hereunder. All costs and expenses incurred by the FCSA in exercising or enforcing its rights hereunder shall be paid or, at the FCSA's election, reimbursed by MREC (or its successors or assigns, as applicable), within thirty (30) days from the date MREC (or its successors or assigns, as applicable) receives a bill or invoice from the FCSA for such costs and expenses. If such costs and expenses are not paid within the thirty (30) day period referenced in the preceding sentence, all such costs and expenses shall immediately commence bearing interest at the then prevailing L] O N 0 judgment rate of interest under the Virginia Code. The FCSA shall have the right to enforce the terms of these FCSA Easement by any remedy available at law or in equity. 8. If the FCSA is adjudicated the prevailing part in any judicial proceeding between the parties regarding enforcement of the FCSA Easement, the FCSA shall be awarded its costs and expenses, including reasonable attorney's fees. 9. FCSA and MREC (or its successors or assigns, as applicable) acknowledge that the agreements and covenants stated herein are covenants real running with the land which are and shall be binding upon MREC to the extent of MREC's interest in the areas represented by the FCSA Easement and are and shall be binding upon MREC's successors and assigns, as applicable, to the extent of such successors' and assigns' interest in the areas represented by the FCSA Easement. PRIVATE DRIVE INGRESSIEGRESS EASEMENTS THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, MREC creates and establishes for ingress and egress and for the construction and maintenance of utilities in the locations as shown on the Plat, easements designated thereon as "Atlantis Lane" and that portion of "Rachel Carson Drive" designated as a 50' private street for the use and benefit of the lot(s) served thereby. Each parcel subject to an easement for ingress and egress, as well as the easement itself, may hereinafter collectively be referred to as "Private Drive." Atlantis Lane shall serve Lots 1 through 39, inclusive, Phase II, Section I, Shenandoah. That portion of Rachel Carson Drive designated as a private street on the Plat shall serve Lots 1 through 39, inclusive, Phase II, Section I, Shenandoah. Shenandoah HOA shall be responsible 10 O N for the maintenance and repair of the easement areas. The costs of maintenance, repair and/or replacement shall be assessed against the individual lots benefited by the applicable Private Drive, as "'Special Assessments," as determined by the Board of Directors of Shenandoah HOA, pursuant to the terms and conditions of the Declaration. The construction, maintenance and repair of the easement areas shall not be the responsibility of the County or the Commonwealth of Virginia. These easements shall include the irrevocable right of each owner of a benefited lot, their successors, assigns, tenants, guests and invitees to have pedestrian access, as necessary, to and from their respective lots over the respective Private Drive. Parking within the easements shall be subject to the terms and conditions of the Declaration, as the same may be amended and modified from time to time. The easements may be modified by the Board of Directors of Shenandoah HOA, from time to time, provided that in no event shall any lot's access be eliminated or materially impaired. In the event the parties hereafter enter into any boundary line adjustments or similar documents affecting any Private Drive, the easement shall only affect the Private Drive, as so adjusted, and shall not affect any individual residential lot. TRAIL EASEMENT THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, MREC grants and conveys unto Shenandoah HOA a public access easement and right-of-way for the purpose of constructing, using and maintaining a sidewalk/trail over and across the Property as shown on the Plat described as "TR," said easement to be used exclusively for pedestrians and non -motorized vehicle use. 11 CO fV N WHEREAS, the easements shall be subject to the following terms and conditions: Shenandoah HOA, its members and the residents of the Shenandoah community shall have full and free use of the easement for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise thereof and right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be constructed to allow Shenandoah HOA to erect any building or structure of a permanent nature on such adjoining land. 2. Shenandoah HOA shall have the use of the easement free from obstructions and shall have the right to trim, cut and remove trees, shrubbery, fences, structures or other obstructions or facilities in or near the easement being conveyed, deemed by it to interfere with the proper and efficient construction, use and maintenance of said easement. 3. Shenandoah HOA shall have the right in its sole discretion to provide paving and to plant trees and shrubbery within the easement which shall remain the property of Shenandoah HOA, its successors and assigns. 4. The construction, repair and maintenance of the easement areas shall be the responsibility of Shenandoah HOA. CONVEYANCE OF OPEN SPACE THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby acknowledged, MREC grants and conveys with special warranty of title unto Shenandoah HOA, Open Space Parcels B, 12 0 N C,J C and D, Phase II, Section I, Shenandoah, containing 5.53594 acres, to have and to hold unto Shenandoah HOA, its successors and assigns. NVR TRUSTEE'S RELEASE AND SUBORDINATION THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the NVR Trustee, as authorized to act by Beneficiary NVR, as shown by its execution hereto, does release and discharge from the lien of the Deed of Trust those portions of the Property dedicated for public use, and Open Space Parcels B, C and D, Phase II, Section I, Shenandoah and subordinate the lien of the Deed of Trust to the easements herein conveyed. TO HAVE AND TO HOLD SAID released property unto MR -EC, its successors and assigns, fully released and discharged from the liens and operations of the Deed of Trust. It is expressly understood that the release of the portion of the Property from the lien of the Deed of Trust shall not affect in any way the lien of the Deed of Trust upon the other land conveyed thereby and not released hereby, and the Deed of Trust shall remain in full force and effect as to the land conveyed thereby and not released hereby, subject to the easements herein conveyed. WASHINGTONFIRST TRUSTEE'S RELEASE AND SUBORDINATION THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Washington First Trustee, as authorized to act by Beneficiary WashingtonFirst, as shown by its execution hereto, does release and discharge from the lien of the Credit Line Deed of Trust those 13 O N portions of the Property dedicated for public use, and Open Space Parcels B, C and D, Phase II, Section I, Shenandoah and subordinate the lien of the Credit Line Deed of Trust to the easements herein conveyed. TO HAVE AND TO HOLD SAID released property unto MREC, its successors and assigns, fully released and discharged from the liens and operations of the Credit Line Deed of Trust. It is expressly understood that the release of the portion of the Property from the lien of the Credit Line Deed of Trust shall not affect in any way the lien of the Credit Line Deed of Trust upon the other land conveyed thereby and not released hereby, and the Credit Line Deed of Trust shall remain in full force and effect as to the land conveyed thereby and not released hereby, subject to the easements herein conveyed. MISCELLANEOUS Headings made in this Deed are for convenience purposes only and are not intended to affect the express terms herein set forth. This Deed is made in accordance with the statutes made and provided in such cases; with the approval of the proper authorities of Frederick County, Virginia, as shown by the signatures affixed to the Plat, as applicable, and is with the free consent and in accordance with the desire of MREC, the owner and proprietor of the Property, the NVR Trustee, and the WashingtonFirst Trustee, as aforesaid. Shenandoah HOA shall execute this Deed for the purpose of accepting responsibility for all maintenance and other obligations assigned to or assumed by Shenandoah HOA under this Deed. E 0 N CA The undersigned warrants that this Deed is made and executed pursuant to authority properly granted by the articles of organization, operating agreement or majority vote of the members of MREC. This Deed of Dedication may be signed in one or more counterparts, each of which is deemed to be an original, and all of which shall together constitute one and the same instrument. [signatures on the following pages] ILI WITNESS the following seals and signatures: MREC SHENANDOAH VA, LLC By: Shenandoa a io Partners, LLC Its: Man By: te6nIr—d S-Mitchel Its: Manager STATE/COMMONWEALTH OF f . CITY/COUNTY of ��� , to -wit: The foregoing instrument was acknowledged before me this ..a7% day of June, 2014 by ,l o''LL WW ", . Mitchel, Manager of Shenandoah Station Partners LLC Maria er of MRE(' HEN IS7`JAH VA, LLC. ofp, j'UBL1C REGj #7c, SS1074 pN i NIY CAP BES Iz C) 713112316; ''l y,,cofflYnission expires Registration No. 7/ 13)671! STATE/COMMONWEALTH OF CITY/COUNTY of g Notary Public GEORGE W. CONNORS, TRUSTEE to -wit: The foregoing instrument was acknowledged before me this day of June, 2014 by GEORGE W. CONNORS, TRUSTEE. My commission expires Registration No. Notary Public X./4 O N G) O N WITNESS the following seals and signatures: STATE/COMMONWEALTH OF CITY/COUNTY of MREC SHENANDOAH VA, LLC By: Shenandoah Station Partners, LLC Its: Manager By: Leonard S. Mitchel Its: Manager to -wit: The foregoing instrument was acknowledged before me this day of July, 2014 by Leonard S. Mitchel, Manager of Shenandoah Station Partners, LLC, Manager of MREC SHENANDOAH VA, LLC. My commission expires Registration No. Notary Public GEOR E W. ONNORS, TRUSTEE STATE/COMMONWEALTH OF A4 U -GIT-Y/COUNTY of �i� Cry , to -wit: The foregoing instrument was acknowledged before me this 3�4 day of July, 2014 by GEORGE W. CONNORS, TRUSTEE. Notary Public My commission expires D41:? ; -LQP9 Registration No. -c 5' 8? JENNIE YI LIN� {' Commonwealth of Virginia llotary Public Commission No. 7588492 My Commission Expires 04/30/2018 M - K" rW4a_4_ ��&_ M. KEVIN MCCUSTY, TRUSTEE STATE/COMMONWEALTH OF 1 I» & CITY/C-9b'�ffY of�zhmcn , to -wit: The foregoing instrument was acknowledged before me this /S� day of July, 2014 by M. KEVIN MCCUSTY, TRUSTEE. My commission expires Q 31,2015 Registration No. —273 5`I COMMONWEALTH OF VIRGINIA, C-4-T—Y/COUNTY OF 4�tY�e�� O tV co rr Notary Public JpbRp !?,' s 2 MY n: COMMISSION n % NUMBER ` Q •• �?y 273454 •�r� FA LT H W HINGTONFIRST BANK Bw V_Lt&6 Its: vtc-Z to -wit: The foregoing instrument was acknowledged before me this (3 "'� day of July, 2014 by e c e t S A ,,, — of WASHINGTONFIRST BANK. My commission expires: Registration Number: i5! S5 I_tR_)- XJ 7. =:�141' - Notar lic '..�,, JENNIE YI LIN 1 Commonwealth of Virginia Notary Public _ Comrrlission No. 7588492 • My Commission €%Pires 04/30!2018 JOSEPH JE USTEE sole acting Trustee STATE/COMMONWEALTH OF�t/i/� CITY/COUNTY of ��,c',�Q( to -wit: The foregoing instrument was acknowledged before me this 3`46 day of AtRe, 2014 by JOSEPH JENKINS, TRUSTEE. My commission expires Registration No. NV , i otary Public BETHANYMNE8 Notary Public Cornmwoealth of Vk" Ifts. 0312407 - Exp.12131/17 By: Joe Jenkins. Vice Pmsident Its: COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF to -wit: . /,,lf The foregoing instrument was acknowledged before me this _ day of lune<-2014 by,12e -An A2,;6 , >rP ofNVR, INC. My commission expires: Registration Number: X// Notaq Public BEI'HAW JONES Notary Public Comeno waakh of Vlrghb Flag. #312407 - Exp.12131117 co N r\.) CD SHENA-dnd'AH HOMEOWNERS ASSOCIATION, INC. By: Leonard S. Mitchel Its: President COMMONWEALTH OF VIRGINIA, CITY/COUNTY OFCIj� , to -wit: The foregoing instrument was acknowledged before me this 97 day of June, 2014 by d.p,gnard S. Mitchel President of SHENANDOAH-HOMEOWNERS ASSOCIATION, INC. Pg G�osMN Z = of y Public O • ' Q` ,,,,"ioN NWinission expires: """'Rt0stration Number: 7r je.24 FREDERICK COUNTY SANITATION AUTHORITY By: Uwe E. Weindel Its: Engineer -Director STATE ONWEALT OF YN 10 1 CITY UNT OF�1* �� , to -wit: The foregoing instrument was acknowledged before me this AqVday Yof Jul, 2014 by Uwe E. Weindel, Engineer -Director of Frederick County Sanitation Authority. Notary Pu lic My commission expires: ZI Registration Number: 2_9'7 zvf. 4d TASHEMA LAVOONNNyE LONG NOTARY PUBLIC REGISTRATION M 7265287 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES AUGUST 31. 