Loading...
HomeMy WebLinkAbout03-07 Shenandoah Revised II 249 Lots 42.73 Acres Sections 1 and 1A Opequon - Backfile (2)SUBDIVISION CHECKLIST Comment sheets from the following agencies, along with any marked copies of the plan: VDOT Sanitation Authority Inspections Department Fire Marshall City of Winchester Health Department Parks & Recreation County Engineer 2. ✓ One copy of the subdivision application TRACKING SHEET Date GIS To be filled in if an MDP is associated with this subdivision MDP #yb D0 p Approved by BOS: Admin. Approval:��� ,C Application received o� o Fee paid (Amount: $ 0� f/07 Information entered in d-BASE and Reference Manual 'J O Q,gA--File given to Renee' to add to Application Action Summary �^ C' Plat(s) signed by Subdivision Administrator Approval letter to applicant/agent Copy of final subdivision plat(s) [with signatures] made and given to Mapping and Graphics Manager for structure numbering assignment 3 Updated d-BASE and Reference Manual -1f1i5 r+eme-o¢A rY 4w— A -.A.' . sow►G-6 aqo. File given to Renee' to update Application Action Summary Final plat(s) submitted with review agency signatures along with: Recorded Deed of Dedication Bond estimate (if required) $_ } f � NOTES RECEIPT DATE ` + NO. 855907 RECEIVED FROM ADDRESS -.55 S DLL.0 / V! JL r D'A' • .G-.�. H a FOR 11A-lb V 1 6 Ln— i ,ALA u.� � �1 Gi r� C+�r+ i ��L✓ ACCOUNT HOW PAID I /C�� Ct�;'�GiU��;j ' AMT. OF CASH /qj- P., ,5, - A -.• (. t C ACCOUNT !�. �`�j . r asJ / L i `ti. AMT. PAID //�� OV 0 CC .CHECK ryry ^^ QQ 0VO .C!C BY BALANCE MONEY � DUE ORDER O N O m N 4-+ m o Q O N N Q olffffff��� O to U �,c Ln � U � � � w"a-3L RECEIVED FROM( ADDRESS J FOR RENT ❑FORS% DATE. t T. OF UNTPAID CASH �AM C�--"CHECKNCE MONEYE ORDER ©2001 f+EPEORM. ® 8L818 NO. 591 61 DOLLARS t. I tr'I r BY ` s� 080002270 o N W .r' THIS DEED OF SUBDIVISION, EASEMENT AND CONVEYANCE (the "Deed'I is made thi day of �, 2008, by and among OXBRIDGE DEVELOPMENT AT SHENANDOAH, L.C., a Maryland limited liability company (hereinafter referred to as "Owner'); SHENANDOAH HOMEOWNERS ASSOCIATION. INC.. a Virginia non -stock corporation (hereinafter referred to as "Association"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY. VIRGINIA, a body corporate and politic (hereinafter referred to as "County"); and the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic (hereinafter referred to as "Authority"). WITNESSETH WHEREAS, the Owner is the owner and proprietor of certain real property (the "Property") as shown on plat dated November 16, 2006, revised January 16, 2008 entitled "Final Plat Shenandoah Phase 2, Section 1," and prepared by Patton Harris Rust & Associates, P.C., Winchester, Virginia, certified land surveyors (the "Plat") which Plat is attached hereto; and WHEREAS, the Property is situate in Frederick County, Virginia, Owner having acquired the Property by deed recorded in Instrument # 040022116 among the land records of Frederick County, Virginia; and WHEREAS, it is the desire and intent of Owner to subdivide the Property into lots and parcels; and WHEREAS, it is the desire and intent of Owner to reserve unto itself certain easements as hereinafter provided; and (A0133 U DOC / 1 Deed of Sub. Ph 2, Sec 1002559 000013) Page: 1 N ca Cn WHEREAS, it is the desire and intent of Owner to grant and convey unto the County and unto the Authority the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the Association the easements in the locations as shown on the Plat and as hereinafter provided. SUBDIVISION NOW THEREFORE, in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby subdivide the Property into lots and parcels, to be known as Lots 176 through 228, inclusive, and Parcel H8, Open Space Parcels Al and A2, and Outlot 131, Phase 2, Section 1, SHENANDOAH, all in accordance with the Plat which is expressly incorporated herein and made a part of this Deed. RESERVATION OF EASEMENTS THIS DEED FURTHER WITHNESSETH 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 Owner does hereby reserve unto itself, its successors and assigns the following: (a) 15' utility easements over the boundaries of all lots, Parcel H6, and Open Space Parcels Al and A2, in the areas where said lots and parcels are adjoining private streets, as shown on the Plat; (b) ingress -egress, drainage, water and sanitary sewer easements along all private streets; and (c) drainage easements as shown over Open Space Parcels Al and A2; and all as more particularly set forth in the notes shown on the (A0133MCDOC 11 Deed of sub. ft 2. sac 1002559 000013) Page: 2 LAW C) Plat. The Owner has the right to assign one or more of these easements in the future to ry W any entity, including but not limited to the County; the Authority, the Association; and c7,* utility companies. Further, the Owner has the right to grant one or more of these easements to such entities by deed of easement. Any such grant by deed or assignment may include such terms and conditions as deemed appropriate by the Owner and such entities. COUNTY 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, Owner does hereby grant and convey unto the County, its successors and assigns, the easements as hereafter set forth in the respective locations shown on the Plat as follows: A. Emernency Inaress and Egress Easement. An easement for ingress and egress, for construction and maintenance of utilities, for County and other emergency vehicles, and for the purpose of performing any 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 private streets, common driveways, public and private access easements, and ingress and egress easements, as shown on the Plat. B. Storm Drain Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future stormwater management facilities, storm drainage lines, storm sewer lines or other drainage structures, including building connection lines, plus all necessary inlet structures, {A0133204.DOC I 1 Deed of Sub, Ph 2, Sec 1002559 0000131 Page: 3 0 N manholes, and appurtenances for the collection of storm waters and its transmission —J through and across the said property of Owner, said easements being more particularly bounded and described on the Plat. The foregoing easements are subject to the following conditions where applicable: 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 (A0133M.DOC r 1 Deed of sub, Ph 2, Sec 1002569 000013) Page: 4 0 structures and other facilities located without the easements, but shall not include the w CD replacement of structures, trees, or other facilities located within the easements. 4. Owner 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 Owner shall not erect any building or other structure, excepting a fence, on the easements without obtaining the prior written approval of the County. F.C.S.A. 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, Owner does hereby grant and convey unto the Authority, its successors and assigns, the easements as hereafter set forth in the respective locations as shown on the Plat, as follows: A. Waterline Easements. Waterline easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future water mains, including fire hydrants, valves, meters, building service connections, and other appurtenant facilities for the transmission and distribution of water through, upon, and across the property of Owner, said easements being more particularly bounded and described on the Plat. (Ao133MCDOC / 1 OeW of Sub, Ph 2, Sec 1002559 0OW13) Page: 5 CD N W B. Sanitary Sewer Easements. Easements for the purpose of constructing, %D operating, maintaining, adding to, altering or replacing present or future sanitary sewer lines, including building connection lines, sanitary lateral lines, manholes and all other appurtenant facilities necessary for the collection of sanitary sewage and its transmission through and across the property of Owner as shown on the Plat. The foregoing easements to the Authority are subject to the following conditions: 1. All water mains, sewer lines, and appurtenant facilities which are installed in the easements shall be and remain the property of the Authority, its successors and assigns. 2. The Authority and its agents shall have full and fare 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 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 the Authority to erect any building or structure of a permanent nature on such adjoining land. 3. The Authority 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 water mains, sewer lines, and appurtenant facilities; provided, however, that the Authority at its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said {Aa133M.00c i I Deed Of sub, Ph 2, Sec 1 0025W 0000, 3} Page: 6 0 easements which are disturbed in any manner by the construction, operation, and ry maintenance of said water mains, sewer lines and appurtenant facilities. Such restoration CD 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 without the easements, but shall not include the replacement of structures, trees, and other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements and to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by the Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, except a fence, on the easements without obtaining the prior written approval of the Authority. SIDEWALK/TRAIL S UTILITY EASEMENT THIS DEED FURTHER WITNESSETH THAT in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the County and the Association a public access easement, right-of-way and utility easement for the purpose of constructing, using, and maintaining utilities and a sidewalk/trail over and across the Property as shown on the Plat described as "15' Pedestrian Access & Utility Esmt", said easement to be used exclusively for utilities and pedestrian and non -motorized vehicular use, subject to the following terms and conditions: IAo, 3M.Doc / 1 Deed of Sub. Ph 2, sec , 002M 0000, 9} Page: 7 Ca N 1. The County and the Association shall have full and free use of the easement for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise thereof and right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the County or the Association to erect any building or structure of a permanent nature on such adjoining land. 2. The County and the Association shall have the use of the easement 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 easement being conveyed, deemed by it to interfere with the proper and efficient construction, use, and maintenance of said easement. 3. The Association shall have the right in its sole discretion to provide paving and to plant trees and shrubbery within the easement which shall remain the property of Association, its successors and assigns. 4. , The construction, repair and maintenance of the easement areas shall be the responsibility of the Association, and shall not be the responsibility of the County or the Commonwealth. PRIVATE STREET INGRESS/EGRESS EASEMENTS THIS DEED FURTHER WiTNESSETH that in consideration of the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby create and establish an easement for ingress and egress and for the construction (A0133204.DOC / 1 Deed of sub. Pb 2, sec, 0025M 000013) Page: 8 6011 ml - 0 and maintenance of utilities in the location as shown on the Plat, designated thereon as N N "Large Mouth Bass Court", "Harvester Drive", "Box Turtle Lane", "Cottontail Lane" and "Rachel Carson Drive" for the use and benefit of the lot(s) served thereby. The Association, its successors and assigns, shall be responsible for the construction, repair and maintenance, including snow removal, of the roadway within the easement. The construction, repair and maintenance of the roadway and the easement shall not be the responsibility of the County or the Commonwealth. PRIVATE INGRESS/EGRESS EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant unto the Association, its agents and designees, an easement for ingress and egress in the location as shown on the Plat, designated thereon as "22' Ingress/Egress Esmt", for the use and benefit of the Association (including but not limited to the need to obtain access in order to maintain stormwater facilities). The Association, its successors and assigns, shall not be responsible for the repair and maintenance, including snow removal, of the easement area, but shall have the right to perform such repairs and maintenance in its discretion. THIS DEED FURTHER WITNESSETH, that the Owner does hereby create and establish a non-exclusive easement over the area of the shared driveway that is or shall be located on a portion of Lots 190 and 191, for the benefit of the owners of Lots 190 and 191. The owners of Lots 190 and 191 shall have the joint and equal obligation of repairs and maintenance for the shared driveway leading to their respective houses. Provided, rA0133204.00C / 1 Deed of sub. Ph 2, See 1002559 000013) Page: 9 CD N GJ however, that if any damage is caused solely by one owner or its invitees, then such owner shall solely be responsible for the cost of repairs. CONVEYANCE AND EASEMENTS TO AUTHORITY THIS DEED FURTHER WITNESSETH, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby dedicate, grant and convey, with special warranty in fee simple, unto the Authority, the following property: Outlot B1, containing 3,600 square feet, as dedicated and platted herein. This conveyance is made subject to the easements, rights of way, restricfions and conditions contained in the deeds forming the chain of We to this property. THIS DEED FURTHER WITNESSETH that for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby grant and convey unto the Authority access easements for ingress and egress over and across all private streets as shown on the Plat, as necessary in order to obtain access to Outlot B1. The Owner reserves the right to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed. THIS DEED FURTHER WITNESSETH that for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby grant and convey unto the Authority a 20 foot access easement for ingress and egress over and across a portion of Open Space Parcel Al, as shown on the Plat, as necessary in order to obtain access from Rachel Carson Drive to Outlot 131. Provided further, the 001332MMOC / 1 Dead of sub, Ph 2, see 1002559 000013) Page: 10 -W .1r, 0 Authority shall be responsible for maintaining this access easement area. The Owner tv t reserves the right to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed. MISCELLANEOUS Headings used 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, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land depicted on the Plat. The undersigned warrants that this Deed is made and executed pursuant to authority properly granted by the operating agreement of the Owner. The Association unites herein to indicate and confirm its acceptance of all of the maintenance and other obligations assigned to or assumed by the Association under this IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal. {A0133MCDOC / 1 D"d of Sub, Ph 2, Sec 1 0025N 0000131 Page: 11 OXBRIDGE DEVELOPMENT AT SHENANDOAH, L.C., a Maryland limited liability c ,any By:6 (SEAL) Name: Elliot R. To Title: Authorized)Kanager STATE OF MARYLAND: COUNTY OF PP, iNc E aWRGE 15 to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Elliot R. Totah as Authorized Manager of OXBRIDGE DEVELOPMENT AT SHENANDOAH, L.C., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this d 6' day of February, 2008. Notary Public spires: D(o-tip- !