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HomeMy WebLinkAbout08-13 Shenandoah at Lakeside Towns 90 Lots 10.80 Acres Townhouses Opequon - BackfileSUBDIVISION CHECKLIST 1. Comment sheets from the following agencies, along with any marked copies of the plan: VDOT<• ,✓ City of Winchester GIS Authority ZHealth Department Sanitation Inspections Department ✓ Parks & Recreation ✓ Fire Marshall y,' County Engineer 2. ✓ One copy of the subdivision application TRACKING SHEET �( I t -I i 3 Application received To be filled in if an MDP is associated with this subdivision Vd4recr �� :o, 0o10-bi MDP # 0--nOwNe- + SV\eV10xNam,- \ i;a4. ci- Approved by BOS: )(I C1 1 1 Admin. Approval: U� C Fee paid ( $ I" l�3 Information entered in D-base and Reference Manual Q $�' Application Action Summary updated �S ti,14 -;�16-i4-Plat{s) signed by�Subdivision Administrator Iq Approval letter to applicant/copy to file & cc's Copy of final subdivision plat(s) [with signatures] made and given to GIS for structure numbering assignment C6- a b- l y 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 # Bond estimate (if required) $_ OFFICIAL RECEIPT FREDERICK CIRCUIT COURT DEED RECEIPT DATE: 08/28/14 TIME: 14:32:25 ACCOUNT: 069CLR140007242 RECEIPT: 14000015023 CASHIER: EAB REG: WE17 TYPE: DOD-PL PAYMENT: FULL PAYMENT INSTRUMENT 140007242 BOOK: PAGE: RECORDED: 08/28/14 AT 14:32 GRANTOR: MREC SHENANDOAH VA LLC EX: N LOC: CO GRANTEE: MREC SHENANDOAH VA LLC EX: N PCT: 1000 AND ADDRESS , RECEIVED OF THOMAS MOORE LAWSON/COUNTER DATE OF DEED: 08/28/14 CHECK: $56.00 DESCRIPTION 1: OP DIST PAGES: 45 OP: 0 2: SHENANDOAH, LAKESIDE TOWNS NAMES: 0 CONSIDERATION: .00 A/VAL: .00 MAP: 87-A-103 PIN: 301 DEEDS 48.50 145 VSLF 1.50 106 TECHNOLOGY TRST FND 5.00 035 VOF FEE 1.00 TENDERED 56.00 AMOUNT PAID: 56.00 CHANGE AMT : .00 CLERK OF COURT: REBECCA P. HOGAN PAYOR'S COPY RECEIPT COPY 1 OF 2 N W co DEED_ OF DEDICATION, SUBDIVISION, EASEMENT AND CONVEYANCE THIS DEED OF DEDICATION, SUBDIVISION, EASEMENT AND CONVEYANCE is made this 14FO day of August, 2014, by and between MREC 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, a body corporate and politic (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-103, 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-103 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 tV w U3 and recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia (the "Property"); and WHEREAS, it is the desire and intent of MREC to subdivide a portion of 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 December 6, 2013, entitled "Final Plat Shenandoah Lakeside Towns" 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. 130009486 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 also subject to a the lien of a Credit Line Deed of Trust, Assignment, Security Agreement and Fixture Filing dated April 8, 2014, and recorded as 2 CD (V .7' O 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 10.64994 acres into lots and parcels to be known as Lots 1 through 90, inclusive and Open Space Parcel A and Parcel B, Lakeside Towns, Shenandoah as well as five (5) private drives shown and depicted on the Plat as "Hornbeam Drive," "Fritillary Court," "Chamomile Court," "Trout Lily Drive" and "Rachel Carson Drive" 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 3 0 N egress, for construction and maintenance of utilities, for County and other emergency vehicles, 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. 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 MP -EC, said easements being more particularly bounded and described on the Plat. The foregoing easements are subject to the following conditions where applicable: 0 c-J N), N 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, 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 O N GJ 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. SANITARY SEWER AND WATERLINE 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 FCSA, its successors and assigns, with general warranty of title, several twenty foot (20') sanitary sewer easements and several twenty foot (20') waterline easements (collectively the "FCSA Easements"). The FCSA Easements are perpetual and are for the purposes of constructing, operating, maintaining, adding to, altering or replacing present or future water mains and sanitary sewer lines, including, but not limited to, fire hydrants, valves, meters, building service connections and connection lines, sanitary lateral lines, manholes and 9 tV other appurtenant facilities for the transmission and distribution of water and the collection of sanitary sewage and its transmission through, upon and across the Property. Said FCSA Easements are more particularly bounded and described on the Plat as "SS" and "W", and include FCSA's right to go on, over and upon said FCSA Easements for the aforesaid purposes. The foregoing FCSA Easements granted to the FCSA are subject to the following rights and conditions: 1. All water mains and sanitary sewer lines and appurtenant facilities which are installed in the FCSA Easements 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 Easements for the purposes named herein, and shall have all rights and privileges reasonably necessary to the exercise of the FCSA Easements. In the event FCSA is unable reasonably to exercise the right of ingress and egress over the FCSA Easements, FCSA shall have the right of ingress and egress over the land of the MREC adjacent to such FCSA Easements in order to access the FCSA Easements; 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 Easements being conveyed deemed by FCSA to interfere with the proper and efficient construction, operation and maintenance of said water mains and sewer lines 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 Easements which are disturbed in any 7 N -P' CJn manner by the construction, operation and maintenance of said water mains and sewer lines and appurtenant facilities. Such restoration shall include the backfilling of trenches and the re- seeding of lawns or pasture areas, but shall not include the replacement of structures, trees and other facilities located within the area of the FCSA Easements. 4. MREC shall retain the right to use the Property which is subject to the FCSA Easements 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 Easements 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 Easements 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 Easements 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 Easements for the purposes for which such FCSA Easements are granted herein. In the event a use of any area within the FCSA Easements is approved by FCSA, but requires the relocation and/or the adjustment of the depth of the FCSA's water mains, sewer lines 0 N -4:- M and/or appurtenant facilities, all costs required to accomplish such relocation or adjustment shall be paid by MREC. 5. At such time as any portion of the area(s) within the FCSA Easements 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, sewer lines and appurtenant facilities in said location. 6. MREC covenants that it is seized of and has the right to convey said FCSA Easements and related rights and privileges, that the FCSA shall have quiet and peaceable possession, use and enjoyment of the FCSA Easements 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 Easements 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 Easements 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 ►'. 0 N r-- 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 judgment rate of interest under the Virginia Code. The FCSA shall have the right to enforce the terms of these FCSA Easements 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 these FCSA Easements, 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 Easements 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 Easements. PRIVATE DRIVE INGRESS/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 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 "Hornbeam Drive," "Fritillary Court," "Chamomile Court," "Trout Lily Drive" 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." Hornbeam Drive shall serve Lots 10 N Z— CO 1 through 18, inclusive, Lakeside Towns, Shenandoah. Fritillary Court shall serve Lots 19 through 34, inclusive, and Lot 43, Lakeside Towns, Shenandoah. Chamomile Court shall serve Lots 35 through 42, inclusive, and Lots 45 through 52, inclusive, Lakeside Towns, Shenandoah. Trout Lily Drive shall serve Lots 53 through 90, inclusive, and Lot 44, Lakeside Towns, Shenandoah. That portion of Rachel Carson Drive designated as a private street on the Plat shall serve Lots 1 through 90, inclusive, Lakeside Towns, Shenandoah. Shenandoah HOA shall be responsible 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. CD (V SIDEWALK/TRAIL 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 with special warranty of title unto Shenandoah HOA several public access easements and rights -of -way for the purposes of constructing, using and maintaining utilities and a sidewalk/trail over and across the Property as shown on the Plat described as "TR," said easements to be used exclusively for pedestrian and non -motorized vehicular uses, 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 easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise thereof and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed 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 easements free from any obstructions and 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, use and maintenance of said easements. 3. Shenandoah HOA shall have the right in its sole discretion to provide paving and to plant trees and shrubbery within the easements which shall remain the property of Shenandoah HOA, its successors and assigns. 12 N CJ1 O 4. The construction, repair and maintenance of the easement areas shall be the responsibility of Shenandoah HOA. SIGHT DISTANCE 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 several sight distance easements over those certain areas and in the locations shown on the Plat, identified as "SI," in accordance with the terms and conditions of the Declaration. 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 Parcel A and Parcel B, Lakeside Towns, Shenandoah, containing 6.00558 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 13 0 fV cri for public use, and Open Space Parcel A and Parcel B, Lakeside Towns, Shenandoah, and each Private Drive subordinate the lien of the 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 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 WashigntonFirst 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 portions of the Property dedicated for public use, and Open Space Parcel A and Parcel B, Lakeside Towns, Shenandoah, and each Private Drive 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 14 CO tV cn N 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. 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] 15 WITNESS the following seals and signatures: MREC SHENANDOAH VA, LLC By: Its: By: Leonard. Its: Manager STATE/COMMONWEALTH OF CITY/COUNTY of , to -wit: on Partners, LLC The foregoing instrument was acknowledged before me this Leongo,,,5. Mitchel, Manager of Shenandoah Station Partners, •9 P '53�0�4 20 6 Q - z�i v Regig'tratir jrN o. 0/ day of June, 2014 by LLC, Manager of MREC JOSEPH JENKINS, TRUSTEE sole acting Trustee STATE/COMMONWEALTH OF CITY/COUNTY of , to -wit: The foregoing instrument was acknowledged before me this day of June, 2014 by JOSEPH JENKINS, TRUSTEE. My commission expires Registration No. Notary Public CD tV c.n w 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 June, 2014 by Leonard S. Mitchel, Manager of Shenandoah Station Partners, LLC, Manager of MREC SHENANDOAH VA, LLC. My commission expires Registration No. Notary Public JOSEPH 4ENKIUSTEE sole acting Trustee STATE/COMMONWEALTH OF V1k6( Yij9 CITY/COUNTY of ��}��fqy� , to -wit: Ju/f The foregoing instrument was acknowledged before me this Oleo day of JwiE, 2014 by JOSEPH JENKINS, TRUSTEE. My commission expires Registration No. Notary Public N&ary Public comrnorwatafth of virgiefa lam. #31E,e+07 - £acp.12J31/17 O N r IX"Z NVR, INC By: Its: Joe Jenkins, Vke President COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF r„ P q%s, , to -wit: The foregoing instrument was acknowledged before me this 3�h day of 3e, 2014 by ,doe ,5NK.iiV6 , ,/p of NVR, INC. My commission expires: Registration Number: STATE/COMMONWEALTH OF CITY/COUNTY of Nota P lic Bt_ fHAW JOKES Notary Pubtc Commom veatth of Vh-&da Rag, # 312407 . E.)cp.12/31N7 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 co ry cn cn sue. CD ry cn NVR, INC. By: Its: COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF , to -wit: The foregoing instrument was acknowledged before me this day of July, 2014 by 5 of NVR, INC. My commission expires: Registration Number: Notary Public GEORGE W/./CONNORS, TRUSTEE STATE/COMMONWEALTH OFyt+fGUu� �� CITY/COUNTY of , to -wit: The foregoing instrument was acknowledged before me this day of July, 2014 by GEORGE W. CONNORS, TRUSTEE. Notary Public My commission expires Registration No. JENNIE YI LIN f{ Commonwealth of Virginia 3 Notary Public Commission No. 7588492 MY Commission Expires 04/30/2018 M. KEVIN MCCUSTY, TRUSTEE STATE/COMMONWEALTH OF �r(�ihlG CITY/CBb"�I-TY of l- �rlc�-,�/ , to -wit: The foregoing instrument was acknowledged before me this AL day of July, 2014 by M. KEVIN MCCUSTY, TRUSTEE. My commission expires N ,,3 I Z U%r Registration No. a 73 O N C.fl -_! 0Ui)-) Notary Public ••,• Ft0 W'''••,�, N JpxP..B��c,. . s�P�eli6101o1``' 4HINGTO FIRST BANK By: ktrn Its: COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF ��,t , to -wit: The foregoing instrument rument was acknowledged before me this�� day of July, 2014 by kk,3v t , �, tC c� in1x�1 Q�w of WASHINGTONFIRST BANK. My commission expires: Registration Number: 7 S $& qg Z Notarkul ::y�R<7•�,,, JENNIE YI LIN r Commonwealth of Virginia Notary Public Commission No. 7588492 My Commission Expires 04/30/2018 0 N C.n Co SHEN'Y DOAH HOMEOWNERS ASSOCIATION, INC. By: Leonard S. Mitchel Its: President COMMONWEALTH OF VIA GINIA, CITY/COUNTY OF to -wit: The foregoing instrument was acknowledged before me this g v' 7r_ day of June, 2014 by Leonard 5.Mitchel, President of SHENANDO�I-I WNERS ASSOCIATION, INC. W A l k ,.. .. 53 � PEo #�M\ss�oN ¢'- NotarJAO y ublic GEX M coi1��13i y t�n•�X�iR�s� ` Registratio'fi`unnY'.'�'%T;�ji�,r/•�f FREDERICK COUNTY SANITATION AUTHORITY By: U e E. Weindel Ze Its: Engineer -Director STATE/ ONWE TH OF CITY/ OUN Y OF , to -wit: The foregoing instrument was acknowledged before me this g � day of July, 2014 by Uwe E. Weindel, Engineer -Director of Frederick County Sanitation Authority. Notary Pu lic My commission expires: Registration Number: TASHEMA LAVONNE LONG NOTARY PUBLIC REGISTRATION N 7265287 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES AUGUST 31. 201 7 O N Ui tl.D C:) r%,) GIN HUDSON CD HOLLOW RD RT 636 r. RACHEL CARSON DR - SITE LAKE / c�' Q FREDERICK RACHEL CARSON DR P, 7 �7 LAKE FREDERICK DR C VICINITY MAP SCALE: 1" = 2,000' APPROVED BY: FREDERICK COUNTY SUBDIVISION ADMINISTRATOR DATE �ZXl- FREDERICK COUNTY SANITATION AUTHORITY DATE OWNER'S ONSENT: THE A IF EGOING SUBDIVISION OF THE PROPERTY OF MIREC SHENANDOAH VA, LLC AS AF pp APP N ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESI E OF UNDERSIGNED OWNERS, PROPRIETOR AND TRUSTEES, IF ANY. -9.ip. SIGNATURE NOTARY PRINTED NA PUBLIC NOTARY PUBLIC REG. #7531074 My COMMISSION: STATE WVV 1"a EXPIRES 7/31/2016 CITY/COUNTY -'OF JZ THE FOREGOINGINSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON AM Q MY COMMISSION EXPIRES DATE N'bTAf;(Y PUIYLT6 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 MIREC SHENANDOAH VA, LLC BY DEED RECORDED AS INSTRUMENT 130010885 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. FINAL PLAT EXHIBIT SHENANDOAH A LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 6742-A-RP-004 DWG: P:\6742 - Shenandoah Frederick County, VA\6742-01-001 (SUR) - Lake Frederick\Survey\Plots\6742-A-RP-004-01.dwg DATE: DECEMBER 6, 2013 O` t' q �an REVISION OFI 04-15-14 COUNTY COMMENTS 05-14-14 WATERLINE REVISIONS C-oh-v ro. C 0 N S U L T I N G Bowmen CormftV Group, Ltd Phone: (703) 443-2400 PAUL SW TZ 101 South Street' SE Fax (703) 443-2425 L89dxM Vk*k 2W5 wwwbowrancorwiftcom Lic. No. 002701 0 eoeernCUwUIlVCbvWLJd BRG PROJECT NO: 6742-01-005 SHEET 1 OF.ZLIBY: SKS COUNTY REF NO: ISCALE: NONE CHK: NOTES: ADJOINER INFORMATION 1. FREDERICK COUNTY PIN: 87—A-103; ZONED R5. "" = ==_""' " '"'_' ' "" ' " °"' 2. THE HORIZONTAL DATUM WAS ESTABLISHED BY STATIC GPS O :.i'`�'•.:i ''<i: ..... . % c CONTROL METHODS. THE HORIZONTAL DATUM IS REFERENCED TO SPC 83—VIRGINIA (NORTH), GEOID g2009uO8 AND IS REFERENCED IN U.S. SURVEY FEET. INSTR. 