201 7 O r\3 ry ­-HUDSON HOLLOW RD RT 636 SITE RACHEL U CARSON DR err 44i LAKE RACHEL j FREDERICK CARBON DR FIV 14 S LAKE FREDERICK DR A RREIV 0 C UA(?'y VICINITY MAP SCALE: 1" = 2,000' APPROVED BY: FREDERICK COUNTY SUBDIVISION ADMINISTRATOR DAT VIRGINIA DEPARTMENT OF TRANSPORTATION Aw FREDERICK COUNTY SANITATION AUTHORITY DATE I-ej--Zolk OWNER' SENT: THE ABOV D F OING SUBDIVISION OF THE PROPERTY OF MREC SHENANDOAH VA, LLC AS APPEAR T COMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIR F NDERSIGNED OWNERS, PROPRIETOR AND TRUSTEES, IF ANY. S I GIN A -FU-R- pUB001- PRINTED NAME & TITLE 074 #753 m,(Coml �JSSION NOTARY -PUBLIC EXPIRES 6 '0, STATE 017vat"k 713 A 1201 CITY/COUNTY 4DF ..... TFJf) FOREGOING 141STR ENT WAS ACKNOWLEDGED BEFORE ME ON Ja MY COMMISSION EXPIRES NOTARY/POBLI't— DATE SURVEYOR'S CERTIFICATE 1, PAUL SWARTZ, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA, HEREBY CERTIFY, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE PROPERTY CONTAINED IN THIS SUBDIVISION IS ,A PORTION OF THE SAME PROPERTY CONVEYED TO MREC SHENANDOAH VA, LLC BY DEED RECORDED AS INSTRUMENT 130010885 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. FINAL PLAT EXH111131171117 SHENANDOAH E_ PHASE 11, SECTION I OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 6742-A-RP-003 DWG: P:\6742 — Shenandoah Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-003—Ol.dwg DATE: NOVEMBER 8, 2013 +O an REVISION Op 12-17-13 COUNTY COMMENTS 03 -07-14 COUNTY COMMENTS C O N S U L T I N G Bowman Cwm"Q Group Ltd Phone, (703) 443-2400 PA S ARTZ Vl South Street S.E Fax (703) 443-2425 Lic. No. 002701 Leesburg, Virginia 20175 wwwbowmanconsuIft=n 9=mm Ca mft Groq% Lid `AND SURV BCG PROJECT NO: 6742-01-005 I SHEET 1 OF IBY: SKS COUNTY REF NO: I SCALE: NONE I CHK: NOTES: N 1. FREDERICK COUNTY PIN: 87—A-103C; ZONED R5. 2. THE HORIZONTAL DATUM WAS ESTABLISHED BY STATIC GPS CONTROL METHODS. THE HORIZONTAL DATUM IS REFERENCED TO SPC 83—VIRGINIA (NORTH), GEOID g2009uO8 AND IS REFERENCED IN U.S. SURVEY FEET. 3. THIS PLAT WAS PREPARED WITHOUT BENEFIT OF A TITLE REPORT. 4. PERMANENT MONUMENTATION WILL BE SET AT ALL LOT CORNERS IN COMPLIANCE WITH COMMONWEALTH OF VIRGINIA AND FREDERICK COUNTY REGULATIONS. 5. PARCEL E IS SUBJECT TO AN INGRESS/EGRESS, DRAINAGE, WATER AND SANITARY SEWER EASEMENT. THE PRIVATE STREETS WILL NOT BE MAINTAINED BY THE VIRGINIA DEPARTMENT OF TRANSPORTATION OR THE COUNTY OF FREDERICK. THE MAINTENANCE AND IMPROVEMENT OF SAID PRIVATE STREETS SHALL BE THE SOLE RESPONSIBILITY OF THE OWNERS OF THE LOTS WITHIN THE AGE —RESTRICTED COMMUNITY WHICH ARE PROVIDED ACCESS VIA THE PRIVATE STREETS. 6. ALL PROPERTY OWNERS IN SHENANDOAH ARE REQUIRED TO BELONG TO THE SHENANDOAH HOMEOWNERS ASSOCIATION. THE ASSOCIATION IS THE OWNER OF ALL OPEN SPACE AND PRIVATE ROADS AND IS RESPONSIBLE FOR THE MAINTENANCE OF THOSE AREAS. ALL PROPERTY OWNERS MUST PAY AN ANNUAL ASSESSMENT FOR THIS MAINTENANCE. THIS FEE AND ALL OTHER RULES OF THE ASSOCIATION ARE SET FORTH IN THE RESTRICTIONS AND COVENANTS RECORDED AS INSTRUMENT 060001208 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. 7. THIS SUBDIVISION IS BASED ON THE SUBDIVISION DESIGN PLAN FOR SHENANDOAH DEVELOPMENT PHASE 2, SECTION 1; REVISED 11-25-14 THROUGH 2-10-14 AND LAST CERTIFIED 2-14-14. AREA SUMMARY 87—A-103C LOTS (39) OPEN SPACE PARCELS (3) PARCEL E RESIDUE LOTS (39) OPEN SPACE PARCELS (3) PARCEL E PHASE 2, SECTION 1 4,712,407 S.F. 108.18199 AC. —311.226 S.F. —7.14475 AC. —237,652 S.F. —5.45574 AC. —95,169 S.F. —2.18479 AC. 4,068,360 S.F. 93.39671 AC 311,226 S.F. 7.14475 AC. 237,652 S.F. 5.45574 AC. 95,169 S.F. 2.18479 AC. 644,047 S.F. 14.78528 AC. MINIMUM SETBACK REQUIREMENTS: 25' FROM RACHEL CARSON DRIVE 25' FROM ALL OTHER PRIVATE STREETS REAR = 15' SIDE = 5' EXISTING ZONING: R5 EXISTING USE: VACANT PROPOSED USE: SINGLE—FAMILY SMALL LOT DETACHED EASEMENT LEGEND INGRESS/EGRESS EASEMENT ( U2 > EX 15' UTILITY EASEMENT INSTR. STORM DRAINAGE EASEMENT (W; > EX PRIVATE WATER EASEMENT D.B. 520, PG. 546 TRAIL EASEMENT (W2> EX WATER EASEMENT INSTR. 080002270 WATERLINE EASEMENT r _\ EX WASHINGTON GAS AND ( G > LIGHT COMPANY EASEMENT INSTR. 070001342 EX 50'INGRESS/EGRESS EASEMENT INSTR. 030014883 EX INGRESS/EGRESS EASEMENT INSTR. 080002270 EX PRESERVATION EASEMENT INSTR. 070014999 EX PRIVATE DRAINAGE EASEMENT D.B. 520, PG. 546 EX DRAINAGE EASEMENT INSTR. 080002270 CW3 ) EX 10' WATER EASEMENT INSTR. ADJOINER INFORMATION INSTR. 100001969 INSTR. 100001968 (BLA) INSTR. 080002121 (BLA) D.B. 543, PG. 751 EX PRIVATE SANITARY EASEMENT FINAL PLAT TM 87B-A-103B D.B. 520, PG. 546 SHENANDOAH ZONING: R5 EX UTILITY EASEMENT PHASE II, SECTION I INSTR. 080002270 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-02.dwg DATE: NOVEMBER 8, 2013 REVISION 12-17-13 COUNTY COMMENTS LTH OFD o an 03-07-14 COUNTY COMMENTSB 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G o �� Bo►M W CoM ft Qroup, ud. Phorm (7a) 40-24W lot south street 8E �, (M) 443-2425 S ARTZ Leestxrg, VtrgWa 20175 wwwbowmarcormulthcom Lic. c. N No. 002701 BCG PROJECT NO: 6742-01-005 SHEET 2 OF 15 BY: SKS l�/NDlSURV C� COUNTY REF NO: SCALE: NONE CHK: SHEET INDEX: o ' _ SHEET 4 LINE &CURVE TABLES �w,1L D.B. 232. PG. 676 SHEET 5 RESIDUESAD NE BE:'O TM 27—A-12 -- SHEET 6 PARCEL C & RESIDUE D.B. 232. PG. 575 ZONING: AOC SHEET 7 LOTS 16-23 & PAR E TM 27—A-12 �— cpp SHEET 8 LOTS 11-15 & 24-29 & PARE ZONING: AOC — 20�� SHEET 9 LOTS 6-10 & 30-33 & PAR E — SHEET 10 LOTS 1-5 & 34-39 & PAR E SHEET 11 PAR B, PAR D, PAR E & RESIDUE Lt,I11GiNE i a"p[ SALLY SHEET 12 PAR B, PAR D, PAR E & RESIDUE JO GROVE ; 0- SHEET 13 PAR B & RESIDUE D.B. 130. PG. 728 SHEET 14 STORM DRAINAGE, WATERLINE & TRAIL ESMTS TM 27—A-14 SHEET 15 STORM DRAINAGE ESMTS ZONING: AOC 'lR-c VA, LLr, INSTR. 130010885 TM 87—A-103 ZONED: R5 SHT 5 iatui l- ADS , --, ,:JS. �N� �, PLC D.B. 520. PG. 546 TM 27—A-16 ZONING: AOC RACHEL CARSON DRIVE TM 87-A-103C RESIDUE AREA SHT 6 CO ��,OI�WEALM „C-3 2 1 SHT ATLANTIS I ZG'NIA. I>L PWR'4 iFfNi I' PARCEL LANE 4 3 PARCEL 11 GA E AN!*% INLAND C cruc�!ES 7 6 5 38 E �::B INSTR. 100001969 INSTR. 100001968 (BLA) 18 1 16 1514 13 2 11 10 9 SHT 36 3 INSTR. 080002121 (BLA) SHT SHT 35 RACHEL D.B. 543, PG. 751 19 9 CARSON 33 TM 87—A-1038 8 31 32 DRIVE ZONING: R5 20 7 3 4 25 30 PARCEL 21 22 B PARCEL D SHT PARCEL E 7,7 p �7vVii ). RI I FER SHT D.B. 645. PG. 855 13 TM 87-A-103C TM 87—A-107 RESIDUE AREA 1 ZONING: RA PHASE 2, SEC'IION � ; FINAL PLAT INSTR. 080002270 SHENANDOAH PHASE II, SECTION 1 350 0 175 350 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �/�� GRAPHIC SCALE 6742—A—RP—= DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-003-03.dwg DATE: NOVEMBER 8, 2013 owman12-17-13 REVISION H OFF COUNTY COMMENTS 03-07-14 COUNTY COMMENTSB 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G o U Bowmen Cono"q Crop, Ltd Phom (703) 443-2400 PAUL S ARTZ tot sow' West, 8E Far (oi) 443-2425 Lic. No. 002701 LeeAxrg, Wgkk 2W5 wwwbom ar cor a t 400m ® Bowen Cameft crap, ud �4/NDSURv BCG PROJECT NO: 6742-01-005 SHEET 3 OF 15 BY: SKS COUNTY REF NO: SCALE: 1” = 350' CHK: CURVE TABLE CURVE RADIUS LENGTH CHORD BEARING CHORD DELTA TANGENT Cl 225.00' 25.89' S 19'43'43" W 25.88' 635'38" 12.96' C2 1025.00' 37.72' S 21'58'19" W 37.72' 2'06'31" 18.86' C3 825.00' 60.84' S 49'27'32" W 60.83' 4' 13'32" 30.44' C4 1075.00' 218.58' N 29'24'25" E 218.20' 11*39'00" 109.57' C5 1100.00' 129.79' N 22'27'00" E 129.71' 6'45'37" 64.97' C6 800.00' 197.79' N 26'09'09" E 197.28' 14'09'55" 99.40' C7 200.00' 107.81' N 82'48'24" W 106.51' 30'53'05" 55.25' C8 301.00' 107.31' N 88'02'07" W 106.74' 20'25'37" 54.23' C9 201.00' 69.55' N 67'54'35" W 69.20' 19'49'28" 35.12' C10 999.00' 1 157.51' N 62'30'52" W 157.35' 9'02'01" 78.92' C11 DELETED C12 1078.00' 127.19' S 22'27'00" W 127.12' 6'45'37" 63.67' C13 822.00' 203.22' S 26'09'09" W 202.71' 1V09'55" 102.13' C14 778.00' 192.35' N 26'09'09" E 191.86' 14'09'55" 96.67' C15 1122.00' 6.61' N 19'14'19" E 6.61' 0*20'14" 3.30' C16 40.00' 63.65' N 26'10'34" W 57.14' 91'09'59" 40.82' C17 175.00' 80.91' N 85*00'15" W 80.19' 26'29'22" 41.19' C18 326.00' 116.22' N 88'02'07" W 115.61' 20'25'37" 58.74' C19 226.00' 78.20' N 67'54'35" W 77.81' 19'49'28" 39.49' C20 974.00' 153.57' N 62'30'52" W 153.41' 9'02'01" 76.94' C21 17.00' 16.60' S 84'59'48" W 15.95' 55'56'39" 9.03, C22 DELETED C23 58.00' 295.48' N 22'58'08" E 64.96' 291 *53' 18" 39.20' C24 DELETED C25 17.00' 16.60' S 39'03'33" E 15.95' 55'56'39" 9.03' C26 1024.00' 161.45' S 62'30'52" E 161.28' 9'02'01 " 80.89' C27 176.00' 60.90' S 67'54'35" E 60.59' 19'49'28" 30.76' C28 276.00' 98.40' S 88'02'07" E 97.88' 20'25'37" 49.73' C29 225.00' 112.46' S 83'55'46" E 111.30' 28'38'20" 57.43' C30 40.00' 59.03' N 68'06'36" E 53.82' 84'33'36" 36.37' C31 DELETED C32 DELETED C33 39.00' 35.12' N 83'15'44" E 33.95' 51'35'43" 18.85' C34 11.00' 9.00' N 20'44'33" E 8.75' 46'51'47" 4.77' C35 31.00' 10.02' N 34'54'46" E 9.98' 18'31'21" 5.05' C36 1134.00' 3.54' N 25'44'27" E 3.54' O'10'43" 1.77' C37 39.00' 40.32' S 44'39'54" E 38.55' 59'13'55" 22.17' C38 11.00' 8.70' S 2958' 18" W 8.48' 45' 19' 16" 4.59' C39 31.00' 11.50' S 08'56' 14" W 11.43' 21' 15'09" 5.82' C40 2 ' S 46'35'46" W 12.09' 2911'14"' 6.25' C41 24.00, 12.57' S 17'00'09" W 2' ''" 6.43' LINE TABLE 0 N N c-n LINE BEARING DISTANCE LINE BEARING DISTANCE LINE BEARING DISTANCE L1 S 34'22'42" W 116.45' L16 N 70'10'28" W 43.43' L29 S 38'24'31" E 143.16' L2 N 89'32'53" W 86.78' L17 N 41'40'46" E 54.28' L30 S 09'54'40" W 33.53' L3 N 6625'04" W 31.80' L18 S 42'22'23" W 81.43' L31 S 42'31'52" W 26.45' L4 N 35'13'54" E 238.88' L19 N 67'01'49" W 127.47' L32 S 84'34'29" W 48.39' L5 S 69'47'26" E 72.61' L20 S 64'1O'12" E 12.00' L33 N 6557'35" W 90.48' L6 N 6721'51" W 71.81' L21 S 67'01'49" E 114.78' L34 N 27'19'48" W 85.73' L7 N 6625'04" W 3.00' L22 S 23'40'55" W 39.17' L35 S 32'00'09" W 1.31' L8 N 56'45'53" W 44.00' L23 S 32'00'09" W 110.00' L36 N 57'59'51 " W 24.00' L9 N 32'00'02" E 5.58' L24 S 29'41'21 " W 73.52' L37 N 32'00'09" E 1.01' L10 N 67'01'52" W 42.38' L25 N 75'40'58" W 145.90' L38 S 57'59'58" E 116.00' L11 S 67'01'52" E 42.38' L26 S 62'23'47" W 66.30' L39 S 57'59'58" E 30.00' L12 S 32'00'02" W 6.00' L27 N 60'33'32" E 69.88' L40 N 24'41'48" W 48.21' L13 S 64' 1 O' 12" E 44.00' L28 S 66' 19'05" E 20.00' L41 N 34'39'07" W 17.57' L14 N 70'55'49" W 63.01' ��T L42 N 79'39'09" W 24.07' L15 N 13'56'09" E 154.96' L43 I S 78'14*02" W 3.91' 1 II�r1L 1 Lr\ 1 SHENANDOAH PHASE II, SECTION I OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 6742-A-RP-009 DWG: P:\6742 - Shenandoah - Frederick County, VA\6742-01-001 (SUR) - Lake Frederick\SurveAPlats\6742-A-RP-009-04.dwg DATE: NOVEMBER 8, 2013 REVISION owman12-17-13 COUNTY COMMENTSLTH p1y,L 03-07-14 COUNTY COMMENTS C O�c��I '�� 07-14-14 CONV TO PRIVATE STREET O� � .7 f� U � Bowmen Corm tilA Grout, Ltd Phone QW) 443-24W PAUL S ARTZ lot sow' Street SE Far. CM) 443-2425 Lic. No. 002701 L88earQ Vir*k =75 wwwboMrtnenco fftcom ® Boni im Ca aft crap lid ,...//J % y BCG PROJECT NO: 6742-01-005 SHEET 4 OF 15 BY: SKS ��/NDS'U�RV �4 COUNTY REF NO: I SCALE: NONE CHK: M ... N 69'04'56" W D.B. 232. PG. 676 50.23' TM 27- A-12 -� ZONING: AOC - �1 rp -.. ........ . I N STR. 130010885 TM 87-A-103 ZONING: R5 RACHEL CARSON — DRIVE < IE1 J 100 0 50 100 GRAPHIC SCALE J � •P i 0 co ON ( W1 L. J TM 87—A-103C RESIDUE AREA (SEE AREA TABULATION) (A FINAL PLAT SHENANDOAH PHASE II, SECTION I OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA _ O ci) D.B. 232. PG. 676 TM 27- A-12 ZONING: AOC D.B. 130. PG. 728 TM 27-A-14 ZONING: AOC V) C> IA +; r o� c o .......... D. B. 520. PG. 546 Z; -c TM 27-A-16 -� ZONING: AOC E N N N 1 ' MATCHLINE TO C: 6742-A-RP-009 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-05.dwg DATE: NOVEMBER 8, 2013 REVISION 12-17-13 COUNTY COMMENTS owman 3-07-14 COUNTY COMMENTS ��� OBFj'j� 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N 6 U Bowmen Conaull g Group, Ltd Phorw (703) 443-2400 PAUL S ARTZ IM South Week SE Far M) 443-2425 Lie. No. 002701 L60Wx rQ Vir*k 20175 wwwbowrnencorvithgcom ® 9M.0 Cg aap lid BCG PROJECT N0: 6742-01-005 SHEET 5 OF 15 BY: SKS �`9NDStJgVE��4 COUNTY REF NO: SCALE: 1" = 100' ICHK: S 34'35'18" W S 23'27'55" W O 194.81' 185.05' 2 tV O� S 31'20'43" W �c,6 G63.10' a� s O as S 11 *50'12" E 264.01' Ln S 13'41'34" W v � f 101.01' INSTR.130010885 U' n o TM 87-A-103 rN cra . o P ZONED: R5 z = rn 3 cpcp S 18'20'18" E = 49.31' lz S 44*18'30" E a 44.07' 2 J L1 S 13*17'09" E 117.80' >I S 57'42'37" E N 67'51'24" W = 211.88' 110.49' z N 82'27'01" W M PARCEL C 31.01' 0 W- 72,002 S.F. N 67'44'40" W = 1.65295 AC. 95.25' z m S 29'17'47" W 122.60'00 TM 87—A-103C 0 S 53'59'06" E RESIDUE AREA CD to -el 194.72' (SEE AREA TABULATION) -7A Z PE S 76'27'53" E N 162.29' Z N a 0 N t W s rn 3 N rn S 83'35'36" E p o �-A 120.22' o in z LC ;n J li9 N H N 85'41'56" E cn � ny \ 196.57' S 69'04'56" E RACHEL 129 99• �o CARSON DRIVE `Jy S 83'41'31" E F 110.18' ''" IE1 W1 N 351354E 44.58' 238.87' ( W1 .... J / COVN� . L15 SD 1 > < SS- -� �CLp,RK o) % N 16'25'53" E J :r` 1850.57' Uj C4 L5 "` W1 > z Dw\ <SD1 . . ....... . Uzi\` J ��' cn \ � FINAL PLAT D.B. 520. PG. 546 �r .".. ! SHENANDOAH TM 27-A-16 PHASE II, SECTION I ZONING: AOC 200 0 100 200 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA /� //������ GRAPHIC SCALE 6742-A-RP-009 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-06.dwg DATE: NOVEMBER 8, 2013 o an REVISION LTH ()p 0Br� 12-17-13 COUNTY COMMENTS 03-07-14 COUNTY COMMENTS �� 07 14 14 CONV TO PRIVATE STREET C O N S U L T I N 6 0 U Bowmen Consutirg Qroup, Ltd Rhona: (703) 443-24W PAUL S RTZ VI South StreK tE Far (703) 443-2425 Lic. No. 002701 Leesburg, Vh*k 2W5 wwwboMm anconeWlhg.com �%, ® 9=10 Conning GrOW Ud ,./,(./ � V 4 �NDSURvS�� BCG PROJECT NO: 6742-01-005 SHEET 6 OF 15 BY: SKS COUNTY REF NO: SCALE: 1" = 200' CHK: 0 PARCEL C $9 72,002 S.F. L „ 66 1.65295 AC. N 67 02 00 231„ . W S 43'47'39" E T 6 52.49'g, 8 �l .w 87.87' - 2. MATCHLINE - 179y17•15 gRL v p m ITAt N J � J 0 N V' rn 3 r� to p N M N Oi N (), � co�s, e " �15 gRL z� RC R U! p�D_� N 17 `� 16 15 \ ti. 10j= 6,926 S.F. o .. \?2, 1 Im 0.15899 AC. I°j3 9,741 S.F. w 0? 6 14,089 S.F. I m 0.22362 AC.!, s 0.32345 AC. fl: rn S• 41� gRL o 25' o 24 r 00 �1� C�46 8, 19 -5 46. r- 13,536 S.F. 39.90 L=35.08' 0.31074 AC. L11 C26 U, m ^ IAA C25 C10 0 N d scp. 104.51' 71 !� N 67'01' 52 " W 5' BRL J NE C20 LN-63-14'26t-NN-131.06 N ArrjoTls o TE STREET L10 , }' 5 BRL �� 50' PRIVA C21 L=13•82 6, Jr� 9 �'� *PARCEL E L ,5 BR },= 24 N, cr, e� O 25' r_ w 2 rn ik 'Go w. 12,279 S.F. 41 �6�'�0 I "'. �' xls -� Go 0.28188 AC. 93' vIll �' I a� 23 z, o io ^rye of '1-7, `� �! 865 S.F. `�' _ o �y. 2 cr 1 rl can_ 0.18057 AC.cn 1 ' ';� 5 o N j� U o ? Gp �� ��'�'•rL� 0� CN 22i � 15' BR� 41t h 21 -j I 8,890 S.F. 13,570 S.F. co m 0.20408 AC. � 68.83'� ,` • - �'p� 0.31153 AC. fq o Go L19 y ass Ln a led a� 9.41' 'gRL LO' ��- \ 15 83.69 S cn cn r # = PARCEL E 95,169 S.F. 2.18479 AC. BRL MERGED AROUND ## = PROPOSED EASEMENT (SEE SHEETS 14 & 15) 50 0 25 50 GRAPHIC SCALE 108.40' E S 67'05' 47 m FINAL PLAT SHENANDOAH PHASE II, SECTION I OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA w 8s •;� cn 9• j J S 40'38'33" W 5 47.58' TM 87—A-103C RESIDUE AREA (SEE AREA TABULATION) DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-07.dwg REVISION an12-17-13 COUNTY COMMENTS 03-07-14 COUNTY COMMENTS C O N S U L T I N G 07-14-14 CONY TO PRIVATE STREET Bowman Conan kV Croup, Ltd Phone (703) 443-2400 101 South Street, SE Fax (703) 443-2425 Leedxrg, Vrg k 20i75 wwwbowmenconeultngcom O Bmim CmrAngO!aW Lid BCG PROJECT NO: 6742-01-005 SHEET 7 OF 15 BY: SKS COUNTY REF NO: SCALE: 1" = 50' 1 CHK: 6742-A-RP-009 DATE: NOVEMBER 8, 2013 PPAUL 4THpS ARTZ Lic. No. 002701 Njj SIJRV�`�' �- C PARCEL C PE pry 72,002 S.F. 1.65295 AC. TM 87—A-103C L / RESIDUE AREA (SEE AREA TABULATION) S 59 46 04" E 80 57' MATCHLINE TO SHEET 6 S 57'59 51 E 200.00 S 63'25'53" E �.. u. 64.80' 75.00' 50.00' 75.00' �15' BRL z 15' BRL z 15' BRL Z 15' BRLj N N N � W � W � v` C7! O (li C7! O � CO �� 15 �� 14 �� 13 �co 0 12 A ° ',, 6,763 S.F. I° 8,425 S.F. I 8,250 S.F. �� 5,500 S.F. 16 0.15526 AC. 0.19342 AC. 0.18939 AC. 10.12626 AC I 0 25' BRL o 25' BRL o 25' BRL 'o0 25' BRL C:) 0 0 0 5.44' L=58.52' L=67.85' cgs c10 23 N I (P L=66•15' L=71. 'BRL 2 5 ' E wv; 25 �"- `co 24 3% 2 Lnc, r 6972 S.F. I 0007,442 0.16005,AC. I �.1708 o co 15, BRL L 15' B 58.64',.. �nr 63. L19 75.00' 50.00_ 15' BRL Cn� INU O W co N 11 r-o �.� to m 8,250 S.F. t° 0.18939 AC. 0 0 25' BRL J 0 0 0 75.00' ATLA TIS LANE S 57'59'51 E 260.88' 50' PRIVATE STREET N 57'59'51" W 260.88' *PARCEL E M F7'rQ'rl" W 7Gl1 Do- 6 0 W I m m -4 z; 46' 61.88' 50.00' 50.00' 50.00' RL 5 (n N 25' BRL 0 26 (n N 25' BRL 0 27 N N 25' BRL 28 i (n p 25' B w N RLv! 29 rx- u N � N o S.F. 4 AC. �� ( 6,806 S.F. 0.15625 AC. El I� I - 5,500 S.F. 10.12626 AC. 15' BRL �0 " 5,500 S.F. I 0.12626 AC. cn o W oroI. I- 15' BRL Boas I " 5,500 S.F. sip 10.12626 AC >< o'BRLoo 5' BRL a IR 38' 61 88 50 00 50 00' e 50.00 N 60'05'58" W MATCHLINE TO SHEET 13 N 57'59'51" W 211.88' .s * = PARCEL E 95,169 S.F. 2.18479 AC. BRL MERGED AROUND ## = PROPOSED EASEMENT (SEE SHEETS 14 & 15) 50 0 25 50 GRAPHIC SCALE �o PARCEL B 142,544 S.F. r'p 3.27235 AC. e N 61 •j 1' 2p" W 208.42' N 57'5958" W 145.00' FINAL PLAT SHENANDOAH PHASE II, SECTION I OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA TM 87—A-103C RESIDUE AREA (SEE AREA TABULATION) 6742—A—RP-009 DWG: P:\6742 — Shenandoah —Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-08.dwg DATE: NOVEMBER 8, 2013 REVISION 12-17-13 COUNTY COMMENTS �N TH 0V�`r, j,, }f Iman 03-07-14 COUNTY COMMENTS �� f 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G Sowmen C«vulIng croup, Ltd Phone (703) 443-2400 U a 1M South street, BE Fax- (703) 443-2425 PAUL S RTZ Leeatxrg, W*k 20175 wwwbomnancon Ak4com Li c . N o . 002701 BCG PROJECT NO: 6742-01-005 SHEET 8 OF 15 BY: SKS ��NDSURV o4. COUNTY REF NO: SCALE: 1" = 50' CHK: L`s TM 87—A-103C RESIDUE AREA PE (SEE AREA TABULATION) J M_ Zoo PARCEL C " E - y oc - -4 72,002 S.F. S 1.65295 AC.` _ ro N MP y p0 o. < 8,291 S.F. /5 0.19033 AC. o, S 58 06'05" E ": gR No. < r, \� " �� 6,600( S.F. 25 BRA S\ 1 59.20' 15 �R� N p �� \\\ 0.15152 AC. V < w� 15' BRL N 8,250 S.F. \O 25 6R�' o- �y14 N �� \ \_� 0.18939 AC. •o/ ~ o � cr :-PL 9 < o. ''.: i co r 10 8,007 S.F. \ 2y BRL 613�C r 0.18381 AC. o/ 1g m 6,860 S.F. m 1 L 0.15749 AC. 25 gRL �y00 5 1�'49 W 24'60 ' 0 25' BRL c 3� .2a v L410.04' 86' � l� Sig, 55. 4 A� �� P �� t�9 `: ri P \!2 S 57'59'51" E C2 y0 R 1. Ate, 34 t 260.88' C9 1y 0� gRL ) o 0 'S9'S1" W �\ NN 5733 zs"w260.88' � -506 - cn 8,250 S.F. � N 57'59'51" W C19 �y 33 N�5 6R \° cs 0.18939 AC. D 39.97' 9.03E 62.87 N BRL o- 32 �� \ ��4a o. -{ ,� 8,250 S.F. < o, n o \ \' �" 0.18939 AC. w W BRL `� 31 \ / N N � < \ < ✓ cc; oo 0o z 25' w � � m o o < 6,813 S.F. �5 :. 2 o o 0 30 \'0.15640 AC. o B I�� R,Loo rN I9U, q- o✓9,332 S.F. �ym �.;... �9,�9W �3 ; m r 0.21424 AC. o 00 0 15' BR 6 �3 N $0 M PARCEL B N.a -7'0 142,544 S.F. 02.123.27235 AC. '15' 52 W 65' — — —N 57'59'58" W 369.27' — — TM 87—A-103C * = PARCEL E RESIDUE AREA 95,169 S.F. (SEE AREA TABULATION) 2.18479 AC. BRL MERGED AROUND #* = PROPOSED EASEMENT FINAL PLAT (SEE SHEETS 14 & 15) SHENANDOAH PHASE II, SECTION 1 50 0 25 50 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 6742—A-RP-009 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-09.dwg DATE: NOVEMBER 8, 2013 REVISION 12-17-13 COUNTY COMMENTS �� 0�, ! 03-07-14 COUNTY COMMENTS �� 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G o r, Bowmen Con Jft Group, Ltd Mwo (703) 443-2400 >- 101 south gt eet, S.E Fax. (7oi) 443-.2425 PAUL S RTZ Leeatxra Vfrl*k 20175 wwwbowmencm>eul ftcom Li c . N o . 002701 BCG PROJECT NO: 6742-01-005 SHEET 9 OF 15 BY: SKS <QND SURv O COUNTY REF NO: SCALE: 1" = 50' CHK: I E 1 G � PE 15 A' 0 y(`VJ = YPARCEw TM 87—A-103C L C RESIDUE AREA 65j 72,002 S.F. p 3. (SEE AREA TABULATION) �9 S`?, / 1.65295 AC. t° 1 C) LA 0 . o cs. w .,,. rn cs yn 8,638 S.F. c°' ry4� 2 \- < 0.19830 AC. Y �� 0, 7,165 S.F. �� / 0 ° `S�A AB .16448 AC. 02� k.�°s J \� 5 t 6 ��c Oj) ,'��/� 0�< 5,500 S.F. >>O j �,L 2g �G ",49.81 .y 0.12626 AC. O p5 el �$ 9 $5� �o G�1 16.y s 5 �2 20 8,642 S.F. 00• Off° h� \-Z� 6$ cn' V 0.19840 AC. -7 11 Lp C rL g 39 to 5 < ��O i`L�6° �� 1��j° \ jY �,�c�� 0� `l� �� 6,838 S.F. a1� 6,743 S.F. 00. 0 h o, 0.15697 AC. 11� �� \ 0.15479 AC. 0 \ o 38 m�< �po� s0� 7.293 S.F. 6 o� / 1� g5p- 15 gRL 60 A• 0.16743 AC.0. S 37 is 06 GZ 9oi •yj, s'�� 6,600 S.F. �< ��o \� .r " E G8 g°' 8• 0.15152 AC. 1-7•49 4b. p2 �-� A- 0 v •��' 5 2� 0 ti B i ...r . 4b w �,e5 0. 36 �o poems= ;" 7,066 S.F. ✓ N 1 248 OZ 4 9 'rcP,s 0.16222 AC. O- "gig° 0�j RL ,6' Rc do �����< 35 s- �� ,,- Np y 25 0R 8,784 S.F. �� �o y N� 34 �_ �r. 0.20166 AC. < oo`. ��/d. ��� 5,500 S.F. 4 V /.�1'4�` 1 2� �° PARCEL B a1262s AC. \ \ ,A 'z t3`. i �j 6R '; "" ��� 142,544 S.F. \ U' 0 1 w " <<,� 3.27235 AC. 3 3 �� �� �� o * �. PARCEL E 5 g ; FINAL PLAT 95,169 S.F. Z°° o° SHENANDOAH 2.18479 AC. 9�g w PHASE II, SECTION I BRL MERGED AROUND 11 4 ## = PROPOSED EASEMENT 50 N 0 25 50 OPEQUON MAGISTERIAL DISTRICT (SEE SHEETS 14 & 15) FREDERICK COUNTY, VIRGINIA /� GRAPHIC SCALE 6742—/1—Rp —OW DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plots\6742—A—RP-009-10.dwg DATE: NOVEMBER 8, 2013 �� � ? 0 '! REVISION LTH 0 �4Ip 12-17-13 COUNTY COMMENTS 03-07-14 COUNTY COMMENTS ', ,, "w �� 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G o Bowman Constft Group, Ltd Phone. (703) 443-2400 U � SW TZ 101 south street, BE Fax p443-2425 LeeWxrg, Yrgrda 20175 wwwbowmanconatitng.corn Lioi) c. c . No 0027O1 O Botr w CarwAv Q ape Ud /. 9NDS'URV BCG PROJECT NO: 6742-01-005 SHEET 10 OF 15 BY: SKS COUNTY REF NO: SCALE: 1" = 50' CHK: RACHEL CD CARSON — r � DRIVE SD1 50' PRIVATE STREET * = PARCEL E r � 95169 S.F. ( W1 I 2.18479 AC. L J -- r � ( IE1 L J TM 87—A-103C (ss �. RESIDUE AREA \ (SEE AREA TABULATION) MATCHLINE TO SHEET 6 \ //D.B. 504. PG. 1006 TM 27-A-16 ZONING: ACC - - - - - - - - _ W N � � � - T_---- tti V 64 c `n to car L13 TOT) � %/ // SS \ 38 a 0 L0 di 37 016 22•00'- / /X/ JI v: L r L6 (TOT) `L7 P 0, 22.0 p�� 0C12 " (TOT) Ga t00 ` r 'Z 03 pp ` SS > spy Z r ( W1 L J PARCEL B ( IE1 142,544 S.F. 3.27235 AC. D.B. 645 PG. 855 TM 87-A-107 ZONING: RA PARCEL D A 23,106 S.F. ' 10.53044 AC. 44' r N. N N` f 1 22' MATCHLINE TO SHEET 12 1 RACHEL CARSON DRIVE 1 50' PRIVATE STREET FINAL PLAT SHENANDOAH PHASE 11, SECTION 1 50 0 25 50 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 6742-A-RP-ow DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-11.dwg DATE: NOVEMBER 8, 2013 REVISION 03-07-14 COUNTY COMMENTS CBowman07-14-14ON S U�T '�� CONV TO PRIVATE STREET Bowmen Consulfnp Group, Ltd 101 Soo St "t SE Lmstx% Yti *& 2W5 ® &WW CMR tp GrOW Ud Phorw (703) 443-2400 Fax (703) 443-2425 wwwbowmancorwil fte m BCG PROJECT NO: 6742-01-005 COUNTY REF NO: SHEET 11 OF 15 SCALE: 1" = 50' BY: SKS CHK: o� •�,NLTH op l O � 9 PAUL S TZ Lic. No. 002701 '%N;18 URV�. M Cl. CD PARCEL E * = 95,169 S.F. �p 2.18479 AC. �0 1 D.B. 162. PG. 712 \ TM 27-A-1613 39 \ \ ZONING: AOC SS > 38 ` J S 82'02'59" W \ MATCHLINE TO SHEE 11 57.12' \ 37 06 \ N 19'04'11" E \ 281.61' \ yN 19'04' 11 " E 3 6 .,,o S 81.45'04" W \ 281.61' 60.00' .— s 1281.61'" W 35 �(G�22 \ �p S 85'54'28" W \ 73.44' 44' RACHEL CARSON DRIVE r , \ Z N 83*14'44" W < IlE J \ co• 50' PRIVATE STREET v, 92.04' *PARCEL E \ CO0. PARCEL D \ PARCEL B C13 23,106 S.F. 142,544 S.F. 1� LA 0.53044 AC. \ 3.27235 AC. � C6 N 53.10.17" \ \ 258.7g' C14 \ r 1� ,2 N 64'04'53" W \ :.., ; ..,.• ; : •. •.:: - :.:....... 