/ (no133204.DM r 1 Deed of sub. Ph 2, sec 1 002M OOOO } Page: 12 SHENANDOAH HOMEOWNERS o ASSOC ON N N By: (SEAL) Name: Elliot R. T h Title: President STATE OF MARYLANDp- COUNTY OF'PRjA)Ce e�,,O '8Es , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Elliot R. Totah as President of SHENANDOAH HOMEOWNERS ASSOCIATION, INC., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this o? 6� day of February, 2008. N tary Public -1a1<Ay %drvlrnipsi'or€ pires: I W 5 �FCRCXOS (o ,ate.•• (A01=04.Doc i 1 Dwd or sub. Ph 2, sec 1002559 0OW13) Page: 13 VICINITY MAP SCALE: 1' - 2,000' APPROVED BY: FREDERICK COUNTY SUBDIVISION ADMINISTRATOR FREDERICK COUNTY SANITATION AGE RESTRICTED NOTE: 8OX OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 2OX OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. DATI-? 4 / DATF2 S, OWNER'S CONSENT: THE ABOVE AND FOREGOING SUBDIVISION OF THE PROPERTY OF OXBRIDGE DEVELOPMENT AT SHENANDOAH. L.C. AS APPEARS fit' THE ACCOMPANYING PLATS. IS WITH THE FREE CONSENT AND IN ACCORDA)W/AM JHE QJISIREW THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. PRINTED NAME do ULA M. Tr,IPLETT NOTARY PUBLIC NOTARY PUBLIC Commonwealth of Virginia STATE OF CITY/COUNTY OF My Commission Expires Aug. 31, 2011 THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON f� Y MY COMMISSION EXPIRES (NOTARY PUBLIC) T (DATE) SURVEYOR'S CERTIFICATE I, CORY M. HAYNES. 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 OXBRIDGE DEVELOPMENT AT SHENANDOAH, L.C. BY DEED RECORDED AS INSTRUMENT OW022116 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. FINAL PLAT SHENANDOAH ��,i1''tH PHASE. 2, SECTION 1 �?fj OPEQUON MAGISTERIAL DISTRICT r FREDERICK COUNTY. VIRGINIA �. SCALE: AS SHOWN DATE: NOV. 16. 2006 CORM Y HAYNE3 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust d. Associates No. 2539 Engineers. Surveyors. Planners. Landscape Architects. �) 16 f 0a 117 East Piccadilly Street �, Aru + Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 SHEET i OF 12 n t 0 AREA SUMMARY AREA IN LOTS = 10.3347 ACRES AREA IN PRIVATE STREETS (PARCEL 1­16) - 3.0226 ACRES AREA IN OUTLOTS (FCSA) = 0.0826 ACRES AREA SUBDIVIDED IN 87—A-103 = 0."29 ACRES AREA SUBDIVIDED IN 87—A-103C - 18.6174 ACRES TOTAL AREA SUBDIVIDED - 19.0603 ACRES NUMBER OF LOTS - 53 AVERAGE LOT SIZE = 8,494 SF SMALLEST LOT SIZE = 6.105 SF MINIMUM SETBACK REQUIREMENTS: 35' FROM RACHEL CARSON DRIVE 20' FROM ALL OTHER PRIVATE STREETS REAR = 15' SIDE = 5' EXISTING ZONING: R5 EXISTING USE: VACANT PROPOSED USE: AGE —RESTRICTED ALL LOTS ARE; SINGLE—FAMILY SMALL LOT DETACHED REF. 1165-65, PARAGRAPH F OF THE ZONING ORDINANCE OPEN SPACE SUMMARY: OPEN SPACE PARCEL Al 3.6214 ACRES OPEN SPACE AREA A2 1.9990 ACRES TOTAL OPEN SPACE 5.6204 ACRES NOTES: 1. PARENT TRACTS — FREDERICK COUNTY PINS: 87—A-103 do 87—A-103C (PURSUANT TO FREDERICK COUNTY GIS). 2. BASIS OF MERIDIAN FOR THIS PROJECT IS THE FINAL PLAT OF SUBDIVISION; SHENANDOAH. PHASE 1, SEC11ON 1 RECORDED AS INST #060001207. 3. THIS PLAT WAS PREPARED WITHOUT BENEFIT OF A TITLE REPORT. 4. PERMANENT MONUMENTATION WILL BE SET AT ALL LOT CORNERS IN COMPLIANCE WITH COMMONWEALTH OF VIRGINIA AND FREDERICK COUNTY REGULATIONS. 5. ALL LOTS AND OPEN SPACE AREAS ARE SUBJECT TO A NON—EXCLUSIVE 15' UTILITY EASEMENT ALONG ALL PRIVATE STREETS. 6. RACHEL CARSON DRIVE IS A PRIVATE STREET SUBJECT TO A 50' INGRESS —EGRESS, DRAINAGE, WATER AND SANITARY SEWER EASEMENT. ALL OTHER ROADS (AS DELINEATED HEREIN) ARE PRIVATE STREETS SUBJECT TO A 30'INGRESS—EGRESS, DRAINAGE. WATER AND SANITARY SEWER EASEMENT. THE PROPOSED PRIVATE STREETS WILL NOT BE MAINTAINED BY THE VIRGINIA DEPARTMENT OF TRANSPORTATION OR THE COUNTY OF FREDERICK. THE MAINTENANCE AND IMPROVEMENT OF SAID PRIVATE STREETS SHALL BE THE SOLE RESPONSIBILITY OF THE OWNERS OF THE LOTS WITHIN THE AGE —RESTRICTED COMMUNITY WHICH ARE PROVIDED ACCESS VIA THE PRIVATE STREETS. 7. ALL OPEN SPACE AREAS ARE SUBJECT TO (MINIMUM) 20' DRAINAGE EASEMENTS AS REQUIRED. 8. ALL PROPERTY OWNERS IN SHENANDOAH ARE REQUIRED TO BELONG TO THE SHENANDOAH HOME OWNERS ASSOCIATION. THE ASSOCIATION IS THE OWNER OF ALL OPEN SPACE AND PRIVATE ROADS AND IS RESPONSIBLE FOR THE MAINTENANCE OF THOSE AREAS. ALL PROPERTY OWNERS MUST PAY AN ANNUAL ASSESSMENT FOR THIS MAINTENANCE. THIS FEE AND ALL OTHER RULES OF THE ASSOCIATION ARE SET FORTH IN THE RESTRICTIONS AND COVENANTS RECORDED AS INST 0060001208 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. 9. WATERLINE (WATER) EASEMENTS SHOWN HEREIN ARE NON—EXCLUSIVE. 10. THIS SUBDIVISION IS BASED ON THE SUBDIVISION DESIGN PLAN FOR SHENANDOAH DEVELOPMENT PHASE 2, SECTIONS 1-5; REVISED 7-11-01 THROUGH 9-5-07 AND LAST CERTIFIED 12-13-07. CORY U HAVNES No. 2539 1 t it./ 8 AGE RESTRICTED NOTE: BOX OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20X OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDE ICK COUNTY, VIRGINIA SCALE: N/A DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Win -F Winchester, Virginia 22601 T 540.667.2139 N F 540.665.0493 SHEET 2 OF 12 16;; LINE TABLE LINE I BEARING LENGTH I LINE I BEARING LENGTHI LINE BEARING LENGTH L7 N6670' L31 N 8' 65' L81 "W 6.54' L2 N21 9'1 'E 49.90' L32 N1 'W 50. ' L62 '36'11' 1 0. ' L3 N1 "W 11 L33 N '05' 60.00' L63 1' 56-OW L4 '47'W •36' L34 55 L64 '2 ' 146. ' LS 1 L35 'W L65 9'1 'W 101. ' L8 N 1 L36 L68 49.67' L7 0 ' L37PN86*52'R S 09' L67 'I 7W 48'L8 1 r 6. L38 r L68 S17 48- 4'L9 a7. 1' L39 74. ' L69 S1 32' 68. rL10 ' ' L40 .51' L70 1'1 1'L11 1 r 'W 53. r L41 78' L71 6' 36. 'L12 1 'W 4 ' L42'W L72 s4(r43'3,Cw 26.8V L13 M56*1347E 116.13' L43 40.04 1 L73 'S 'W 0. 1' L14 N 6r L44 L74 S1 '03' 01.5 ' L15 '1 ' 1' L45 8 'W 47. ' L75 si7'lr3s'w 50.4V L16 N 6"W 134.92' L46 N 1'11' .8 ' L76 S002t3rE 37.4 ' L17 N119 '58'W 33.89' L47 2 ' L77 5'26 1 L1a N2459'26 W 155.05; L48 N7859'15'E 9.83' L78 9'I 6' L19 1' 110. L49 S6r15 E 107.60' L79 '4 E L20 g 6 ' L50 S39-19.11"E 51.09' LBO S19 O6'E 123 ' 'O7' S .11' L51 N19'21.09-E 31.22' L8/ S41M'2rW .03' -Al- L22 10.' L.52 I N7o*W51'W 60.00' 182 '1 "W 8&261 L23 3.B4' ' L83 8' 'W 1' L24 '1 'lO' 1 00' L54 4.1 ' L84 N '30'W 19.62' L25 42 'O 1 ' L55 Mai S5256'4YE 50.60' L85 1 '25'W 7.00' L26 'W ' L56 S54'Ot'4rE 220.1r LBB NZ `I6' 'W 45.09' L27 6• 4.1 ' L57 S575951"E 140.00' L87 S3875'35'E 23.44' L28 ' L58 S3'09'W 23.8r L88 N31'03'11'E L29 ' L59 L.89 N63'23'S5•W 47.05' L30 N63 1 L60 N75'Ofi' " CURVE TABLE �,TH 0p+ rti L% CORY M. HAYNESC2o No. 2539 1i1C229 RADIUS DELTA LENGTH TANGENT BEARING CHORD B 00' 4'i '3 ' 3 44' S4 r 7 4 4 1 '1 i. '1 .1'W4' r49' ~ 4.0r .6 ' r N 6 ' C7 6 4" 176. ' C8 7 .7' 4.7' 'W 41 C9 't 1' r ' CIO .00' 1 1 00' C11 1 r ti 11 N 'W ' C12 300.00' 14-32'20 76.19 r S24!4S59W C13 1B• 0' 39. 'W .44� C15 • r CIS '4 " 1' �W .53' C17 -1 7• N 1 • 1' C18 83'14' 7' 1' C79 r 'G9' i' 4.15' • -r 7 1' C21 57' 1' 4A ' '1 38�C23 UNOG'28!07"E yC24 '00' r C25 36' C26 1. NOTE: CURVE C1 IS INTENTIONALLY OMITTED. AGE RESTRICTED NOTE: SOX OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 2OX OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEGUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE.• N/A DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust 8, Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 SHEET 3 OF (� PARCEL H6 �s ALL PRIVATE STREETS OPEN SPACE 3.0225 AC (TOTAL) PARCEL Al 157,746 SF %bj�� HARVESTER DRIVE z� <� L17 `a PARCEL HIS w bWn �s (PRIVATE STREET) m J aD 9 00 87—((A))-103C z�- o a n Q h w (REMAINDER) �,1—.iil`'joa n Z m L-wWa �k -' `! COTTONTAIL Y•I•zola: n O2M �'y LANE a n awe o < s F �., ro a PARCEL H6 J o= m/ (PRIVATE c� it o Q / i zoz m 0oz � jo N U m V1 V1, 3 �1 ry1ti 6 es / Z wQ N Of 0N0 sti ti Gti 41 lb SS CWRT H6 t� (PRIVA 00 ,� 87-((A))-103 v~i (REMAINDER) Z OUTLOT 91 0 ,, (FCSA) gjlR,srHFfN c 10 sq 8 A))-103 (REM ER / o`�v. 3 3�OB<Fr c'fc v /hb� 7 SHEET INDEX: SEE SHEET 12 SHEET 4 OVERALL SITE LEMND: SHEET 5 LOTS 176-178 do 193-196 DO DEED BOOK SHEET 6 LOTS 197-207 PG PAGE SHEET 7 LOTS 212-225 INST # SQUARE FEET SHEET 8 LOTS 185-189. 208-211 I/E INGRESS/EGRESS AGE RESTRICTED NOTE: & 226-228 SAN SEW SANITARY SEWER SHEET 9 LOTS 190-192 DRN DRAINAGE 80% OF THE HOMES WILL SHEET 10 LOTS 179-184 ESMT EASEMENT HAVE AT LEAST ONE SHEET 11 OUTLOT B1 (FCSA) PRIME RESIDENT WHO IS SHEET 12 50' I/E ESMTS SF SQUARE FEET 55 YEARS OF AGE OR L CENTERLINE OLDER. THE OTHER 20X N/F LENGTH OR FORMERLY OF THE HOMES WILL ��,TH O,t, HAVE ONE PRIME RESIDENT WHO IS 45O{r�1 FINAL PLAT YEARS OF AGE OR SHENANDOAH OLDER. NO CHILDREN o ''A PHASE 2, SECTION 1 UNDER THE AGE OF 19 U CORY H. HAYNE3 > OPEQUON MAGISTERIAL DISTRICT q MAY LIVE IN THE No. 2539 FREDERICK COUNTY, VIRGINIA m COMMUNITY FOR MORE I" SCALE: 1'=200' DATE: NOV. 16, 2005 u� THAN 90 DAYS A YEAR. I O CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates GRAPHIC SCALE �gry� ¢ Engineers. Surveyors. Planners. Landscape Architects. 200 0 100 200 //♦�� N + i Win East Piccadilly Street = -� Winchester, Virginia 22601 ( IN FM T 540.667.2139 N 1 inch = 200 ft. F 540.665.0493 SHEET 4 OF 12 r�^1 PHR+A 2008 4-1 / SEE SHEET 6 r �, �LOT 1 96 SEE SHEET 10 / ell 8,673 SFSAN >116 03. I L _ W . DRN BRL 5�'"9 -+ �t �65g}• .� I EtMTS r 5 _ +. I� LOT 178i� I �� \ 8130 SF m;i- ++c ^ 1r" b R f i ( �W LOT 195 I I l-wl�� I IN 9,136 SF r �i L5_BRL-tte72'— — � t0 �, 15iv I �•� O : ;0 z �rtn D n r+T w w Y In w w 222.41-1 PARCEL Al OPEN SPACE 157.746 SF! aD I 5' BRL — lack —-N46'34 35 � 5 BRL $ m\ �' a I� LOT 194 �1 3 o IN 8,560 SF I w ID N I 5 BRL J Lal 7D r — N46'3� 2' E-5. eR1 i ( L J A � ► _IN vl ('' 1� LOT 193 Cali f z lw I �r 13,188 SF egg _ 35' BRL e0Q �RNE�SMT SPm£�j UY11lN.3458 — C EL$ c+ �RP (PV SEE SHEET 4 AGE REMIC70 NOTE: BOX OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS ) ,'TH op OF AGE OR OLDER. THE OTHER 20X OF THE HOMES MALL (► HAVE(!'k'Vb ONE PRIME RESIDENT WHO IS45 YEARS OF AGE OR OLDER.NO CHILDREN UNDER THE AGE CORY it. HAYNOOF 19 MAY LIVE IN THE No. 2539 COMMUNITY FOR MORE THAN`�E6 fOp90 DAYS A YEAR. +CGRAPHIC SCALE w a 2s 50 ( PEER ) 1 inch h 50 ft. 545Z FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEOUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1"-50' DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust 3 Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 R R. 0 N Ln SEE SHEET 8 CD LOT 197r,ty �'�� �� j '(� �j�•� \7ro £pq 11.580 SF 'elf�� LOT 207\1 / 4,, r �` �'L� �` \\o. 8,700 SF r 1 t. 526 \ f ' AA 'gRW 11 °'- LOT 206 �1 •4' 4Y, r„�1 y r 110 6,556 SF 1 �y m �', 1 � BRL, �� + Iw / LOT 198 NI to4•` L ` 5 1 10,069 SF r s mir— W1�' �1' ` 1„ LOT 2051 6,494 SF 1 �•L 5 8R�=8.8� ` + �} !ex �i'' ��r 5' 8R, w y W iN ot Uj LOT 199 mC" 1 w 1% 6,833 SF rl t5' 15 i zlal'- LOT 204 zl Q 6,720 SF AGE RESTRICTED �� I,L .�s4 9 9RL_j NOTE.: r5 sRl 80% OF THE HOMES Iu U WILL HAVE AT LEAST ONE PRIME RESIDENT �# +� 7 WHO IS 55 YEARS OF AGE OR OLDER. THE L L BRL OTHER 20% OF THE HOMES WILL HAVE j' 5' BRL 1 ONE PRIME RESIDENT WHO IS 45 YEARS OF z!v_ LOT AGE OR OLDER. NO CHILDREN UNDER THE o jS'Im vale 11,06 ,m�+� AGE OF 19 MAY LIVE 35' IN THE COMMUNITY rL 20' OF FOR MORE THAN 90 DAYS A YEAR. S5134 f 13jI j(- h10253- 150.80 , i o;RACHEL CARSC PARCEL H6 (PRIVA' GRAPHIC SCALE so a 25 so IN FEET 1 inch - 50 1t 1b 0 -- 265.00' FINAL PLAT —SHENANDOAH :SIT PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1'-50' DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 SHEET 5 OF U W H SEE SHEET 8 1 LOT 225 `\\ \ \`0. 6,363 SF �10i •�N C 5 LOT 212\\\ 1u 6,290 SF 06 C r LOT 213\\� a ua \s 6.105 SF .o i L BLOT 214\� \S. 6,105 SF , � �1 _\\ �� • a\ W C ti to LOT 215 ` p 6,347 SF ` � y � 3.TH 6;1 -1k— CORY M. HAYNES No. 2539 I I v-109 (" 5 1; LOT 216 1 6,670 SF \L 5 85LL T -\ 224 <\ 9 SF 5 0%yi AGE RESTRICTED NOTE: 80% OF THE HOMES WILL HAVE A LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 2OX OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. 