100001969 3. THIS PLAT WAS PREPARED WITHOUT BENEFIT OF A TITLE REPORT. INSTR. 100001968 (BLA) 4. PERMANENT MONUMENTATION WILL BE SET AT ALL LOT CORNERS INSTR. 080002121 (BLA) IN COMPLIANCE WITH COMMONWEALTH OF VIRGINIA AND FREDERICK D.B. 543, PC. 751 COUNTY REGULATIONS. TM 87—A-103B 5. ALL PROPERTY OWNERS IN SHENANDOAH ARE REQUIRED TO ZONING: R5 BELONG TO THE SHENANDOAH HOMEOWNERS ASSOCIATION. THE ASSOCIATION IS THE OWNER OF ALL OPEN SPACE AND PRIVATE OPEN SPACE 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 O RULES OF THE ASSOCIATION ARE SET FORTH IN THE RESTRICTIONS AND COVENANTS RECORDED AS INSTRUMENT INSTR. 080002270 060001208 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. TM 8713-2-1-228C ZONING: R5 6. THIS SUBDIVISION IS BASED ON THE SUBDIVISION DESIGN PLAN FOR SHENANDOAH DEVELOPMENT, LAKESIDE TOWNS, DATED JULY OPEN SPACE 2013 AND APPROVED MARCH 2014. 7. ALL PRIVATE STREETS SHOWN WITHIN PARCEL B ARE SUBJECT TO O.: "'<:�:'<..'•..� ti." AN INGRESS AND EGRESS EASEMENT. . .. . ........ INSTR. 080002270 TM 87B-2-1-228A EASEMENT LEGEND ZONING: R5 SD STORM DRAINAGE EASEMENT r SI SIGHT DISTANCE EASEMENT INSTR. 080002270 20' SANITARY SEWER EASEMENT TM 8713-2-1-22813 SS (SEE EASEMENT DETAIL THIS SHEET) ZONING: R5 TR TRAIL EASEMENT AREA SUMMARY 20' WATERLINE EASEMENT 87—A-103 17,748,992 S.F. 407.46079 AC. (SEE EASEMENT DETAIL THIS SHEET) LOTS (90) —202,308 S.F. —4.64436 AC. OPEN SPACE PARCEL A —174,534 S.F. —4.00675 AC. EX 20' ACCESS EASEMENT ( AC PARCEL B —87,069 S.F. —1,99883 AC. INSTR. 080002270 RESIDUE 17,285,081 S.F. 396.81085 AC. ( I IE > EX INGRESS/EGRESS EASEMENT LOTS (90) 202,308 S.F. 4.64436 AC. INSTR. 030014883 OPEN SPACE PARCEL A 174,534 S.F. 4.00675 AC. PARCEL B 87,069 S.F. 1.99883 AC. EX 51' SANITARY SEWER EASEMENT (SS ) LAKESIDE TOWNS J INSTR. 080002270 463,911 S.F. 10.64994 AC. T > EX VERIZON EASEMENT EASEMENT DETAIL - INSTR. 070016216 NOT TO SCALE EX 15' PEDESTRIAN ACCESS U > AND UTILITY EASEMENT 20' (TYP) INSTR. 080002270 = 20' (TYP) OW I W I > EX 20' WATER EASEMENT 20(TYP) - j010 L� 10' ' 20' (TYP) — INSTR. 080002270 2 0 FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 6742-A-RP-010 DWG: P:\6742 Shenandoah Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plots\6742—A—RP-010-02.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 COUNTY COMMENTS LTH of P 05-14-14 WATERLINE REVISIONS a��n 07-14-14 CONV TO PRIVATE STREET C 0 N S U L T I N G Bowmen Cormutting GroW, Ltd %A. South Week S.E Lmebur% **& 2W5 a am- coroft 0IM41, ul Mmw (703) 443-2400 Par. (703) 443-2425 wwwbowmancmwA*qcom BRG PROJECT NO: 6742-01-005 COUNTY REF NO: AUL ARTZ Lic. No. 002701 7#Nq SHEET 2 OF 22 BY: SKS SURV SCALE: NONE CHK: �U) CP o�y SHT 15 � / I I �0 —J Z� O i i- cD 0 't coZ- I- r— Z`- CO N SHT' �� CP 16 CD��CP � � � CDL�L� D_TRIVE - '.. 72 TROY .. • 71•, 70 :�....-. :.......:......... \ ` SHT 69 S1 68 :+:.:.....: \ 17 67 CHAMOMILE PARCEL 66 w INSTR. 100001969 COURT A 65 INSTR. 100001968 64 D.B. 543, PG. 751 SHT :,, , _ .. .,.._ 63 Q .., TM 87-A-103B 10 62 ZONING: R5 _42 r` SHT — 41 29 40 sx 9 28 30 39 I 27 r: 31 1 38 26 32 37 FRITILLARY COURT SHEET SHEET 4 SHEET 5 SHEET 6 SHEET 7 SHEET 8 SHEET 9 SHEET 10 SHEET 11 SHEET 12 SHEET 13 SHEET 14 SHEET 15 SHEET 16 SHEET 17 SHEET 18 SHEET 19 SHEET 20 SHEET 21 SHEET 22 SHT 6 7 = PARCEL B \ % LINE TABLE r h \\X CURVE TABLE IE � \ L J LOTS 1-6 & PARCELS A & B \ LOTS 7-16 & PARCELS A & B \ LOTS 17-22 & PARCELS A & B LOTS 23-28 & PARCELS A & B LOTS 29-43 & PARCELS A & B LOTS 45-52 & PARCELS A & B LOTS 53-60 & PARCELS A & B LOTS 61-71 & PARCELS A & B LOTS 72-78 & PARCELS A & B LOTS 44 & 79-75 & PARCELS A & B LOTS 86-90 & PARCELS A & B PARCEL A & EASEMENTS EASEMENTS EASEMENTS FINAL PLAT EASEMENTS EASEMENTS SHENANDOAH EASEMENT DETAILS LAKESIDE TOWNS 150 0 75 150 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE INDEX: cn N MINIMUM SETBACK REQUIREMENTS: 35' FROM RACHEL CARSON DRIVE 25' FROM ALL OTHER PRIVATE STREETS FRONT = 25' REAR = 20' SIDE = 10' PARKING = 15' EXISTING ZONING: R5 EXISTING USE: VACANT 6742-A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-010-03.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 COUNTY COMMENTS LTH of O an 05-14-14 WATERLINE REVISIONS 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G 4� ��, U sowrnen y croup, Ltd Phone: (703) 4as-2400 PAUL S ART 101 south street, SE Fax Z (703) 443-2425 Leestxrg, W*k 2095 wwwbowmar conmitr atom i c . No. _00 2 0 O t m.m C w u§V Grog Ltd / q BRG PROJECT NO: 6742-01-005 SHEET 3 OF 22 BY: SKS L�ND.SUR'q COUNTY REF NO: SCALE: 1" = 150' CHK: LINE TABLE LINE BEARING DISTANCE L1 N 18'04'08" E 7.00' L2 S 63'24'03" E 9.75' L3 N 63'24'03" W 9.75' L4 S 63'24'03" E 16.00' L5 N 63'24'03" W 16.00' L6 S 26'35'57" W 8.00' L7 S 63*24'03" E 16.00' L8 N 63'24'03" W 90.00' L9 N 63'24'03" W 90.00' L10 N 63'24'03" W 90.00' L11 N 73'41'24" W 78.81' L12 N 63'24'03" W 28.11' L13 N 87'41'47" W 54.69' L14 N 63'24'03" W 56.67' L15 N 12'45'53" W 20.58' L16 N 26'35'57" E 290.04' L17 S 25'08'44" W 16.50' L18 N 63'24'03" W 107.92' L19 S 71'35'57" W 15.66' L20 S 26'35'57" W 38.07' L21 S 71'35'57" W 15.36' L22 N 6324'03" W 98.14' L23 N 26'35'57" E 166.94' L24 N 18'24'03" W 43.84' L25 N 63'24'03" W 18.00' L26 S 63'24'03" E 31.50' L27 N 80'45'47" W 95.73' L28 N 71'55'52" W 135.72' L29 N 11'46'34" E 16.21' L30 S 65*26'13" W 47.37' L31 N 85'31'38" W 65.34' L32 S 17'31'57" W 69.12' LINE BEARING DISTANCE L33 S 26'35'57" W 47.05' L34 S 26'35'57" W 237.22' L35 N 63'24'03" W 131.00' L36 N 65'53'33" W 345.00' L37 N 34*38'13" E 76.70' L38 N 23'05'18" E 162.29' L39 N 73'41'24" W 112.81' L40 S 26'35'57" W 175.07' L41 S 63'24'03" E 129.15' L42 N 78'59'33" W 185.86: L43 N 71'55'52" W 120.16 L44 N 26'35'57" E 23.00' L45 N 63'24'03" W 71.00' L46 N 63'24'03" W 71.00' L47 S 77'41'15" W 21.92' L48 N 52'44'46" E 5.94' L49 N 17'35'04" W 13.66' L50 N 27'40'33" E 15.31' L51 N 48'04'58" E 5.31' L52 N 45'14'48" E 8.17' L53 N 05'07'07" E 10.63' L54 S 84'52'53" E 7.04' L55 N 26'24'40" W 6.38' L56 N 6335'20" E 10.63' L57 N 23'27'40" E 8.15' L58 N 10'06'02" W 10.83' L59 N 79'53'58" E 6.33' L60 N 27'58'48" E 123.97' L61 N 11'11'40" E 21.63' L62 N 31 *09' 16" E 72.35' L63 N 20'27'51" E 53.62' L64 N 33'41'03" E 46.46' FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 6742-A-RP-010 I DWG: P:\6742 - Shenandoah - Frederick County, VA\6742-01-001 (SUR) - Lake Frederick\Survey\Plats\6742-A-RP-010-04.dwg I DATE: DECEMBER 6, 2013 I REVISION an04-15-14 COUNTY COMMENTS 05-14-14 WATERLINE REVISIONS C NSULT'NG 07-14-14 CONV TO PRIVATE STREET Bowmen Con Mft Group, Ltd 101 South Street, SE Leeetxrg, VtrgiNe 20175 o Bw w coring G oLp, Lid Rwo (703) 443-2400 Fax (703) 443-2425 wwwbowmanconeulft=n BRG PROJECT NO: 6742-01-005 COUNTY REF NO: SHEET 4 OF 22 BY: SKS SCALE: NONE CHK: vat TH0 U�i`'�• f O PAUL S"WARTZ Lic. No. 002701 ;,ND rim CURVE TABLE CURVE RADIUS LENGTH CHORD BEARING CHORD DELTA TANGENT Cl 370.00' 74.62' N 69' 10'43" W 74.50' 11'33'21 " 37.44' C2 370.00' 74.62' N 69' 10'43" W 74.50' 1 1*33'21 " 37.44' C3 36.00' 1 56.55' N 18'24'03" W 50.91' 90'00'00" 36.00' C4 100.00' 30.30' N 72'04'55" W 30.19' 17'21'44" 15.27' C5 100.00' 15.41' N 76'20'49" W 15.40' 8'49'55" 7.72' C6 27.00' 32.64' N 28*46'18" W 30.69' 69'15'29" 18.65' C7 351.00' 70.79' N 69' 10'43" W 70.67' 11 *33'21 " 35.52' C8 389.00' 78.46' N 69' 10'43" W 78.32' 1 1 *33'21 " 39.36' C9 17.00' 26.70' S 71'35'57" W 24.04' 90100'00" 17.00' C10 17.00' 26.70' S 18'24'03" E 24.04' 90100'00" 17.00' C11 17.00' 25.70' N 69'54'47" E 23.32' 86'37'40" 16.03' C12 17.00' 29.95' S 23'52'01" E 26.22' 100'55'58" 20.60' C13 389.00' 74.23' S 68'52'01" E 74.11' 10*55'58" 37.23' C14 17.00' 26.70' N 71'35'57" E 24.04' 90'00'00" 17.00' C15 17.00' 26.70' N 18'24'03" W 24.04' 90100'00" 17.00' C16 81.00' 4.66' N 65'02'54" W 4.66' 3'17'44" 2.33' C17 61.00' 14.98' N 73'43'46" W 14.94' 14'04'01" 7.53' C18 139.00' 21.43' N 76'20'49" W 21.40' 8'49'55" 10.73' C19 4.00' 6.28' N 26'55'52" W 5.66' 90100'00" 4.00' C20 81.00' 12.49' S 76'20'49" E 12.47' 8'49'55" 6.26' C21 119.00' 36.06' S 72'04'55" E 35.92' 17'21'44" 18.17' C22 55.00.' 86.39' S 18'24'03" E 77.78' 9900'00" 55.00' C23 17.00' 26.70' S 18*24*03" E 24.04' 90'00'00" 17.00' C24 27.00' 32.64' N 81 *58' 13" E 30.69' 69' 15'29" 18.65' C25 34.00' 28.46' N 39'25' 19" W 27.63' 47'57'27" 15.12' C26 24.00' 37.70' S 71'35'57" W 33.94' 90100'00" 24.00' C27 4.00' 6.28' S 18'24'03" E 5.66' 90,00,00" 4.00' C28 4.00' 6.28' S 71'35'57" W 5.66' 90,00,00" 4.00' C29 4.00' 6.28' S 18'24'03" E 5.66' 90'00'00" 4.00' C30 4.00' 6.28' S 71'35'57" W 5.66' 90'00'00" 4.00' C31 4.00' 6.28' S 18'24'03" E 5.66' 90,00,00" 4.00' C32 4.00' 6.28' S 71'35'57" W 5.66' 90'00'00" 4.00' C33 24.00' 37.70' S 18'24'03" E 33.94' 90'00'00" 24.00' C34 34.00' 28.46' S 87'22'46" E 27.63' 47'57'27" 15.12' C35 391.00' 74.86' N 69'28' 18" W 74.75' 10'58' 11 " 37.54' C36 349.00' 3.66' N 74'39'21 " W 3.66' 0'36'06" 1.83, C37 355.00' 71.60' N 69' 10'43" W 71.48' 11'33'21 " 35.92' C38 385.00' 77.65' N 69' 10'43" W 77.52' 1 1'33'21 " 38.96' C39 300.00' 41.51' N 22'38'06" E 41.48' 7'55'43" 20.79' C40 300.00' 90.91, N 72'04'55" W 90.56' 17'21'44" 45.81' C41 300.00' 46.24' N 76'20'49" W 46.20' 849'55" 23.17' C42 15.00' 7.12' N 03'58'52" W 7.06' 27'12'24" 3.63' C43 10.00' 7.90' N 05'02'45" E 7.70' 45'15'37" 4.17' C44 45.00' 16.03' N 37'52'46" E 15.94' 20'24'24" 8.10, C45 12.00' 14.35' N 60'51'32" E 13.51' 68'31'10" 8.17' C46 12.00' 11.10' N 00'05'39" E 10.71' 53'00'37" 5.98' C47 12.00' 1 11.16' N 53'14'57" E 10.76' 53'18'00" 6.02' FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA I 6742-A-RP-010 DWG: P:\6742 - Shenandoah - Frederick County, VA\6742-01-001 (SUR) - Lake Frederick\Survey\Plots\6742-A-RP-010-04.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 COUNTY COMMENTS ��A 0 BOV-11k t�j 05-14-14 WATERLINE REVISIONS . 07-14-14 CONV TO PRIVATE STREET C O N SU L T I N G o Bowmen Com thg GrOW Ltd Phom (703) 443-24W U 1M south street, sE ic. LNFav VW) 443-242s i c . N S T Zo. 002701 Leeebura gha 20175 www ,eft=n vr O Bmim CarmA p O mq% Lid ?v BRG PROJECT NO: 6742-01-005 SHEET 5 OF 22 BY: SKS 14NDSURV �4 COUNTY REF NO: I SCALE: NONE CHK: D N -i c ,.# ,I S C7 n,. m = MATCHLINE TO SHEET 7 5 32» W 90 03 Y J~ O K � rn . .......... ........... " t N 26'35'57" E 90.00' °D '- 1 0 — — — — . •..:::::::..:: < c :..... ....... N 71'44'32" W 183.91, _ �^' 10' BRL w N w c...... O O (NJ 0 x{'iD o W 2,970 S.F. OR � . 0 0.06818 AC. � ' :-:: •j' r _ ..... S 26'35'57" W 90.00' owo Z nm / 5 � N bd n o INSTR. 100001969 ,� / �' m 1,980 S.F. OR co N D"1 cn INSTR. 100001968 Z X 0.04545 AC. 0o m �'��+ `'' m D.B. 543, PG. 751 S 26'35'57" W 90.00' _ TM 87-A-103B = PARCEL A N N o 4 N N m ZONING: R5 A u� 174,534 S.F. OR O O 1,980 S.F. OR c,+ O ;U w o z 4.00675 AC. r 0.04545 AC. c• (A S 26'35'57" W 90.00' r w 0 3 N N N 1,980 S.F. OR cn ^' ' 38' o' c 0.04545 AC. 00 S 26'35'57" W 90.00'r v w ; N N N (T N '1 � ' e N O 0 1,980 S.F. OR v: 0 C 0.04545 AC. x 00 I r S 26'35'57" W 90.00' r 1.9, r a0 2,861 S.F. OR r"- (Ao u 4 W 0. C. a' 06567 A w 10' BRL '- C oa ro S 56'13'34" W '�� rn 22.53 ' tS26*35 " W 70.41' OD CO w INSTR. 130010885 ; D -n � ! ', TM 87-A-103C N co v�i 00 0 ZONING: R5 _ 39'TFV9' 36.44' S 26'35'57" W # SI cNn 735.36' 00 IE * = FOR DELINEATION SEE SHEET 22 30 0 15 30 GRAPHIC SCALE RACHEL CARSON DRIVE 50' PRIVATE STREET FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA O NOR�� ti 7 6742—A—RP-010 DWG: P:\6742 - Shenandoah - Frederick County, VA\6742-01-001 (SUR) - Lake Frederick\Survey\Plats\6742-A-RP-010-05.dwg DATE: DECEMBER 6, 2013 REVISION dr 04-15-14 COUNTY COMMENTS �� TH O,p,� an 05-14-14 WATERLINE REVISIONS 07-14-14 CONV TO PRIVATE STREET � C O N S U L T I N G U � Bowman Con Ang croup, Ltd Phoney (703) 443-2400 PAUL SW RTZ lot south street, BE Fax (703) 443-2425 Li c. N o. 002701 Leeshrg, Yrdrk 20175 wwwbowmancons iftcom O Bow mn oar RMV croup, Ud BRG PROJECT NO: 6742-01-005 SHEET 6 OF 22 BY: SKS �<QN�S'URV 04 COUNTY REF NO: SCALE: 1" = 30' CHK: MATCHLINE TO SHEET 8 S 26'35 57" W 90 00' O S (T N z �OR�N o 1,980 S.F. OR W o w' Z r 0.04545 AC. Q r\i 26'35'57" W 90.00' o, Li N N —�z 38' ('' SIN o 15 N, N 1 N 69*14'23" W �oa 1,980 S.F. OR cc) N 99•88' r 0.04545 AC. o S 26'35'57" W 90.00' — W ov f, v rni 41 o 14 19, 0 0 1,980 S.F. OR W ^' o J N 0.04545 AC. X o S 26'35'57" W 90.00' 3 0 13 (A co 2,970 S.F. OR CD LA O , t o x 0.06818 AC. �r o O)' �}'v. 10' B R L o � Ztz z Z _ _ S 26'35'57" W 90.00; N I > ?, PARCEL Arn 174,534 S.F. OR N '32^ E 97.00' 18'35 , 4.00675 AC. _ — 14' m 10' RB � N rw � � 12cli Flc)C)- 3125 SFORoo , 0.07174 AC'" W 92•50' _ '35' 32 — S 18I :�'• b-- - -' 11 � N N N CD2,012 S.F. OR N 4619 C r ' S 18'35'32" W 90.62' _ n I 0 N. — O O o 1,985 5AG o J + Z N o w ' 35' 3258 W 90.00' _ r No S18N 11 �::...... _ 9 V N N K PD 1,985 S.F. OR 70 0 0o 0�� J N m 0.04556 AG' r z j c o o S 18'35' 32" W 90.62 — r 19 N CA G> D O 00 .::: � 1 0 _ Q Ly 1 t� V t0 oo ! w OR vo N• ` v' W J rn rn ., `J°� ►., 0 2.005 S.F. �ov_ 02 AC• w cD o 0.046 W 91.41' 18'35'32 ry N r v, tw I �0 3,002 S.F. OR � 0.06892 AC � o 0 W 9 . ... ,,,.. 35, 32» 0.03' �. sue: a ;....... .. Ttm S 18' MATCHLINE TO SHEET 6 — — I FINAL PLAT 6 SHENANDOAH LAKESIDE TOWNS 30 0 15 30 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 00 00 to 00 (A (N 0 r iw Paz � m M, 6742-A-RP-010 I DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742-A-RP-010-06.dw9 I DATE: DECEMBER 6, 2013 I an C O N S U L T I N G Bowmen Com tip Group, Ltd lot south street, SE L"obtrg, Wok 20D5 0 Bowmen Coaft tp Qmq% Ltd Phone (703) 443-2400 Fax (703) 443-2425 wwwbowmencona(itng corn BRG PROJECT NO: 6742-01-005 COUNTY REF NO: REVISION 04-15-14 COUNTY COMMENTS 05-14-14 WATERLINE REVISIONS 07-14-14 CONV TO PRIVATE STREET SHEET 7 OF 22 1 BY: SKS SCALE: 1" = 30' 1 CHK: 4� 0 v Gs y WARTZ Lie. No. 002701 AND SUR•v�0 •... N E 173.06' INSTR. 100001969 INSR.968 D BT 543,O00PG1 751 14'1c�'p8' E 67 24 N D TM 87-A-103B n ZONING: R5 _ / z / °m o5 a 9, \ -m-1 CGS tijb (0 :ham 2 z 0) w N Gil �I co 0) _O N 3 0 M n� 2 5.33'- PARCEL A 174,534 S.F. OR 4.00675 AC. N 63'24'03" W —` 38.00' ZI 0) t0 0 N 26'35'57" E 261.89' _ 30.89' 22.00' 22.00' 22.00' —N 34'50'34" W 4.42' 20' BRL 00 _� 20' BRL �20' BRL L t20' BR IL zzr Z co �a Irn Im Irn 0) o w w w w cn p000 �����0 a� 00 co 00 Oa 00 co XC OJ O C,W -NO W p 0 La O q P(� _�� _�cn M. _ �V cn Ln cyl F—.► Ln Ln GD 00 �O OZ0 7 OPZ07 O0-[0CD 7 0 O O O 0 co `° 0 -10 J 1- I, o BRD 1 25' BRL l 25' BRL 1 25' BRL 1. o 33.00' 22.00' 22.00' 22.00' 258.67' — m N 26'35'57" E 264.00' (TOT) - co 0 0 c, w 0 IN 26'35'57" E 271.08' 93.71' S 26'35'57"1W 57.71' z N 26'35'57" E 81.00' 0) —] NewN7 10'BRL 18 II N co (n c 2,931 S.F. OR G+ W 0.06729 AC. �1 r S 26'35'57" W 90.00' r NIN o 17 ^' ao 1,980 S.F. OR q c r- 0.04545 AC. X S 26 35 57 W 90.00 MATCHLINE TO SHEET 7 HORNBEAM DRIVE 1 6 38' PRIVATE STREET FINAL PLAT SHENANDOAH LAKESIDE TOWNS 30 0 15 30 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 177.38' E � w 00 -Di < �0 D s r m z �, 1mcn '0� O cn m M m N o y 6742-A-RP-010 DWG: P:\6742 - Shenandoah - Frederick County, VA\6742-01-001 (SUR) - Lake Frederick\Survey\Plats\6742-A-RP-010-07.dwg DATE: DECEMBER 6, 2013 REVISION an04-15-14 COUNTY COMMENTS ��'' OF 05-14-14 WATERLINE REVISIONSCO�����'�� 07-14-14 CONV TO PRIVATE STREET o • U Bowmen Coneub g Group, Ltd Phone: (703) 443-2400 > 101 South Feet, SF -Fax (703) 443-2425 PAUL S RTZ Lee8hrg, YrgNa 2DI75 wwwbowmencorWA' com Lic. No. 002701 C Bohhmm►Co =ft crO41% w BRG PROJECT NO: 6742-01-005 SHEET 8 OF 22 BY: SKS �9SU ND Rv 04 COUNTY REF N0: SCALE: 1" = 30' 1 CHK: N 87'55'33" E 19.01, 0 ri ►i O_ d INSTR. 100001969 INSTR. 100001968 D.B. 543, PG. 751 TM 87-A-10313 ZONING: R5 5 7 3' 12'55" E 75.83' S 65'55'40" E 102.36' -4 co ,i S 63'24'03" E Sri 31.00' N 2635'57" E 12,00' 19.00' 12.42' S 63'24'03" E 97.00' 12' 19' 90.00, 7.00' O x 19' ti a�¢4 0 J 10' BRL 28 J 0 w N O U m � i r� 0° 2,970 S.F. OR m � O rn O 0 0.06818 AC. N I � `. ; co N N 63'24'03" W 90.00_ _ 10 w m J Lu J 27 m Of 1,980 S.F. OR m o w N 0 0.04545 AC. N N N N 63'24'03" W 90.00' ~ a (o , — o � o m 1,980 �. OR co o H CO o't V' ir)co N 0.04545 AC. N N ~ 00 I N 63'24'03" W 90.00_ 38' ^ 3 J 25Of I ' :; co 00 0 m 1,980 S.F. OR m 0 to co N o 0.04545 AC. N N '� N N N w 63'24'03" W 90.00'm — —— — N J 24 J m N c� '1 v^i (o m 2,970 S.F. OR m O 0 to 00 0.06818 AC. U) OI N N r7 N 10' BRL N POI o W 19' Z — N 63'24'03" W 90.00' N to CrJ -- ,n M 3 N W co r7 O J 23of `� Z �" 0 10' BRL o in N 0 r. r7 M Nrn . °� 2,970 S.F. OR m I co co N 0.06818 AC. N I N Z N 63'24'03" W 90.00' Z MATCHLINE TO SHEET 8 22 M rn PARCEL A 174,534 S.F. OR 4.00675 AC. 30 0 15 30 GRAPHIC SCALE FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 6742-A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-010-08.