91.14' w \ ..... ... Ld v'- \ D.B. 645. PG. 855 N TM 87-A-103C 2200'. TZONNG: RAA7 4 0 RESIDUE AREA Lg (SEE AREA TABULATION) \\ \ Z < W1 � po _ ` J RACHEL C� G \\ s 55•35'08" E iE� CARSON DRIVE 2 \ < 42*3' J \ N 50' PRIVATE STREET \ S 42'39'15" E 140.20' S 53'10'17" E 165.00' ' \ < SS ` J r l r 1 U W2> FINAL PLAT S 60'43'55" E INSTR.080002270 SHENANDOAH 166.87' PHASE II, SECTION I 100 0 50 100 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA /y9 GRAPHIC SCALE 6742—A—RP-00 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-12.dwg DATE: NOVEMBER 8, 2013 Bowman REVISION 4�N TH OFG 12-17-13 COUNTY COMMENTS COMMENTS 07-104-14 COUNTY PRIVATE STREET o U Bowman Comft Oros, Ltd Ph" UW) 443-M PAUL S TZ trn 8MM Week 8E Fax CM) 443-M Lic. No. 002701 Leesburg, Vfr&& 2W5 wwwbowmancm WJ ftcan 0 Bmm Caiwiip Q'ap Lid SUR-q BCG PROJECT NO: 6742-01-005 SHEET 12 OF 15 BY: SKS COUNTY REF NO: SCALE: 1" = 100' CHK: 3 3 ; CD � N �_00 -000)—t2 C V N Ocn g HLINE EET 7 Z O N WI OI �I �I O 0 N 0 LO (n N L9 3 °0 'Io o I Ui r l�(W2U2> ^I� J 1 � HARVESTER W -- DRIVE ioo (PARCEL H6 PRIVATE STREET) 1 o INSTR. NO 080002270 1 S 23'52'26" WT 35.63' 1 \ N r - 0 --C W3 > z - L12 — L39 S 32'00'02" W 23.87' S 32'00'02" W-j 90.00' I ^I N 24 25 co 26 W W V) 0 �z 27 �J 28 Q 29 30 S 66'0 E ai 3� 11' 52.11' M o00 87—A-103Cy00 ALO 0 _TM o RESIDUE AREA 32 o o (SEE AREA TABULATION) U) o v^i -- , � o �. z 3 3 z Z ti U 1.4 Uj < t0 w � Lo .•'• ........... r fO U � 34 • SD2) � cV N S 55'35'08" E to — 163.64' a A 1 �s 3 5 MATCHLINE TO SHEET 12 3<2 �F o o " 36 to N FINAL PLAT z SHENANDOAH PHASE II, SECTION I 100 0 50 100 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE /�/�� 6742-A-RP-009 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-13.dwg DATE: NOVEMBER 8, 2013 REVISION 12-17-13 COUNTY COMMENTS H 0 owman 03-07-14 COUNTY COMMENTSB�� r'I� 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G U Bowman Corm"o Croip, Ltd Phone (7oo) 443-2400 PAUL S ARTZ VI Sow' Weet' SF. Far (703) 443-2425 Lic. No. 002701 Leesburg, Vfr*k 2W5 wwwbowmancorsulli 4com 0 B=wmn CmWft GrOW Ltd / �'".1 /. ( BCG PROJECT NO: 6742-01-005 SHEET 13 OF 15 BY: SKS �SURVE��4 COUNTY REF NO: SCALE: 1" = 100' CHK: A L17 SD � r � �SS> \ L J � : SEE DETAIL "A" THIS SHEET L3 / RACHEL CARSON DRIVE PARCEL B r � ( IE1 L J r 1 ( W1 L J TR PARCEL E 12' TM 87-A-103C RESIDUE AREA ( IE1 L J I �I DETAIL "A" SCALE: 1" = 30' D.B. 645. PG. 855 TM 87=A-107 ZONING: RA , , RACHEL CARSON DRIVE 1 50' PRIVATE STREET 11 DETAIL "B" SCALE: 1" = 30' FINAL PLAT SHENANDOAH PHASE II, SECTION I 100 0 50 100 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA A M GRAPHIC SCALE 6742—A—RP—W9 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-009-14.dwg DATE: NOVEMBER 8, 2013 REVISION o 12-17-13 COUNTY COMMENTS AI'TH OFL Bwman 03--14 COUNTY COMMENTS 07-1414-14 CON V TO PRIVATE STREET 0 C O N S U L T I N G Bowmen Coneuitng Groupan , Ud Rana (703) 443-2400 tot South street, SE Far M) 443-2425 LicN. N S RTZ Leedxrg, Yr*k 20175 wwwbowrtreraor ir>gcom o. 002701 O Bcenrn Cornilp cirnup, Lid BCG PROJECT NO: 6742-01-005 SHEET 14 OF 15 BY: SKS R/NDSU(R/v � COUNTY REF NO: SCALE: 1" = 100' CHK: o��� ti �c S 40'38'33" W 47.58' S 31'01'16" W--,.,, 39.29' a.- N41*17'41"W 73.88' W S 23'52'26" W V) 35.63' ~ w 0 S 66'07'34" E , N 78'29 17" W w o SD2 52.11' �O 213.63' J ' ° W TM 8'7—A-103C 0 ��o �o z o RESIDUE AREA W V) U z x a 11 -SEE DETAIL "B" SHEET 14 4.37' (TIE) 10 k�,,—S 67'04'28" E 4 A O 0 1 SD2> \36 5 o S 55'35'08" E , _ N 78'00'20" WNo 163.64' 231.66'35 o 0ao FINAL PLAT SHENANDOAH PHASE II, SECTION I 100 0 50 100 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 6742-A-RP-WM 3 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-003-16.dwg DATE: NOVEMBER 8, 2013 REVISION 12-17-13 COUNTY COMMENTS 4S,AL H ()p o an 03-07-14 COUNTY COMMENTSBo� j� C O N S U L T G 07-14-14 CONV TO PRIVATE STREET I N U � Bowmen C"A t V trap, Ltd Phone; (703) 443-2400 PAUL S ARTZ 101 South Street, 3E Far (703) 443-2425 Leesburg, Vk*k 20175 wwwbowmanconsu ngcom Lic. No. 002701 O Am -.n Comp ckv* Ltd BCG 7 PROJECT NO: 6742-01-005 SHEET 15 OF 15 BY: SKS �`�NDS7URV��4 COUNTY REF NO: SCALE: 1" = 100' CHK: O N r � vIR(ANIA: FK.=.LERICK CCUNTY.SCI. This instruments of lvrting was produced to me on and with certificate :ic!,nowll--dyi-nent thereto annexed was admitted to record. Tax iniposed'by Sec. 58.1-802 of $, and 58.1-8-01 have been paid, if assessable. Clerk COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 August 26, 2014 Paul Swartz, L.S. Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 RE: Plat Approval Shenandoah Development — Phase II, Section 1 Property Identification Number (PIN): 87-A-103C Dear Mr. Swartz: This letter is to confirm that the plats for Shenandoah Development — Phase II, Section 1 were signed on August 26, 2014. This phase calls for 39 single family small lots in this subdivision. Enclosed are five (5) copies of the plats for your records and distribution. The appropriate construction guarantee and deed of dedication have been received. Please return a copy of the recorded plats to this office. Should you have any questions, please do not hesitate to call me at (540) 665-5651. Sincerely, Mark R. Cheran Zoning Administrator MRC/pd Attachments cc: Robert Wells, Opequon District Supervisor Roger Thomas and Robert Molden, Opequon District Planning Commissioners Jane Anderson, Real Estate Commission of Revenue MREC Shenandoah VA LLC, 2553 Dulles View Dr. Ste. 400, Chantilly, VA 20171 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 August 26, 2014 Patrick B. Veltri, P.E. Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 RE: Approval for Subdivision Design Plan #09-13 Shenandoah Development — Phase II, Section 1 Property Identification Number (PIN): 87-A-103C Dear Mr. Veltri: This letter is to confirm that the subdivision design plan for Shenandoah Development — Phase II, Section I was approved on August 26, 2014. This design plan reflects the construction of 39 single family small lot dwelling units. Enclosed are two (2) copies of the cover sheets for your records and distribution. It is now appropriate for you to submit the final plats for this subdivision. In addition to the information provided on the approved design plan, the plats must include the approval signatures of the Frederick County Sanitation Authority. Should you have any questions, please do not hesitate to call me at (540) 665-5651. Sincerely, earkZ Chera - Zoning Administrator MRC/pd Attachments cc: Robert Wells, Opequon District Supervisor Roger Thomas and Robert Molden, Opequon District Planning Commissioners Jane Anderson, Real Estate Commission of Revenue MREC Shenandoah VA LLC, 2553 Dulles View Dr. Ste. 400, Chantilly, VA 20171 107 North Kent Street • Winchester, Virginia 22601-5000 f' Bowman C 0 N S U L T 1 N G 101 South Street, S.E. Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703) 443-2425 www.bowmanconsulting.com To: Frederick Couty Department of Plannning & Development 107 North Kent Street, 2nd Floor Winchester, VA 22601 Attn: Candice Perkins LETTER OF TRANSMITTAL Date: March 26, 2014 Project Name: Shenandoah Development Project No: 6742-04-005 Re: Shenandoah Development Phase II, Section Via: UPS (Overnight) We are forwarding: QUAN 1TY; s r� DsESCRIPTIOIN . _ 4 5 Sets Shenandoah Development Phase 11, Section I on ad� nn In] MAR 2 7 2014 FREDERICK COUNTY PLANNING AND DEVELOPMENT Regular Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, PE I Project Manager rM. Received by: (Signature) (Print Name) (Date) 912512013 Bowman C O N S U L T I N G 101 South Street, S.E. Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703)443-2425 www.bowmanconsulting.com To: Frederick Couty Department of Plannning & Development 107 North Kent Street, 2nd Floor Winchester, VA 22601 Attn: Candice Perkins COM Regular Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, PE I Project Manager LETTER OF TRANSMITTAL Date: March 26, 2014 Project Name: Shenandoah Development Project No: 6742-04-005 Re: Shenandoah Development Phase 11, Section I Via: UPS (Overnight) We are forwarding: TS, No Received by: (Signature) (Print Name) (Date) 912512013 FREDEk(CK COUNTY SANITATION AU"I HORITY SITE PLAN REVIEW COMMENTS PO Box 1877, Winchester, VA 22604-8377 540.868.1061 voice 315 Tasker Road, Stephens City, VA,22655 540.868.1429 fax Project Applicant REVIEW STATUS attentiony xa_ V61-or review number D'ZI correct & resubmit approved as noted number of items to be corrected approved You may submit just cover sheet and the revised sheets. IDRAWI send me by 1. print of sheets 441- (rl o srf— dr.. S->�►y►�d-{e���'� 2. two CDs: each disc shall contain the following plan sheets P —V O v ► �� �r a) One CD (containing all of the above noted sheets) shall be in PDF format. Each sheet shall be in its own file and be in landscape orientation. Each file shall be titled with the project name and appropriate sheet number. b) One CD (containing all of the above noted sheets) shall be in DWG format. Each sheet shall be in its own file and each sheet shall be titled with the project name and with the appropriate sheet number. Each sheet shall (1) be in landscape orientation, (2) be without border, (3) be in state plane coordinate system NAD 83, and (4) be compatible with AutoCAD 2006. c) Each of the two CDs shall be labeled with its format and project name, and placed in its own paper CD envelope. EASEMENTS Y A copy of the recorded onsite water and/or sewer easement(s) is/are required. A copy of the recorded offsite water and/or sewer easement(s) is/are required. The easement document shall contain a plat and both shall be signed by the Authority. The Authority requires specific language in its deed of easement. Contact this office to obtain a copy of the form. A copy of the recorded deed(s) of easement shall be received before service will be authorized. OTHER JoThis project also requires DEQ -Valley Region Office approval. Y ()N This project also requires VDH - Lexington Field Office approval. Y& This project has a sewer pump station that FCSA will own. Title to the pump station site shall be granted to the Authority in fee simple absolute. Also, (1) a copy of DEQ's Certificate to Construct, (2) a copy of DEQ's Certificate to Operate, and (3) two copies of the FCSA approved O & M manual are required. These documents must be received before 11 ) lervice will be authorized. Date: Earl W. Wiley - Engineering Assistant REQUEST FOR SUBDIVISION PLAN COMMENTS Frederick County Parks and Recreation Comment Mail to: Hand deliver to: Frederick County 107 North Kent Street Department of Parks & Recreation Second Floor 107 North Kent Street Winchester, Virginia 22601 Winchester, Virginia 22601 Phone: (540) 665-5678 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach one ( I ) copy of the Subdivision Design Plan with this sheet Applicant's Name: Lansdowne Development Group, LLC Mailing Address: 2553 Dulles View Drive, Suite 400 Hemdon, VA 20171 Name of development and/or description of the request: Shenandoah Development Telephone: 7039951849 Location of Property: 1 Mile South of the intersection of Lord Fairfax Highway and Stonewall Jackson Highway FREDERICK COUNTY PARKS AND RECREATION USE ONLY- 1 Date Received Review Number 1 2 3 4 5 (circle one) Date Reviewed Revision Required Date Approved Signature & Date: ; Please Return Form to Applicant** _0 22 From:Frederick Co Fire & Rescue 540 678 4739 11/05/2013 14:27 #385 P.001/003 COUNTY OF FREDERICK, VIRGINIA FIRE AND RESCUE DEPARTMENT 1080 Coverstone Drive Winchester. VA 22602 Dennis D. Linaburg Fire Chief FAX TRANSMITTAL COVER SHEET DATE: i�i�ln�x% J`, Z113 To: �sda��.e.. �eq0 Z553 bon Va I, Frederick County Fire & Rescue FAX #: 103, 035, 75& TOTAL PAGES: 3 (Including Cover Sheet) COMMENTS: IF YOU HAVE ANY QUESTIONS OR CONCERNS REGARDING THIS TRANSMITTAL, PLEASE CALL (540) 665-5618. Office (540) 665-5618 dlinabur@co.frederick.va.us 0 Fax (540) 678-4739 From:Frederick Cc Fire & Rescue 540 678 4739 11/05/2013 14:28 #385 P.002/003 ;.: ¢sex iri'wderic -Cotmtr, t"irt;,aria. Kescue sapEi€taient a1 Plan.Revww and.. grnrtl£i`t"s'_ Control number Date received Date reviewed Date Revised SD13-0006 10/28/M13 11/5/2013 Project Name Applicant Shenandoah Development -Phase I)- Section] Lansdowne Development Group, LLC Address City State Zip Applicant Phone 2553 Dulles View Dr., Suite 400 Herndon VA 20171 703-%5-1849 24105+ Type Application Tax ID Number Fire District Rescue District Subdivision Plan 11 11 Current Zoning Automatic Sprinkler System No Other