1 O LOT 223 6,105 SF AA 00 ES11 / '0 10 / 22 \ .Tx% 87-((A))-103C LOT 2 / LOT 2 \� (REMAINDER) 6.1 o �,� � gR�•y � N� , rIr-- a LOT 221 <\ -+ 6.266 SF a LOT 220 \� 6,471 SF < \ 5 BRL LOT 219 p\ Q 6,828 SF r \ 5' BRL j —12t.Y �RL��� L.::— 1 r� to i' � 12,23' 551 TSFv Io�CPA8Ai R C2ORNJSM09W oS51-3322 Z �44.4492.5E C24 15, PEDESTRIAN ACCESS & UTILITY 85 ESMT '�851.34,25'W 541.02' OT 217 5 BRL I� U GRAPHIC SCALE eo 0 25 so i inch --50 1t. LOT 218 11,366 SF 4r 20' DRN ESMT N51'33 22"E —4 35 BRL LD — . �. RACHEL CARSON DRIVE FINAL PLAT PARCEL H6 PRIVATE eEE SHENANDOAH CS PHASE 2, SECTION 1 87—((A))-103 (REMAINDER) OPEOUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1'-50' DATE: NOV. 16. 2006 CLIENT REVISION: JAN. 16. 2008 SEE SHEET 4 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street + Winchester, Virginia 22601 °1 i\� T 540.667.2139 'n w F 540.665.0493 WET 7 OF 12 n v Jn :j AGE RESTRICTED NOTE: 8OX OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20X OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. W 0 ' W IIn � r jm LOT 189 I f 7,690 SF I I W y r BRL-- ($ Im LOT 188 ml I 8 7,150 SF bI C5' BRL��_ a I LOT 187 -1 110 7,150 SF al 5' i; i� L 5_BRL� — z r5' BRL 15' Zr 8 I m LOT 186 tr8I ( 8 I �^ 7,150 SF m I m 1 I m LOT 185 c NII $ 1 7,150 SF I L5_,BRL _ — 10 N72'32'11'W I GRAPHIC SCALE so o ss so u i inch - 50 itr SEE SHEET 4 87—((A))-103C La8 (REMAINDER) I o LOT 228 7 t r5' BRL11141: I m i nr nnn I� RLJ 672;32!+i$ 5' BRL 1 I l�lo LOT 208 1 .56 SF9 88WBRMT��TL l Ii �l -Q FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, MRGINIA SCALE: 1'=50' DATE: NOV. 16. 2006 CLIENT REVISION: JAN. 16. 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 al T 540.667.2139 '2 N F 540.665.0493 SHEET 8 OF 12 n V C" SEE SHEET 4 \ ra N30'17'46`E 1 ss.00' �x.�0' 00 00 ' 1 og Ie 15 8RL m �m �I 1LOT 2 O54 SFO I ' I LOT 19l I 8 I I I 12,034 SF I ,3 1 w 1 i L 20' BRL I I I p m' / 1 ` L _20' BRJL 07 46 W44 R (A h�` 7w W 3 SPACE w� * W 1g EL Al 3 z, z W SIF w VI�V h� r W L8- ;.� GRAPHIC SCALE so 0 28 so u ( IN FEET ) 1 inch 50 ft. ZONED: R5 USE: STATE GOVERNMENT 87—((A) 1038 N COMMONWE LTH OF VA., BOARD OF GAME & INLAND FISHERIES DB 543, PG 751 `Nyi°�► 87—((A))-103C (REMAINDER) AGE RESTRICTED NOTE: 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 209 OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEOUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1'a50' DATE: NOV. 16. 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly StreetCN x Winchester, Virginia 22601 a T 540.667.2139 n a F 540.665.0493 SHEET 9 OF 12 n a N Ln CJ1 SEE SHEET 4 p001207 - s20ti1 OPEN SPACE s8�5 ssa8 .w PARCEL Al _ 157.746 SF B7, LOT 182 10,173 SF J' o LOT 181 10,174 SF ,p 2°�81t h L eRc o0i�� .42- LOT 183 1% t� 10,390 SF 5 UTILITY ESMT 15. gRLs ?c i3 No I Iyao -o7 = O 0 8 5q.%Nin R-50- LOT 180 IIlN m } p 10,390 SF BRLIIII W _ C14 CA BRL 5,�a' � t; +R c19 / LOT 184 II o1J w ., 13,142 SF to oN 1 DDRNO, �` \ �1e \� WATERRESMT I 151 arm E LOT 179 mo\ 15 \ �r N \ 13,142 SF �0 o L-8L88_L 17 SEE SHEET 5 IlArb / SEE SHEET 5 AGE RESTRICTED NOTE: 80R OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20R OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. GRAPHIC SCALE eo a 25 so 1 inch IN F'l 50 ) ft. a N W Q E SHEET 6 -Iz A Lct 0: 0 U a 0- 0 w P .A TH 6; ►� FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEOUON MAGISTERIAL DISTRICT o JOR FREDERICK COUNTY, VIRGINIA m SCALE: CLIENT REVISION: JAN. 6, 20008atton Harris Rust & Associatesngineers. Surveyors. Planners. Landscape Architects. r?I 117 East Piccadilly Street N Winchester, Virginia 2260i P"R+A T 540.667.2139 N F 540.665.0493 S M 10 OF 12 A V W W N c 0�Wn OZLC) mmz U SEE SHEET 5 ,I \ h Ail OPEN SPACE 0'0f` PARCEL Al 'w,o�q s9 157,746 SF h sv2 z W 2 0: in w8 o, N �<.. fA 87-((A))-103 (REMAINDER) OUTLOT B1 (FCSA) 3,600 SF HEREBY CONVEYED TO FCSA IN FEE SIMPLE AGE RESTRICTED NOTE: 8OX OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 2OX OF THE HOMES WALL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. GRAPHIC SCALE so o n so 1 1 iiiiiii__�� 1 iach -50 ) ft. La w Y�> ow- FE SEE SHEET 12 II-QyTH 6 t'l,� FINAL PLAT .,,� r SHENANDOAH PHASE 2, SECTION 1 CORY Y• HAYNES �" OPEOUON MAGISTERIAL DISTRICT No. 2539 FREDERICK COUNTY, VIRGINIA SCALE: 1^=50' DATE: NOV. 16, 2006 I % 1% CLIENT REVISION: JAN. 16, 2008 fit, Patton Harris Rust & Associates V' Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 T 540.667.2139 F 540.655.0493 -- O tV Cn I KITitil SEE SHEET 11 I I s }. 67-((a))-105 N JAME eQ. & M.. DIRMA V. HEADLEY INST #050030309 .�.z _z I v� 87-((A))-103 I I00- (REMAINDER) ( 87-((A) -103A �= I N/F _ DAVID A. HEADLEY D8 521, PG 295 — --'1- I 87-((A))-103 ` (REMAINDER) � \ 8 87-((A) -1038 COMMONWEALTH OF VA., 87-((A))-t0ER3C BOARD OF GAME & (REMAIND) \ �z INLAND FISHERIES TRACT "8' p D8 543, PG 751 _ �-�- �o ZONED: R5 vQ USE: STATE GOVERNMENT w ro� ` � I 878-N()-1C o� OXBRIDGE DEVELOPMENT / AT SHENANDOAH I / INST #060001207 0 i i uj a AGE RESTRICTED NOTE: 8OX OF THE HOMES WILL �,TH op HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS �►� f�� OF AGE OR OLDER. THE OTHER �, 20X OF THE HOMES HALL HAVE ONE PRIME RESIDENT O' U CORY III. HAYNES 9 WHO IS 45 YEARS OF AGE OR No. 2539 OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN I �6 t Oa THE COMMUNITY FOR MORE ` 1 l THAN 90 DAYS A YEAR. CAA' �..[0* V' GRAPHIC SCALE �O SIJii`Is' sao ( IN FEET ) 1, inch = 200 ft. MUD—• nMe 'z ZM �ZJO / WZ � / 3 FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEOUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1'-200' DATE: NOV. 16. 2006 CLIENT REVISION: JAN. 16. 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street �- Winchester, Virginia 22601 T 540.567.2139 F 540.665.0493 — - __ 0 ry c-n LO VIRGINIA- FREDERICK COUNiY.SCT. 'IIds instrument of writing was produced to me on n A-16-0160h at //•73 A•j,�. and with ocrtiGcate ac•L:nowtcdycmcnt thereto annexes[ was admitted to record. Tax imposed by Sec. 5&1-W of $_PP, , and 58.1401 have been paid, if asssx WA& 4-M4 )0..cluk � � f 10 V22 20 18 `19 21 16� a i �`•►1 15, l r � 14 30 �z 0 2\ 23 \~ 8 12 ��. LEDGEND I' MAJOR VEHICULAR @ CIRCULATION MINOR VEHICULAR r HIKER/BIKER TRAIL DETAIL - - - - - CIRCULATION — - - PROPERTY BOUNDARY' ° — — — PHASE LINE - PRO WALKWAYnRAIL r, — — PRO HIKEBIKE TRAIL WALKWAY TRAIL DETAIL PRO LAKE TRAIL PHASING NUMBFR NOTE Lake trail to be constructed as mutually agreed with VDGIF. PROPOSED AREA FOR SINGLE j FAWILY ATTACHED HOUSING (DUPLEX) PROPOSED AREA FOR SINGLE FAMILY DETACHED HOUSING PROPOSED AREA FOR (SPA) SINGLE FAMILY ATTACHED HOUSING (TOWNHOUSE) PROPOSED AREA FOR ATTACHED MULTI FAMILY ATTACHED ® HOUSING (APARTMENT) E 4 PROPOSED AREA FOR E RECREATION FACILITIES . 25 PROPOSED AREA FOR FUTURE 1 RETAIL FACILITIES w gz: 2 i 1 _ -- —_jt iY P% Summary I Total Area: 926.266Acres Existing Zoning: RS (Residential/Commercial) 26 24 Pin Ntanlx-ts: 87-A-102 & 87-A-103 (Parent w Tracts) Including any lots recorded as part of Phase 1 or Il currently. Proposed Use: Residential No. of Units: 2.130 Notes 1. All proposed utilities will be placed underground. 2. All roads to conform to the construction details and materials of VDOT. 111Y bl Own Z_ .I YMM 6 X'/1-- Lf�jll F� sn_YA r a.z Ai 11 11 l 9 -e r .-Airygp,CrY1M 4 111 AIXAI 1 5 S E 15 1P t, I /yy x Ys y 18 FA tY of , !� E LOam1A 11 , t6 lr_ is r -�'- e• - ,tip,..,✓... Y P y �fS•AMfnM _, CI P• � � / � SCALE1*=4M sw �swtY A 9rraM ^Y •rr � - a : Ihls tS an agc- bled c°mmunity. c i ' + oas CouertY vrwNwNo c ars ,�. LW Mitt Patton Harris Rust 8 Associates t rYOc_ Mw1 _. Engineers. Surveyors. Planners. Landscape Architects. MASTER PLAN � "' 3 ,2-r,.06 Y "'. - _ ---------_-- SLW MW1 _ y, _ ^ r. y16 --- — _ 208 Church Street SE + Leesburg. VA 20175 OVERALL • i - T 703,777,3818 - ------ _----.--- I f 703.777.3723 MR QA7f ...o' air a - / - �!ar tOIT iet;rrr x0a �2ori _ SHENANDOAH o a MASTER DEVELOPMENT PLAN aarr !1 B COPY COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 August 6, 2014 Payman Homayouni, P.E. Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 RE: Approval for Revised Subdivision Design Plan #03-07 Shenandoah Development — Phase II, Section 1A Property Identification Number (PIN): 87-A-103C Dear Mr. Homayouni: This letter is to confirm that the revised subdivision design plan for Shenandoah Development — Phase II, Section IA was approved on August 5, 2014. This design plan reflects the construction of 23 single family small lot dwelling units. The revision reflects the elimination of a road connection to Atlantis Lane and updated lot sizes and setbacks. Enclosed are three (3) 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 and the Virginia Department of Transportation. Should you have any questions, please do not hesitate to call me at (540) 665-5651. Sincerely, ar R. C etttn 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 Lansdowne Development Group, 2553 Dulles View Dr. Ste. 400, Herndon, 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 June 16, 2014 Payman Homayouni, P.E. Bowman Consulting 101 South Street, S.E. Leesburg, Virginia 20175 RE: Approval for Revised Subdivision Design Plan #03-07 Shenandoah Development — Phase,11, Section IA Property Identification Number (PIN): 87-A-103C Dear Mr. Homayouni: This letter is to confirm that the revised subdivision design plan for Shenandoah Development — Phase II, Section IA was approved on June 16, 2014. This design plan reflects the construction of 23 single family small lot dwelling units. The revision reflects the elimination of a road connection to Atlantis Lane and updated lot sizes and setbacks. Enclosed are three (3) 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 and the Virginia Department of Transportation. Should you have any questions, please do not hesitate to call me at (540) 665-5651. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/pd Attachments cc: Robert Wells, Opequon District Supervisor Roger Thomas and Robert Molden, Opequon District Planning Commissioners Jane Anderson, Real Estate Commission of Revenue Lansdowne Development Group, 2553 Dulles View Dr. Ste. 400, Herndon, VA 20171 107 North Kent Street • Winchester, Virginia 22601-5000 a . 0 1"ATT I T A LETTLk OF TRANSMITTAL `P%p W WE 0 IVAN C O N S U L T I N G Date: July I, 2014 Project Name: 101 South Street, S.E. Shenandoah Development Leesburg, Virginia 20175 Phone (703) 443-2400 Project No: 6742-04-005 Fax (703)443-2425 www.bowmanconsuIting.com Re: Shenandoah Development Phase II, Section I To: Frederick Couty Department of Plannning & Development Via: UPS (Overni ht 107 North Kent Street, 2nd Floor We are forwardi � � � a Winchester, VA 22601 I Attn: Mark Cherann I fill J Ul QUANTITY DESCRIPTION FRS r. rt* OUNTY 4 Copies Shenandoah Development Phase II, Section 1- Insert Sheet 3 1 Copy Shenandoah Development Phase 11, Section I- Insert Sheet 3 (Original Signature) COMMENTS Regular Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, PE I Project Manager No [Received by: (Signature) (Print Name) (Date) 912512013 F.wrAr, :-gym LETTLk OF TRANSMITTAL Date: July I, 2014 C O N S U L T I N G Project Name: 101 South Street, S.E. Shenandoah Development Leesburg, Virginia 20175 Phone (703) 443-2400 Project No: 6742-04-005 Fax (703) 443-2425 www.bowmanconsulting.com Re: Shenandoah Development Phase II, Section 1 To: Frederick Couty Department of Plannning & Development Via: UPS ( 107 North Kent Street, 2nd Floor We for Winchester, VA 22601 are Attn: Mark Cheran ,. QUANTITY DESCRIPTION LELANNING AND DEVELOPMENT 4 Copies Shenandoah Development Phase 11, Section I- Insert Sheet 3 1 Copy Shenandoah Development Phase II, Section I- Insert Sheet 3 (Original Signature) COMMENTS Regular Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, PE I Project Manager Received by: (Signature) (Print Name) (Date) MAR 1 8 2014 FRE EERICK COUNTY Address: TISION PLATS R REVIEW 4zes bw, Phone Number:. - tl-y 3-?`/00 Property Owner's Name (if different from applicant): MRCt: V,4 Address: Li Phone Number: Contact Person (if different from applicant): rrGIG Phone Number: 2S-7--g%— ?j y#Q Property Location (give exact location based on names and route numbers): Wgg4-SIje- 01 Parcel Identification (Parent Tract): S7'A-103 Subdivision Name: S �20k� distance Magisterial District: _ d,�� Zoning District: Number of Lots (including open space and residue): doh o } Attach Draft Plats for Review: Z ****For Office Use Only**** FEES FOR PLAT REVIEW: ➢ $200.00 per lot (Minimum Fee $400) ➢ Fee Amount �C�' ➢ Proposed Plat Attached Receipt #: e'c's Is r1 C -1 Received by: using Date: (Initials) Frederick County Department of Planning and Development 107 North Kent Street - North Building - 2"d Floor Winchester, Virginia 22601 Phone: (540) 665-5651 - Fax: (540) 665-6395 1 From:Frederick Co Fire & , ue 540 678 4739 05/09/2014 10:00 #586 P.003/003 wool pown D ` 41i,STER DEVELOPMENT PLAN COMMENTS Ct KCo�eri k County Fire Marshal Comment � ANDAEVELOPMENT Hand deliver to: Frederick County Fire Marshal Public Safety Building Attn: Fire Marshal 1800 Coverstone Drive 1800 Coverstone Drive Winchester, Virginia 22602 Winchester, Virginia 22602 Phone: (540) 665-6350 Applicant: It,is your responsibility to complete this form as revle.W' =lease chvtwii; o"f the t "D v to e Applicants Name: Lansdowne Development Group, LLC Mailing Address: c/o Bowman consulting Group, LTD. Attn: Josh MacDonald 101 South St SE, Leesburg, VA 20175 in order to assist the agency with their Telephone: 703-44332400 Name of development and/or description of the request: Shenandoah Phase 2 Section 2, Lots 229-251 - Revision to previously approved Site Development Plan to be consistent with approved MDP 01.13, Please see revision narrative for more detailed information about changes made. Location of Property: The property is located west off of Route 522 just south of Route 277 and east of Route 636 Fire Marshal Comments: 15 1-FREDERICK COUNTY FIRE MARSHAL USE ONLY - Date Received Review Number 1 2 3 4 5 (circle one) E Date Reviewed a" , Revision Required Date Approved r Signature & Date �•yT at; }�_'ry.' 4.3^5 '.., �'^�' 4 � �'` Y� .... .. } ep9, may, ,`�RX �jy 22 RECEIVED MAY 05 21% From:Frederick Co Fire & Rescue 540 678 4739 05/09/2014 09:59 #586 P.002/003 firederick y ty Fire and Resc e 2 fi' Department ak - �xt x .''' Off'ce of the, ire Marshal nrti?