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 1 COUNTY COMMENTS '�"�'ALTH 0�, Bow �� 05-14-14 WATERLINE REVISIONS O� 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G o U � Bowmen Cwm ting Group, Ltd Phone QW) 4a�-2QO PAUL SW RTZ tot SMM street, SE Fex- QW) "3-2425 Lic. No. 0027O1 LeeWxrg, Yrgilfa 20175 wwwbowmarxorwAk-own C BoNmen Oorruw m GroeR Ltd BRG PROJECT NO: 6742-01-005 SHEET 9 OF 22 BY: SKS l.9N04 D�Rv� COUNTY REF NO: SCALE: 1" = 30' CHK: ,.L w w m (N O w z J m a N 3 Ai. HLINE TO SHEET CD INSTR. 100001969 p1� ro INSTR. 100001968 11� D.B. 543, PG. 751 N\ TM 87-A-103B o< 0 , ZONING: R5 ,- 6�i — S 63'24'03" E 90.00' — 59 E W 42 s $616 PARCEL A o Bo _, RL 2,790 S.F. O.R J o If 0 174,534 S.F. OR r%� m 0.06405 AC. m rr7'� w 4.00675 AC. z S 7312'55" E 75.83' S 63'24'03" E 90.00' — — 29 10' BRL S.F. m 0.06405 AC. � o re) m "-) N o S 63'24'03" E 90.00' ry 0 o m 30 of o 04 S 63'24'03" in m 1,800 S.F. 0 E 90.00' 0.04133 AC. N of N g m 31 o N in m 1,800 S.F. 0 0 0 S 63'24'03" E 90.00' 0.04133 AC. N N o m 32 m ol3 o in S 63'24'03" 1,800 S.F. ORc1q E 90.000'04133 AC. o 'n M `V — — — J m o `V `y 1,800 S.F. O m o N S 63'24'03" 0.04133 AC. N E 90.00' N _ o m 34 w '0o 1,800 S.F. 0 m o N S 63'24'03" 0.04133 AC. N E 90.00' N 00 _ 43 m tO II Qf m N 2.751 S.F. OR o N 0.06315 AC. 0 o 1 V BRL L= 8.33' L : N 63 24 03 W 81.00 0I S 63*24-03" E 75.00' �o r0, MATCHLINE TO SHEET^8 y / c 30 0 15 30 GRAPHIC SCALE N 63'24'03" W 90.00' J 41 a o m m or.a 0 1,800 S.F. OR o N 0.04133 AC. N N _ N 63'24'03" W 90.00' o m 40 m 0 1,800 S.F. OR o N N O.04133 AC. in N :I o " W N 63'24'0390.00' o off---� — 39 —� 0 ao 00 N o m 1,800 S.F. OR 0 N N 0.04133 AC. NN w N 63'24'03_W 90.00' r � J & to ,` � o °7 1,800 S.F. OR m N to N N N ' 0.04133 AC. N N ;z z�_ — — N 63'24'03_ W 90�00' J to � 37 m 0o m 1,800 S.F. OR oo N o 0.04133 AC. N N< 1 _ N 63'24'03" W 90.00' J 36 Of o m os' o m 1,800 S.F. OR o r' ` N o 0.04133 AC. N N; w I — N 63'24'03" W 90.00, m 35 m I m 0 0 2,790 S.F. OR in o `' `" 10' BRL 0.06405 M I' 's — N 63'24'03" W 90.00' S 63'24'03" E 97.00' N 26'35'57" E S 26'35'57" W o 20.00' 19.97' 'i HORNBEAM DRIVE 38' PRIVATE STREET ^ N 63'24'03" W 207.76' r7 PARCEL B 87,069 S.F. OR 1.99883 AC. L=35.29' MATCHLINE TO SHEET 7 C2 15 14 PARCEL A �— -- �p FINAL PLAT SHENANDOAH 4 C\ LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 6742-A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plots\6742—A—RP-010-09.dwg DATE. DECEMBER 6, 2013 REVISION B` �' 04-15-14 COUNTY COMMENTS ��.� 05-14-14 WATERLINE REVISIONS n C O N S U L T L N G 07-14-14 CONY TO PRIVATE STREET Bowmen Com tng croup, Ltd 101800 Street, S.E Leesburg, Virg k 20175 0 t =Im +o crow Ltd Phone.(703) 443-2400 Fax (703)443-2425 wwwbwrw ==A-Scom BRG PROJECT NO: 6742-01-005 SHEET 10 OF 22 1 BY: SKS COUNTY REF NO: I SCALE: 1" = 30' 1 CHK: o� - ALTH OF 1 41 eZ� 0 PAUL SW Lic. No. 002701 1<7 04 .D 1u o MATCHLINE TO SHEET 17 PARCEL A ,p 62 174,534 S.F. OR Z 4.00675 AC. S_63'24'03" E 128.00' o�ti 10 19.00' 19.00' 90.00, I 61 W 45 r pZ� N o it 10' BRL2,790 S.F. ]OR oOf m0.06405 Am in h o Z ? Q'i63'24'03" E 90.00' " 42 =f" -- !g w l m 46 it �-tK o o m o I! w o 7 " in 1,800 S.F. OR' o `V N v~i S 63'24'03" E 90.00' 0.04133 AC. f{G _ J 41 w� a � � � 47 — 1, T H4 < p m m p a N N 1,800 S.F. OR O o S 63'24'03" E 90.000.04133 AC. c" N 19 (s to J J 40il 48 o�rm m I N(60 2,790 S.F. OR o o do 0.06405 AC. BRL04N " 39 o ,N — S 63'24'03" E 90.00' _ 3 y I to M in N n 49►� LO 3 8 k N w "I to o it 10' BRL 2,790 . S.F. OR S o too zly Z r- I N I m 0.06405 AC. m I" IT to N N ( N r p 63'24'03" E 90.00' to — 3"7 � it 50 It Z o m m o 38' N in 1,800 S.F. OR `�' S 63'24'03" E 90.00'0.04133 AC. N I J — — 36 to m 51 it o 35 t i N 59 [_ • 56 55 Iti Io in 1,800 S.F. OR m of " 54 S 63'24'03" E 90.000.04133 AC. N 04 F� 19' — — �. _j 52 (� 00 m 3,078 S.F. OR pli N 53 V N N N N 0.07066 AC. o O a L ¢ J 10' BRL rn 0000 C36- 4' C35 rn L_8.2 — — a c�? C13 S 63'24'03" E co w 94.00' t° CICL 130.00' 35.29' I L=39•33' HORNBEAM DRIVE C2 38' PRIVATE STREET 30 0 15 30 GRAPHIC SCALE TO SHEET C1 MATCHLINE TO SHEET 6 MATCHLINE N 63'24'03" W 226.00' CIOcoco LO FINAL PLAT W SHENANDOAH k LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT a FREDERICK COUNTY, VIRGINIA 6742-A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-010-10.dwg DATE: DECEMBER 6, 2013 REVISION B ° vman 04-15-14 COUNTY COMMENTS �ALTH o �,�}05-14-14 WATERLINE REVISIONS _ _ O C 0 N 5 V L T I N G 07 14 14 CONV TO PRIVATE STREET O Bowman Conojt V Group, Ltd Phone: (703) 443-240D V a 101 south street, BE Fax: (703) 443_2425 PAUL S ARTZ Leesburg, Vro is 201175 wwwbowmancorwulti geom Lic. No. 002701 O Bowmen CmwAV Q•o % L.6d BRG PROJECT NO: 6742-01-005 SHEET 11 OF 22 BY: SKS e7 / " COUNTY REF NO: SCALE: 1" = 30' CHK: NDsu- W W x V) 0 W Z J x F- a 62 i 61 I N 63'24'03" W J 0 0 m O O O N ,�L BRL PO- 2,790 S.F. OR m 0.06405 AC. N N 63'24'03" W 90.00' I 0 I -- -- 0 � 0 J ,o' BRL 59 � o Z 00 2,790 S.F. OR]°� M L' N 0 0.06405 AC. NN 63'24'03" W 90.00' N L 'n w — S r7 N I p J °� 1,800 S.F. OR m O O I N z N 0 0.04133 AC. in N N Z w A Li N 63'24'03" W 90.00' J _j= 57 Of /� N p m 1,800 S.F. OR m LO a w a ui j N N 0.04133 AC. N 63'24'03" N W N 90.00, — — — j 0- po J m mol 1,800 S.F. OR 0 N 0 0.04133 AC. N 63'24'03" N W N 90.00' N t �N — J 55 J Elf O O m 1,800 S.F. OR m o N 0 0.04133 AC. N N 19' N N 63'24'03" W 90.00 _ 54 J 31' 0 p m 1,800 S.F. OR m 0 OI I N N�0.04133 AC. N N N 63'24'03" W 90.00' -PARCEL A e� 53 of m no coo 174,534 S.F. OR 4.0,0675 ,AC. 2,751 S.F. OR N ", m I 10 BRL 0.06315 AC. L=8.33' N N 63'24'03" W 81.00' — T S 63'24'03" E 94.00' i o)00 130.00' MATCHLINE TO S�F 6 HORNBEAM DRIVE 38' PRIVATE STREET c0 LO di # - FOR DELINEATION SEE SHEET 22 30 0 15 30 GRAPHIC SCALE MATCHLINE TO cc 5 I_ _ O U: a �a000'n `n TR W ton �} O d -a) cP� 9a, 00 m Np Z I 0, ( � N P4 r-Z (n �y 12' S 26'35'57" W 00 00 8.00' (6 �O� to r7 W to Op O r c T 00 (V W n .-- -0 O r7 tN m 32' 13 I� O a ua to n W fN u7 00 O O N r , r r0` iI Nt0 V W Lq O 51 ' to `t a Z G ............. 12' :.., , ...... N 9' INSTR. 130010885 TM 87-A-103C N ZONING: R5 Zo� S 63'20 9.. 00 N 63.24'03" W 226.00' PARCEL B 87,069 S.F. OR y — — — — 1.99883 AC. W FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 4 cD EET 13 3 25.00' 6742-A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-010-11.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 COUNTY COMMENTS F 05-14-14 WATERLINE REVISIONS an C 0 � � � � � ' � � 07-14-14 CONV TO PRIVATE STREET O r, Bowman Conelting Group. Ltd Phone. (703) 443-2400 U > 101 South Street, 8E Fax: (703) 443-2425 PAUL SW TZ LeeWxrg, Yk*k 2095 wwwbowmanconeaitng,com Li c. No. 002701 0 Bmmn CmRft Group, Ud 7 1 BRG PROJECT NO: 6742-01-005 SHEET 12 OF 22 BY: SKS 9ND RV p COUNTY REF N0: SCALE: 1" = 30' 1 CHK: N 63 24'03" W 90 00' 72 MAT CHLINE TO SHEET I14 3.. a m.•., . .. . 0 w w s V) 0 w z J 2 w w 2 N 0 w z J 2 J 71 38' o ml 1,980 S.F. OR mo0 N o 0.04545 AC. N N cv N 63'24'03" W 90.00' O- J 70 _ J in I o N m 1,980 S.F. OR 0.04545 AC. m N I q I N w I o N 63'24'03" W 90.00' 69 cr A w w ►`ten O o m 1,980 S.F. OR m o N N N N 0.04545 AC. N N a w Z N 63'24'03" W 90.00' i..� 68 J a > I� J 00 of 1,980 S.F. OR m I 00I E"t a N o 0.04545 AC. N N N 63'24'03" W 90.00' O m 67 m F o 0 2,970 S.F. OR - PO 0 NN 0.06818 AC. N o PARCEL A 10' BRL vi 31' 174,534 S.F. OR 4.00675 AC. N 63'24'03" W 90.00' o 0 19' S 63'24'03" E 90 00' Ui o j� 6610' BRL 7- -0Of 0 n m 2,790 S.F. OR mM I w 0 0.06405 AC. N I N N 63'24'03" W 90.00' I- zo 0 O 0 N m o ' 1,800 S.F. OR N N 0.04133 AC. N N Z N 63'24'03" W 90.00' J 64 of M 0o m 1,800 S.F. OR o N oN 0.04133 AC. N N N 63'24'03" W 90 J Io 63 Lo 0 m 1,800 S.F. OR o0 zo N 0.04133 AC. 1'-m') N 31 ' C14 _ N 63'24'03" W 90.00' Z 62 —-j m '0o m 1,800 S.F. OR 0 10 N 00.04133 AC. N N N 63'24'03 W 90.00' I J � o m 1,800 S.F. OR m o N o 0 04133 N C�3 N N O O of ri o O iA ro r V lai ¢ 9' COV 19' N "t m # TR 04 LO O W o �i `f a ✓ I 51' 0 L2 Lq Oi N 63'24'03" W 96.00' 71.00' r7 � w r; a °° u7 in M 32' N z 00 EL6 L5 12 FINAL PLAT �y L7 3 32' O � 51' �I(o TR MATCHLINE 9 3 AA ao OR to 9' TO SHEET 12 # = FOR DELINEATION SHENANDOAH SEE SHEET 22 LAKESIDE TOWNS 30 0 15 30 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 6742- A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-010-12.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 COUNTY COMMENTS y NLTH 0�, an 05-14-14 WATERLINE REVISIONS�c���'H� 07-14-14 CONV TO PRIVATE STREET ��p •��f Bowmen Con R&O Group, Ltd 101 South Street, SE Leeetxrg, Yr*k 20175 0 Sm"m Oor Rft crag, tad Phone (703) 443-2400 Fax (703) 443-2425 wwwbowmanconeui ftcom BRG PROJECT NO: 6742-01-005 COUNTY REF NO: O � U y PAUL S TZ Lic. No. 002701 SHEET 13 OF 22 BY: SKS qND SURvp SCALE: 1" = 30' CHK: 0 I -1 I I � 1 (SEE ADJOINER 0 (SS I C,h.7 INFORMATION SHEET 2) (SEE ADJOINER � J� 8 INFORMATION SHEET 2) W 00 L--- ��� (SEE ADJOINER� y INFORMATION N O ` SHEET 2) N PARCEL A �' 1 -\ 174,534 S.F. OR (SEE ADJOINER A J (IE rh 4.00675 AC. INFORMATION SHEET 2) \ S 63'24'03" E 121.81' j r 1 T z S 63'24'03" E 154.00' _ = w 9 330 a:.00' 22.00' 22.00' 22.00' 22.00 33.00' Q!Lon av' w):9: ,' 20' BRL 120' BRL I 20' BRL 1 20' BRL ' I 20' BRL 1 20' BRL CO1-0 O UqI OI OI N1 01 0 Q ( ~' Q \ O Li 00 C5 OOi OOi OOi LL O , 1--� ^w > to NCe of of 00 w J nQ Qav) Oop w 00 O0 Co W w � OLL: W Q Oe 0_ Ln m C14 � O�i� �. o�'rmn o�in �' N�� 3 t u) o r 00 o r) ao O ;� 00 0 ;'� � O ;n Ln r" a' N N ON ON ON C`10 L0 ._yZ PO ZI Z1 ZI ZI N1 m zo kl 25' BRL 125' BRL I 25' BRL 1 25 BR—L— , BR o I N o LL Q N l eiQ( L= 4.86' I 33.00_ _ 22.00' 22_00_ 17.15' (,20• LQ L � o y S 63'24 03 E 94.15' 24' r` o E TROUT LILY DRIVE 98 Q' (!E N ti= " 38' PRIVATE STREET C, A rx1 {;14 N 63'24'03" W 94.15' PARCEL B �� � o 87,069 S.F. OR O I to N, _ N_63'24'03" W 94.15' 1.99883 AC. c `� �g �� o a � ,m� 1Sw w 3 �^Z r- S 63'24'03" E 81.00' 39 f L=8.33' 1i�rio O �1n D0 oN o_ o. O rn cn 0 ,�� oo J to 10' BRL 72 J r` PO "fir; 'd- ri Z ,O N` Nj m m � N�N� N� u7 M 2,931 S.F. OR '`� o in w !� ., di o^ A:ti Z I 0� 06729 AC. N a� z z o cn TR N w N 63 24 03 W ao m � � L� a z ` `t7"" 90 00 w vi to -� w x w ,71 N MATCHLINE TO SHEET 13 U M c0 � = at} �A C' Z a� FINAL PLAT SHENANDOAH LAKESIDE TOWNS 30 0 15 30 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA /� GRAPHIC SCALE �'742-A-RP-01 0 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plots\6742—A—RP-010-13.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 COUNTY 05-14-14 WATERLINEOMMENTSREVIS ONS���FCO NcuLT'anNG 07-14-14 CONV TO PRIVATE STREET O BOM^ COnBtft traP. Ltd Mwm- (703) 443-2400 U a 101 south street, SF- Fax: (703) 443-2425 PAUL SW TZ Leesburg, Yrgkk 20175 wwwbowmancons i ftcom Li c. No. 002701 o BMW CDmu ft Grog L bi BRG PROJECT NO: 6742=01-005 SHEET 14 OF 22 BY: SKS SURV� COUNTY REF N0: SCALE: 1" = 30' CHK: ND'� MATCHLINE TO SHEET 16 2 0 0 PARCEL A� 174,534 S.F. OR 4.00675 AC. 67 � --�----I N tJ g6 1 N 18'04'08" E 90.00' 0 N tN3A N �.; OOi' o- -V-, O \ J N 85 cn 3,128 S.F. OR 0.07, 81 t"C. gp.2� C7 tV ---1 N OJ LA 4. N (SEE ADJOINER INFORMATION SHEET 2) = O CST N �cP. 8 /y $ \ N F OR � o gp ad r, s a. 83 � 0.� p s•F • °R � 9Oa°�N N 1 o- O N 0% N o 8 F OR c ) tT_ 4545 PC 9O pi° i N 0. tvcp 9 O.4,�N A nO o� V F OR cN.7� 1 9g0 q.�j p`C• gp,00 i N 80245s4E ,F9 • P� R 90piR° NA o�- � No o 09�9 �O9 W oco . cr'r 4,965 s PC rat 65 • 28.05' s p9�,4 19 61.95' ,w. MATCHLINE TO SHEET 14 I o w I� 30 0 15 30 GRAPHIC SCALE Z to N 26'35'57" E 90.00' rn m Li (A LA c' 78� 0 oI T J N w rl co rig _ N 26'35'57" E 90.00' co (Do ON 77 FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 6742—A—RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\SurveAPlots\6742—A—RP-010-14.dwg DATE: DECEMBER 6, 2013 REVISION _ an04-15-14 COUNTY COMMENTSLTH of 05-14-14 WATERLINE REVISIONS 07-14-14 NV CO TO PRIVATE STREET C O N S U L T I N G o �� � 9 Bowmen coneulting Group, Ltd Phone: (703) 443-2400 PAUL S RTZ 101 south street, sE Fax: (703) 443-2425 Li c . N o . 002701 Leesburg, Vir*ft 20175 wwwbowmar>cowitln =n O Bowmen carau ft Grmp Lid BRG PROJECT NO: 6742-01-005 SHEET 15 OF 22 BY: SKS l�gNDSURv��a4 COUNTY REF NO: SCALE: 1" = 30' CHK: zoI co' 3 � z J_ N U+ to (J! Z � N z o z c � NUS O MATCHLINE TO SHEET 17 VA 01 rno oOa L1 m ,2. N 21'58'07" E 51.34' 3 PARCEL A 174,534 S.F. OR 4.00675 AC. w w 4 31' 12' L- —'9 rn J Z J_ Ut Un 5A 32' 5B' MATCHLINE TO SHEET 15 30 0 15 30 GRAPHIC SCALE C `3G33,0"F INSTR. 100001969 INSTR. 100001968 D.B. 543, PG. 751 TM 87—A-10313 ZONING: R5 N 18.p4pg" E 31.00 18'0 4' 08 E 90.00cn Ui N _ — w N W Un 10' eRL 90 0 w U= 2,970 S.F. OR m o 0 0.06818 AC. " E 90.00� N 18'04'08 89— No N'N o V o J gCEL S.F OR oo w_ PA R 1,980 d+ ►N� 87,069 S.F. 0 p.04545 AC• `- U= 0 90.00U' 0 1.9988 N Ag:04'08" E N� 25' BRL Q Q o N m UV o J � N NU'. 1,980 S.F. OR � �� q� LA o 0.04545 EC• 90.0010 U, (ILca I� r N 18'04' 01 N a7 p N� <J p m �, NU'- 1,980 S.F. OR o w 0.04545 AC' w gp.00 L N 18'04'01 E N Q? 8V O N v o Ln 1,980 S-F' OR o N p )4545 AC• 90.00 " E 85 FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 6742-A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-010-15.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 1 COUNTY COMMENTS S'SN�p,LTH OF � I Inf 05-14-14 WATERLINE REVISIONS �� G � N S U, L T ' � � 07-14-14 CONV TO PRIVATE STREET �,� U 9 Bowman croup, Ltd Phony p03) a43-•2aoo AUL S ARTZ IM south street, SE Fax (703) 443-2425 PN o. 002701 LeeWXrg, Yr&k 20175 wwwbowma wwojtng.c�m O Bowmen CanRft crouA Ltd BRG PROJECT NO: 6742-01-005 SHEET 16 OF 22 BY: SKS 91yD^'l Rv O COUNTY REF N0: SCALE: 1" = 30' CHK: ___ C17 I i" Al f � O�� \� PEE SSR N 80•A5 ,..,; , _, ,. �.,� I Uj W SS I J CS w 'i�•55.52 10 SNEE.. _ \ 20 13c °r8 \ �y I 20 C 18 a n� 45 �7„ cS`\ O �AI CC•/'1 Z'A A" � O \�' ..... 'CID) •. oo .. 0 0 Q ��0Mi I z rr z 1) co 0 ' • Z Z � ca 2 MATCHLINE TO SHEETS 10 & 19 30 0 15 30 GRAPHIC SCALE PARCEL A 174,534 S.F. OR 4.00675 AC. m FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �• I 20' r; N 3 N (D N m 6742-A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-010-16.dwg DATE: DECEMBER 6, 2013 REVISION j 04-15-14 COUNTY COMMENTS H OF s '' in 05-14-14 WATERLINE REVISIONS 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G o Bowman Cora titB Group, Ltd Phone (703) 93-2400 U PAUL S RTZ 101 south street, sE Fax (703) 443-2425 Li c . N o . 002701 Leeatxrg, Virginia 20175 wwwbowmancon zftcom �/ Jl.� 0 Bowmrt Canwirp QrcW Lid fI"f '7 I BRG PROJECT NO: 6742-01-005 SHEET 17 OF 22 BY: SKS �4NDSURVF'�04 COUNTY REF NO: SCALE: 1" = 30- CHK: Z- 68MATCHLINE TO SHE - ET 20 ry CP PARCEL Aj Li Li67 , V) PARCEL A F, z r': -' --- < I E >--A �� ( - - 0) 1 ..... LC) co U 66 00) 11C)Cr 0 LC) ID I < 65 I 1 r C� co 0 64 NSD 63 MATCHLINE TO SHEET 17 — F— Gj SS LAI 62 Lri wL39 ( L12 � i� O I 61 r1r) 0 45 to - N U') CD L24 (0 —PARCEL B 60 z U) -:!:I. L0 Ll 9 Ll 8 (WATER) r) 'nUi r) 6 L8 (STORM) to r- 7 59 0 (n SS 47 I 0 CN 59 00'SD 58 4 8 T > �OI.. (o L22 (WATER) �.4 T 57 IC) L9 (STORM) -1-21 C?, 4� E- 49 1 1 �4 W 56 0 T 0 0 L4 V) 10, 0 50 55 00 a" CD > 51 54 w WEE a. Lam. I -- I I� -- I -0 �4 0 52 sS 53 PARCEL I Los J� L — — —39 — C3 co — — — — — 711 HORNBEAM DRIVE 1 C; L -- — — — — i I SD %---24.3 L=9.01 L= 5,3.28� L=62.59' L17 L35 3 IE 0 C38 W W W rn -C) 12 P 0 Uj C5 0 -J u') Ui cc (0 � Lo , C\2 7: Q-0 z < FINAL PLAT FOR DELINEATION SHENANDOAH SEE SHEET 22 N 63'24'03" W LAKESIDE TOWNS 40.00' 50 0 25 50 OPEQUON MAGISTERIAL DISTRICT I I I I I FREDERICK COUNTY, VIRGINIA 6742—A—RP-010 GRAPHIC SCALE DWG: P:\6742 — Shenandoah Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plots\6742—A—RP-010-17.dwg DATE: DECEMBER 6. 2013 Bowt�'n REVISION 0 04-15-14 COUNTY COMMENTS 05-14-14 07-14-14 CONVWATERLINE TO PRIVATEREVISIONS STREET C 0 N S U L T I N G Bowmen Consift Group, Ltd Phone. (703) 40-24W PAU S TZ X" South street,SF- SF -Fax 443-2425 Lic. No. 002701 Leedxri; Virginla 2W5 wwwbowmanconsuftcm a 8,=mmn Camulling Qm4% Ud 4 SURq BRG PROJECT NO: 6742-01-005 SHEET 18 OF 22 BY: SKS COUNTY REF NO: I SCALE: 1" = 50' JCHK: L 0� INSTR. 100001969 y INSTR. 100001968 r'o D.B. 543, PG. 751 Z- TM 87-A-103B ZONING: R5 N 77"14'07" E 6• 69.89' 75.83 5 S 65'5'40" E 102.36' S 73'12'55" E PARCEL 28 2'7 26 I 25 w SD 24 - L16 I L10 — 23 (24 22 O I 21 20 N 19 �) �29� 30 i � CT 0 N co PARCEL A f MATCHLINE TO SHEET 17 L12 SD L25 — �1� L14— 42 L24 \ r PARCEL B 41 ss I 40 I�D - - to --- 30_ IuII ss 31 38 I`I 32 I 37 � 10l l III 33 w � 36 I� I 34 I 35 L40 I i 43 ss PARCEL B L----------- L36 ----- --- r — — — — — — — N 63'24'03" W 222.76' — — L=53.28' J / HORNBEAM DRIVE W )j SS I W I I 00 I i N 34'50'34" W CD— — 74.99' PARCEL B 0 C38 w o0 z� JW U W I � I IQV) 0 N PARCEL A 4j"13y�" O W 'O' (SEE ADJOINER S 8g' FINAL PLAT N s4 4s'4g" W 75 4 2s' N 71832" W INFORMATION SHEET 2) SHENANDOAH LAKESIDE TOWNS 50 0 25 50 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 6742-A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick \Survey\Plats\6742—A— RP— 010-18.