recommendation Emergency Vetucle Access Adequate Siamese Location Emergency Vehicle Access Comments Access Comments Additional Comments Recommendations Automatic Fire Alarm System No r 11. • tf' Hydrant Location Adequate Roadway/Aisieway Width Adequate Election District Opequon Residential Sprinkler System yes Fire Lane Required No Special Hazards No Plan Approval Recommended Reviewed By Signature yes Kenneth Scott Title - - — - -- From:Frederick Co Fire & Rescue 540 678 4739 11/05/2013 14:28 #385 P.003/003 REQUEST FOR SUBDIVISION PLAN COMMENTS Frederick County Fire Marshal Comment Mail to: Frederick County Fire Marshal Attn: Fire Marshal 1800 Coverstone Drive Winchester, Virginia 22602 Hand deliver to: Public Safety Building 1800 Coverstone Drive Winchester, Virginia 22602 Phone: (540) 665-6350 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Design Plan with this sheet Applicant's Name: Lansdowne Development Group, LLC Telephone: 7039951849 Mailing Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 Name of development and/or description of the request: Shenandoah Development Location of Property: 1 Mite South of the intersection of Lord Fairfax Highway and Stonewall Jackson Highway Fire Marshal Comments: -FREDERICK COUNTY FIRE MARSHAL USE ONLY - Date Received /dot8 Review Number 1 2 3 4 5 (circle one) Date Reviewed Revision Required o Date Approved //J_ Signature & Date: **. Please Return Form to Applicant** 21 RECEIVED OCT 2 8 20 February 26, 2014 Mr. Patrick B. Veltri, P. E. Bowman Consulting 101 South Street, SE Leesburg, Virginia 20175 COUNTY of FREDERICK Department of Public Works 540/ 665-5643 FAX: 540/67"82 RE: Shenandoah Development, Phase II, Section 1, Subdivision Plan Comments Frederick County, Virginia Dear Mr. Veltri: We have completed our review of the subject plan and offer the following comments: 1. All of our previous comments have been addressed. Therefore, we recommend approval of the revised plan dated February 14, 2014 2. The plan indicates that the streets within this phase and section of the subdivision will be public roads. Therefore, in accordance with Frederick County Code, Chapter 79, approval letters from the Virginia Department of Transportation and the Frederick County Sanitation Authority shall be submitted to this office prior to the issuance a land disturbance pen -nit. 3. The bond estimate in the amount of $1,337,238.50 submitted for the construction of Atlantis Lane appears to be an adequate amount. However, if the subject street becomes a private street versus a public street, it will be necessary to revisit the bond amount and review the plans. If you have any questions, do not hesitate to contact me. Sincerely, /CW- C 1[/� Joe C. Wilder Deputy Director of Public Works JCW/rls cc: Mark, Cheran, Planning and Development file REQUEST FOR SUBDIVISION PLAN COMMENTS Request for Street Name Comment Mail to: Frederick County Information Technologies, GIS Division Attn: GIS Manager 107 North Kent Street, Winchester, Virginia 22601 Hand deliver to: Frederick County Information Technologies, GIS Division 107 North Kent Street, I" Floor Winchester, Virginia 22601 Phone: (540) 665-5614 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Design Plan with this sheet. Applicants Name: Lansdowne Development Group, LLC Telephone: 7039951849 Mailing Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 Name of development and/or description of the request: Shenandoah Development Location of Property: 1 Mile South of the intersection of Lord Fairfax Highway and Stonewall Jackson Highway GIS anager Comments: f L GA^:e �b Cn C �('i CCU ., Qc C� V� CA c t— o.POcc,.rtv�, -GIS MANAGER USE ONLY - Date Received Review Numbero 2 3 4 5 (circle one) Date Reviewed G >3 i Revision Required �c�� Date Approved tO/31 9_01 t ; r Signature & Date:. *' Please Return Form to Applicant"* 17 REQUEST FOR SUBDIVISION PLAN COMMENTS Virginia Department of Health Ma'1 to: Virginia Department of Health Attn: Sanitation Engineer 107 North Kent Street Winchester, Virginia 22601 and deliver to: 2"a Floor - Suite 200 107 North Kent Street Winchester, Virginia 22601 Phone: (540) 722-3480 !Applicant: It is your responsibility to complete this agency with their fom� as accurately as possible in order to assist the .review. Pease attach one 1 co at the Subdivision Desi n Flan with this sheet. Applicant's Name: Lansdowne 0evelopment Group, LLC Telephone: 7039991849 Mailing Address: 2553 Dulles View Drive, Sulte 400 Hemdon, vA 20171 Name of development and/or description of the request: Shenandoah Development Location of Property: 1 Mlle South of the int&Mectton of Lord Fairfax Highway and Stonewall Jackson Highway -VI ; ,INIA DEPARTMENT OF HEALTH r Date Received 1 d ",� ONLY - Date Reviewed p -13 -1. m-13 Review Numbed 2 3 4 5 (circle one) Revision Required -^,t/e L Date A aved pPT_ 3 Signature. & Date: `";Fleas eturn.Form to Applicant** ** Y 23 TO/10 3DVd H3 NIM C36J GLVEZZL0b9 E9:0T ETOZ/LZ/TT REQUEST FOR SUBDIVISION PLAN COMMENTS Virginia Department of Health Mail to: Virginia Department of Health Attn: Sanitation Engineer 107 North Kent Street Winchester, Virginia 22601 Hand deliver to: Floor — Suite 200 107 North Kent Street Winchester, Virginia 22601 Phone: (540) 722-3480 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the Subdivision Design Plan with this sheet. Applicants Name: Lansdowne Development Group, LLC Mailing Address: 2553 Dulles Viryw Drive, Suite 400 Hemdon, VA 20171 Name of development and/or description of the request: Shenandoah Development Telephone: 7039851849 Location of Property: 1 Milo South of the Intersection of Lord Fairfax Highway and Stonewall Jackson Highway -VIR 1N[A DEPARTMENT Or HEALTH W ONLY - Date Received is~a� "13t Review Ntirnbe 1 2 3 4 5 (circle one) Date Reviewed IQ �3n-13 f)-7+1~13 Revision Required Ale Date Approved Signature & Date: Mlt J7 ' *'.Pleas eturn Form to Applicant" i3 TO/TO 39Vd H3 NIM G3HA 61-bEZZL0b9 6E:OT ETOZ/I-Z/TT Candice Perkins From: Rhodes, Timothy (VDOT) [Timothy.Rhodes@vdot.virginia.gov] Sent: Wednesday, January 29, 2014 9:18 AM To: Patrick Veltri Cc: Smith, Matthew, P.E. (VDOT); Funkhouser, Rhonda (VDOT); John Bishop; Mark Cheran; Ingram, Lloyd (VDOT); Hoffman, Gregory (VDOT); Dorsey, Dean (VDOT) Subject: Shenandoah Development Phase II- Section I Plan Approval DEPARTMENT OF TRANSPORTATION Staunton/Edinburg Land Development 14031 Old Valley Pike Edinburg, VA 22824 Mr. Veltri, A VDOT review has been conducted for the Shenandoah Development Phase II- Section I Site Plan with a signature date of January 15, 2013. Based off of the review of the Drawings, all of the previous VDOT comments have been addressed and the Site Plan is approved by our office. Please ensure that all applicable agencies have the most recent set of approved Drawings. We offer the following general comments: • Our review and comments are general in nature. Should details be overlooked during plan review or conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the department. Materials used and methods of construction shall adhere to the current observed VDOT Road and Bridge Specifications, Road and Bridge Standards, Manual on Uniform Traffic Control Devices, and Land Use Permit Special Provisions. • A preconstruction conference shall be held by the engineer and/or the developer with the attendance of the contractor, various County agencies, utility companies, and VDOT prior to initiation of work. All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. Any construction related changes to the approved plan must come through the design engineer to VDOT for approval. Please allow a minimum of 5 business days for VDOT review. Please be aware that this segment of roadways cannot enter into the State Roadway System prior to Rachael Carson Drive from the connection to existing route 1434 (Lake Frederick Drive) to the beginning station of this project. If you have any questions or need further information, please do not hesitate to contact me. Sincerely, Timothy Rhodes VDOT- Land Development Engineer Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA. 22824 (540)-984-5630 REQUEST FOR SUBDIVISION PLAN COMMENTS Frederick County Inspections Department Comment Mail to: Frederick County Inspections Department Attn: Building Official 107 North Kent Street, Winchester, Virginia 22601 Hand deliver to: Frederick County Inspections Dept. W 107 North Kent Street, 2nd Floor, Winchester, Virginia 22601 �a Phone: (540) 665-5650 Applicant: It is your responsibility to complete this form as accurately as possible in order !io=assist the agency with their review. Please, attach one 0copy. of the Subdivision Design Plan with this, sheet. Applicants Name: Lansdowne Development Group, LLC Mailing Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 Name of development and/or description of the request: Rachel Carson Drive Telephone: 703 995 1845 Location of Property: Between Lake Frederick and Clark County Line Inspections Department Comments: CA "n, '�aejwek ear yen �nv� O Cott criQ -FREDERICK COUNTY INSPECTIONS DEPARTMENT USE ONLY - Date Received 4 3 Review Number 1 2 3 4 5 (circle one) Date Reviewed 9/# ZA- _5 Revision Required /Vo Date Approved 91 Z /3 Signature & Date: ** Please Return Form to Applicant** r T REQUEST FOR SUBDIVISION PLAN COMMENTS Frederick County Inspections V.LL/ Department Comment / q. )13 Mail to: Frederick County Inspections Department Attn: Building Official 107 North Kent Street, Winchester, Virginia 22601 Applicants Name: Lansdowne Development Group, LLC Hand deliver to: Frederick County Inspections Dept. 107 North Kent Street, 2" d Floor Winchester, Virginia 22601 Phone: (540) 665-5650 Telephone: 7039951849 Mailing Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 Name of development and/or description of the request: Shenandoah Development Location of Property: 1 Mile South of the intersection of Lord Fairfax Highway and Stonewall Jackson Highway Insp ctions Department Comments: 11( (� 19 Dwellings shall comply with The Virginia Uniform Statewide Building Code (USBC) and The International Residential 2009 Codes. Engineer Design required on slabs with greater than 8" fill or 24" clean sand/gravel. Site indicates fill +2' under most structures and all detached garage. Backwater valves shall be installed on all plumbing fixtures, (subject to back sewer), located below the top elevation of the upstream man hole cover. Grade shall be sloped away from foundations a min 6" in 10'. Bowman C O N S U L T 1 N G 101 South Street, S.E. Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703) 443-2425 www.bowmanconsultiniz.com To: Frederick County Department of Planning & Development 107 North Kent Street, 2nd Floor Winchester, VA 22601 Attn: Candice Perkins Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P.E., Project Manager LETTER OF TRANSMITTAL Date: March 21, 2014 Project Name: Shenandoah - Phase II Section I Project No: 6742-04-005 Re: Plans Via: Overnight We are forwarding: Confirmation of Receipt Required: Received by: (Signature) (Print Name) (Date) 31222010 SUBDIVISION PLATS FOR REVIEW Applicant/ 94 J t Address: Phone Number: Property Owner's Name (if different from applicant): MR6C S!e„�,� � VX ts,Z Address: Zr Phone Number: Contact Person (if different from applicant): Phone Number: Property Location (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Parcel Identification (Parent Tract): ��/�•�(,�� Subdivision Name: e-W/Q//p�� Magisterial District: ,aan Zoning District: Number of Lots (including open space and residue): Attach Draft Plats for Review: ****For Office Use Only**** IF FOR PLAT REVIEW: ➢ $200.00 per lot (Mini.nmumFee $,400) ➢ Fee Amount c"' ,tboo. r ➢ Proposed Plats ,-.�y��tea q____ ➢ Receipt #: � _ � 55 F) ) 0 Received by: UZ-1ai Date: 194 3 (Initials) Frederick County Department of Planning and Develo 107 North Kent Street • North Building • 2°d Floo Winchester, Virginia 22601 Phone: (540) 665-5651 - Fax: (540) 665-6395 L5 - L5 U V L S MAR 1 1 2014 FREDERICK COUNTY PLANNING AND DEVELOPMENT J �;s `�: rn �� 1 i 0069 MREC SHENANDOAH VA, LLC _ �k C �M 2553 DULLES VIEW DR STE 400 68-884-560 HERNDON, VA 20171 3/6/2014 **********8,600.00* DATE CONTROL NO. AMOUNT *EIGHT THOUSAND SIX HUNDRED AND XX / 100 PAY TO THE OORDER Treasurer -Frederick County,VA 107 N. Kent St. 2nd Floor Winchester, VA 22601 NOTES 11500006911' ':DS60088491:S0600SS679ii' RECEIPT RECEIVED F M ADDRESS 2 FOR i n AUTHORIZED SIGNATURE 2I I'.