� Plan Re iew and Go me s Control number Date received Date reviewed Date Revised SD14 -0001 5/5/2014 5/8/2014 Project Name Applicant Shenandoah Development - Phase 2 - Section 2 Lansdowne Development Group Address city State Zip Applicant Phone 101 South St SE Leesburg VA 20175 703-443-2400 Type Application Subdivision Revision Current Zoning Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Plan Aprrrvec Plan Approval Recommended Yes Tax ID Number Fire District 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Rescue District 11 Election District Opequon Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Reviewed By Signature Kenneth Scott Title a, k,Lklf �- April 30, 2014 Candice E. Perkins, AICP Senior Planner Department of Planning and Development County of Frederick, VA 107 North Kent Street, Suite 202 Winchester, VA 22601-5000 RE: Shenandoah Phase II, Section 1A BCG Plat No. 6742-A-RP-005 Dear Ms. Perkins, I C @1E0WH MAY 1 4 2014 10 FREDERICK COUNTY PLANNING AND DEVELOPMENT The following are our responses to your review comments dated April 15, 2014 on the above referenced project. Comment l: There are a number of discrepancies between the submitted plats and the subdivision design plan for Shenandoah (Phase 2 Section 1-6) approved in April of 2006. It appears that the design plan will need to be modified to reflect the changes (elimination of the street connection, different setbacks, different lot sizes). Please note that the single family small lot setbacks currently in the zoning ordinance were approved in January of 2013. The setbacks reflected on the design plan approved in 2006 are per the old standards. Response: Per a meeting between the developer and County review staff, a construction plan insert sheet matching the layout of the plat will be provided to the County. Comment 2: The plats need to reflect the required age restricted notes: "80% of the homes will have at least one primary resident who is 55 years of age or older. The other 20% of the homes will have one primary resident who is 45 years of age or older. No children under the age of 19 may live in the community for more than 90 days a year". Response: The age restrictive note has been added to the plat. Should you have any questions or comments, please contact our office at (703) 443-2400. Sincerely, BO SULTING GROUP, LTD. au w , Project Manager PA6742 - Shenandoah - Frederick County, VA\6742-01-001 (SUR) - Lake Frederick\Admin\Comment-Response\2014-04-30 Comment Response Ist Submis 6742-A-RP-008.doc Bowman Consulting Group, Ltd. 101 South Street, SE • Leesburg, VA 20175 Tel: 703-443-2400 - Fax: 703-443-2425 • www,bowmanconsulting.com 101 South Street, S.E. Leesburg, Virginia 20175 Phone (703) 443-2400 Fax (703)443-2425 www.bowmanconsultinE.com To: Frederick County - Dept. of Planning and Zoning 107 North Kent Street - North Building 2nd Floor Winchester, VA 22601 Attn: Candice Perkins LETTER OF TRANSMITTAL Date: 05/ 14/ 14 Project Name: Shenandoah Project No: 6742-01-005 Re: Final Plat - Phase 11, Sec. IA Via: hand delivery We are forwarding: 2nd submission documents QUANTITY DESCRIPTION 4 Final Plat -Phase 11, Section I A D u v I Response Letter MAY 1 4 2014 I FREDERICK COUNTY Deed of Dedication, Subdivision, Easement and Conveyance - DRA LANNING AND DEVELOP 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 I 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.bowmanconsultiniz.com To: Frederick County Department of Planning & Development 107 North Kent Street, 2nd Floor Winchester, VA 22601 �Attn: Candice Perkins LETTER OF TRANSMITTAL Date: May 21, 2014 Project Name: Shenandoah - Phase II Section I Project No: 6742-04-005 Re: Revised Sheet Via: Overnight We are forwarding: QUANTITY DESCRIPTION FREE °,a 5 Copies of Revised Sheet - Shenandoah - Phase II Section I COMMENTS Urgency: Confirmation of Receipt Required: Transmitted by: BOWMAN CONSULTING GROUP, LTD. Patrick Veltri, P.E., Project Manager Received by: (Signature) (Print Name) (Date) PMFNT 312212010 0 DEED OF DEDICATION, SUBDIVISION, EASEMENT AND CONVEYANCE THIS DEED OF DEDICATION, SUBDIVISION, EASEMENT AND CONVEYANCE is made this T day of May, 2014, by and between MREC SHENANDOAH VA LLC, a Delaware limited liability company, its successors and assigns and the COUNTY OF FREDERICK, VIRGINIA, a body FREDERICK COUNTY SANITATION AUTHORITY, a and SHENANDOAH HOMEOWNERS ASSOCIA to the Virginia Property Owners Association part. WHEREAS, MR t11 .owner of Instrument No. 13001IF$, located;n Opequon and recorded in ,4 Office`6 "Propertel ; ands Document prepared without the benefit of title examination by: Thomas Moore Lawson, Esquire P. O. Box 2740 Winchester, VA 22604 Tax Map No. 87-A-103C Consideration: $0.00 , 11V tL:., an '), party of the first part, and politic (the "County"), HOA"), politic ("FCSA"), pursuant second as Tax Map No. 87-A-103C, by District, Frederick County, Virginia t Court of Frederick County, Virginia (the 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 WHEREAS, it is the desire and intent of MREC to subdivide the Property into lots and parcels, and to dedicate, grant and convey for private use, the streets and thoroughfares in accordance with this Deed and the plat dated February 14, 2014, entitled "Final Plat Shenandoah Phase II, Section IA" 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 aril convey unto the County and unto FCSA, the easements in the locations as shown on the Pfq-t and a5 inafter provided; and WHEREAS, it is the desire and intent of MOW to' grant and con >a�nto Shenandoah HOA, the easements in the locations as shown WHEREAS, it is the desire and intent of ingress and egress over and across the Pro-#- and described on the Plat and as hereinafter t`rovi WHEREAS, it is, ." Shenandoah HOA, airit> y yx WHEREAS, the I vT N Declaration of Covens°' i Homeo s Association, . �� to the Virgi ,nstock Instrument No. 0600p 0 and intent and a' hereinafter provided;` and and establish easements for particularly bounded to Ohvey a portion of the Property unto subject to the terms and conditions of the lit #as, Restrictions and Reservation of Easements Shenandoah a dec . tion for a property owners association formed pursuant oration act and recorded in the aforesaid Clerk's Office as "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 PA subdivides that portion of the Property containing 4.30496 acres into lots and parcels to be known as Lots 229 through 251, inclusive and Open Space Parcel F, Phase II, Section IA, Shenandoah in accordance with the Plat which is expressly incorporated herein and made a part of this Deed. EMERGENC) THIS DEED FURTHER WITNESSETH, that in sum of One Dollar ($1.00), cash in hand paid, recei grants and conveys unto the County, its successi egress, for construction and maintenance of utilities, and for the purpose of performing aj necessary or desirable to perform, incl and across all public shown on the Plat. Ni access easement and/or reconfi " d, or other' portion Property wh and egress eas— t, shall access the premises and the is hereby aiftjip MREC an easement %f n2ress and `ty and other emergency vehicles, Functi'&""��which the County may find cd to, police and fire protection, over and egress easements, as iregoine in=the event any of such public and/or private egress, ,46sements are hereafter adjusted, relocated, easements shall automatically be adjusted so that no to be a public or private access easement, or ingress iect 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 3 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 transmissio .through and across said Property of MREC, said easements being more particularly bounded;and described on the Plat. n The foregoing easements are subject to the followingndit*ipplicable: orts °iere a 1. All sewers, manholes, inlet structures, an` appurtenant ities which are installed in the easements shall be and remain : h� p"' o the County, rts� � essors and assigns. 2. The County and its agents ill have full ande� e of said easements for the purposes named, and shall have all rights aJ prie � aso vil� nabl- necessary to the exercise of the easements including hg*f access to �ttfrom they ements and right to use adjoining land where necessaided, ever, that thi�xigit to use adjoining land shall be exercised of actg per' dM aonl durin �pXintenance, and further, this right shall not be construe4:o allow thety to eany building or structure of a permanent nature on such 3. `[ , County s 1 have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other bb cons or facilities in or near the easements being conveyed, deemed by it to interfere with thie 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 4 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 sal ter drainage lines and NXI appurtenant facilities; provided, however, that the County, a its owti`Xpense, shall restore all non -interfering paving, curbing, and/or guttering wh i are° disturbed in * o manner by the construction, operation, and maintenance of saIW'F"§i rmwater drainage lines a }appurtenant facilities. 5. MREC reserves the right t� 1, ct and maintaiii roadways over said easements to the extent not prohibited or restricted b ��ord1 hand to make any use of the easements herein granted which mu herein the righterein conveyed, or interfere with the use of said ease% by the County for the p&p oses named; provided, however, that MREC shall not erect buildmgrciihetue excepting a fence, on the easements without qpW obtainin pie prior proV4 f the County. The indivi blot ov i�ers and/or Shenandoah HOA shall be responsible for maintenancecrm drains easements conveyed herein in accordance with the terms and conditions of the n. Each lot owner's responsibility to perform such maintenance obligations shall run vtith the land. 5 WATER LINE EASEMENT THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, MREC grants and conveys unto FCSA, its successors and assigns, with general warranty of title, a water line easement, more particularly bounded and described on the Platyxyas "W," subject to the following conditions: 1. All water lines, mains, and appurtenant frties " h are installed in the �Y easements shall be and remain the property of FCSA, its's 1. FCSA and its agents shall have fulld re named herein, and shall have all the rights and privileges the easements. 2. FCSA shall have the right other obstructions on or the efficient constIV and appurtenannece across t roperty, 1i and use the easements 'fhe purposes sy44YIFS 4` asonably necessary to the exercise of o,`,xim, uf,1 n 1pr rema e trees, shrubbery, fences or s bet conveye &med by FCSA to interfere with .fir intenarrq of water lines, mains, necessary structures, tnuf water and for its transmission through and , that FCSA, at its own expense, shall restore as it deems appropriNkfor easement if :,all lari `or premises which are disturbed in any manner by the construction, tion, and fAintenance of said water lines and appurtenant facilities. Such restoration shall incl ackfilling of trenches, the replacement of fences and shrubbery, the a reseeding or resoddirrg of lawns or pasture areas, and the replacement of structures and other facilities as appropriate located outside the easements, but shall not include the replacement of structures, trees and shrubs or other facilities located within the easement. rel 3. FCSA 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 water lines and appurtenant facilities; provided, however, that FCSA, at its own expense, shall restore all non -interfering paving, curbing, and/or guttering which are disturbed in any manner by the construction, operation, and maintenance of said water lines and anourtenant facilities. 