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 COUNTY COMMENTS H OF a O� lrr B-f�l ' 05-14-14 07-14-14 WATERLINE REVISIONS CON TO PRIVATE STREET C O N S U L T I N G o Bowmen Cone"g Group, Ltd PNorw (703) 443-2400 U 9 101 south street, SF -For- (703) 443-2425 PAUL SW TZ Lic. No Leesburg, Vlr&k 20175 wwwbowmencorcom 00�2/701 � 0 Bm w Conafp chap, Lid BRG PROJECT N0: 6742-01-005 SHEET 19 OF 22 BY: SKS �4NDSUR�IF'��4 COUNTY REF NO: SCALE: 1" = 50' CHK: L28 \ Z iW co o �� :yam C41 N. \ m \ M 8 6 TO SHEET 21 85 L=32.95' L=13. 29' B N Z 0. �\ \ PARCEL A SD S SS \ '\ S 26'57'21" W 297.79' — — MATCHLINE TO SHEET 17 425.56' D c� r Z r m ISS�ZI I ��ry O i I zvoa o �+ �= I cn o � I vm I 367.00' �Y DRIVE L 57.57' 51.00' N rn W �I PARCEL A RACHEL _CARSON_ DRIVE 50' PRIVATE STREET �TJ> W L32 C40 �4 i L33 w 77 76 N 63'24'03" W 101.90' 75 74 � 73 _ 214.81' (TIE) �S 26'35'57" W 735.36 INSTR. 130010855 TM 87—A-103C ZONING: R5 50 0 25 50 GRAPHIC SCALE I L J O (SEE ADJOINER INFORMATION SHEET 2) 2 tea', SS XJ � 30 IN, 23.10' S 26'36'30" W 78.68' (TIE) O W rJ w (SEE ADJOINER INFORMATION I j I SHEET 2) co ` I %r • r� L SS�I ( W L J I (rU� (SEE ADJOINER INFORMATION SHEET 2) O ( AC L J FINAL PLAT SHENANDOAH LAKESIDE TOWNS OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA (SEE ADJOINER INFORMATION SHEET 2) 6742-A-RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-010-19.dwg DATE: DECEMBER 6, 2013 REVISION ;ti an07-14-14 04-15-14 COUNTY COMMENTS�ATH O�' "05-14-14 WATERLINE REVISIONS 0CONV TO PRIVATE C O N S U L T I N G r Bowmen Cor s ft V Group, Ltd 101 South Street, SE Leeetxrg, Virglink 20175 O Bm wh Ca1unp Qroq% Lid Phone. (703) 443-2400 Fax: (703) 443-2425 wwwbowmencommklg.com BRG PROJECT NO: 6742-01-005 COUNTY REF NO: PAUL S RTZ Lic. No. 002701 SHEET 20 OF 22 BY: SKS 4 SURV��� SCALE: 1" = 50' CHK: 6 ti m MATCHLINE TO\ I SHEET 17 0 NOR�N � �G I I FINAL PLAT SHENANDOAH LAKESIDE TOWNS 30 0 15 30 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY VIRGINIA N 21'58'07" E 51.34' PARCEL A ...... ..... ..... : r 1 co N `jG33�0� F INSTR. 100001969 INSTR. 100001968 D.B. 543, PG. 751 TM 87- A-103B ZONING: R5 1 I J 0 90 N rn _ _ N I o B9 88 1 — I I B7 g6 ---- SH 20 MpTcHUNE TO 8 5 GRAPHIC SCALE 6742—A—RP-010 DWG: P:\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plats\6742—A—RP-010-20.dwg DATE: DECEMBER 6, 2013 REVISION 'a d 04-15-14 COUNTY COMMENTS �� OFF �� •✓ ? I` 05-14-14 WATERLINE REVISIONS o 7-14-14 CoNV TSTREET C® N 5 V L T I N G o PRIVATE o f� Bowmen Com thg Group, Ltd Phone (703) 443-24W U ic. No. ARTZ trn south street, SF. Fax (703) 443-2425 S Leestxrg, VfrgWa 20175 wwwbowmancor>�.com Li c. N o' J 002701 0 BMW C=WAV Gr=4% Ltd BRG PROJECT NO: 6742-01-005 SHEET 21 OF 22 BY: SKS DSURVF'�� COUNTY REF NO: SCALE: 1" = 30' CHK: S�s6 >>0 699 1 PARCEL A w C44 4 s7- L50 -�L� f ��� SD \ C4 L60 13.55' (TIE) S 26*35'57" W 735.36' 1 IE L J TROUT `LILY DRIVE PARCEL A L6� L62 13.58' (TIE)_ 25.28'. (TIE) SI RACHEL CARSON DRIVE 50' PRIVATE STREET TROUT LILY DRIVE PARCEL B PARCEL A TR 315, 43' co L63 _ 32.09 (TIE) INSTR. 130010885 TM 87-A-103C ZONING: R5 TR 9 (rT� L J INSTR. 130010885 TM 87- A-103C ZONING: R5 N W 6� W N � PARCEL A 7 rT�> �,5� �s� C4 TR 192.57' L64 _2 0.34' (TIE) SI IE L J RACHEL CARSON DRIVE 50' PRIVATE STREET O JO 30 0 15 30 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �+ /� GRAPHIC SCALE 6742-A-RP-010 DWG: P:1\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plots\6742—A—RP-010-21.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 COUNTY COMMENTS �IS. LTH OFh B'o,� m(rr, 05-14-14 WATERLINE REVISIONS 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G o Bowmen CoM tip Group, Ltd Phoney (703) W-24W c. iN RTZ 10t South street, SE Fails (703) 443-2425 S A Leesburg, Vlrghk 20175 wwwbo�.com Lc. N o. 002701 ?q4 4 / ¢ BRG PROJECT NO: 6742-01-005 SHEET 22 OF 22 BY: SKS gNDSURV COUNTY REF NO: SCALE: 1" = 30' CHK: 0 rlQ (70 FINAL PLAT SHENANDOAH LAKESIDE TOWNS PARCEL A w C44 4 s7- L50 -�L� f ��� SD \ C4 L60 13.55' (TIE) S 26*35'57" W 735.36' 1 IE L J TROUT `LILY DRIVE PARCEL A L6� L62 13.58' (TIE)_ 25.28'. (TIE) SI RACHEL CARSON DRIVE 50' PRIVATE STREET TROUT LILY DRIVE PARCEL B PARCEL A TR 315, 43' co L63 _ 32.09 (TIE) INSTR. 130010885 TM 87-A-103C ZONING: R5 TR 9 (rT� L J INSTR. 130010885 TM 87- A-103C ZONING: R5 N W 6� W N � PARCEL A 7 rT�> �,5� �s� C4 TR 192.57' L64 _2 0.34' (TIE) SI IE L J RACHEL CARSON DRIVE 50' PRIVATE STREET O JO 30 0 15 30 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �+ /� GRAPHIC SCALE 6742-A-RP-010 DWG: P:1\6742 — Shenandoah — Frederick County, VA\6742-01-001 (SUR) — Lake Frederick\Survey\Plots\6742—A—RP-010-21.dwg DATE: DECEMBER 6, 2013 REVISION 04-15-14 COUNTY COMMENTS �IS. LTH OFh B'o,� m(rr, 05-14-14 WATERLINE REVISIONS 07-14-14 CONV TO PRIVATE STREET C O N S U L T I N G o Bowmen CoM tip Group, Ltd Phoney (703) W-24W c. iN RTZ 10t South street, SE Fails (703) 443-2425 S A Leesburg, Vlrghk 20175 wwwbo�.com Lc. N o. 002701 ?q4 4 / ¢ BRG PROJECT NO: 6742-01-005 SHEET 22 OF 22 BY: SKS gNDSURV COUNTY REF NO: SCALE: 1" = 30' CHK: 0 rlQ (70 FINAL PLAT SHENANDOAH LAKESIDE TOWNS F O fV viRGINIA: Fk,:-DEEKICK COUNTY -SCSI. This instrument of writing was produced to me on z : 32. Z. M . at and with certific: tc aclk90 iiedgrment thereto annexed was admitted to : ecord. Tax imposed by Sec. 58.1-802 of $�, and 58.1-601 have been pald, if assessable. )J_ � )0.'4v.W , 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 — Lakeside Towns Property Identification Number (PIN): 87-A-103 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 90 townhouse units 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 9 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 #08-13 Shenandoah Development — Lakeside Towns Property Identification Number (PIN): 87-A-103 Dear Mr. Veltri: This letter is to confirm that the subdivision design plan for Shenandoah Development — Lakeside Towns was approved on August 26, 2014. This design plan reflects the construction of 90 townhouse 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, .✓ Mai 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 9 Winchester, Virginia 22601-5000 r REQUEST FOR SUBDIVISION PLAN COIVEVIENTS Frederick Cotart ty inspections I Department Comment Mail to: Hand deliver to: Frederick County Inspections Department ��''T � P Frederick County Inspections Dept. Attn: Building Official �•� r{ 107 North Kent Street, 2 d Floor 107 North Kent Street, Winchester, Virginia 22601 Winchester, Virginia 22601 Phone: (50) 665-5650 I' Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the 7 agency with their review. Please attach one (1) copy of the Subdivision Design Plan with this sheet Applicants Name: Lansdowne Development Group, LLC Telephone: 703 995 1845 Mailing Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 Name of development and/or description of the request: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive Inspection),,,Department Comments: 19 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 & Development 107 North Kent Street, 2nd Floor Winchester, VA 22601 Attn: Candice Perkins r LETTLk OF TRANSMITTAL Date: March 21, 2014 Project Name: Shenandoah - Lakeside Towns Project No: 6742-04-005 Re: Plans Via: Overnight We are forwarding: QUANTITY. x� _' �DESCRIP.TION 5 Copies of Shenandoah - Lakeside Towns p�r�c�odr= MAR 242014 EJ PLANNING AND DEVELOPMENT or" F Urgency: Transmitted by: 4 BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P.E., Project Manager Confirmation of Receipt Required: Received by: (Signature) (Print Name) (Date) 312212010 r SCANNED 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 1 copy of the Subdivision Des an.Plammith this. sheet.. Applicant's 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: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive Telephone: 703 995 1845 -FREDERICK COUNTY PARKS AND RECREATION USE ONLY - Date Received Review Number l 2 3 4 5 (circle one) Date Reviewed /D � l3 Revision Required Date Approved Signature & Date: - �--? z 22 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 Planning Department 107 N. Kent Street Winchester, VA 22601 Attn: Candice Perkins LETTER OF TRANSMITTAL Date: January 14, 2014 Project Name: Shenandoah - Lakeside Towns Subdivision Project No: 6742-01-005 Re: Submission - #08-13 PIN: 87-A-103 Via: Hand Delivery We are forwarding: QUANTITY / DESCRIPTION 5 Copies of Lakside Town Construction Plans I Comment Response Letter I Copy of Lakeside Town Original Set of Plans from Candice Perkins I Set of Approval Letters from Frederick County Outside Agencies COMMENTS Urgency: Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P.E., Project Engineer pL9ULPMU\1y Lfz JAN 15 2014 FREDERICK COUNTY Confir aRS"btftf�e&l&[-FReauire'eW- ENT Received by: (Signature) (Print Name) (Date) 312212010 10/09/2013 08:06 5407 '4713 FRED WIN EH PAGE 01/02 REQUrST FOR SUBDIVISION PLAN COMMENTS Virginia ]Department of Health Mail to: Virginia Department of Health .Attn: Sanitation f ngincer 107 North Kent Street Winchester, Virginia 22601 Hand deliver to: 2n Floor — Suite 200 107 North Kent Street Winchester, Virginia 22601 Phone: (540) 722-3480 Applicant: It is your responsibility to coin plete this form as accurately as possible in order to assist the Applicants 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 Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive Telephone: 703 9951845 Date Received -VI GINIA DEPARTMENT OF HEALTH ONLY - Review Num�be 1 3 4 5 (circle one) DateReviewed t 6 ,� Revision Required _ D10 ate Approved � ���'L11 �'�S��ee i�...�.�'-� _:M��•i�Y l:f �.a71 �Y �.S 1��.1�� y�7!i. �' .��1: .. t 23 �� 55 2014 1 FREDERICK l PI ANNING AND REQUEST FOR SUBDIVISION PLAN COMMENTS Town of Middletown Comment Mail to: Town of Middletown Attn: Town Manager P.O. Box 96 Middletown, Virginia 22645 Hand deliver to: Middletown Town Hall 7875 Church Street Middletown, Virginia 22645 Phone: (540) 869-2226 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:-copyof the Subdivision Design Plari 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 Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive Town of Middletown Comments: } Telephone: 703 995 1845 -TOWN OF MIDDLETOWN USE ONLY - Date Received z /°';` 3 Review Number `1 �2 3 4 5 (circle one) Date Reviewed _`j I;Z7 Revision RequiredT�%d Date Approved�G>/ Signature & Date:. 27 D JAN 1 5 2014 FREDERICK COUNTY PLANNING AND DE\/Y_l_Cj'_'i`',;-NT WINCHESTER REGIONAL AIRPORT 4.9 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 \. i;5401662-ti786 October 3, 2013 Patrick B. Veltri, PE Bowman Consulting Group, LTD 10T South Street, SE Leesburg, Virginia 20175 Re: Subdivision Plan Comments Shenandoah Lakeside Towns Opequon Magisterial District Dear Mr. Veltri: The referenced proposal was reviewed and it appears that the proposed subdivision should not have an impact on operations at the Winchester Regional Airport therefore special conditions are not being requested for consideration as part of the Frederick County approval process. As a note the proposed development does lie within the airport's airspace and ownerltenants may experience flyover noise from aircraft transitioning through the area. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, t Serena R. IV9anuel Executive Director DCC�C0WH JAN 1 5 2014 FREDERICK rU"ITY PLANNING AN"I r_.: - R_E, )1JFST TOR SlA31AVI,SIQN PLAN COA11lM.11INTS 1�'irtcires[er;Re ii►nai Airport Cotntnetat tINtaiI to: \G'inchtester R'o-Innal Airport Ann: 1 xecutIVG 1.)1rector 491 Airporr Kind Winchestcr, Vir_,inin 22002 I-LInd doliver to: 491 A i rpori Road (.Rt. 64� (-j`ff of ILt. 522 South) 1�`innc�ster, Vir<_inia 226C12 Phone.: (540) 662-5 786 Applicant: It is your resperosibilit)� to wri�lpIcte this Ibrin GIs as pos�ihte in or&r to assist tho 81,,L-I1CV V"ith tlIC; ir rcdie'~r. P1e2,se artaeII cult, ( I) Col)v ofihe StlElclivi ion Desi��rn f'Itin with this Sheet. .`applicant's Nlame-- I_arr:;iitr.tinr r, velonmenl Gr,,!rp, LLC 1'1f111111 ', �rldC'L `;: 2553 Duffle ':'ie:;: Drivu, Sullc 400 Herndon. VA 2-0 7, 1 Nall -le of clev,;•Ic pliterit 1111-Id/01- de=,criJAI,011 of the reyl•Iesl.: Si•:_nandoah Lakeside Towis L.CC:utlon of Property.. Dei•,veen Lake Fredeiick vrid Rachel C,,rrs..-Fi Drive Airport Comillcilts: D' to Reccived _ j Date RcvIewed__— Rl:V1Si011 Regtlircd St'llatUl-C BLS Date: 'l'e-Iephone. 703t995 1845 \IRPORIT LIST] ONI_;Y- Revin.v Nunlher I ? 1 4 5 (circle, one) L) Lte Approved *"c Please Renirn rcor►ll to Applicant"- 4 D [u� WGC;'I, E N 1 5 2014 PREDEPiCK ' PLANNING Ai I'REDL-r<'ICK COUNTY SAN['T'ATION A(_j rAORITY S1"1'I PI -AN R F, V' I F \V CON/1MFI:NTS PO Box 1877, Winchester, VA 22604-8377 540.868.1061 voice 3 15 Tasker Road, Stephens City, ,Vl A 22655 540.868.1429 fax Project S-111''iJMDD A T I- -'_� rr sI Q l b w N'S _----- Applicant ; o (,•.) iJil1_l + 3 Co IJ S w T N b REVIEW STATUS � attention � Vrou review number O correct & resubmit approved as notes] number of items to be corrected ea p vccl�) You 111.1v submit just cover sheet and the revised sheets. DRAWINGS send me by� 1. print of sheets___��j 2. two CDs: each disc shall contain the followings plan sheets 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 sliall 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. E A S E' M E NTS Y/ N A copy of the recorded onsite C atet/and/or " sevti easement(s) is/are required. Y 1' A copy of the recorded offsite water and/or sewer easement(s) is/are required. The easemeru document shall contain a plat and both shall be signed by the Authority. The Authority requires specific language in its (Iced of easement. Contact this office to obtain a copy of the brill. A copy of the recorded dee(1(s) of casement shall be received before service will be authorized. O'1 HER Y& This project also requires DEQ - Valley Region Office approval. Y N This project also requires VDH - Lexington Field Office approval. Y PTIlis 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, 's. Certificate to Construct, (2) a copy of 'DEQ's Certificate to Operate r n t� c the FCSA approved O & M manual are. required. These. clocunlents r b received before I I; service will be authorized. JAN 1 5 2014 Date: % ( /3 _ uj K- Earl VV. VVilcy - I,;ngi eering Assistar ( -- --- FREDER CK C. PLANNING N'.'� REQUEST FOR SURDIVISION PLAN CONINTENTS Frederick County Public Works Coimm'eq-'V�c 0/ Mail to: Hand deliver to: Frederick COLII)t\' PLIMIC Works Department Public Works Department AtLIl: County FnLjineer 107 'North Kent Street, 2 nd ,_,Iool_ 107 North Kent Street, Winchester. Virginia 22601 Winchester, Virginia 22601 Phone: (540) 665-5643 Applicant: It is y01-11- responsibility to Complete this form as accurately as I)OSSit)le in order to assist the agency with their review. Please attach three Q COPiCS of the Subdivision Design Plan with this sheet. APIA(cmit's Name: Lansdowne Development Group, LLC Malllnt,, Address: 2553 Dulles View Drive. Suite 400 Herndon, VA iO 171 Name of development and/or description ()I' the I-C(ILIcSt Rachel Carson Drive 'I'Ciepl-lonel 703995 1645 Location ol"Property: Between Lake Frederick and Clark County Line ........... . ......... Public Works Department Comments: /001 rrl),If, , M 19 -FREDERICK COUNTY PUBLIC NVORI<S D1 ' �,PARTNIENTUSE ONLY - Date Received Rcvlexv NLImbcr 1 2 3 4 5 (circle one) Date Reviewed Revision Required Date Approved S11111-atIll-e & Date: Please Return Form, to Applican't — — ---------------- NP /;Z� W R JEAN 1 5 2014 FREDERICK COUNTY PLANNING AND �CMO�Ito 11 10181t3 20 ALLOCATED otl\ EMA I LED D181 I a) G Frederick County Public Schools to ensuf-e all students an excellent education K. Wayne Lee, Jr. LEE AP . Coordinator of Planning and Development . leew@frederick.kl2.va.us October 8, 2013 Mr. Patrick B. Veltri Bowman Consulting Group; Ltd. 101 South Street, S.E. Leesburg, VA 20175 Re: Shenandoah — Lakeside Towns Subdivision Design Plans Dear Patrick: Frederick County Public Schools has reviewed the Shenandoah — Lakeside Towns Subdivision Design Plans submitted to us on September 10. 