} .,L ,.—_ ACCOUNT HOW PAID AMT. OF ACCOUNT CASH AMT. (p00 00 CHECK 60(j&9 PAID W BALANCE MONEY DUE ORDER l � , BYS`�0 ©2001 rdr. ®$L848 PatAIIVV41f-7- on 1.5p. Lauren Root From: Candice Perkins Sent: Wednesday, March 12, 2014 11:48 AM To: Lauren Root Subject: FW: Shenandoah plat submissions Lauren-, please mail the check back to: (-Paul-Swartz, LS ( Team Leader Bowman Consulting i01 South Street, S.E. Leesburg, VA 20175 J Candice Perkins, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 (540) 665-6395 (fax) cperkins@fcva.us www.fcva.us From: Candice Perkins Sent: Wednesday, March 12, 2014 11:47 AM To: 'Paul Swartz' Subject: RE: Shenandoah plat submissions Paul, I made a mistake and the plats were already paid for. I will mail the check back to you. Candice Perkins, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 (540) 665-6395 (fax) cperkins@fcva.us www.fcva.us From: Paul Swartz[maiIto: pswartz@bowmanconsulting.com] Sent: Wednesday, March 05, 2014 11:30 AM To: Candice Perkins Subject: RE: Shenandoah plat submissions Candice, I'll get this to you in a few days. Do you know the status of the deed review? 1 4 w Thanks, Paul Swartz, LS I Bowman Consulting From: Candice Perkins [mailto:cperkins@fcva.us] Sent: Wednesday, March 05, 2014 10:44 AM To: Paul Swartz Subject: RE: Shenandoah plat submissions Also, the plat application is attached. A fee is required (39 lots, 3 open space parcels and the residue @ $200 per lot r $8,600) r Candice Perkins, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 (540) 665-6395 (fax) cperkins@fcva.us www.fcva.us From: Paul Swartz [maiIto: pswartz(ftowmanconsulting.com] Sent: Wednesday, March 05, 2014 10:23 AM To: Candice Perkins Subject: RE: Shenandoah plat submissions Thank you Candice. Paul Swartz, LS I Bowman Consulting From: Candice Perkins [mailto:cperkins@fcva.us] Sent: Wednesday, March 05, 2014 10:22 AM To: Paul Swartz Subject: RE: Shenandoah plat submissions Paul, I have the plats and I am currently reviewing them. I should have you comments this week. Candice Perkins, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 (540) 665-6395 (fax) cperkins@fcva.us www.fcva.us From: Paul Swartz [maiIto: pswartzCabbowmanconsultin9.com] Sent: Wednesday, February 19, 2014 3:45 PM 2 Bow an C O N S U L T I N G 101 South Street, S.E. Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703)443-2425 www.bowmanconsulting.com To: Frederick County Department of Planning & Development 107 North Kent Street, 2nd Floor Winchester, VA 22601 Attn: Candice Perkins LETTER OF TRANSMITTAL Date: January 15, 2014 Project Name: Shenandoah - Final Design Project No: 6742-01-005 Re: Shenandoah Development Phase II Section I Via: Overnight We are forwarding: QUANTITY DESCRIPTION I Courtesy Copy of Updated Plans I Cover Letter nn.1E @ 2 Q M 1211 JAN 16 2014 FREDERICK COUNTY PLANNING AND DEVELOPMENT COMMENTS Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P.E., Project Engineer Confirmation of Receipt Required: 312212010 I March 7, 2014 Mr. Paul Swartz Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 10 1 pol p &JARU COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 5,40/ 665-6395 RE: Second Review of Section Shenandoah Phase II, Section 1 Plats for Property Identification Number (PIN): 87-A-103C Dear Paul: I have had the opportunity to review the revised subdivision plats for Shenandoah Phase 1I, Section 1. Please address the following and resubmit: 1. Age Restricted Note. The age restricted note needs to be put back on all the plats. 2. Setbacks. On sheet 2 the setback from Rachel Carson is 25'. 3. Notes. On sheet 2 update note 6 to reflect the current design plan. 4. Area Summary. The total area does not match the design plan. 5. . Open Space Labeling. The open space labeling used on the design plan includes a parcel "A". 6. Lot Sizes. Lots 5, 6, 17 and 18 do not match the design plan. Please address the following comments and resubmit plats for second review. If you have any questions, please feel free to call 540-665-5651. Sincerely, r Can ice E. Perkins, AICP Senior Planner CEP/pd cc: Lansdowne Development Group 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Bowman C® N S U L T I N G February 6, 2014 Candice E. Perkins, AICP Senior Planner Department of Planning and Zoning County of Frederick, VA 107 North Kent Street, Suite 202 Winchester, VA 22601-5000 RE: Shenandoah Phase II, Section I BCG Plat No. 6742-A-RP-003 Dear Ms. Perkins, FP FEB 1 0 2014 J"- CK COUNTY PLANNING AND DEVELOPMENT The following are our responses to your review comments dated December 17, 2013 on the above referenced project. Comment 1: Signature Lines. On the coversheet signature lines need to be provided for VDOT and FCSA. Response: Signature lines for VDOT and FCSA have been added on the coversheet. Comment 2: Notes. On sheet 2 revise note 1. Response: Note 1 has been revised. Comment 3: Area Summary. On sheet 2 there are two areas for ROW dedications. Please clarify. Response: The area summary has been revised. Comment 4: Setbacks. On sheet 2 the front setback is 25'. Response: The setback requirements on sheet 2 have been corrected. Comment 5: Zoning Ordinance References. On sheet 2 the ordinance reference is incorrect. Response: The zoning ordinance has been revised. Bowman Consulting Group, Ltd. 101 South Street, SE • Leesburg, VA 20175 Tel: 703-443-2400 • Fax: 703-443-2425 • www.bowmanconsulting.com IN Page 2 of 2 Comment 6: Overall sheet. On sheet 3 it appears that open space parcel C should be A. Response: The open space parcels are labeled correctly. To avoid any future confusion between Shenandoah sections/phases, we skipped Parcel A as it has previously been used within the development on the Phase 2, Section 1 final plat. Comment 7: Lot Sizes. Lot square footages do not match what was approved on the design plan. Please double check the square footages and note them on plats. Response: Lot square footages have been checked and are shown correctly. Comment 8: Building Restriction Lines. All BRL's need to be shown (on each lot). Response: All BRL's have been added to the applicable sheets. Comment 9: Easements. All easements need to be shown and labeled on each lot. Ensure that all BRL's and easements are merged. Response: The easements are shown on sheets 15 and 16 in order to make all sheets legible. The BRL's are merged with the easements and labeled as so on the applicable sheets. Comment 10:' Road ROW. Update the plats to reflect the removal of the ROW stub for Rachel Carson Drive and include the turn around on Atlantis Lane. Response: The ROW stub has been removed and a turnaround added on Atlantis Lane. Comment 11: Rachel Carson Drive. On sheet 5 Rachel Carson Drive is called a private street and a portion is being vacated. Rachel Carson needs to become a public street and indicate why a portion is being vacated. Response: The portion of Rachel Carson Drive to the south is currently a private street. A separate application will be submitted for said portion of Rachel Carson Drive for public street dedication. ADDITIONAL PLAT REVISIONS • The cul-de-sac at the end of Atlantis Lane has been recomputed based upon VDOT comments. Lot and right-of-way areas have been adjusted accordingly. Should you have any questions or comments, please contact our office at (703) 443-2400. Sincerely, BOW>rAN CONSULTING GROUP, LTD. Paul Swartz, LS Project Manager PA6742 - Shenandoah - Frederick County. VA\6742-01-001 (SUR) - Lake 1--rederick\Admin\Comment-Response\2014-01-06 Comment Response 1st Submis 6742-A-RP-003.doc Bowman C O N S U L T I N G 101 South Street, S.E. Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703)443-2425 www.bowmanconsulting.com To: Frederick County - Dept. of Planning and Zoning 107 North Kent Street - North Building 2nd Floor Winchester, VA 22601 Attn: Candice Perkins, AICP LETTER OF TRANSMITTAL Date: 02/ 10/ 14 Project Name: Shenandoah Project No: 6742-01-005 Re: Final Plat Via: hand delivery We are forwarding: QUANTITY DESCRIPTION 4 Final Plat - Shenandoah, Phase II, Section I (6742-A-RP-003) I Comment/Response Letter �a ���7 ;; FEB 1 0 2014 FREDERICK CQU TY P; ANNiN2 NND DE\,ELOPP,IENT COMMENTS Please accept this plat for review and comment. Should you have any questions, please do not hesitate to contact this office. Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. Paul Swartz, LS Confirmation of Receipt Required: Yes a by: rw Boot'ture) Name) (Date) j January 15, 2014 Ms. Candice Perkins Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 RE: Shenandoah Phase II Section 1 BCG Project #6742-01-005 Dear Ms. Perkins: D [F' @ [10 W [2 JAN 1 6 2014 FREDERICK COUNTY While processing the construction plans known as Shenandoah Phase II Section 1, VDOT recently commented about the ability of buses and SU-30 type vehicles to travel thru the development without encroaching the opposing travelways, and without wheel tracks driving over the curbs. After some coordination with VDOT, the plan has been revised, whereby the cul-de-sac bulb has been changed from an oval with a center raised median to a standard round bulb with no center median and the radii of the entrance curb returns have been increased to 50 feet. The lots, grading, and utilities associated with these two changes were revised as applicable. The associated clearing limits and E&S controls were also updated as applicable. The revised plans are being submitted to VDOT for additional review, and a courtesy copy is being provided to you. Please feel free to contact us with any questions. Sincerely, BO jAN CONSULTING GROUP, LTD. <�( Patrick B. Veltri, P. Project Manager Bowman Consulting Group, Ltd. 101 South Street, SE ^ Leesburg, Virginia 20175 Phone: 703.443.2400 ^ Fax: 703.443.2425 • bowman cons ulting.com 3 COUNTY of FREDERICK Department of Planning and Development - 540/665-5651 FAX: 540/ 665-6395 December 17, 2013 Mr. Patrick Veltri, PE Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 RE: Review of Section Shenandoah Phase H, Section 1 Plats for Property Identification Number (PIN): 87-A-103C Dear Mr. Veltri: I have had the opportunity to review the subdivision plats for Shenandoah Phase I1, Section 1. Please address the following and resubmit: 1. Signature Lines. On the coversheet signature lines need to be provided for VDOT and FCSA. 2. Notes. On sheet 2 revise note 1. 3. Area Summary. On sheet 2 there are two areas for ROW dedications. Please clarify. 4. Setbacks. On sheet 2 the front setback is 25'. 5. Zoning Ordinance References. On sheet 2 the ordinance reference is incorrect. 6. Overall sheet. On sheet 3 it appears that open space parcel C should be A. 7. Lot Sizes. Lot square footages do not match what was approved on the design plan. Please double check the square footages and note them on plats. 8. Building Restriction Lines. All BRL's need to be shown (on each lot). 9. Easements. All easements need to be shown and labeled on each lot. Ensure that all BRL's and easements are merged. 10. Road ROW. Update the plats to reflect the removal of the ROW stub for Rachel Carson Drive and include the turn around on Atlantis Lane. 11, Rachel Carson Drive. On sheet 5 Rachel Carson Drive is called a private street and a portion is being vacated. Rachel Carson needs to become a public street and indicate why a portion is being vacated. Please address the following comments and resubmit plats for second review. If you have any questions, please feel free to call 540-665-5651. ' Sincerely, Candice E. Perkins, AICI Senior Planner CEP/pd cc: Lansdowne Development Group 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Bowman C O N S U L T I N G 101 South Street, S.E. Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703) 443-2425 www.bowmanconsulting.com To: Frederick County Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601 Attn: Candice Perkins, Senior Planner LETTER OF TRANSMITTAL el Date: November 25, 2013 Project Name: Shenandoah Development - Phase 11 Sec. I Project No: 006742-0 1 -005 Re: Shenandoah Development - Phs. II Sec. I Design Plan #09-13 Via: UPS We are forwarding: Plans, Documents, Check UANTITY x. - DESGRIPTION Check # 0034 for $7,800.00 from MREC Shenandoah VA, LLC to Treasurer - Frederick County, VA for Shenandoah Development Phase II Section I for 39 Lots 2 2 Shenandoah Development Phase II Section I - Revised Plan Sets Shenandoah Development Phase II Section 1 - Record Plat Sets I Shenandoah Development Phase II Section I - Original Plan Set with Comments Shenandoah Development Phase II Section I Comment Letter Dated I I-19-13 Shenandoah Development Phase 11 Section I Comment Response Letter Dated 1 1-25-13 Urgency: Regular Transmitted by: BOWMAN CONSULTING GROUP, LTD. Payman Homayouni, P.E. I Project Manager Binder Copy NOV 2 6 2013 Confirmation of Receipt Required: No Received by: (Signature) (Print Name) (Date) 712112010 Bowman C® N 5 U L T I NOV 2 6 2013 i_. November 22, 2013 Ms. Candice Perkins Frederick County Department of Planning and Development 107 North Kent Street Suite 202 Winchester; VA 22601 RE: Shenandoah Development — Phase II, Section I Design Plan #09-13 — PIN 87-A-103C BCG Project #6742-01-005 Dear Ms. Perkins: We have received your comments dated November 19, 2013 and offer the following in response. 1. "Grading and Utility Sheets. Separate the grading and utility sheets or provide a separate layout sheet that shows the lots, lot sizes, building restriction lines. Sidewalks, easements, etc. The grading in addition to the above makes is difficult to review. " Response: The sheets have been separated as requested. Please see sheets 7, 8, 9, and 10. 2. "Zoning Requirements. On sheet 2, sped that the single family small lot — detached option is being utilized. Also, remove the notes pertaining to "modified per MPD Response: The sheet has been revised as requested. 3. "ZoninQ Requirements. On sheet 2 remove the interior/exterior widths that pertain to townhouses and provide the setbacks for unroofed decks and related features. " Response: The sheet has been revised as requested. 4. "Photometric Plant and Street LightinA photometric plan is required with this submission. At a minimum one street light is required at the intersection of Rachel Carson and Atlantic Lane; however additional lightings should be provided. " Response: A photometric plan and light future detail has been provided on sheet 19. 5. "Easements and BRL's. Merge all easement lines with Building Restriction Lines. " Response: The easement lines have been merged as requested. See Sheet 7. 6. "BRL's. On sheets 7 and 8 label all BRL's. " Response: All BRLs have been labeled on sheets 7 and 8. Bowman Consulting Group, Ltd. 101 South Street, SE ^ Leesburg, Virginia 20175 Phone: 703.443.2400 ° Fax: 703.443.2425 ° bowmanconsulting.com Nis. Candice Perkins November 25, 2013 Page 2 of 2 7. "Easements. Label all easements. " Response: Easements have been labeled as requested. See Sheets 7 and 8. 8. "Lake Tryil. Snow inhere the lake trail connects with the trail in adjacent existing section. " Response: Sheet 1 I has been added to show the completed portion of the proposed trail associated with this application. 9. "Landscaping Plan. Address the following on the landscaping plan: a. Provide a landscaping plan for the entire phase, not a lot detail. Response: A landscape plan has been provided as requested. See Sheet 17. b. Street tree landscaping needs to be shown along Rachel Carson Drive. Response: Street trees have been added along Rachel Carson Drive as requested. See Sheet 17. c. Provide a plant list for the landscaping (the type being proposed. not a list of all acceptable 0}pes). " Response: A plant schedule for trees and shrubs proposed has been provided in lieu of the list as requested. See Sheet 18. .d Miles (])all planting shall conform with §165-203.0IB of the Frederick County Zoning Ordinance (Plant selection. planting procedure, and maintenance), and (2) any plant substitutions must be approved in writing by the Frederick County Planning Department.' Response: Note has been added to sheet i 8 below the plant schedule table. Should you have anyr` � ',ze�;�c fuplease feel free to contact me at the office. Sincerely, BOW N CONSULTI 'G GROUP LTD. Payman Homayouni, P.E. Project Manager hGV 2 6 2013 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE fNTTIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THISDOCUMENTDOESAWTMEETYOUR APPROVf4L PLEASEPROVIDE COMMENTSAS TO WHAT YOU WOULD LIKE TO HA TEE COMPLETED. Initials Date & Time Candice�i—�. � G'li�ll II -�' U u Mark Dana Eric Mike Sohn COAB ENTS: �� Received by Clerical Staff (Date & Time): (S:(iffice on Black boxlFcrms0ocument Approval Fora — 08115112) COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 November 19, 2013 Mr. Patrick Veltri, PE Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 Re: Review Comments for Subdivision Design Plan 409-13 Shenandoah Development — Phase II, Section 1 Property Identification Number (PIN): 87-A-103C Dear Mr. Veltri: Planning Staff has reviewed the above -referenced subdivision design plan to determine if administrative approval can be granted. At this time, administrative approval cannot be granted. This plan is denied until the issues in this letter, as well as all issues of the other review agencies, have been adequately addressed. Please review Staff s comments listed below and then prepare a revised plan which adequately addresses each concern. Review Comments 1. Grading and Utility Sheets. Separate the grading and utility sheets or provide a separate layout sheet that shows the lots, lot sizes, building restriction lines, sidewalks, easements, etc. The grading in addition to the above makes is difficult to review. 2. Zoning Requirements. On sheet 2, specify that the single family small lot — detached option is being utilized. Also, remove the notes pertaining to "modified per MPD". 3. Zoning Requirements. On sheet 2 remove the interior/exterior widths that pertain to townhouses and provide the setbacks for unroofed decks and related features. 4. Photometric Plan and Street Lighting. A photometric plan is required with this submission. At a minimum one street light is required at the intersection of Rachel Carson and Atlantic Lane; however additional lightings should be provided. 5. Easements and BRL's. Merge all easement lines with Building Restriction Lines. 6. BRL's. On sheets 7 and 8 label all BRL's. 7. Easements. Label all easements. 8. Lake Trail. Show where the lake trail connects with the trail in adjacent existing section. 9. Landscaping Plan. Address the following on the landscaping plan: a. Provide a landscaping plan for the entire phase, not a lot detail. b. Street tree landscaping needs to be shown along Rachel Carson Drive. c. Provide a plant list for the landscaping (the type being proposed, not a list of all 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Patrick Veltri RE: Subdivision #09-13 November 19, 2013 Page 2 acceptable types). d. Notes (1) all planting shall conform with § 165-203.01 B of the Frederick County Zoning Ordinance (Plant selection, planting procedure, and maintenance), and (2) any plant substitutions must be approved in writing by the Frederick County Planning Department. After you have revised the subdivision design plan, please resubmit two copies so that I may verify the information contained on the plan. I will need all approved review agency comment sheets and at least five copies of the final plan for approval. Sincerely, 04xaz �- e-� Candice E. Perkins, AICP Senior Planner CEP/pd cc: Lansdowne Development Group Attachment L_ F 7'L F OCT 2 4 2C SUBDIVISION APPLICATION FREDERICK COUNTY, VIRGINIA f - Office Use Only - Date: Z Application #: — MDP: es no If no, has the MDP requirement been waived by the Planning Director?: yes no, If the MDP has been waived, fill in the following public meeting dates for the final plats: i PC Meeting Date BOS Meeting Date 1. Applicant: Name: Lansdowne Development Group, LLC Telephone: 7039951849 Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 2. Property Owner (if different than above) Name: MREC Shenandoah -Telephone: 7039951849 Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 3. Please list names of all owners, principals, and/or majority stockholders: Mr. Leonard S. "Hobie" Mitchel 4. Contact person if other than above Name: 5. Name of Proposed Subdivision: 6. Number of Lots: 39 7. Total Acreage: 15.24 Telephone: Shenandoah Phase II Section I 1 mile South of the intersection of Lord Fairfax Highway and Stonewall Jackson Highway 8. Property Location: (Give State Route 9 and name, distance and direction from intersection) 9 9. Magisterial District: opequon 10. Property Identification Number (P.I.N.): 87 A 103 c (Parent Tract) 11. Property zoning and present use: R5 (vacant) 12. Adjoining property zoning and use: USE ZONING North Vacant R5 East Vacant R5 South Vacant R5 West Lake Frederick N/A Lake Frederick 13. Has a Master Development Plan been submitted for this project? ✓7Yes nNo 14. If yes, has the final MDP been approved by the Board of Supervisors? Yes VNo 15. What was the Master Development Plan title? Shenandoah Master Development Plan 16. Does the plat contain any changes from the approved MDP? YesNo 17. If yes, specify what changes: Minimum Lot Size (smallest lot): 5500 Square Feet Number and types of housing units in this development: 39 Single Family Detached I have read the material included in this package and understand what is required by the Frederick County Planning Department. I also understand that all required material will be complete prior to the sub ion of Ty.4ite plan. Signature: Date: M IZ3 l ZO 13 El SUBDIVISION DESIGN PLAN CHECKLIST The subdivision design plan shall be drawn at a scale that is acceptable to the Subdivision Administrator. The subdivision design plan shall include a sheet depicting the full subdivision submitte The subdivision design plan shall include the following information: Title "Subdivision Design Plan for ",3hz.j jj rU-VrLoP.1EMi POOL with a notation of all previous names of the subdivision. Original property identification number. Page number and total pages on each page. / Name of the owner and/or subdivider. Vicinity map (scale of one to two thousand (1:2000)) showing all roads, properties and subdivisions within one thousand (1000) feet of the subdivision. .� Written and graphic scale. -� Day, month and year plan prepared and revised. / North arrow. Name of the Magisterial District where located. Zoning of all land to be subdivided. Boundary survey of all lots, parcels and rights -of -way showing bearings to the nearest minute and distances to the nearest one -hundredth (1/100) of a foot. Topography shown at a contour interval acceptable to the Subdivision Administrator but in no case greater than five (5) feet. Names of owners, zoning and use of all adjoining properties and deed book and page number references for each adjoining parcel. Proposed use of each lot, with the number of lots in each use category. Area of each lot and parcel, the total area of the subdivision and the total area in lots. Location and area of each parcel of common open space and the total area of common open space. Location; names, right-of-way widths and classifications of existing and planned roads, streets and shared private driveways adjacent to and on the property. Existing or proposed utilities, sewer and water lines, manholes, fire hydrants and easements. Existing and proposed drainage ways, drainage facilities, culverts and drainage easements with dimensions and design details / Storm water management plan with calculations describing how storm water management requirements are being met, including the location and design details of proposed facilities. / Proposed grading plan including spot elevations and flow arrows / Cross sections, profiles and design details of all proposed streets, roads, culverts, storm sewers, sanitary sewers and water mains. Locations, dimensions and cross sections of existing and proposed sidewalks and walkways. Location of environmental features including floodplain, steep slopes, wetlands, sinkholes, woodlands and natural storm water detention areas. Names of all streams and bodies of water, including all one -hundred -year flood limits as mapped by FEMA. Location of all land to be dedicated or reserved for public use. Location of required setback lines on each lot. (� Location of proposed recreational areas and facilities. 