4. MREC reserves the right to make any us inconsistent with the easements. MREC shall have�he easements and to use the surface over the easemeft su interfere with the construction, operation or maintenanC structures, and appurtenances necessary, the provisiol through and across the Property; provided, ' wevW`Ih*"i t other structure on the ease �'ww out obtain i rthe prior . a a f the Prdperty that will not be it to cross over and upon said w,. _anner as will net injure nor f water lines, mains, necessary water and for its transmission C mall not erect any building or ten approval of FCSA. '�.S DEED`FU HEW"W, -, � NESSETH, that in consideration of the premises and the ti * , sum`of ollar ($1.00), J h in hand paid, receipt of which is hereby acknowledged, MREC creates and e:li�shes for %ress and egress and for the construction and maintenance of utilities in the los shown on the Plat, easements designated thereon as "Cloak Lane/Parcel E" and "harvester Drive" for the use and benefit of the lot(s) served thereby. Each parcel subject to an easement for ingress and egress, as well as the easement itself, may hereinafter collectively be referred to as "Private Drive." Cloak Lane shall serve Lots 229 through 251, inclusive, Phase II, Section IA, Shenandoah. Shenandoah HOA shall be 7 responsible for the maintenance and repair of the easement areas. The costs of maintenance, repair and/or replacement shall be assessed against the individual lots benefited by the applicable Private Drive, as "Special Assessments," as determined by the Board of Directors of Shenandoah HOA, pursuant to the terms and conditions of the Declaration. The construction, maintenance and repair of the easement areas shall not be the responsibilit�,of the County or the Commonwealth of Virginia. These easements shall include the irrevocable right oach ovveof a benefited lot, their ��waa successors, assigns, tenants, guests and invitees trian access,ecessary, to and from their respective lots over the respective Pri , eve. Parking within the' moments shall be subject to the terms and conditions of the Declaratioh,.as the same may be amended and modified from time to time. The eases may be modified shy the Board of Directors of Shenandoah HOA, from time to time, pride f%at in --no event shall any lot's access be itrX` f w �d the event the parties he 6after enter into any boundary line eliminated or materiallyIn adjustments or sim l ,uments��ecting any Pr1vate Drive, the easement shall only affect the n. Private Drive, ,$ adjust ,yy d f c iy individual residential lot. w SIDEWN LK/TIZAIL AND UTILITY EASEMENTS THIS FURTH WITNESSETH, that in consideration of the premises and the 7 IN sum of One Dollar (JI, dash in hand paid, receipt of which is hereby acknowledged, MREC n yn, grants and conveys with special warranty of title unto the County and Shenandoah HOA several public access easements, rights -of -way and utility easements for the purposes of constructing, using and maintaining utilities and a sidewalk/trail over and across the Property as shown on the 8 Plat described as "U1" and "U2," said easements to be used exclusively for utilities and pedestrian and non -motorized vehicular uses, subject to the following terms and conditions: 1. The County and Shenandoah HOA 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; prpyided, however, that this right to use adjoining land shall be exercised only during pens of actual construction or Po maintenance, and further, this right shall not be constructed" allowounty or Shenandoah HOA to erect any building or structure of a permaner 2. The County and Shenandoah HOA"I any obstructions and shall have the right to trim, structures or other obstructions or facilitiWfffixor near the them to interfere with the proper and effti easements. such adi e:ause of the ease""free from remove trees, shrubbery, fences, nevi being conveyed, deemed by .,..r. ,_ 11 n, use and maintenance of said 3. Shenaian HOA ft11 have the right ii its sole discretion to provide paving and t, to plant trees and �hrubbe�i�xs which shall remain the property of Shenandoah a kY HOA, itsA c1 cessors igns ' > Nl "The construction, repair and maintenance of the easement areas shall be the responsibility .§henandoa IOA and shall not be the responsibility of the County or the Commonwealth. 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 0 grants and conveys with special warranty of title unto Shenandoah HOA, Open Space Parcel F, Phase II, Section IA, Shenandoah, containing 0.64984 acres, to have and to hold unto Shenandoah HOA, its successors and assigns. VACATION OF EASEMENTS THIS DEED FURTHER WITNESSETH, that MREC vacatesxx�ose portions of the trail �e ,x. ;utiY easement and sight distance easement as depicted on the Plat. MREF£A further vacates that portion ti �A of the storm drainage easement granted to the County. Thntltes this Deed to show its agreement with the vacation of this portion of the stefm dratnage easemen ., Headings made in this Deed are �p Ct1 ,venience purp�&' my, and are not intended to affect the express terms herein set forth. Xv ,y Por This Deed is mad Z� Tdance with t tatutes made and provided in such cases; with the approval of the 6 authori��s of Fredericl�Count Virginia, as shown b the signatures Pp ' �� Y, g Y g �., v affixed to the Plgt' as aconsent and in accordance with the desire of MREC,e owner anp ietor ®e Property, as aforesaid. %Mandoah HOA OWE execut 'this Deed for the purpose of accepting responsibility for KR all mainte La d other old ations 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. 10 WITNESS the following seals and signatures: MREC SHENANDOAH VA, LLC By: Shenandoah Station Partners, LLC Its: Manager By: Leonard S. Mitchel Its: Manager STATE/COMMONWEALTH OF CITY/COUNTY of , to -wit: The foregoing instrument was acknowled Leonard S. Mitchel, Manager of Shenandoah SHENANDOAH VA, LLC. My commission expires Registration No. LLC, day y, 2014 by of MREC 11 SHENANDOAH HOMEOWNERS ASSOCIATION, INC. By: Leonard S. Mitchel Its: President COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF , to -wit: The foregoing instrument was acknowledged before me this, day of May, 2014 by Leonard S. Mitchel, President of SHENANDOAH HOMEOWN. SOCIATION, INC. My commission expires: Registration Number: FREDER By: Uwe Its: Enah COMMONWE� TH OF CITY/CO ,O. ,� , kkbx,. e foregoing insi by Uw"`'`' Weindel, My commission expires: Registration Number: C COUNT',,°°SANITATION AUTHORITY Weindel to -wit: lged before me this day of May, 2014 of FREDERICK COUNTY SANITATION Notary Public 12 COUNTY OF FREDERICK, VIRGINIA By: Roderick B. Williams Its: County Attorney COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF , to -wit: The foregoing instrument was acknowledged before me this day of May, 2014 by Roderick B. Williams, County Attorney of COUNTY OF FREDE=NkVIRGINIA. My commission expires: Registration Number: _ 13 p c @1E0dc APR 9 2014 FREDERICK COUNTY PLANNING AND DEVELOPMENT 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 DOCUMENT DOES NOT MEET YOUR APPROVAL. PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HA VE COMPLETED. Initials Date & Time Candice 1, qt Mark Dave Eric Mike John COMMENTS: Received by Clerical Staff (Date & Time): I (S:Oflice on BlackbozlForms\Document Approval Form—12/27/13) A 1 ip lei T i TIM7 • 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 LETTER OF TRANSMITTAL Date: 03/ 18/ 14 Project Name: Shenandoah Project No: 6742-01-005 Re: Final Plat - Phase II, Sec. IA I st Submission Via: hand delivery We are forwarding: QUANTITY DESCRIPTION 2 Final Plat - Phase 11, Section I A I Subdivision Plat Review Application e� a d LIAR 1 8 2014 LU) FREDERICK COUNTY PLANNING AND DEVELOPMENT 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 Received by: (Signature) L.A vt rGn R va4, El t8 I 1 (Print Name) f (Date) . I 1 4 ECOPY o 111 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 January 22, 2008 Patton Harris Rust & Associates, PC Attention: Lori Adams 117 East Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Shenandoah Phase 2-Section 1: Final Plats 2"d Review Dear Ms. Adams, I have had the opportunity to review the Final Plats for Shenandoah Phase 2-Section 1, which we received on January 11, 2008. Please address the following comments: 1. On Sheet 6 of 12, the square feet designated for Lots 197 and Lots 203-207 vary from that indicated on the approved Phase 2 Subdivision Site Plan. Revise to reflect that approved on the SDP. 2. On Sheet 7 of 12, the square feet designated for Lots 218, 219, 220, 221, 224, and 225 vary from that indicated on the approved Phase 2 Subdivision Site Plan. Revise to reflect that approved on the SDP. 3. On Sheet 8 of 12, the square feet designated for Lots 208, 209, 210, 226, 227, and 228 vary from that indicated on the approved Phase 2 Subdivision Site Plan. Revise to reflect that approved on the SDP. 4. On Sheet 10 of 12, the square feet designated for Lots 179, 182, and 184 vary from that indicated on the approved Phase 2 Subdivision Site Plan. Revise to reflect that approved on the SDP. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. If you have any questions, please feel free to call at (540) 665-5651. Sincerely, rA� Angela Crone Planning Technician cc: Oxbridge Development, 600 Jefferson Plaza Ste. 550, Rockville, MD 20852 AJC/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 Patton Harris Rust & A )ciates Engineers. Surveyors. Planners. Landscape Architects. 800Z ` l N dP R+A 117 East Piccadilly Street Winchester, VA 22601 PH T 540.667.2139 F 540.665.0493 Transmittal To: Mr. Mark Cheran Organization/Company: Frederick Address: Telephone Number: Date: 1 / 11 /08 From: Lori Adams for Cory Haynes Project Name/Subject: Shenandoah Subd., Phase 2, Section 1 Via: Hand delivery Internal Project File #: 13142-1-5 Quantity File # Date Description Transmitted 1314215_Ph2 Revised ® Herewith 3 Sec l.dwg 1/10/08 Final Plat, Shenandoah, Phase 2, Section 1 ❑ Under separate cover Material ❑ Originals 1 --- 11-29-06 Copy of County Comments letter ® Photocopies ❑ Diskette ❑ Shop Drawings ❑ Mylar ❑ Ozalid Prints ❑ Invoice ❑ Sepia Purpose ® Your Use ❑ Your Files Notes: ❑ Approval Second Submittal for your review & comment. Plat has been revised per comments and ❑ Please Return: to conform with engineering plans approved 12/17/07. Plat has also been updated to reflect the pending recordation of 2 BLAs with the VDGIF parcel. Please do not hesitate Corrected Prints to call if you have any questions. ❑ Please Submit: Revised Prints Received by: Date: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 November 29, 2006 Patton Harris Rust & Associates, PC Attention: Lori Adams 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 2 — Section 1: Final Plats l st Review Dear Ms. Adams: 1 have had the opportunity to review the Final Plats for Shenandoah Phase 2 — Section 1, which we received on November 17, 2006. Please address the following comments: 1. On Sheet 4 of 10, according to the approved subdivision design plan (SDP), there should be a sanitation sewer easement across Lots 194-196 as highlighted. 2. On Sheet 6 of 10, according to the approved SDP, there should be a sanitation sewer easement across Lots 213-216 as highlighted. 3. On Sheet 10 of 10, please address how Rachael Carson Drive in Phase 2 Section 1 will connect to Lake Frederick Drive. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. if' you have any questions, please feel free to call at (540) 665-5651. Sincerely, Bernard S. Suchicital Planner I BSS/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 41GY' cD� ComrfHMNRUCKEr a Department of WkhnlrLd Development 540/665-5651 FAX: 540/665-6395 December 17, 2007 Mr. Ronald A. Mislowsky, P.E. Patton Harris Rust & Associates 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 2 — Section 1 though 5 Subdivision Design Plan Dear Ron: This letter is to confirm that the Subdivision Design Plan for Shenandoah Phase 2, Section 1 through 5, received by our office on December 13, 2007, has been approved. Enclosed are five (5) full sets of plans 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 feel free to call (540) 665-5651. Sincerely, /� ark R. Cheran e Zoning & Subdivision Administrator Attachments MRC/bad cc: Oxbridge Development, 600 Jefferson Plaza, Ste. 550, Rockville, MD 20852 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 Flu copy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 August 30, 2007 Mr. Ronald A. Mislowsky, P.E. Patton Harris Rust & Associates 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 2 - Subdivision Design Plan Revision 2nd Review Dear Ron: I have had an opportunity to review the Shenandoah Phase 2 Subdivision Design Plan. I have high lighted the changes on the memorandum your office sent to me on July 6, 2007. You will need to address the following comments: 1. Need to remove site plan and two (2) year expiration date from County Subdivision Administrator's signature block on sheet 1. 2. Need owner's signature block on sheet 1. 3. Need to add zoning on sheet 2. 4. Need to show stop signs, street signs, and street lights on all sheets where needed. Need to provide details of same. 5. Need to show ingress/egress easement for detention pond lots 190 and 191 on sheet 3. 6. Need to remove townhouses on Rachel Carson Drive on sheets 3 and 4. 7. Need to add "open space" on sheets 5 and 6. 8. Need to add North Arrow on all sheets. 9. Square is still shown on Lot 365 on sheet 7. 