2013. We offer the following comments: 1. It is noted that Hornbeam Drive, Coreopsis Lane, Trout Lily Drive, Chamomile Court, and Fritillary will be private lanes. As our buses don't travel down private lanes, students who live on these streets will need to walk to a public street to meet the bus at a location to be designated by our Transportation Department. Please feel free to contact me at leew(u,frederick.k 12.va.us or 540-662-3888 x88249 if you have any questions or comments. Sincerely, s K. Wayne Lee, Jr., LEED AP Coordinator of Planning and Development JAN 1 5 2014 FREDERICK-- PLANNING API Cc: Dr. David Sovine, Superintendent of Schools Mr. Al Orndorff, Assistant Superintendent for Administration Mr. John Grubbs, Transportation Director 1415 Amherst Street www.frederick.kl2.va.us 540-662-3889 Ext. 88249 P.O. Box 3508 540-6624237 fax Winchester, Virginia 22604-2546 REQUEST FOR SUBDIVISION PLAN COMMENTS Town of Stephens City Comment Mail to: Town of Stephens City Attn: Town Manager P.O. Box 250 Stephens City, Virginia 22655 Hand deliver to: 1033 Locust Street Stephens City Town Hall Stephens City, Virginia 22655 Phone: (540) 869-3087 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the Subdivision Design Plan with this sheet. Applicant's 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: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive Town of Stephens City Comments: Telephone: 703 995 1845 A. e-1, e- e I. -TOWN OF STEPHENS CITY USE ONLY - Date Received 1,7b 3 Review Number 1 2 3 4 5 (circle one) Date Reviewed �� t 2 13 Revision Required Date Approved Signature & Date: 0W ** Please Return Form to Applicant** U JAN 1 5 2014 26 FREDERICK PLANNING A�: REQUEST FOR SUBDIVISION PLAN COMMENTS City of Winchester Comment Mail to: Winchester Planning Department Attn: Planning Director 15 North Cameron Street Winchester, Virginia 22601 Hand deliver to: Rouss City Hall 15 North Cameron Street Winchester, Virginia 22601 Phone: (540) 667-1815 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 Desi ng Plan -with this sheet, Applicants Name: Lansdowne Development Group, LLC Telephone: 703 995 1845 Mailing Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 Name of development and/or description of the request: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive City of Winchester's Comments: --- -CITY OF WINCHESTER USE ONLY - Date Received 4 ( g I'3 Review Number, 2 3 4 5 (circle one) Date Reviewed / �3 Revision Required �„c� Date Approved -ta �3 Signature & Date: ' v'.., v-� j �✓' ] au �--� �r(a 3 I� JNN 152014 'I FREDERICK COUNTY PLANNING AND DEVELOPh4FNIT ** Please Return Form to Applicant** 25 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, 1" 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 Mailing? Address: 2553 Dulles View Drive, Suite 400 Telephone: 703 995 1845 Hemdon, VA 20171 Name of development and/or description of the request: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive GIS Manager Comments: _ f tG,_�`��- n ji L� iy �r 0l C Q(WJ4!s5 LfA0 U np s tee, iry \e . *4\�� , ; nc\� -'4.P S�Qb cori,�u e- Q5, Try, r -GIS MANAGER USE ONLY - Date Received I Review Number 0 2 3 4 5 (circle one) Date Reviewed Revision Required Ye c Date Approved Signature & Date: 7 1901'� ** Please Return Form to Applicant** 17 C t. JA H 1 5 2014 FREDERIC _ C.•-' PLANNING Bowman January 14, 2014 Ms. Candice E. Perkins County of Frederick Department of Planning and Development 107 North Kent Street Suite 202 Winchester, VA 22601 RE: Shenandoah Development — Lakeside Towns - #08-13 PIN: 87-A-103 BCG Project #6742-01-005 Dear Ms. Perkins: • D @[EaW[E JAN 15 2014 FREDERICK COUNTY PLANNING AND DEVELOPMENT We received your comments dated November 13, 2013 and offer the following in response. "Zoning Requirements: On sheet 2 remove the statements "modified per MDP ". Also provide the deck setbacks for townhouses if decks are proposed " Response: The "modified per MDP text" has been removed and the deck setback information has been added. See Sheet 2. 2. "Lot Layout Plan: On sheet 4A some data needs to be corrected as indicated. " Response: The data has been corrected. See Sheet 4A. "Entrance Sign: Show the location of the entrance signs on sheets 5 and 6. " Response: Location of entrance signs shown on Sheets 5 and 6. 4. "Sidewalks: Sidewalks through the development are required as indicated on sheets 5 and 6. " Response: Per coordination with Ms. Candice Perkins, the sidewalks have been adjusted as applicable. See Sheets 5 and 6. `Landscape Plan: Address the following on the landscaping plan: Provide calculations for the parking lot (perimeter) landscaping based on the square footage of impervious area. Response: Calculations for parking lot landscaping based on square footage of impervious area have been provided. See Sheet 25. • The ornamental plantings need to be located on the individual townhouse lots, not grouped throughout the open space. Landscaping proposed to be utilized for the entrance,features and among the roadl>>ay need to be additional. Bowman Consulting Group, Ltd. 101 South Street, SE ^ Leesburg, Virginia 20175 Phone: 703.443.2400 ^ Fax: 703.443.2425 ° bowmanconsulting.com Ms. Candice Perkins • January 14, 2014 Page 2 of 2 Response: Ornamental plantings have been relocated as requested. See Sheet 24. • Street tree landscaping needs to be shown along Rachel Carson Drive. Response: Street tree landscaping has been shown along Rachel Carson Drive. See Sheet 24. • Parking lot shrubs are required as indicated on sheet 24, these inust be an approved evergreen type and 3 6 " at time ofplanting. Response: Parking lot shrubs are specified as 36" on Sheets 24 and 25. Provide a plant list for the landscaping the type being proposed, not a list of all acceptable types. Response: The plant list for landscaping proposed is provided. See Sheet 25. • Notes(]) all planting shall conform with §163-203.01E 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: Notes have been added as requested. See Sheet 25. 6. "Street Lights: This development is shown with only four street lights which does not appear to be adequate. Additional lights should be provided as indicated on sheet 27. On the photometric plan, provide a detail for the street light (manufactures cut sheet) and a pole detail that shows the height. " Response: Additional lights are provided on Sheet 27. Light and pole details added to Sheet 25. Please note some additional minor adjustments were made to the plan. A couple of mailbox kiosk locations were moved closer to street light locations for safety. Also, the hiker/biker trail alignment associated with Rachel Carson Drive plans was adjusted near the south entrance to avoid existing electrical utilities. Should you have any further questions please feel free to contact me at the office. Sincerely, BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P.E. Project Manager COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 December 19, 2013 Mr. Patrick B. Veltri, P. E. Bowman Consulting 101 South Street, SE Leesburg, Virginia 20175 RE: Shenandoah Development, Lakeside Towns Subdivision Plan Comments Frederick County, Virginia Dear Mr. Veltri: We have completed our review of the revised subdivision plan dated October 29, 2013 and it appears that all of our previous comments have been addressed. Therefore, we recommend approval of the subject plan. Sincerely, Joe C. Wilder Deputy Director of Public Works JCW/rls cc: Mark Cheran, Planning and Development file 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. 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: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive Fire Marshal Comments: - 0, ,,� .,, rwei-.,._ Telephone: 703 995 1845 -FREDERICK COUNTY FIRE MARSHAL USE ONLY - Date Received !R/45& 3 Review Number 1 2 3 4 5 (circle one) Date Reviewed Revision Required Date Approved ��� ** Please Reiurn Form to 21 Control number SD13-0004 Project Name Shenandoah (Rachel Carson Dr.) Address 2553 Dulles Veiw Dr, Suite 400 Type Application Subdivision Plan Current Zoning Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Siamese Location Emergency Vehicle Access Comments Access Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed 9/16/2013 9/27/2013 Applicant Lansdowne Development Group LLC. City State Zip Hemdon VA 20171 Date Revised Applicant Phone 703-995-1845 Tax ID Number Fire District Rescue District 11 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Roadway/Aisteway Width Election District Opequon Residential Sprinkler System Yes Fire Lane Required No Special Hazards No Additional Comments All dead end road will be to Virginia Statewide Fire Prevention appendix D code Number D103.4 and No On Street Parking. Plans approved ge Plan Approval Recommended Reviewed By Signature Yes S. Mark Showers Title Patrick Veltri From: Rhodes, Timothy (VDOT) < Timothy.Rh odes @vd ot.vi rg inia.gov> Sent: Monday, March 10, 2014 9:46 AM To: Patrick Veltri Cc Smith, Matthew, P.E. (VDOT); Funkhouser, Rhonda (VDOT); Ingram, Lloyd (VDOT); Bishop, John. (VDOT); 'mcheran@co.frederick.va.us' Subject: Shenandoah Development -Rachel Carson Drive Road 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 -Rachel Carson Drive Road Plan with a signature date of March 6, 2014. Based off of the review of the Drawings, all of the previous VDOT comments have been addressed and the Road 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. A Land Use Permit shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and may require application fees, the salary & expenses of a State assigned inspector, and surety bond coverage. 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 r r Q4 MIh r� 19 ECOPY COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 November 15, 2013 Mr. Patrick Veltri, PE Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 Re: Review Comments for Subdivision Design Plan #08-13 Shenandoah Development — Lakeside Towns Property Identification Number (PIN): 87-A-103 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. Zoning Requirements. On sheet 2 remove the statements "modified per MDP". Also, provide the deck setbacks for townhouses if decks are proposed. 2. Lot Layout Plan. On sheet 4A some data needs to be corrected as indicated. 3. Entrance Sign. Show the location of the entrance signs on sheets 5 and 6. 4. Sidewalks. Sidewalks through the development are required.as indicted on sheets 5 and 6. 5. Landscaping Plan. Address the following on the landscaping plan: • Provide calculations for the parking lot (perimeter) landscaping, based on the square footage of impervious area. • The ornamental plantings need to be located on the individual townhouse lots, not grouped throughout the open space. Landscaping proposed to be utilized for the entrance features and along the roadway need to be additional. • Street tree landscaping needs to be shown along Rachel Carson Drive. • Parking lot shrubs are required as indicated on sheet 24, these must be an approved evergreen type and 36" at time of planting. • Provide a plant list for the landscaping (the type being proposed, not a. 1_i:;t of all acceptable types). • Notes (1) all planting shall confonr. with § 165-203.01 B of the Frederick County- Zoning Ordinance (Plant selection, planting procedure, and maintenance), and O any plant substitutions must be approved in writing by -the ' Frederick County Planning Department. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Page 2 Mr. Patrick Veltri RE: Subdivision #08-13 November 15, 2013 6. Street Lights. This:development is shown with only four street lights which does not appear to be adequate. Additional lights,should be provided as indicated on sheet 2T. On the photometric plan, provide a detail for the street light (manufactures cut sheet) and a pole detail that shows the height. 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, Candice E. Perkins, AICP Senior Planner CEP/dlw cc: MREC Shenandoah VA, LLC, 2553 Dulles View Drive, Suite 400, Herndon, VA 20171 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 Planning Department 107 N. Kent Street Winchester, VA 22601 Attn: Candice Perkins LETTtR OF TRANSMITTAL Date: October 30, 2013 Project Name: Shenandoah - Lakeside Towns Subdivision Project No: 6742-01-005 Re: 2nd Submission Lakeside Towns Via: Hand Delivery We are forwarding: 'QUANTITY DESCRIPTION Plans 2 Sets of Shenandoah Lakeside Towns Plans sealed on 10/29/ 13; 1 Set of Shenandoah Lakeside Towns Plans - I st Submission Markups from Fred. Co. Planning I EA Comment Letters from Fred. Co. Public Works, Town of Stephens City, Fred. Co. GIS, Fred. Co. Public Schools, and Virginia Department of Health I EA Response Letters to Fred. Co. Public Works, Town of Stephens City, Fred. Co. GIS, Fred. Co. Public Schools, and Virginia Department of Health I EA Completed/Notarized Special Limited Power of Attorney frm June 21, 2013; "No Impact" Letter from Winchester Regional Airport LI EA "No Comment" Letter from Town of Middletown; "No Comment" Letter from City of Winchester COMMENTS Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P.E., Project Engineer OCT 3 0 203 Confirmation of Receipt Required: Received by: \(Signature) �0 3o 13 rint Name) (Date) 312212010 T i G October 29, 201 Mr. Joe C. Wilder Deputy Director of Public Works County of Frederick Department of Public %Yorks 107 N. Kent Street Winchester, VA 22601 RE: Shenandoah Development — Lakeside Towns Subdivision BCG Project 96742-01-005 Dear Mr. Wilder: We have received your comments dated October 8, 2013 and offer the following in response 1. "The plan indicates the use of retaining walls around nrttch of the site. Since soil fill ii,ill be required to grade the site, it will be rrecesscny to obtain a building pernnit for C017S1171ctiorn of the walls. Therefore, 017 approved brilding permit for the retaining ji,c s will be regained at the lime of issuance of the land disturbance perrnrii. It will be necessary to amend the sequence of constr•rtction cis indicated in the erosion and sediment control narrative to inclrtcle construction of the retairrn7g halls as part of the site grading. In addition, inclicate the type retaining proposed, typical cross -sections, thicknesses, etc. " Response: A building permit for the retaining walls will be obtained prior to land disturbance. The sequence of construction in the E&S narrative has been updated as requested. Details and labels for the retaining walls have been added to the plan as requested. See Sheet 2. 2. '7Ve recommend placing a large trash rack (debris cage) over the storvmvater orifices located within the 11'011 to minimize clogging due to floating debris. " Response: Recommendation noted. A debris rack has been specified for the 2-inch BMP orifice. The other orifices are 10-inches in diameter and are unlikely to clog, so no debris cages are specified for those large openings. See Sheet 15. 3. "Provide a slope stability analysis for any proposedfill slopes that have a ratio greater than 3:1 steepness. We recommend the use of croivn vetch as part of the seeding schedule for any slopes 3:1 or greater as snowing these slopes will not be possible. Follow recommendations provided on Sheet 23 of 26. In addition, we reconnnend the use of erosion matting orr the steep slopes to rninlirrrize erosion while attempting to achieve permanent vegetation. The rtse of mats shall be indicated on the plan. " Response: A slope stability analysis will be provided prior to approval. Crown vetch has been specified for use on slopes greater than 3:1. Erosion matting has been specified and shown on the plans for slopes greater than 3:1. See Sheets 22 and 23. Bowman Consulting Group, Ltd. 101 South Street, SE ° Leesburg, Virginia 20175 Phone: 703.443.2400 ° Fax: 703.443.2425 1 bowmanconsulting.com Mr. Joe C. Wilder . • Shenandoah — Lakeside Towns October 29, 2013 Page 2 of 3 4. "I'Ve do not recommend the use of plywood baffle during consb•atction. Instead, we recommend wising a large horseshoe shaped rock check dam daa•ing construction in accordance with the Virginia Erosion and Sediment Control Handbook (VESCH) Standard 3.20, (Plate 3.20-1). " Response: The location of the previously designed basin needed to be revised to avoid wetlands. The location was shifted upstream of the wetlands. This change in location reduced the drainage area from 3.43 ac. To 2.97 ac., thus qualifying the facility as a sediment trap. The trap does not require baffles for its design. See Sheets 21-24. 5. "In accordance with the Frederick CoantY Erosion and Sediment (E&S) Control Ordinance, all sediment basins shall be designed to safely pass a 100 year design storm. " Response: The location of the previously designed basin needed to be revised to avoid wetlands. The location was shifted upstream of the wetlands. This change in location reduced the drainage area from 3.43 ac. To 2.97 ac., thus qualifying the facility as a sediment trap. The trap is not required to safely pass a 100-year design storm. See Sheets 21-24. 6. "The proposed sediment basin CMP riser does not shoiw a concrete base which would ensm-e that the device tivoatld not float din-ing high crater events. Provide buoyancy calculations in accordance wish VESCH Sta;ldard 3.14. In addition, provide all dimensions on the plan. " Response: The location of the previously designed basin needed to be revised to avoid wetlands. The location was shifted upstream of the wetlands. This change in location reduced the drainage area fi-om 3.43 ac. To 297 ac., thus qualifying the facility as a sediment trap. The trap does not require buoyancy calculations. See Sheets 21-24. 