10 Location of proposed buffers and screening with design details, locations and types of plants and screening. Proposed landscaping with location and types of plants. Certification by an engineer, surveyor or other qualified professional of the accuracy of the plat. (/ Signature of the owner or principals certifying ownership of the property. Statement listing all requirements and conditions placed on the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. Signature line for the Subdivision Administrator. 12 11 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) MREC Shenandoah VA, LLC Go Lansdowne Development Group, LLC (Phone) (703) 995-1849 (Address) 2553 Dulles View Drive, Suite 400, Herndon. VA 20171 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (tts), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 130006454 on Page 0411 and is described as Parcel: — t-c— Lot: 5nH ­ Block: _ Section: Subdivision: do hereby make, constitute and appoint: (Name) Bowman Consulting Group, Ltd. (Phone) (703) 443-2400 (Address) 101 South Street SE, Leesburg, Virginia 20175 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: Rezoning (including proffers) _7_1 Conditional Use Permit _Master Development Plan (Preliminary and Final) _Subdivision Site Plan Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: NIA This authorization shall expire one year from the day it is signed; or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my our) hand and seal this, l day of . 2013 , Signature(s) 1ZTc.H., t2.P p. L Al4i-mm, State of Virginia, City/County of_ LrAAArA.�_I,�, _. , To -wit: certify that the person(s) who signed to tl�&'J* acknowledged the same before me in the jkki JJR� i Notary Public in and for the jurisdiction aforesaid, ogstrument �Vsonally appeared before me and has ! {&thiOl --clay of U t u_ 2013 . . PUBLIC 1' fl�_ REG # 291706 C--- (LQawj_,�_- e1^%,.1J0S v1y (Smmission Expires: WI'C�k, 3(t ;�1 Notary Publics EXPIRES CtiXi SCpYv� M (SS I one cl t'10 ? 3/31 /2016 '",, _ ALTH Cft,• •fi,...... t%%' EXHIBIT A LEGAL DESCRIPTION PARCELS LOCATED IN FREDERICK COUNTY VIRGINIA All of those certain lots or parcels of real property, situate, lying and being in the County of Frederick, Commonwealth of Virginia, and more particularly described as follows: Opelvon Dis+eic� PHASE 1, SECTION 3, SHENANDOAH LOTS 80-87, PHASE 1, SECTION 3, SHENANDOAH, as duly dedicated, platted and recorded by Deed of Subdivision. Easement and Conveyance dated May 17, 2006, recorded as Instrument 060009455 among the Land Records of Frederick County, Virginia. FOR INFORMATION Lot 80 Phase 1, Section 3 87B-1-3-80 Lot 81 Phase 1, Section 3 87B-1-3-81 Lot 82 Phase 1, Section 3 8713-1-3-82 Lot 83 Phase 1, Section 3 8713-1-3-83 Lot 84 Phase 1, Section 3 87B-1-3-84 Lot 85 Phase 1, Section 3 87B-1-3-85 Lot 86 Phase 1, Section 3 8713-1-3-86 Lot 87 Phase 1, Section 3 87B-1-3-87 AND BEING as to Lots 83-87 Phase 1 Section 3, Shenandoah as conveyed by Beazer Homes to Oxbridge Development at Shenandoah, by Deed of Exchange dated November 8, 2006, recorded as Instrument 060021337 among the Land Records of Frederick County, Virginia. PHASE 1, SECTION 4, SHENANDOAH LOTS 139-142 AND 147-49, PHASE 1, SECTION 4, SHENANDOAH as duly dedicated, platted and recorded by Deed of Subdivision and Easement dated August 16, 2006, recorded as Instrument 060015633. FOR INFORMATION Lot 139 Phase 1, Section 4 8713-1-4-139 Lot 140 Phase 1, Section 4 87B-1-4-140 Lot 141 Phase 1, Section 4 8713-1-4-141 Lot 142 Phase 1, Section 4 87B-1-4-142 Lot 147 Phase 1, Section 4 87B-1-4-147 Lot 148 Phase 1, Section 4 87B-1-4-148 Lot 149 Phase 1, Section 4 87B-1-4-149 AND BEING as to Lot 149 Phase 1 Section 4, Shenandoah as conveyed by Beazer Homes to Oxbridge Development at Shenandoah, by Deed of Exchange dated November 8, 2006, recorded as Instrument 060021337 among the Land Records of Frederick County, Virginia. PHASE 1, SECTION 5, SHENANDOAH Schedule A - Page 1 0 .P- LOTS 93-103 AND LOTS 131-132 PHASE 1, SECTION 5, SHENANDOAH, as duly dedicated, platted and recorded by Deed of Subdivision and Easement dated October 30, 2006, recorded as Instrument 060020323 among the Land Records of Frederick County, Virginia. FOR INFORMATION: Lot 93 Phase 1, Section 5 87B-1-5-93 Lot 94 Phase 1, Section 5 87B-1-5-94 Lot 95 Phase 1, Section 5 8713-1-5-95 Lot 96 Phase 1, Section 5 8713-1-5-96 Lot 97 Phase 1, Section 5 87B-1-5-97 Lot 98 Phase 1, Section 5 8713-1-5-98 Lot 99 Phase 1, Section 5 8713-1-5-99 Lot 100 Phase 1, Section 5 8713-1-5-100 Lot 101 Phase 1, Section 5 87B-1-5-101 Lot 102 Phase 1, Section 5 87B-1-5-102 Lot 103 Phase 1, Section 5 87B-1-5-103 Lot 131 Phase 1, Section 5 87B-1-5-131 Lot 132 Phase 1, Section 5 87B-1-5-132 PHASE 2, SECTION 1, SHENANDOAH LOTS 176-178, 190-195, 202-207, 211-214 and 218-228, PHASE 2, SECTION 1, SHENANDOAH , as duly dedicated, platted and recorded by Deed of Subdivision and Easement dated February 25, 2008, recorded as Instrument 080002270. FOR INFORMATION Lot 17.6, Phase 2, Section 1 87B-2-1-176 Lot 177, Phase 2, Section 1 8713-2-1-177 Lot 178, Phase 2, Section 1 8713-2-1-178 Lot 190, Phase 2, Section 1 87B-2-1-190 Lot 191, Phase 2, Section 1 87B-2-1-191 Lot 192, Phase 2, Section 1 87B-2-1-192 Lot 193, Phase 2, Section 1 8713-2-1-193 Lot 194, Phase 2, Section 1 8713-2-1-194 Lot 195, Phase 2, Section 1 87B-2-1-195 Lot 202, Phase 2, Section 1 8713-2-1-202 Lot 203, Phase 2, Section 1 8713-2-1-203 Lot 204, Phase 2, Section 1 8713-2-1-204 Lot 205, Phase 2, Section 1 87B-2-1-205 Lot 206, Phase 2, Section 1 87B-2-1-206 Lot 207, Phase 2, Section 1 87B-2-1-207 Lot 211, Phase 2, Section 1 8713-2-1-211 Lot 212, Phase 2, Section 1 8713-2-1-212 Lot 213, Phase 2, Section l 87B-2-1-213 Lot 214, Phase 2, Section 1 8713-2-1-214 Lot 21.8, Phase 2, Section 1 8713-2-1-218 Lot 219, Phase 2, Section 1 8713-2-1-219 Lot 220, Phase 2, Section 1 8713-2-1-220 Lot 221, Phase 2, Section 1 878-2-1-221 Lot 222, Phase 2, Section 1 8713-2-1-222 5 TIC' Lot 223, Phase 2, Section 1 87B-2-1-223 Lot 224, Phase 2, Section 1 8713-2-1-224 Lot 225, Phase 2, Section 1 8713-2-1-225 Lot 226, Phase 2, Section 1 87B-2-1-226 Lot 227, Phase 2, Section l 87B-2-1-227 Lot 228, Phase 2, Section 1 87B-2-1-228 AND BEING as to Lots 193, 194, and 195, Phase 2, Section 1, SHENANDOAH, the same property acquired by Oxbridge Development at Shenandoah from Winchester Homes by Deed of Exchange dated June 30, 2008, recorded as Instrument 080007906 among the Land Records of Frederick County, Virginia. ALL OF THE FOREGOING PROPERTIES BEING a portion of the same property conveyed by Wheatlands, LLC, a Virginia limited liability company, to Oxbridge Development at Shenandoah, L.C., a Maryland limited liability company, by Virtue of a Special Warranty Deed dated October 29, 2004, and recorded November 1, 2004, in Deed Book 418 at page 387, among the land records of Clarke County, Virginia; and on October 29, 2004, as Instrument Number 040022116, among the land records of Frederick County, Virginia. AS ADJUSTED by Deed of Boundary Line Adjustment and Conveyance dated July 18, 2005 between EFG, L.C. and Oxbridge Development at Shenandoah L.C. recorded as Instrument 050015737, Land Records of Frederick County. O Z- M LESS AND EXCEPT "Parcel A" Phase 1 Section 1 Shenandoah, conveyed to Frederick County Sanitation Authority by Deed of Gift and Easement dated April 27, 2007, recorded as Instrument 070009576. LESS AND EXCEPT Land dedicated for public use to Virginia Department of Transportation by Deed of Dedication dated January 13, 2009, recorded in Deed Book 504, at Page 1006, among the Land Records of Clarke County LESS AND EXCEPT "Parcel A" conveyed to Wheatland Associates, and land dedicated for public streets in Deed of Dedication, Subdivision, Easement and Conveyance dated March 15, 2010, recorded in Deed Book 520 at Page 546 among the Land Records of Clarke County AS ADJUSTED by Deed of Exchange between Oxbridge Development at Shenandoah, L.C. and Commonwealth of Virginia, Department of Game and Inland Fisheries, dated January 25, 2008, recorded as Instrument 080002121, Land Records of Frederick County. LESS AND EXCEPT .06082 acres, more or less, dedicated to public use by Virginia Department of Transportation by Deed of Dedication dated January 13, 2009, recorded as Instrument 090000409, Land Records of Frederick County. NOTE: M&T Bank did not consent in this Deed of Dedication and no subsequent release of this area was noted. LESS AND EXCEPT 39.6123 acres of land, more or less, conveyed to Commonwealth of Virginia, Department of Game and Inland Fisheries by Deed of Gift dated December 10, 2009, recorded as Instrument 100001968, Land Records of Frederick County. LESS AND EXCEPT all parcels conveyed to third parties or Shenandoah Homeowners Association, Inc. by the various Deeds of Subdivision and subsequent Deeds of Gift, recorded among the Land Records of Frederick County, Virginia. vIRGINIA: FR,-DERICK COUNTY.SCT. This instrument of writing was produced to me on tD - 3 " 2D1 3 at 2,p and with certificate acknowledgement ther o annexed was admitted to record. Tax imposed by Sec. 58.1-802 of $ Uddco , and 58.1-801 have been paid, if assessable. 4e-.4 t-AO , CIerk 3000436 v.3 REQUEST FOR SUBDIVISION PLAN COMMENTS Frederick County Department of Planning & Development Mail to: Frederick County Department of Planning & Development 107 North Kent Street, Winchester, Virginia 22601 Phone: (540) 665-5651 Hand deliver to: Frederick County Department of Planning & Development 107 North Kent Street, 2nd Floor Winchester, Virginia22601 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Design Plan with this sheet. Applicants Name: Lansdowne Development Group, LLC Telephone: 7039951849 Mailing Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 Name of development and/or description of the request: Shenandoah Development Location of Property: 1 Mile South of the intersection of Lord Fairfax Highway and Stonewall Jackson Highway Department of Planning & Development Comments: Date Received _ Date Reviewed Revision Required -PLANNING DEPARTMENT USE ONLY - Review Number 1 2 3 4 5 (circle one) Date Approved Signature & Date: t Please Return Form to Applicant" 16 Bowman C O N 5 U L T 1 N G 101 South Street, S.E. Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703) 443-2425 www.bowmanconsulting.com To: Frederick County Department of Planning & Development 107 North Kent Street, 2nd Floor Winchester, VA 22601 Attn: LETTER OF TRANSMITTAL Date: October 24, 2013 Project Name: Shenandoah - Final Design Project No: 6742-01-005 Re: I st Submission - Shenandoah Development Phase II Section I Via: Hand Delivery We are forwarding: QUANTITY DESCRIPTION 2 Sets of Shenandoah Development Phase II Section 1 Submission I Completed Request for Subdivision Plan Comment Sheet _ Fee Check for $6,400.00 (#0032) OCT 2 4 2013 Subdivision Application and Checklist F! _ `y ni f" I Copy of Completed Special Limited Power of Attorney Form COMMENTS Urge Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P.E., Project Engineer Confirmation of Receipt Required: Received by: (Signatu (Print Name) (Date) 312212010 it -0- ,2� U9 OCT 2 4 2013 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE f NITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCLMENTDOESNOTAfEETYOUR APPROVAL PLEASEPROVIDE COAfAfENTSAS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. Initials Date & Time jCandice u u Mark Dana Eric Mike Sohn R COAfMENTS: V o o t- Received by Clerical Staff (Date & Time): l D l z, 9 l l (S:Offlce on Black boxTorms0ocument Approval Form — 09115112.) Please rote: The Subdivision/MDP plans associated with this file are located in the file room. SUBDIVISION M-13 5HEN OPEQUON 39 LOTS SINGLE