10. Need to show corner lot setback per the Frederick County Zoning Ordinance on tables on sheet 7. Should you have any questions, please feel free to call (540) 665-5651. Sincerely, ar R. Cheran Zoning & Subdivision Administrator Attachments MRC/bad cc: Oxbridge Development, 600 Jefferson Plaza, Ste. 550, Rockville, MD 20852 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 r t Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. A 117 East Piccadilly Street Winchester, Virginia 22601 JUL 6 2001 HPT �540.667.2139 F Memorandum 540.665.0493 To: Mark Cheran, Subdivision Administrator Organization/Company: County of Frederick, Department of Planning and Development From: Ron Mislowsky, P.E. Date: July 5, 2007 Project Name/Subject: Shenandoah Phase 2: Subdivision Design Plan Revision, 1' Review We've revised the plans per your comments of February 20, 2007. I have enclosed two copies of the revised plans. We also offer the following response: 1. On Sheets 1 and 2 of 27, there is mention of six sections, but only five are identified. Please adjust.. Sheets 1 and 2 have been revised to show five sections. On Sheet 1of 27, remove the note within the County Subdivision Administrator's signature block that refers to this plan as a "site plan" as well as the mention of the two year expiration. The note within the County Subdivision Administrator's signature block on Sheet 1 has been deleted. Chi Sheet 1 of 27, an owner's signature is required on the cover sheet. The owner's certificate and associated signature block has been added to the cover sheet. We will have that signature provided, one you have indicated the County is set to approve the plan. 4. On Sheet 2 of 27, insert a note that states the private roads will be built to VDC rr standards, and a third party will verify design and construction at start and finish. Include a note on sheets 3-10, identifying each street as either public or private. Virginia Department of Transportation Note V1 on Sheet 1 requires all work to be built to VDOT Standards. The note on Sheet 1 concerning private streets has been expanded to require the private road system be designed, reviewed and construction certified by a professional engineer licensed in the State of Virginia prior to bond release. A note has been added to Sheet 2 stating that all roads in Phase 2 are Private Roads. 5. On Sheet 2 of 27, per section 165-29A(14) of the Frederick County Zoning Ordinance, the road section details must indicate a minimum of a C;G-6 (the concrete roll-top curb must also be a minimum of six inches in height), and the typical road section must include an eight inch 21-B aggregate base material. Also, the left side of the typical road section does not show a roll-top curb. Is this intentional? The 4" roll top curb and associated pavement cross section is as shown on the approved MDP. The typical road section on Sheet 2 has been revised to show roll-top curbs on both sides of the road. 6. On Sheet 2 of 27, include a typical lot landscape detail. A typical lot landscape detail has been added to Sheet 2. Patton Harris Rust & Associates, pc On Sheet 2 of 27, include zoning on the adjacent parcels' information. Zoning has been added to the adjacent parcel information on Sheet 2. Memorandum Page 2 On Sheet 2 of 27, the Development Summary table identifies that the minimum building spacing requirement is 20 feet. The design plans do not address this. Please adjust, and include the off-street parking requirements. The Development Summary Table on Sheet 2 has been revised to clarify that the minimum building spacing requirement applies to Single Family Small Lots Attached. Off -Street Parking Requirements have been added to the Development Summary Table on Sheet 2. 9. On Sheet 2 of 27, include the "Appendix A Density & Phasing Data" table from the approved MDP # 06- 00. A table entitled "Shenandoah Unit Phasing Data" has been added to Sheet 2. 10. On Sheet 2 of 27, change the solid lines to dash lines to demarcate Sections 1-5 (6). Include the section lines sheets 3-10 as well. Section Lines have been changed on Sheet 2 to be dashed and have been added to Sheets 3-10. 11. On Sheet 2 of 27, update the vicinity map so that Section 2 indicates a total of 65 lots, Section 4 indicates a total of 54 lots. The Vicinity Map on Sheet 2 has been updated for Phase 2 to show a total of 65 lots in Section 2 and 54 Lots in Section 4. 12. On Sheet 2 of 27, provide a nature trail detail, and identify its location on sheets 3-10. Trail Details have been added to Sheet 2 and Trail Locations are now shown on Sheets 3-10. 13. On Sheet 2 of 27, provide a note that identifies the location of the 100 year flood plain. The current FEMA 100 year flood plain map has been added to Sheet 5. 14. On Sheet 2 of 27, provide a ramp detail of the ten foot hiker/biker trail at intersections. The Hike/Bike Ramp details have been added to Sheet 2. 15. On Sheets 3-10 of 27, avoid layering text on top of text, and include afire hydrant symbol within the legend. Text has been cleaned up on Sheets 3-10. A fire hydrant symbol has been added to the legend on Sheets 3, 5, 7 and 9. 14 On Sheets 3-10 of 27, per Sections 144-17M and 144-19 of the Subdivision Ordinance, insert a street light, street sign, and stop sign at every intersection. Provide a street light in between intersections where appropriate. Provide a symbol for these within the legend. Street Lights, Street Signs and Stop Signs have been added to sheets 3-10. Symbols for these have been added to the legends on sheets 3, 5, 7 and 9. Patton Harris Rust & Associates, pc Memorandum Page 3 On Sheet 3 of 27, provide an easement for the access to the detention pond from the private driveways of Lots 190 and 191. An ingress/egress easement has been added to Sheet 3 to allow access to the detention pond from the driveways of Lots 190 and 191. 18. On Sheets 3-6 of 27, reassign lot numbers given to the four new lots on Harvester Drive. The Lot Numbers given to the four new lots on Harvester Drive have been revised on sheets 3-6. 1, On Sheets 3 and 4 of 27, remove mention of what appears to be townhouses east of Rachel Carson Drive. The townhouses east of Rachel Carson Drive have been removed from Sheets 3 and 4. 20. On Sheets 3-8 of 27, insert right-of-way width for Rachel Carson Drive. The right-of-way width for Rachel Carson Drive has been added to Sheets 3-8. 21. On Sheet 3 of 27, provide in the building restriction lines table information regarding the four new lots on Harvester Drive. Adjust the BRL information for lots 189 and 192 to conform to Section 165-65P - pipestem lots. The information for the four new lots on Harvester Drive has been added to the Building Restriction Line (BRL) Table on Sheet3. The BRL table and locations have been revised on Sheet 3 for Lots 189 and 192. 22. On Sheets 4,6,8, and 10 of 27, delete the BRL layer from the grading plans and insert them on Sheets 3, 5, 7 and 9. The BRL layer has been deleted from sheets 4, 6, 8 and 10, and added to Sheets 3, 5, 7 and 9. 23. On Sheets 5 and 6 of 27, label the 50 foot conservation buffer. Labeling of the 50 foot conservation easement has been added to Sheets 5 and 6. 24. On Sheets 5 and 6 of 27, change the designation of Lot 415, as it is currently identified as a "future recreation area." The "Future Recreation Area" leaders on Sheets 5 and 6 have been revised to no longer include Lot 415. 25. On Sheet 5 of 27, the width listed for Lot 412 is incorrect. Please adjust. The width of Lot 412 in the BRL Table on Sheet 5 has been revised to 63'. 26. On Sheet 5 of 27, Lots 253 and 420 are corner lots. Adjust the BRL table to reflect this. The BRL Table on Sheet 5 has been revised to reflect that Lots 253 and 420 are corner lots. 2 On Sheets 5 and 6 of 27, identify and provide information for the open space area identified as "future recreation area." The callout "Future Recreation Area" on Sheets 5 and 6 has been revised to read "Open Space". Patton Harris Rust & Associates, pc Memorandum Page 4 28. On Sheet 5 of 27, adjust the property lines for Lots 259, 260, 261, 263, and 264 so that they are not crossing into the 50 foot conservation buffer. The property lines for Lots 259, 260, 261, 263 and 264 have been adjusted on Sheets 5-6 so that they are not crossing into the 50 foot conservation buffer. Please note, the conservation buffer agreement with VDGIF does not preclude property lines within the easement area, only that this area not be disturbed. On Sheets 6 and 7 of 27, insert a north arrow. A north arrow has been inserted on Sheets 5 30. On Sheets 7-10 of 27, remove Phase 3 lots from the design plans as they have not been approved yet. The Phase 3 lots have been removed from Sheets 7-10. Please note, this area is now Phase 4. 31. On Sheet 7 of 27, provide BRL information for Lots 416 and 417 on Cabbage White Drive. Lots 416 and 417 have been renumbered to Lots 425 and 426. The BRL Table on Sheet 7 has been revised to include Lots 425 and 426. 92. On Sheet 7 of 27, explain what the "square" drawn on Lot 365 is. The Square on Lot 365 has been deleted. On Sheet 7 of 27, Lots 306, 333, 334, and 372 are corner lots. Adjust the BRL table to reflect this. The Side Column of the BRL Table on Sheet 7 was adjusted as follows: lot 307 was revised to show it is a duplex with an adjacent Lot that is a corner lot VY/ Lot 372 was revised to show it as a corner lot Lots 306, 333 and 334 were previously shown with one side of 5', which seems to us to convey that they are corner lots with two front setbacks. 34. On Sheet 7 of 27, the side BRLs for Lots 328,329,332, and 335 do not conform to Section 165-65F(1)(g) of the Zoning Ordinance. Please adjust.. The BRL was redrawn and the BRL Table updated for Lots 328 and 329 on Sheet 7. The BRL side column was left at 5' for Lots 332 and 335, since these lots are for duplexes that share a corner lot The BRL for adjacent lots 331 and 336 are listed as 5/ 15, which provide the required 20' separation. We trust this revision satisfies the County's concerns and we are ready to move to final subdivision approval. If that is the case, please let me know and I will have the owner sign these plans. If you have questions, please feel free to give me a call. Patton Harri. Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. I'�R^ CORPORATE: Chantilly VIRGINIA OFFICES: Bridgewater Chantilly Charlottesville Fredericksburg Leesburg Newport News Virginia Beach Winchester Woodbridge LABORATORIES: Chantilly Fredericksburg MARYLAND OFFICES: Baltimore Columbia Frederick Germantown Hollywood Hunt Valley Williamsport PENNSYLVANIA OFFICE: Allentown WEST VIRGINIA OFFICE: Martinsburg T 540.667.2139 F 540.665.0493 1 17 East Piccadilly Street Suite 200 Winchester, VA 22601 March 16, 2007 Mr. Eric Lawrence Director of Planning and Development Frederick County, Virginia 107 North Kent Street Winchester, Virginia 22601 RE: Shenandoah Sidewalk Waiver Request Dear Eric: Per our discussion on Monday March 12, I would like to formally request a waiver of sidewalks along streets within Shenandoah as permitted by Section 144-18B of the Subdivision Ordinance. This waiver was not approved as part of the original Shenandoah Master Plan though the typical street sections included as part of the MDP did not include sidewalks. As you are aware, development of Shenandoah is currently underway utilizing the road sections without sidewalks as approved with the original MDP. The proposed waiver would ensure that Shenandoah is in accordance with all applicable ordinance requirements as we are now in the process of seeking administrative approval of a revised Master Development Plan to make minor modifications to the mixture of housing types and to extend the project from six to nine phases. Please find enclosed an illustrative plan for Shenandoah that depicts the housing types as well as the proposed trail system which includes an asphalt hiker/biker trail, mulch walking trail, and lake trail which will meet specifications of the Virginia Department of Games and Inland Fisheries (VDGIF). The walkway trails will connect the residential land bays with both the hiker/biker trail and lake trail providing justification of a waiver of the sidewalk requirement of Section 144-18 of the Subdivision Ordinance. Approval of the waiver will allow Shenandoah to continue development in the manner intended and approved with the original Master Development Plan. Please do not hesitate to contact me should you have any questions or concerns. Sincerely, Patton Harris Rust & Associates MAR 1 6 2007 Patrick R. Sowers`. _ R\Planning\Marter Plans\Shenandoah\Sidewalk Waiver Bequest 031 ri&7:dw Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street 1 +A Winchester, Virginia 22601 14T 540.667.2139 F 540.665.0493 To: Bernard Suchicital Organization/Company: Frederick County Planning From: Patrick Sowers Date: March 16, 2007 Project Name/Subject: Shenandoah MDP & Waiver Request Please find attached the following documents regarding the revised Shenandoah Master Development Plan: 1. Revised MDP which includes a typical section for the walkway trails as well as a note for the lake trail, revised rec unit requirements, revised environmental features table. 2. Comment from the Frederick County Fire Marshal for the revised MDP. 3. Waiver request for sidewalks. 4. 69 copies of a color illustrative depicting housing types, phasing, trail locations and details. Please feel free to contact me should you have any questions or comments. Sincerely, Patton Harris Rust & Associates ' MAR 1 6 2007 Patrick R. Sowers i. Control number MDP07-0002 Project Name Shenandoah Address 117 E. Piccadilly St. Type Application Revised Master Development Current Zoning R Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Not Identified Siamese Location Emergency Vehicle Access Comments Access Comments Additional Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed Date Revised 3/2/2007 3/13/2007 Applicant Patton Harris Rust & Associates City State Zip Applicant Phone Winchester VA 22601 540-667-2139 Tax ID Number Fire District Rescue District 87-A-102 11 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Election District Opequon Residential Sprinkler System No Fire Lane Required No Special Hazards No Plan Approval Recommended Reviewed By Signature �. Yes J. Neal Title - --- - ------ Mark Cheran From: Ronald A. Mislowsky [Ronald.Mislowsky@phra.com] Sent: Monday, March 05, 2007 9:58 AM To: Mark Cheran Subject: FW: Shenandoah Mark I understand you were out due to injury last week. Can we set up a time to meet to go over the issues outlined below? Have a nice day Thanks Ron -----Original Message ----- From: Ronald A. Mislowsky[mailto:Ronald.Mislowsky@phra.com] Sent: Monday, February 26, 2007 1:42 PM To: Mark Cheran (mcheran@co.frederick.va.us) Subject: Shenandoah Mark, I send in a set of plans that had been approved and is under construction. We are adding 5 lots. I get a three page comment letter back from Bernie. I would like to meet to go over these comments, Most of which are on plan items that are already approved in three phases. Please let me know a convenient time. Friday is wide open for me. Ron 1 0 3-0-1 rC.)fi' 50-b Z" COUNTY of FREDERICI Department of Public Works 540/665-5643 FAX: 540/ 678-0684 February 8, 2007 Mr. Ron Mislowsky F F g 8 2007 Patton, Harris, Rust & Associates, Inc. 