7. "Provide outlet protection design calculations in accordance ivith VESCHSYandcn-d 3.18. " Response: Pipe outlet protection calculations in accordance with VESCH 3.18 have been provided as requested. See Sheet 15. 8. "The plans reflect the use of wiper• silt fence. If the super silt fence is to be used, provide that detail on the plans. Please .note that there is a d fference bm,een titre reinforced silt fence and super silt fence. " Response: The detail has been revised for the super silt fence specification. See Sheet 23. 9. "Ensia-e that there is adequate room available inside the limits of disturbance for construction of the retaining walls cis well cis keeping the silt fence in place throughout construction. During the site grading process, caution shall be used to ensure that the silt fence is not distzn-bed. In addition, frequent inspections of all E&S ineosuz•es shall be perfoi-ned to ensia-e that no sediment laden water drains in to Lake Frederick. " Mr. Joe C. Wilder Shenandoah — Lakeside Towns October 29, 2013 Page 3 of 3 Response: In general there is 10 feet of space between the clearing limit and proposed retaining wall. A note has been added to the E&S narrative for caution and inspections. See Sheets 21-24. 10. "The overail site grading plan s1M11 acconmtodWe a 100-year design storm to ensure that fiaw-e batilding strztctitres it,ill not be impcicte.d by flooding, Provide over land relief tf necessary. " Response: The plan was designed with overland relief considered. All relief points are at least 1.0 foot below the lowest point of entry of the applicable building. Overland relief symbols are shown on the plans where applicable. See Sheets 7 and 8. 11. "Pr•oride stondcn-d Virginia Depcnwnent of Transportation details for oll proposed drainage structures (i.e., DI-7, DI-3, etc.). „ Response: VDOT details have been added as requested. See Sheet 25A. Should you have any further questions please feel fi-ee to contact the office. Sincerely, BOWMAN, CONSULTING GROUP. LTD. (:Patrick Veltri. P.E. Project Engineer COUNTY of FREDER.ICK Department of Public Works 540/665-5643 FAX: 540/678-0682 October 8, 2013 Mr. Patrick B. Veltri, P.E. Bowman Consulting Group 101 South Street, S.E. Leesburg, Virginia 20175 RE: Shenandoah Development — Lakeside Towns Subdivision Plan Comments Frederick County, Virginia Dear Mr. Veltri: We have completed our review of the subject subdivision plan and offer the following comments: The plan indicates the use of retaining walls around much of the site. Since soil fill will be required to grade the site, it will be necessary to obtain a building permit for construction of the walls. Therefore, an approved building permit for the retaining walls will be required at the time Of issuance of the land disturbance permit. It will be necessary to amend the sequence of construction as indicated in the erosion and sediment control narrative to include construction of the retaining walls as part of the site grading. In addition, indicate the type retaining proposed, typical cross -sections, thicknesses, etc. 2. We recommend placing a large trash rack (debris cage) over the stormwater orifices located within the wall to minimize clogging due to floating debris. Provide a slope stability analysis for any proposed fill slopes that have a ratio greater than 3:1 steepness. We recommend the use of crown vetch as part of the seeding schedule for any slopes 3:1 or greater as mowing these slopes will not be possible. Follow the recommendations provided on Sheet 23 of 26. In addition, we recommend the use of erosion matting on the steep slopes to minimize erosion while attempting to achieve permanent vegetation. The use of mats shall be indicated on the plan. 4. We do not recommend the use of plywood baffle during construction. Instead, we recommend using a large horseshoe shaped rock check dam during construction in accordance with the Virginia Erosion and Sediment Control Handbook (VESCH) Standard 3.20, (Plate 3.20-1). 5. In accordance with the Frederick County Erosion and Sediment (E&S) Control Ordinance, all sediment basins shall be designed to safely pass a 100-year design storm. 6. The proposed sediment basin CMP riser does not show a concrete base which would ensure that the device would not float during high water events. Provide buoyancy calculations in accordance with VESCH Standard 3.14. In addition, provide all dimensions on the plan. Shenandoah Development — Lakeside Towns Subdivision Plan Comments Page 2 October 8, 2013 7. Provide outlet protection design calculations in accordance with VESCH Standard 3.18. 8. The plans reflect the use of super silt fence. If the super silt fence is to be used, provide that detail on the plans. Please note that there is a difference between wire reinforced silt fence and super silt fence. 9. Ensure that there is adequate room available inside the limits of disturbance for construction of the retaining walls as well as keeping the silt fence in place throughout construction. During the site grading process, caution shall be used to ensure that the silt fence is not disturbed. In addition, frequent inspections of all E&S measures shall be performed to ensure that no sediment laden water drains into Lake Frederick. 10. The overall site grading plan shall accommodate a 100-year design storm to ensure that future building structures will not be impacted by flooding. Provide over land relief if necessary. 11. Provide standard Virginia Department of Transportation details for all proposed drainage structures (i.e., DI-7, DI-3, etc.). Once these comments have been addressed, submit one (1) set of the revised plan and calculations for further review. Sincerely, Joe C. Wilder Deputy Director of Public Works JCW/rls cc: Planning and Development file 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.bowmanconsultin5z.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: 03/3 1/ 14 Project Name: Shenand� Project No: Re: Final Flint Via: hand delii:y L5 @ l5 o V l5 3- I- 0 MAR 3 1 2014 FREDERICK COUNTY hi 4NING AND DEVELOPMENT We are forwarding: QUANTITY DESCRIPTION I Requested Fee Check for Shenandoah, Lakeside Towns (6742-A-RP-004) - $14,100 CK# 0075 COMMENTS 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 C eived by: (Signature) (Print Name) (Date) 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 (50) 665-6395 Know All Men By These Presents: That I (We) (Name) MREC Shenandoah VA, LLC c/o Lansdowne Development Group, LLC (Phone) (703) 995-1849 (Address) 2553 Dulles View Drive, Suite 400, Herndon, VA 201.71 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), 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: ­­-= Lot: 5t*^­Block: Section: do hereby make, constitute and appoint: (Name) Bowman Consulting Group, Ltd. Subdivision: (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: �yRezoning (including proffers) _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: N/A 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 rhereto set m our) hand and seal this�� day of , 20, Signature(s) c"4145 p. C�A�vtL�.4►+1 State of Virginia, City/County of L_cAlAcA—A : , To -wit: 1, ... ....... Att � rr ( ra`Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to tl' ' strument wsonally appeared before me and has acknowledged the same before me in the jt�� tp p r tthiQ1 '—,day of [.,tt , 2013. ,r^/, �~ PUBLIC V r Iy e t REG # 291706 Z ,y (B)mmission Expires: W'C4l, -' (1 Z1 (p Notary Publics EXPIRES .� SCOM t1K t st I VAd ci_ h 0' •- 3/31/2016 r '��., ALTH ,��• rAITWanIN ., - 0 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: Opel -ion Disfric+ 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 8713-1-3-80 Lot 81 Phase 1, Section 3 8713-1-3-81 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 8713-1-3-85 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 I 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 8713-1-4-140 Lot 141 Phase 1, Section 4 8713-1-4-141 Lot 142 Phase 1, Section 4 8713-1-4-142 Lot 147 Phase 1, Section 4 8713-1-4-147 Lot 148 Phase 1, Section 4 8713-1-4-148 Lot 149 Phase 1, Section 4 8713-1-4-149 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 q r a 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 87B-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 87B-1-5-98 Lot 99 Phase 1, Section 5 87B-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 8713-2-1-176 Lot 177, Phase 2, Section 1 87B-2-1-177 Lot 178, Phase 2, Section 1 87B-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 I 87B-2-1-193 Lot 194, Phase 2, Section 1 87B-2-1-194 Lot 195, Phase 2, Section 1 87B-2-1-195 Lot 202, Phase 2, Section 1 87B-2-1-202 Lot 203, Phase 2, Section 1 87B-2-1-203 Lot 204, Phase 2, Section 1 87B-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 I 87B-2-1-212 Lot 213, Phase 2, Section 1 87B-2-1-213 Lot 214, Phase 2, Section 1 87B-2-1-214 Lot 218, Phase 2, Section 1 87B-2-1-218 Lot 219, Phase 2, Section 1 87B-2-1-219 Lot 220, Phase 2, Section 1 8713-2-1-220 Lot 221, Phase 2, Section 1 87B-2-1-221 Lot 222, Phase 2, Section 1 87B-2-1-222 5 C :) GJ'1 TP' C) 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 87B-2-1-225 Lot 226, Phase 2, Section 1 87B-2-1-226 Lot 227, Phase 2, Section 1 87B-2-1-227 Lot 228, Phase 2, Section 1 8713-2-1-228 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. 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 A7 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. R 0 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.-MERICK CQUNTY.SCT. This instrument of writing was produced to me on -3"ZD 1. 3 at and with certificate acknowledgement ther o annexed was admitted to record. Tax imposed by Sec. 58.1-802 of $ $ A 1001-00, and 58.1-801 have been paid, if assessable. 3000436 v.3 October 29, 2013 Virginia Department of Health 107 North Kent Street Suite 200 Winchester, VA 22601 RE: Shenandoah — Lakeside Towns BCG Project #6742-01-005 Dear Sir/Madam: We have received your comments and offer the following in response. "6913228KY — The Frederick County Health Department has no objection as long as public water and sewer facilities are utilized. If any existing wells or septic systems are found during excavation, please contact the Health Department for proper abandonment. " Response: Advisory comment acknowledged. Should you have any further questions please feel free to contact me at the office. Sincerely, BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P E. Project Engineer Bowman Consulting Group, Ltd. 101 South Street, SE ^ Leesburg, Virginia 20175 Phone: 703.443.2400 ° Fax: 703.443.2425 ^ bowman consulting.com 10/09/2013 08:06 5407^"g479 FRED WIN EH PAGE 01/02 REQUEST FOR SUBDIVISION PLAN COMMENTS Virginia Department of Health Mail to: Virginia Department of Health Attn: Sanitation Engineer 1.07 North Kent Street Winchester, Virginia 22601 Hand deliver to: 2" Floor — Suite 200 107 North Kent Street Winchester, Virginia 22601 Phone: (540) 722-3480 'Applicant: It is.your I responsibility to complete this form as accurately as possiblein order to assist the p{�''.. i��r: '; 7 :�}���' •'�`' _r ;�t-,w:'X�"",o'�iA`*aet+uk.�ar.5���'"° w'a�`. al»��+4,. '�' •.e'ao E r `�Vw- _ ¢r "•y,�,�,� - •"�"6�.-•A".h. Applicant's Name: Lansdowne Development Group, LLC Mailing Address: 2553 Dulles View Drive. Suile400 Hemdon, VA 20171 Name of development and/or description of the request: Shenandoah Lakeside Towns Location of Property: Between Lake Frededok and Rachel Carson Drive Telephone: 703 995 1845 �V&IGIETII;U DEPARTNr�NT OF HEALTH ONLX- Date Received Review Numbe 1 3 4 5 (ci.rcte one) Date .Reviewed Revision, Required_ Date Approved �'�.�i7 :�L]...L �y"G(s�1:4 _�:•3I �" x' � �7_�a --•Y�.tn 1 �_ ��) Zc:, 23 Bowman C® N 5 U L T I N G October 21, 2013 Mr. K. Wayne Lee, Jr., LEED AP Frederick County Public Schools 1415 Amherst Street Winchester, VA 22604 RE: Shenandoah — Lakeside Towns Subdivision BCG Project #6742-01-005 Dear Mr. Lee: We have received your comment dated October 8, 2013 and offer the following in response. "It is noted that Hornbeam Drive, Coreopsis Lane, Trout Lily Drive, Chamomile Court, and Fritillary will be private lanes. As our buses don't travel down private lanes, students who live on these streets will need to walk to a public street to meet the bus at a location to be designated by our Transportation Department. " Response: Advisory comment acknowledged. Should you have any further questions please contact the office. Sincerely, BOWMAN CONSULTING GROUP, LTD. Patrick Veltn, P.E. Project Engine r Bowman Consulting Group, Ltd. 101 South Street, SE ° Leesburg, Virginia 20175 Phone: 703.443.2400 ° Fax: 703.443.2425 ° bowmanconsulting.com - Fredericic County Public Schools Qto ensure all students an excellent education K. Wayne Lee, Jr. LEED AP . Coordinator of Planning and Development . 1eew@frederick.k12.va.us October 8, 201 Mr. Patrick B. Veltri Bowman Consulting Group, Ltd. 101 South Street, S.E. Leesburg, VA 20175 Re: Shenandoah — Lakeside Towns Subdivision Design Plans Dear Patrick: Frederick County Public Schools has reviewed the Shenandoah — Lakeside Towns Subdivision Design Plans submitted to us on September 10, 2013. We offer the following comments: It is noted that Hornbeam Drive, Coreopsis Lane, Trout Lily Drive, Chamomile Court, and Fritillary will be private lanes. As our buses don't travel down private lanes, students who live on these streets will need to walk to a public street to meet the bus at a location to be designated by our Transportation Department. Please feel free to contact me at leew cr,frederick.k 12.va.us or 540-662-3888 x88249 if you have any questions or comments. Sincerely, �} K. Wayne Lee, Jr., LEED AP Coordinator of Planning and Development Cc: Dr. David Sovine, Superintendent of Schools Mr. Al Orndorff, Assistant Superintendent for Administration Mr. John Grubbs, Transportation Director 1415 Amherst Street www.frederick.kl2.va.us 540-662-3889 Ext. 88249 P.O. Box 3508 540-6624237 fax Winchester, Virginia 22604-2546 October 21, 2013 Frederick County Information Technologies, GIS Division 107 N. Kent Street 1st Floor Winchester, VA 22601 RE: Shenandoah — Lakeside Towns BCG Project #6742-01-005 Dear Sir/Madam: We have received your comments dated September 17, 2013 and offer the following in response. "With this layout, Troup Lily Dr and Coreopsis Lane should all be one street name. This will include stub coming off of Rachel Carson Dr. Please use either "Trout Lily Drive " or "Coreopsis Lane ". Please revise with selected name. " Response: Coreopsis Lane has been removed in favor of "Trout Lily Drive. See Sheets 6 & 10. Should you have any further questions please feel free to contact me at the office. Sincerely, BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P Project Engineer Bowman Consulting Group, Ltd. 101 South Street, SE ° Leesburg, Virginia 20175 Phone: 703.443.2400 ^ Fax: 703.443.2425 ° bowmanconsulting.com 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: 703 995 1845 Mailing Address: 2553 Dulles View Drive, suite 400 Hemdon, VA 20171 Name of development and/or description of the request: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive GIS Manager Comments: W ;}6 AAnn -, l(A _T m ji L ,114-1)r i C orerj,6 Lune. Sho`\a cn(\\(� P c3 CQ 5 �t'QP,� tIF, ' \\ ; n \At �y54,et S-�vh ori,(\cA plc CocPc�gs;t f,(�P` '?\P,CO,2 Date Received r 1 Date Reviewed Revision Required"ye S _ Signature & Date: -GIS MANAGER USE ONLY - Review Number 01 2 3 4 5 (circle one) Date Approved 7 /901'� ** Please Return Form to Applicant** 17 Bowman C® N 5 U L T O N G October 21, 2013 Town of Stephens City Attn: Town Manager P.O. BOX 250 Stephens City, VA 22655 RE: Shenandoah — Lakeside Towns BCG Project #6742-01-005 Dear Sir/Madam: We have received your comment and offer the following in response. 1. "No adverse effects upon S. City (town). S. City Fire & Rescue services will be impacted. " Response: Advisory comment acknowledged. Should you have any further questions please feel free to contact me at the office. Sincerely, BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P. Project Engineer Bowman Consulting Group, Ltd. 101 South Street, SE ° Leesburg, Virginia 20175 Phone: 703.443.2400 ° Fax: 703.443.2425 ^ bowmanconsulting.com REQUEST FOR SUBDIVISION PLAN COMMENTS Town of Stephens City Comment Mail to: Town of Stephens City Attn: Town Manager P.O. Box 250 Stephens City, Virginia 22655 Hand deliver to: 1033 Locust Street Stephens City Town Hall Stephens City, Virginia 22655 Phone: (540) 869-3087 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the Subdivision Design Plan with this sheet Applicants 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 Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive Telephone: 703 995 1845 -TOWN OF STEPHENS CITY USE ONLY - Date Received 3 Review Number 1 2 3 4 5 (circle one) Date Reviewed 1 2 113 Revision Required Signature & Date: -W/, Date Approved ** Please Return Form to Applicant** 26 October 29, 2013 Ms. Candice E. Perkins, AICP Frederick County Department of Planning and Development 107 North Kent Street Suite 202 Winchester, VA 22601 RE: Shenandoah Development — Lakeside Towns Review Comments for Subdivision Design Plan #08-13 Property Identification Number (PIN): 87-A-103 BCG Project #6742-01-005 Dear Ms. Perkins: 5 OCT 3 0 2013 Fi .. 7Y t n; We have received your comments dated October 11, 2013 and offer the following in response 1. "Special Limited Power of Attorney Form. Please have the property owner sign the attached Special Limited Power of Attorney Form prior to further review or approval. This form should be notarized and completed to grant the applicant (you) with authorization to represent them for this site plan. " Response: The form was completed with the associated Master Development Plan. A copy of the completed form is included for reference. 2. "Approval Block. Revise the approval signature block on the coversheet to show Subdivision Administrator and remove the expiration language. " Response: The signature block has been updated as requested. See cover sheet. 3. "Site and Zoning Data. On the coversheet under site and zoning data, note 1 is incorrect. " Response: The note has been corrected. See cover sheet. 4. `Private Road Width. Sheet 2 shows a pavement width of 18', the minimum width permitted is 20 '. The detail also shows a 10 ' side setback off the road, the minimum off the easement is 25 ' for garage units. " Response: The width proposed is 22 feet from face of curb to face of curb, consistent with the road section shown on the Master Development Plan. The dimensions on the detail have been updated for clarity. The side yard part of the detail has been removed for clarity. Please note that the road easement is not adjacent to the lot, as there is a 2-foot open space strip between the road easement and lot side. Therefore the 10' minimum side yard applies. See Sheet 2. Bowman Consulting Group, Ltd. 101 South Street, SE ° Leesburg, Virginia 20175 Phone: 703.443.2400 ° Fax: 703.443.2425 ^ bowmanconsulting.com Ms. Candice Perkins Shenandoah — Lakeside Towns October 29, 2013 Page 2 of 3 5. "Parking Tabulations. On sheet 2 under the parking tabulations, clam the number of parking spaces within the proposed parking lot (indicate if these parking lots are the on street parking). " Response: The on street parking number represents the number of provided space in the parking bays on the site. This includes spaces not in garages or on driveways. The parking spaces have been clarified in the tabulations. See Sheet 2. 6.' "Parking Tabulations. The plans counts garage spaces within the parking tabulation; garage spaces do_not count towards the minimum required spaces due to their potential to not be utilized ,for parking; therefore the total provided would be 201. " 7. 0 9 10. 12 13 Response: The garage spaces have been removed from the computations and the totals updated. See Sheet 2. "Lot Size. On sheets 5 and 6 provide the size of each lot. " Response: A new "overall lot layout" sheet has been added to show lots, lot sizes, and open space areas. See Sheet 4A. "Surveyed Boundaries. On sheets 5 and 6 provide the surveyed boundaries of each lot." Response: Boundary data for each lot has been added as requested. See Sheet 4A. 'Side Boundaries. Clare the side property lines for lots 23124, 46147, and 59160. " Response: The side yards have been dimensioned. See Sheets 5 and 6. "BRL's. On sheets 5 and 6 provide the building restriction lines on each lot. Response: The building restriction lines have been labeled for each lot. See Sheets 5 and 6. "Sidewalks. Sidewalks through the development are required as indicted on sheet.5 and 6. " Response: Sidewalks have been extended to the extent possible. Site conditions prevent the complete extension of the sidewalk in areas adjacent to retaining walls and/or steep slopes. See Sheets 7 and 8. "Bike Path. Label the bike path along Rachel Carson Drive. " Response: The hiker -biker trail associated with Rachel Carson Drive has been labeled as requested. See Sheets 5 and 6. "Street Lights. Street lights need to be provided at each road intersection. " Response: Street lights have been added to each road intersection as requested. Ms. Candice Perkins Shenandoah — Lakeside Towns October 29, 2013 Page 3 of 3 14. ''Entrance Signs. Indicate on the plan if any subdivision entrance signs are proposed. " Response: Locations for the subdivision entrance signs are indicated as requested. See Sheet 24A. 15. "Lighting Plan. A photometric plan is required with the subdivision design plan submission. ' Response: A photometric plan has been added to the construction plans. See Sheet 27. 16. "Landscaping Plan. A landscaping plan is required with this subdivision design plan submission. " Response: A landscape plan has been added to the construction plans. See Sheets 24 and 24A. 17. "Lake Trail. Per the MDP, provide the location of the lake trail. " Response: The lake trail alignment has been added as requested. See Sheets 7 and 8. 18. "Tot Lot. Show all amenities within the proposed tot lot." Response: A detail for the tot -lot (snowing the amenities) has been added. See Sheets 24 and 24A. Should you have any further questions please feel free to contact me at the office. Sincerely. BOWMAN CONSULTING GROUP. LTD. 6�Patrick Veltri, E. Project Engineer REQUESTFOR SIJUDIVIS1ON PLAN COMMENTS Winch.ester'Regionai Airport Comment i'11ai1 Io: Winchester Re-ional Airport Aten: hxecutive Director 491 ,\irporu Road Winchester, Vir,olmil 2?602 11,111d deliver to: 491 Airport road (let. 6415 off of R.t. 5221 South) Winchester, Vir`.inia 22602 ('hone: (540) 662-5%SCi Applicant: It is your resIDO[lsib.i_lily to Complete this 1'61-111 as <r euratel}' as possible. ill (1rd i to assist tl-ie agg pcv lti'-i'th their review. E?lease:,attauli one (1) eC)pv Of the Subdiv,isioll Design Plan,with this sheet. Applicants Man1e: Lansdowne De•;elooment Gmup, LLC l elCphiJne: 703 t55 1525 M 'I'm, i\CIdreSs: 2553 Dulles Vier. Drive, Suite 400 Herndon. VA. 2j171 Naive of development and/Or description ol'the request: Shenandoah Lakeside Tcomis Location of Property.* 13-egween Lake Frederick and Rachel Carson Drive Airport Comments: Ak Date Received Review Number 1 2 ; 4 5 (circle: nne ) Date Reviewed Revision Required Dlte Approved Signature & Date: ���i� + r.', 1\ ��� ���k *" I'le4..;,e R fill it V11*tu to kplJIic.i`nLC'1' 2 4 . 41 October 3, 2013 WINCHESTER, VIRGINIA22602 (540) 662-5786 Patrick B. Veltri, PE Bowman Consulting Group, LTD 101 South Street, SE Leesburg, Virginia 20175 Re: Subdivision Plan Comments Shenandoah Lakeside Towns Opequon Magisterial District Dear Mr. Veltri, The referenced proposal ,vas reviewed and it appears that the proposed subdivision should not have an impact on operations at the Winchester Regional Airport therefore special conditions are not being requested for consideration as part of the Frederick County approval process. As a note the proposed development does lie vvithin the airport's airspace and owneritenants may experience flyover noise from aircraft transitioning through the area. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director REQUEST FOR SUBDIVISION PLAN COMMENTS Town of Middletown Comment Mail to: Town of Middletown Attn: Town Manager P.O. Box 96 Middletown, Virginia 22645 Hand deliver to: Middletown Town Hall 7875 Church Street Middletown, Virginia 22645 Phone: (540) 869-2226 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 Desi n 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 andlor description of the request: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive Town of Middletown Comments: Telephone: 703 995 1845 -TOWN OF MIDDLETOWN USE ONLY - Date Received .-3 Review Number ?2 3 4 5 (circle one) Date Reviewed , ��Ia Revision Required_ /lw-- Signature & Date: I 74Z:- **,Please Return, 27 Date Approved z/2 0 Form to Applicant*-* REQUEST FOR SUBDIVISION PLAN COMMENTS City of Winchester Comment Mail to: Winchester Planning Department Attn: Planning Director 15 North Cameron Street Winchester, Virginia 22601 Hand deliver to: Rouss City Hall 15 North Cameron Street Winchester, Virginia 22601 Phone: (540) 667-1815 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 �,co ._of the Subdivision.Desi n_Plan with this sheet. Applicant's Name: Lansdowne Development Group, LLC Mat I ing Address: 2553 Dulles View Drive, suite 400 Hemdon. VA 20171 Name of development and/or description of the request: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive City of Winchester's Comments: — LJ :1 l V-1 r>M -c P Telephone: 703 995 1845 -CITY OF WINCHESTER USE ONLY - Date Received �L� t3� Review Number 2 3 4 5 (circle one) � Date Reviewed g t3� Revision Required Date Approved Signature & Date: 1 ** Please Return Form to Applicant'* 25 0 n 4 FILE Copy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 October 11, 2013 Mr. Todd Heck Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 Re: Review Comments for Subdivision Design Plan #08-13 Shenandoah Development — Lakeside Towns Property Identification Number (PIN): 87-A-103 Dear Mr. Heck: 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. Special Limited Power of Attorney Form. Please have the property owner sign the attached Special Limited Power of Attorney Form prior to further review or approval. This form should be notarized and completed to grant the applicant (you) with authorization to represent them for this site plan. 2. Approval Block. Revise the approval signature block on the coversheet to show Subdivision Administrator and remove the expiration language. 3. Site and Zoning Data. On the coversheet under site and zoning data, note 1 is incorrect. 4. Private Road Width. Sheet 2 shows a pavement width of 18', the minimum width permitted is 20'. The detail also shows a 10' side setback off the road, the minimum off the easement is 25' for garage units. 5. Parking Tabulations. On sheet 2 under the parking tabulations, clarify the number of parking spaces within the proposed parking lot (indicate if these parking lots are the on street parking). 6. Parking Tabulations. The plans counts garage spaces within the parking tabulation, garage spaces do not count towards the minimum required spaces due to their potential to not be utilized for parking; therefore the total provided would be 201. 7. Lot Size. On sheets 5 and 6 provide the size of each lot. 8. Surveyed Boundaries. On sheets 5 and 6 provide the surveyed boundaries of each lot. 9. Side Boundaries. Clarify the side property lines for lots 23/24, 46/47, and 59/60. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 L Mr. Todd Heck RE: Subdivision #08-13 October 11, 2013 Page 2 10. BRL's. On sheets 5 and 6 provide the building restriction lines on each lot. 11. Sidewalks. Sidewalks through the development are required as indicted on sheets 5 and 6. 12. Bike Path. Label the bike path along Rachel Carson Drive. 13. Street Lights. Street lights need to be provided at each road intersection. 14. Entrance Signs. Indicate on the plan if any subdivision entrance signs are proposed. 15. Lighting Plan. A photometric plan is required with this subdivision design plan submission. 16. Landscaping Plan. A landscaping plan is required with this subdivision design plan submission. 17. Lake Trail. Per the MDP, provide the location of the lake trail. 18. Tot Lot. Show all amenities within the proposed tot lot. 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, Candice E. Perkins, AICP Senior Planner CEP/pd cc: Lansdowne Development Group Attachment SUBDIVISION APPLICATION FREDERICK COUNTY, VIRGINIA SEP 1 9 2013 - Office Use Only - Date: Application #: MDP: yes,., .,, no If.ho, has the MDP requirement been waived by the.Planning Director?c - Y.es _no ' If the, lfas been waived, fill in the 'following public meeting dates for the fMal plats: PC Meeting- 'Dafe _ _ - 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 VA, LLC Telephone: 7039951849 Address: 2553 Dulles View Drive, Suite 400 Herndon, VA 20171 I Please list names of all owners, principals, and/or majority stockholders: Mr. Leonard S. "Hobie" Mitchel 4. Contact person if other than above Name: Telephone: 5. Name of Proposed Subdivision: 6. Number of Lots: 90 7. Total Acreage: 10.80 Lakeside Towns 1 Mile South of the intersection of Lord Fairfax Highway and Stonewall Jackson Highway 8. Property Location: (Give State Route # and name, distance and direction from intersection) 0 J 'Y 9. Magisterial District: OPEQuoN 10. Property Identification Number (P.LN.): 87 A 103 (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? IlYes ONO 14. If yes, has the final MDP been approved by the Board of Supervisors? R Yes IV —(]_No 15. what was the Master Development Plan title? Shenandoah Master Development PLan 16. Does the plat contain any changes from the approved MDP? _Yes _ZNo 17. If yes, specify what changes: 18. Minimum Lot Size (smallest lot): 1800 Square Feet 19. Number and types of housing units in this development: 90 Single Family Attached Townhouses 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 issio f i e pl n. — Signature: Date: 71�6��°� 3 10 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.bowmanconsultin,a.com (—To: Frederick County Planning Department 107 N. Kent Street Winchester, VA 22601 �Attn: Candice Perkins ( j LETTER OF TRANSMITTAL Date: September 17, 2013 Project Name: Shenandoah - Lakeside Towns Subdivision Project No: 6742-01-005 Re: Subdivision Application Via: Mail We are forwarding: QUANTITY DESCRIPTION I Subdivision Application - Frederick County, Virginia COMN Urgency: transmitted by: BOWMAN CONSULTING GROUP, LTD. Todd Heck, Project Manager Confirmation of Receipt Required: Received by: (Signature) (Print Name) (Date) 312212010 SUBDIVISION APPLICATION FREDERICK COUNTY, VIRGINIA - Office Use Only- Date:Application ##: MDP: yes no If no, has the MDP requirement been waived by the Planning Director?: _yes no If the MDP has been waived, till in the following public meeting dates for the final prafs: s PC Meeting Date BOS Meeting Date_ 1 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 VA, LLC 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: 90 7 Total Acreage:10.80 Telephone: Lakeside Towns 8. Property Location: 1 Mile South of the intersection of Lord Fairfax Highway and Stonewall Jackson Highway (Give State Route # and name, distance and direction from intersection) 0 9. 10 Magisterial District: oPEQuoN Property Identification Number (P.I.N.): 87 A 103 (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 11 Has a Master Development Plan been submitted for this project? Yes ONO 14. If yes, has the final MDP been approved by the Board of Supervisors? F]Yes IlNo 15. What was the Master Development Plan title? Shenandoah Master Development PLan 16. Does the plat contain any changes from the approved MDP? E[Yes _ZNo 17. If yes, specify what changes: 18. Minimum Lot Size (smallest lot): 1800 square Feet 19. Number and types of housing units in this development: 90 Single Family Attached Townhouses 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 pri=thelopl n. Signature: Date: E 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, 2"d Floor Winchester, Virginia 22601 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: 703 995 1845 Mailing Address: 2553 Dulles view Drive, Suite 400 Herndon, VA 20171 Name of development and/or description of the request: Shenandoah Lakeside Towns Location of Property: Between Lake Frederick and Rachel Carson Drive Department of Planning & Development Comments: Date Received _ Date Reviewed _ Revision Required Signature & Date: -PLANNING DEPARTMENT USE ONLY - Review Number 1 2 3 4 5 (circle one) Date Approved ** Please Return Form to Applicant** In S E P 9 2013 F i "Y Review Checklist This checklist is to be completed by the Engineer or Surveyor and submitted with the Site Plan. Frederick County, Virginia Department of Public Works Subdivision/Site Plan Name: L�Kt �"`if? r-0-W_ Engineer/Surveyor Name: Engineer/Surveyor Phone: ------------------------------ Tax Map (PIN): -------------------------------------------------------------- o Review Key ✓ O. K. Ordinance Requirements ? ai (D O Incomplete aa) N Not Applicable X Unacceptable `0) �_ Sub - ,section Code, of Virginia 4VAC50-30-40 (MS-19) 1 Provide a note pertaining to temporary and permanent stabilization of denuded areas. 