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Revised Subdivision Plan Comments - Shenandoah - Phase Two Frederick County, Virginia Dear Ron: Upon review of the revised subdivision plan dated January 11, 2007, we have no comments at this time. Therefore, we recommend our approval of the subject subdivision plan. Sincerely, �t Joe C. Wilder Deputy Director JC W/mlr cc: Planning and Development file R:\Program Files\WordPerfect Office X3\Rhonda\TEMPCOMMENTS\SHENANDOAHpahse2.wpd 107 North Kent Street 9 Winchester, Virginia 22601-5000 FW: Snowden Bridge, Section 11 Page 1 of 2 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Wednesday, February 21, 2007 1:03 PM To: kpennington@greenwayeng.com Cc: Ingram, Lloyd; mcheran@co.frederick.va.us; Baluch, Stephen; msmith@greenwayeng.com; Copp, Jerry Subject: FW: Snowden Bridge, Section 11 This is to acknowledge receipt of your revised plans with latest revisions dated 1/11/07 for the referenced project. The application for subdivision of this property appears to have little measurable impact on Snowden Bridge Blvd., the new roadway which would provide access to the property. This section of street is currently not in the State's Secondary Road System. The construction of the street entrance at Snowden Bridge Blvd. has been included and approved as part of the Snowden Bridge Blvd. roadway plans. Since none of the streets in this section are proposed for acceptance into the State Secondary System, as indicated in your January 15, 2007 transmittal, we did not do a detailed engineering review of the roadway design. Should any of the streets subsequently be proposed for acceptance by VDOT, it will be necessary to resubmit the plans for VDOT approval prior to construction. We offer the following comments for your consideration: 1. On sheet 1 we would recommend a note be added in the 'Project Information' section to clarify, as stated in your January 15, 2007 transmittal, that 'All streets for this section will be private'. Rather than removing the many references to the VDOT Inspector throughout the plans, e.g. on roadway cross section drawings, we would recommend a further note to indicate that 'References to the VDOT Inspector are not applicable to the construction of all private roadways in this section'. 2. On all sheets, is 'SPIENDOUR GARDEN' supposed to be 'SPLENDOUR GARDEN'? 3. On sheets 11-13, the note about CD-1 underdrains should read as follows: CD-1 underdrains are required at the lower end of cuts; CD-2 underdrains are required at roadway sags; all underdrains are to be tied to DI structures. 4. On sheets 11-13, sight lines should be shown at all street and alley intersections, and easements should provided where needed to preserve adequate intersection sight distance. 5. On sheets 11-12, for sidewalks less than 5 feet wide, minimum 5-foot x 5-foot passing areas need to be provided every 200 feet (VDOT IIM-LD-55.8, Rev. 4/12/06, page 2), e.g. along one side of Orchard Overlook Drive and Haversack Ct. 6. On sheet 12, at the intersection of Ellison Way and Astrugal Dr., add one CG-12C (or CG-12B) curb ramp along Ellison Way opposite one of the CG-12A ramps at Astrugal Dr. 7. On sheet 13, at the intersection of Ellison Way and Detachment Dr., add one CG- 3/5/2007 FW: Snowden Bridge, Section 11 Page 2 of 2 12C (or CG-1213) curb ramp along Ellison Way opposite one of the CG-12A ramps at Detachment Dr. 8. On sheets 23-28 in the roadway cross section drawings, the note about CD-1 underdrains should read as follows (same as noted above): CD-1 underdrains are required at the lower end of cuts; CD-2 underdrains are required at roadway sags; all underdrains are to be tied to DI structures. 9. On sheets 23-28 in the roadway cross section drawings, UD-4 underdrains would typically not be required by VDOT for local subdivision streets with less than 1,000 ADT (VDOT Pavement Design Guide for Subdivision and Secondary Roads, Rev. 2000, p. 18). 10. On sheets 23-28 in the roadway cross section drawings, we would recommend a slight adjustment of the fire hydrant location to allow at least a 1-foot offset from the edge of sidewalk. Objects closer than 1 foot to the sidewalk pose a snagging hazard and reduce the effective width of the sidewalk. It appears a 1-foot offset to the sidewalk would still allow for the VDOT minimum offset of 1.5 foot from the face of curb. 11. On sheet 29, in the storm sewer profiles, storm structures STR-2 and STR-3 would require VDOT standard DI-4CC for use with pipe greater than 30". 12. On sheet 29, in the storm sewer profiles, storm structures STR-5 would require VDOT standard 13I-46 for use with pipe greater than 30". 13. On sheet 36, add VDOT standard sheets DI-4A,4B,4C (sheets 1 and 2) and DI- 4AA,4BB,4CC (1 sheet). Thank you for allowing us the opportunity to comment. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829. <<CommentSheet.pdf>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 3/5/2007 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 January 25, 2007 Mr. Eric Gottshall Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Subdivision Review Comments - Snowden Bridge, Section 11, Second Revision Frederick County, Virginia Dear Eric: Upon review of the revised subdivision plan dated January 12, 2007, we offer the following comments: 1. Refer to Sheet 5, paragraph 3 under "Vegetative Measures": Stabilization shall be immediate per Minimum Standard 5. 2. Provide appropriate notes regarding trenching practices in accordance with VESCH 4VAC50-30-40 subsection 16 on sheet 5. Refer to Minimum Standard 16. 3. Refer to Page 5, paragraph 3 under "Management Strategies": Provide a note requiring that all temporary controls be removed within 30-days once no longer required; trapped sediment shall be removed and stabilized. 4. Demonstrate that the closed storm sewer systems will contain the ten (10)-year storm. Provide calculations and show ten (10)-year HGL in the storm sewer profiles. 5. Refer to Sheet 6: Provide a sediment trap at the downstream end of the three (3) drainage areas whichcurrently drain to check dams. 6. Refer to Sheet 6: Provide outlet protection details and dimensions on the plan for all culverts in accordance with VESCH Standard 3.18. It will be necessary to include velocity and pipe'diameter columns in the outlet protection table 107 North Kent Street • Winchester, Virginia 22601-5000 V* J A N 2 7 2007 Snowden Bridge - Section 11 Page 2_ 1/25/07 Once these comments have been addressed, submit one (1) set of the revised plan for further review. Please highlight on the revised plans the changes listed above. Sincerely, Joe C. Wilder Deputy Director JCW/rls cc: Mark Cheran, Zoning and Subdivision Administrator file Date: 2/20/07 APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Application # 03 -0 i Application / Agent: Patton Harris Rust & Associates Address: c/o Ronald A. Mislowsky Fee Paid $3,200 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 Phone: (540) 667-2139 Owners name: Oxbridge Development Address: 600 Jefferson Plaza, Suite 550, Rockville, MD 20852 Phone: (301) 294-4150 Please list names of all owners, principals and / or majority stockholders: Oxbridge Development Contact Person: Ronald A. Mislowsky Phone: (540) 667-2139 Name of Subdivision: Shenandoah PAA5F- :T- -b Number of Lots: 249 Total Acreage: 42.7329 Property Location: Property is located in the southwest quadrant of the intersection of Rt. 522 and Rt. 277 with access currently provided on Rt. 522 Magisterial District: Opequon Property Identification Number (PIN): 87-A-103 Property zoning and present use: R5 Adjoining property zoning and use: Agricultural Has a Master Development Plan been submitted for this project? Yes X No If yes, has the final MDP been approved by the Board of Supervisors? Yes X No *Note: Revised Final MDP pending What was the MDP title? Shenandoah Does the plat contain any changes from the approved MDP? Yes No If yes, specify what changes: Minimum Lot Size (smallest lot) 4,549 sf. Number and types of housing units in this development: Number: 249 Types: Single Family Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4t Floor Dept. of Planning & Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies with this sheet. Applicant's Name: Patton Harris Rust & Associates, Inc. Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540)667-2139 Name of development and/or description of the request: Shenandoah Phase Two Department of Planning & Development's Comments: Department of Planning and Development use only Date received Review Number: 12 3 4 5 (Please circle one) Date reviewed Date approved: Revision required Signature and Date Patton Harris Rust & A..,ociates Engineers. Surveyors. Planners. Landscape Architects. P 117 East Piccadilly Street 14-R+A Winchester, VA 22601 T 540.667.2139 F 640.665,0493 Transmittal To: Organization/Company: Address: Telephone Number: Date: From: Project Name/Subject: Via: Bernie Suchicital Frederick County Planning February 22, 2007 Ron Mislowsky Shenandoah Phase II Internal Project File #: Quantity File # Date Description Transmitted ® Herewith Subdivision Application ❑ Under separate cover Material ❑ Originals ® Photocopies ❑ Diskette ❑ Shop Drawings ❑ Mylar ❑ Ozalid Prints ❑ Invoice ❑ Sepia Purpose ® Your Use ❑ Your Files Notes: ❑ Approval Please call if you have any questions. ❑ Please Return, l t FFR71"V Receivfd byl-- Date: Corrected Prints ❑ Please Submit: Revised Prints 5 February 20, 2007 Patton Harris Rust & Associates, PC Attention: Ron Mislowsky 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: Shenandoah Phase 2: Subdivision Design Plan Revision, 1" Review Dear Mr. Mislowsky: I have had the opportunity to review the Subdivision Design Plan (SDP) Revision for Shenandoah Phase 2, Sections 1-6, which was received by this office on January 18, 2007. Please address the following comments: 1. On Sheets 1 and 2 of 27, there is mention of six sections, but only five are identified. Please adjust. 2. On Sheet 1 of 27, remove the note within the County Subdivision Administrator's signature block that refers to this plan as a "site plan," as well as the mention of the two year expiration. 3. On Sheet 1 of 27, an owner's signature is required on the cover sheet. 4. On Sheet 2 of 27, insert a note that states that the private roads will be built to VDOT standards, and a third parry will verify design and construction at start and finish. Include a note on sheets 3-10, identifying each street as either public or private. 5. On Sheet 2 of 27, per section 165-29A(14) of the Frederick County Zoning Ordinance, the road section details must indicate a minimum of a CG-6 (the concrete roll-top curb must also be a minimum of six inches in height), and the typical road section must include an eight inch 21-B aggregate base material. Also, the left side of the typical road section does not show a roll-top curb. Is this intentional? 6. On Sheet 2 of 27, include a typical lot landscape detail. 7. On Sheet 2 of 27, include zoning on the adjacent parcels' information. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 February 20, 2007 Mr. Mislowsky Page 2 8. On Sheet 2 of 27, the Development Summary table identifies that the minimum building spacing requirement is 20 feet. The design plans do not address this. Please adjust, and include the off-street parking requirements. 9. On Sheet 2 of 27, include the "Appendix A Density & Phasing Data" table from the approved MDP #06-00. 10.On Sheet 2 of 27, change the solid lines to dash lines to demarcate Sections 1-5 (6?). Include the section lines sheets 3-10 as well. 11.On Sheet 2 of 27, update the vicinity map so that Section 2 indicates a total of 65 lots, Section 4 indicates a total of 54 lots. 12.On Sheet 2 of 27, provide a nature trail detail, and identify its location on sheets 3-10. 13.On Sheet 2 of 27, provide a note that identifies the location of the 100 year flood plain. 14.On Sheet 2 of 27, provide a ramp detail of the ten foot hiker/biker trail at intersections. 15.On Sheets 3-10 of 27, avoid layering text on top of text, and include a fire hydrant symbol within the legend. 16.On Sheets 3-10 of 27, per Sections 144-17M and 144-19 of the Subdivision Ordinance, insert a street light, street sign, and stop sign at every intersection. Provide a street light in between intersections where appropriate. Provide a symbol for these within the legend. 17.On Sheet 3 of 27, provide an easement for the access to the detention pond from the private driveways of Lots 190 and 191. 18.On Sheets 3-6 of 27, reassign lot numbers given to the four new lots on Harvester Drive. 19.On Sheets 3 and 4 of 27, remove mention of what appears to be townhouses east of Rachel Carson Drive. 