2 Provide a note pertaining to stabilization requirements for soil stockpiles. Provide a note stating that vegetative stabilization 3 shall be uniform, mature enough to survive and adequate to inhibit erosion. , 4 Provide sediment trapping facilities as the first ✓ phase of land disturbing activity. Provide a note requiring that dams, dikes and 5 diversions be stabilized immediately after construction. Sediment traps and basins shall be installed if 6 necessary and in the correct location. Basins shall maintain structural integrity during 100-year 24 hour storm event. (§79-3.A.1 Frederick County Code). 7 Cut and fill slopes shall be adequately stabilized. Fill slopes steeper than 3:1 will require a slope stability analysis and maintenance plan. Provide adequate temporary or permanent channel, 8 flume or slope drain for all concentrated runoff down cut or fill slopes. 9 Provide adequate drainage or other protection whenever water seeps from a slope face. 10 Provide adequate inlet protection for all operational storm sewer inlets. Provide adequate channel protection for open 11 conveyance and receiving channel, provide adequate outlet protection for pipes and channels. Revised 5/4/2011 Public Works Plan Review Checklist Page 1 of 4 12 Provide measures to minimize channel damage when conducting in -stream construction. Install temporary stream crossings of non-erodable 13 material All applicable federal, state and local regulations pertaining to working in or crossing live 14 watercourses shall be met - all applicable permits shall be submitted with Land Disturbance application (§79-3.A.2 Frederick County Code). Provide a note stating that the bed and banks of a 15 watercourse shall be stabilized immediately after work in the watercourse is completed. Provide appropriate notes regarding trenching 16 practices in accordance with 4VAC50-30-40 subsection 16. 17 Provide a note requiring cleaning/removal of any sediment on public or private roadways. Provide a note requiring that all temporary controls 18 be removed within 30-days once no longer needed; trapped sediment must be removed and stabilized. Provide adequate protection from erosion and / 19 sediment deposition for downstream properties and waterways. Demonstrate that concentrated stormwater runoff 19.a leaving the site discharges directly into an adequate natural or manmade channel. 19.b.2. Demonstrate that two (2)-year runoff from the site does not overtop banks of natural channels and / a does not cause erosion. Demonstrate that discharge into the previously 19.b.2. constructed man-made channels are not overtopped b by a ten (10)-year storm and the two (2)-year storm does not cause erosion Demonstrate that closed storm sewer systems tmem si ALam_ 19.b.2.c contain the ten (10)-year storm. Provide calculations and show ten (10)-year HGL in the storm sewer profiles. 19 d If offsite improvements are proposed, provide evidence of obtained easements, etc. 19 e Provide an analysis of the existing and ultimate / characteristics of the watershed. Provide responsible party and maintenance plan for 19.f the proposed detention facilities to include access, what is to be maintained?, how often?, who pays? 19 9 Provide energy dissipaters at the outfall of all detention facilities. 19 h Provide calculations demonstrating that onsite ditches are adequate. Revised 5/4/2011 Public Works Plan Review Checklist Page 2 of 4 • All sheet flow leaving the site shall be at or below / SNe-er RAK/S nRd F4&-4 &FIM 19.i pre -developed rates or it must be diverted to an Vs'ZiTaw adequate channel, pipe system or detention facility. Ar Loo- jQp omacHor2 All calculations and assumptions shall pertain to the LAXC Fgawcm 19.j entire development and its ultimate build -out. 19 k All measures utilized shall minimize the impact on waters of the State. E&S Narrative_ Requirements - Virginia Erosion and Sediment Control Handbook - page VII-26 Project description - Describe the nature and purpose of the land disturbing activity and area (acres) to be disturbed. Existing Site Conditions - Provide a description of the existing topography, vegetation and drainage. Adjacent Areas - Provide a description of neighboring areas such as streams, lakes, residential areas, roads, etc., which might be affected by the land disturbance. Off -site areas - Describe any off -site land -disturbing 41 activities that will occur. Soils - Provide a brief description of the soils on the / site giving such information as soil name, mapping unit, erodibility, permeability, depth, texture and soil structure. Geology - Provide a brief description of the geology on the site related to construction-, i.e. methods of / removal, use as engineered fills, Karst potential, etc. Critical areas - Provide a description of areas on the site which have potentially serious erosion problems. E&S control measures - Provide a description of the methods which will be used to control erosion and sedimentation on the site. Permanent stabilization - Provide a brief description, including specifications, of how the site will be stabilized after construction is completed. Stormwater runoff considerations - Will the development of the site cause an increase in peak / runoff rates? Will it cause flooding? Describe the strategy to control stormwater runoff. Calculations - detailed calculations for the design of temporary sediment basins, permanent stormwater detention basins, diversions, channels, etc. Include calculations for pre- and post -development runoff Site Plan Requirements -Virginia Erosion and Sedimen ontrol Handbook -page VII-27 Provide a vicinity map. Provide a North arrow and scale on all plan sheets. Revised 5/4/2011 Public Works Plan Review Checklist Page 3 of 4 Indicate the proposed limits of clearing and grading. Show and label existing contours. Show and label final contours. Show existing vegetation. Show boundaries of different soil types. Show existing drainage patterns including the acreage of each drainage area. Label areas with potentially serious erosion 41 problems. Show all proposed site improvements. Show location of all erosion and sediment control / measures using VESCH standardsymbols. Show all off -site land disturbing activities and erosion and sediment control measures. Provide detail drawings for all proposed erosion and sediment control measures. Provide a maintenance schedule including regular inspection and repair of erosion and sediment control measures. Frederick County Public Works Requirements Provide the Responsible Land Disturber signature block on the plans. Provide a seeding schedule in accordance with VESCH standard 3.31 and 3.32. Provide a 20-foot drainage easement for all / concentrated flows within on- or off -site residential lots. Provide a minimum of 2% slope on grass channels. If less than 2%, provide an alternative design. Any area in which drainage collects from more than three (3) lots shall be placed within a platted drainage easement. All silt fence shall be wire reinforced. / Drop Inlets in areas accessible to the public will require an appropriately sized grate opening. Please ispecify the grate type in the plans. Ensure that the backwater condition for the post - developed 100-year storm does not impact adjacent V 044W properties. (2OMOF MAPvf Revised 5/4/2011 Public Works Plan Review Checklist Page 4 of 4 I Y SUBDIVISION DESIGN PLAN CHECKLIST The subdivision design plan shall be drawn at a scale that is acceptable to the Subdivision Administrator. The subdivision design plan shall include a sheet depicting the full subdivision submitted. The subdivision design plan shall include the following information: Title "Subdivision Design Plan for " LAMEW 7OW/VS 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. ?&VOC 406 Ai7KRM&q' VAt Or APOED 7V AAA,-S. i Location and area of each parcel of common open space and the total area of common open space. P14,V p 45 A77Xk"&q-. k j,,_ jIF AAQ&-D W Location, names, right-of-way widths and classifications of existing and planned roads, streets and shared private driveways adjacent to and on the property ' 4 i Existing or proposed utilities, sewer and water lines ma nholes, 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. i Location of required setback lines on each lot. Location of proposed recreational areas and facilities. 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. �AL gG pRor..veD pAoa 1U APPRovm- 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 LOT AREA LOT # AREA 1 2860.92 SF 2 1980.00 SF 3 1980.00 SF 4 1980.00 SF 5 1980.00 SF 6 2970.00 SF 7 3002.38 SF 8 2004.82 SF 9 1984.56 SF 10 1984.56 SF 11 2012.00 SF 12 3124.93 SF 13 2970.00 SF 14 1980.00 SF 15 1980.00 SF 16 1980.00 SF 17 1980.00 SF 18 2931.18 SF 19 2965.99 SF 20 1980.00 SF 21 1980.00 SF 22 1980.00 SF 23 2970.00 SF 24 2970.00 SF 25 1980.00 SF 26 1980.00 SF 27 1980.00 SF 28 2970.00 SF 29 2790.00 SF 30 1800.00 SF 31 1800.00 SF 32 1800.00 SF LOT AREA LOT # AREA 33 1800.00 SF 34 2790.00 SF 35 2790.00 SF 36 1800.00 SF 37 1800.00 SF 38 1800.00 SF 39 1800.00 SF 40 1800.00 SF 41 1800.00 SF 42 2790.00 SF 43 2790.00 SF 44 1800.00 SF 45 1800.00 SF 46 2790.00 SF 47 2790.00 SF 48 1800.00 SF 49 1800.00 SF 50 1800.00 SF 51 1800.00 SF 52 3078.17 SF 53 2751.18 SF 54 1800.00 SF 55 1800.00 SF 56 1800.00 SF 57 1800.00 SF 58 1800.00 SF 59 2790.00 SF 60 2790.00 SF 61 1800.00 SF 62 1800.00 SF 63 1800.00 SF 64 1800.00 SF OPEN B OPEN A TOT LOT AREA LOT # AREA 65 1800.00 SF 66 2790.00 SF 67 2970.00 SF 68 1980.00 SF 69 1980.00 SF 70 1980.00 SF 71 1980.00 SF 72 2931.18 SF 73 3359.59 SF 74 2031.89 SF 75 1980.38 SF 76 1980.00 SF 77 1980.00 SF 78 2970.00 SF 79 3011.55 SF 80 1980.00 SF 81 1980.00 SF 82 1980.00 SF 83 1980.00 SF 84 2970.00 SF 85 2967.37 SF 86 1980.00 SF 87 1980.00 SF 88 1980.00 SF 89 1980.00 SF 90 2970.00 SF 382 88570.00 SF 383 18209.56 SF 386 155047.88 SF 387 2470.89 SF TOTAL LOT AREA: 201,853 SF TOTAL OPEN SPACE: 173,257 SF INGRESS/EGRESS EASEMENT: 88.570 SF TOT LOT: 2,471 SF TOTAL SITE: 466,151 SF . . % SUBDIVISION DESIGN PLAN CHECKLIST The subdivision design plan shall be drawn at a scale that is acceptable to the Subdivision Administrator. The subdivision design plan shall include a sheet depicting the full subdivision submitted. The subdivision design plan shall include the following information: L� I Title "Subdivision Design Plan for " RQCRLZ 0AQ5a1j yj/G with a notation of all previous names of the subdivision. Original property identification number. _F/� 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. _F;;[ 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 j 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. 11 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 describinghow storm water management requirements are being met, including the location and design details of proposed facilities. J� 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. /I Location of proposed recreational areas and facilities. 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. 46 Pap-'-*' P12m2 Tv Pk-/ AOI°Rew►L 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 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 & Development 107 N. Kent Street Winchester, VA 22601 Attn: LETTER OF TRANSMITTAL Date: September 12, 2013 Project Name: Shenandoah Final Design Project No: 6742-01-005 Re: Fee Checks, Checklist, and Area Tabulations Via: Hand Delivery We are forwarding: QUANTITY DESCRIPTION Rachel Carson Drive Fee Check for $1,000.00 (#0014) Rachel Carson Drive Planning Department Subdivision Checklist Lakeside Towns Fee Check for $1 1,500.00 (#0013) Lakeside Towns Planning Department Subdivision Checklist Lakeside Towns Lot Area Tabulations MENTS . SEP 1 3 2013 i FF,�i },,�;( COUNTY Urgency PL.Afa!`_:.. Transmitted by: BOWMAN CONSULTING GROUP, LTD Patrick Veltri, PE Project Engineer Confirmation of Receipt Required: Received by: gnature) I - 13-13 (Print Name) (Date) 312212010 S E P 1 3 2013 1. _ �.I Fh, t-v.ii.:TY PL AK. r rT Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUNfENT DOES NOT NfEET YOUR APPRO VAL, PLEASE PRO VIDE COAfAfENTS AS TO WHAT YOU WOULD LIKE TO HA VE COMPLETED. Initials Date & Time (Candice .�4Q 1 3 Mark Dana Eric Alike John COMMENTS: Received by Clerical Staff (Date & Time): (S:Gffice on Black boxTcrins0ocunient Approval Form — 08/15/12) COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 October 11, 2013 Mr. Todd Heck Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 Re: Review Comments for Subdivision Design Plan #08-13 Shenandoah Development — Lakeside Towns Property Identification Number (PIN): 87-A-103 Dear Mr. Heck: Planning Staff has reviewed the above -referenced subdivision design plan to determine if administrative approval can be grt anted. 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 Special Limited Power of Attorney Form. Please have the property owner sign the attached Special Limited Power or Attorney Form prior to further review- or approval. This form should be notarized and completed to grant the applicant (you) with authorization to represent them for this site plan. 2. Approval Block. Revise the approval signature block on the coversheet to show Subdivision Administrator and remove the expiration language. 3. Site and Zoning Data. On the coversheet under site and zoning data, note 1 is incorrect. 4. Private Road Width. Sheet 2 shows a pavement width of 18', the minimum width permitted is 20'. The detail: also snows a 10' side setback off the road, the minimum off the easement is 25' for garage units. 5. Parking Tabulations. On sheet 21 under the parking tabulations, clarify the number of parking spaces within the proposed parking lot (indicate if these parking lots are the on street parking). 6. Parking Tabulations. The plans counts garage spaces within the parking tabulation, garage spaces do not count towards the minimum required spaces due to their potential to not be utilized for parking; therefore the total provided would be 201. 7. Lot Size. On sheets 5 and 6 provide the size of each lot. 8. Surveved Boundaries. On sheets 5 and 6 provide the surveyed boundaries of each lot. 9. Side Boundaries. Clarify the side property lines for lots 23/24, 46/47, and 59/60. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Todd Heck RE: Subdivision #08-13 October 11. 2013 Page 2 10. BRL's. On sheets 5 and 6 provide the building restriction lines on each lot. 11. Sidewalks. Sidewalks through the development are required as indicted on sheets 5 and 6. 12. Bike Path. Label the bike path along Rachel Carson Drive. 13. Street Lights. Street lights need to be provided at each road intersection. 14. Entrance Signs. Indicate on the plan if any subdivision entrance signs are proposed. 15. Lighting Plan. A photometric plan is required with this subdivision design plan submission. 16. Landscaping Plan. A landscaping plan is required with this subdivision design plan submission. 17. Lake Trail. Per the MDP, provide the location of the lake trail. 18. Tot Lot. Show all amenities within the proposed tot lot. 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, Candice E. Perkins, AICP Senior Planner CEP/pd cc: Lansdowne Development Group Attachment Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) (Phone) i (Address) _ the owner(s) of all those tracts or parcels of land ("Property") conveyed to ►ne (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. on Page , and is described as Parcel: Lot: Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) (Phone) (Address) 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) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: 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 sea] this day of 200_, Signature(s) State of Virginia. City/County of To -wit: I a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this _ day of , 200 My Commission Expires: Notary Public Please note: The Subdivision/MDP plans associated with this file are located in the file room. NOTEVRECEIPT a l qt_S M.���D�AT_E NO. ®J5898 OM I,.",�n�-.Akcna--AC Oa }� VA IS53 EXAL U.. V1 eVf pr Att, y oo tt 2rndonn M, oc�.e.and a r.,.„rim c0000 I q_ I oo,00 1QJ1dOq�� _ I_GUC[_d iAP Tn.r^ A _ ACCOUNT HOW PAID AMT. OF ACCOUNT CASH AMT. PAID 00 CHECK 00-15 BALANCE MONEY DUE ORDER kfBY Oc 2001 r+EP"m— G 81-818 RECEIPT DATE 1 NO, 05693 ' " k— RECEIVED FROM "E0-AkkAo-nJoa.! 1 \1A I I ADDRESS Sri3 �r�.. View Dr, X61400 F}ktxndm VA loth) ;>V Y J..1..'1��,,,,f loj vQrd - /Yt (�uqq+nd egi "d 00� O o $ �55 a - 00 FOR L�'OU V 1 dA Cn A Q PL QAS +Cii , .k'^Md Od.;-% L"41-A.A A.L, To v.r .dJ ACCOUNT_ HOW PAID AMT. Of _ ACCOUNT CASH AMT �/�/� II '0 00 CHECK ©O(3 PAID BALANCE MONEY DUE ORDER __j QD BY— C2001 Rm.—R)rmt ,g; 8L818 rQUON- 90 lots 10.80 acre Ttownhous