20. On Sheets 3-8 of 27, insert right-of-way width for Rachel Carson Drive. 21.On Sheet 3 of 27, provide in the building restriction lines table information regarding the four new lots on Harvester Drive. Adjust the BRL information for lots 189 and 192 to conform to Section 165-65P — pipestem lots. 22.On Sheets 4, 6, 8, and 10 of 27, delete the BRL layer from the grading plans and insert them on Sheets 3, 5, 7, and 9. 23.On Sheets 5 and 6 of 27, label the 50 foot conservation buffer. I February 20, 2007 Mr. Mislowsky Page 3 24. On Sheets 5 and 6 of 27, change the designation of Lot 415, as it is currently identified as a "future recreation area." 25. On Sheet 5 of 27, the width listed for Lot 412 is incorrect. Please adjust. 26.On Sheet 5 of 27, Lots 253 and 420 are corner lots. Adjust the BRL table to reflect this. 27. On Sheets 5 and 6 of 27, identify and provide information for the open space area identified as "future recreation area." 28.On Sheet 5 of 27, adjust the property lines for Lots 259, 260, 261, 263, and 264 so that they are not crossing into the 50 foot conservation buffer. 29.On Sheets 6 and 7 of 27, insert a north arrow. 30.On Sheets 7-10 of 27, remove Phase 3 lots from the design plans as they have not been approved yet. 31. On Sheet 7 of 27, provide BRL information for Lots 416 and 417 on Cabbage White Drive. 32. On Sheet 7 of 27, explain what the "square" drawn on Lot 365 is. 33.On Sheet 7 of 27, Lots 306, 333, 334, and 372 are corner lots. Adjust the BRL table to reflect this. 34.On Sheet 7 of 27, the side BRLs for Lots 328, 329, 332, and 335 do not conform to Section 165-65F(1)(g) of`the Zoning Ordinance. Please adjust. The Subdivision Development Plan application seeking approval is denied until the issues identified have been adequately addressed, and this SDP complies with the approved Master Development Plan (MDP #06-00). As previously discussed, a revised MDP may resolve the SDP/MDP issues. Please address the above comments and resubmit. I have attached a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call. Sincerely, Bernard S. Suchicital Planner I BSS/bad Enclosure Feb 16 07 10:49a "HRR WINCHESTER 540-665-0493 P.1 P&tton Harris Rust & Associates Engineers, Surveyors, Plonners. Landscape Architects. I i 1 l, tst r iccUdiih Strecl ' V+linci-i slc r, Virgir ki 22601 1 54t:.66,.2119 Fax Transmittal F 541.665.04193 To: Her lie Juchicital Organization/Company: _Frei (crick t:uun • 1'laruun Fax Number: From: Rol. Misloasky Date: l A-Iiary-1.6, 2007 _ Project Name/Subject: She nanduah CC: _ Total Pages including cover: — 4 A Ian copy of this fax ❑ will will not be mailed to you. Comments: Approvals for Shenaruloah Pimse 2 - or your files, NOT[`: This message is im.endcd for t to ust• of the addressee and may contain information that is privileged and conlydential. If you art, riot the intended recipient, you are hereby notified that any disst:urination of this ccxt►munication is strictly prohibited, if ynit re•e:aive this I'.r"in-SIe in c rr V, plrusc 11061y us inunediatcly at the number above. 'plank you. Feb 16 07 10:49a �HRR WINCHESTER �,40-665-0493 p.2 Patton Harris Rust & A.ssociates Memorandum Engineers, 5urveyors, Planner. Landscape Architeds T I0712 Ballow royo Drive. Suite 308 1 R Fredcricksbu 9, Virginia 22407 111 H T 540.9.5 F 5a0.598,32 30 To: johi Whitacre Organization/Company: FC5 A From: Jim Payer Date: Feb wiry 8, 2007 She iandoah Dcveloptncut. — Pbau 2 Project Name/Subject: FC!A Review Comment Letter Number R5-1 of 2/2/2007 PHR+A Project file Number: 131 MO cc: Rol L 1Vlislowsky w/o Encl As requested in subject approval letter, please find enclosed 2 separate ON of revised plan sheets 2,3,5,7,9,11, 12 thru 20; 1 CD with P13F files, and 1 CD with Drawing files. Feb 16 07 10:49a "HRR WINCHESTER `40-665-0493 FREDERi'iC COUNTY SANITA'rION A hIbRITY ATE PLAN REVIEW COMMENTS PO Box 1877. Wincholm. VA 22604 15 Tasker Road, Stephens City, VA 22655 .40.868.1061 Vuicc 540.869.1429 Fax Project Applicant 0L.��____//1/r�",i�T� REVIEW STATUS review nurulwr_a 7 curroct & resubmit approved as noted number of item to be corrected DRAV.04GS send nu -by_ _� � �0le 2. two separate rQ 5 if plan sheets ez2- a) unu CT) of n H ve nowd sheets in PDF •format, with one sheet per file, landscape orientation, and with a n u ne for•each file that describes the project name and the sheet number b) ono CD of a 31 rve noted sheets in DWG format, with one sheet per file, landscape orieitud*, and with a r ai nc for each isle that describes the project name and tho sheet numbs c) each CD sb d' be lubolod with its fa nsal and project nanw, and placed in a. CD.sleeve ' EASII NIENTS Y % T need a copy of the recorded onsite water and / or sewer casoment(s). ' Y 'v I need a col iy of the recorded offeite water and / or Sewer omment(s). 1 need a copy of the recorded dccd(s) of easement before Service will be authonzed. OTHER Y 16) This projcf A c lao requires DRQ - Valley Region approval 44.11 :nrly Roast, It p. /tear 3000, HarAW0bur& VA 22801(S40-374-7814) Y This proje A a lso requires Vn11- L xinCtot'1 Office approval. .11 It z1Aw -it., LQringlon. YA 24410 (540.463.71.16) • .Hate: /John (J. Whitacre - Senior Engineer NOV 06 p.3 Feb 16 07 10:49a R OHRR WINCHESTER 540-665-0493 p.4 f, February 8, 2007 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX:.5401678-0682 Mr. Ron Mislowsky Patton, Harris, Rust & Associates, Inc. 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Revised Subdivisio- i Plan Comments - Shenandoah - Phase Two Frederick County, `'irginia Dear Ron: Upon review of the revised subdivision plan dated January 11, 2007, we have no comments at this time. Th:refore, we recommend our approval of the subject subdivision plan. Sincerely, L LO � Y71►r Joe C. Wilder Deputy Director JC W<mlr cc: Planning and Deve lopment file R:lrrogram BaMurfferfect Mi. a X3%bondavrEMP('oMMEM"SHFNANDOAHpab5e2.wpd 107 1 forth Kent Street • Winchester, Virginia 22601-5000 Page 1 of 1 Mark Cheran From: Ronald A. Mislowsky [Ronald. Mislowsky@phra.com] Sent: Wednesday, January 31, 2007 1:17 PM To: Mark Cheran Subject: Shenandoah Phase Two Mark, we have made some revisions to the Phase Two plans. These were previously approved by the County and we have revised the plans to add a few lots and also show maintenance access roads and update water and sewer service and driveway locations. Some storm inlets shifted also. As you know construction has begun on this site. We tried to submit for the revised subdivision approved with the application and fee and Bernie sent it back saying we needed the revised MDP approved before the county will review. WHAT? There is construction ongoing at the site. the original plans are already approved. What does the revised MDP have to do with the phase Two plans. Phase Two is not affected by the changes on the MDP. Bernie indicated that he needed to talk to you about this. If you have questions, let me know Ron 1 /31 /2007 Patton Harris Rust & Associ Engineers, Surveyors, Planners, Landscape Architects 117 East Piccadilly Street, Suite 200 PR+A Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 J A N 3 1 2007 To: Bernard Suchicital Organization/Company: Frederick County Planning From: Patrick Sowers Date: January 31, 2007 Project Name/Subject: Shenandoah MDP I've attached 2 copies of the revised Shenandoah MDP for your review. The revisions are in response to your letter dated December 8, 2006 and include the following: 1. On sheet 1 of 11, the location map has been corrected. 2. On sheet 2 of 11, a zoning designation has been provided for item 17 of the adjoiner table. 3. On sheet 2 of 11, the shading identified in the legend now matches the shading used for the plan. 4. On sheet 2 of 11, housing blocks have been correctly labeled as SFA, SFD, MFA. 5. On sheet 2 of 11, a symbol for the trails has been provided in the legend. 6. On sheet 3 of 11, the correct trail width has been provided on the road cross section. 7. On sheet 3 of 11, a note has been provided to indicate that the Lake Trail will be constructed with a pervious surface to avoid detrimental impacts to the lake. Also, please find attached the Shenandoah Phase 2 Sections 1-6 design plans that were returned to PHR+A on January 22. As I believe you will find the changes to the MDP in response to your comment letter satisfactory, I would anticipate that review of the design plan for Phase 2 Sections 1-6 could begin soon. Feel free to call with any questions you may have. Thanks, Patrick -4- are provided for in the R5 Zone; in particular, those requests are: a request to disturb 3/ 10 acre of the existing 5 %: acres of wetlands, a request to disturb roughly 1 %: acres of the 23 acres of existing flood plain, a request to disturb 60% of woodlands as opposed to the customary 25% limit, a request to waiver the internal residential separation buffers, and a request to waive the road efficiency buffer. Mr. Thomas asked for interpretation of VDOT's concern over the commercial entrance being located at the entrance off Route 340. Mr. Tierney explained that VDOT has expressed a preference that the commercial area be accessed through the main entrance, rather than a separate entrance further to the south. He said VDOT's concern is probably for the number of entrances and their proximity to each other. Mr. Thomas also inquired about what point in development the disturbance of wetlands would be addressed. He said that new regulations allow for "zero disturbance" of wetlands and if requirements were not met, the County could be liable. Mr. Thomas believed the developer should be responsible for acquiring all the necessary permits to meet the Clean Water Act requirements for the disturbance of wetlands. Mr. Charles W. Maddox, Jr. with G. W. Clifford & Associates, Inc., the design and engineering firm for the project, was present along with Mr. John Callow, project transportation engineer, and representatives for Dogwood Development, Mr. Mark Helmer and Mr. Ray Smith. Mr. Maddox proceeded to give an overview of the Shenandoah Master Development Plan to the Commission. He pointed out the various phases of development and noted that when they access Route 636, most likely in conjunction with Phase H, they will pave the road. He anticipated this to occur well before the 750`s building permit is issued. Responding to Commissioners' concerns regarding the wetlands disturbance, Mr. Maddox produced a Wetlands Study, dated October 12, 2000, that was completed for the site and contained detailed identification and location of the various wetlands areas, among other information. Mr. Maddox said that a wetlands disturbance permit will need to be applied for immediately following master plan approval. He added that Shenandoah is an environmental project and they are working towards becoming certified by the National Wildlife Society and the Audubon Society. A member of the Commission asked if the proposed water tank would be large enough to aid with water pressure in the Route 522/Route 277 corridor. Mr. Maddox replied that the tank would be large enough to handle the entire corridor. He said that along with the water tank, a 12-inch water main and a wastewater treatment plant will be installed on the site. Mr. Maddox informed the Commission that the developer is very interested in having a fire and rescue facility, a library, and a post office at the village center because it would complete the neighborhood aspect of the development. He said that the developer is also interested in working with the Parks and Recreation Department on a trail system that would lead off -site, perhaps into the Sherando Park and points west. Chairman DeHaven next called for public comments and the following persons came forward to speak: Mr. David E. Dovell, property owner on Hudson Hollow Road (Rt. 636), said that his primary concern is the traffic impacts on Route 636. He said there are six 90-degree bends in this road and he was very concerned about safety. Mr. Dovell was also concerned about the number of parking spaces allotted per unit. Frederick County Planning Commission Minutes of October 18, 2000 Page 567 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. c" PfRn 117 East Piccadilly Street Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 Memorandum To: Bernie Suchicital Organization/Company: Frederick County Planning From: Ron Mislowsky IDii & Date: January 11, 2007 Project Name/Subject: Shenandoah CC: Elliot Totah, Oxbridge John Trenary, Frederick County Building Inspections Jeff Neal, Frederick County Fire Marshall We have enclosed here two copies of the revised plans for the Phase Two portion of this development. We have added 6 lots along Harvester and 0d detailed access to the detention ponds. Additionally, we have provided additional water quality measures and detailed retaining wall and driveway locations. Enclosed here, please find a check for $3,100 to cover the revised plan application fee. If you have any questions, please do not hesitate to call. J A N 1 8 2007 Department of Planning and Development 540/665-5651 FAX: 540/665-6395 November 29, 2006 Patton Harris Rust & Associates, PC Attention: Lori Adams 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 2 — Section 1: Final Plats I" Review Dear Ms. Adams: I have had the opportunity to review the Final Plats for Shenandoah Phase 2 — Section 1, which we received on November 17, 2006. Please address the following comments: 1. On Sheet 4 of 10, according to the approved subdivision design plan (SDP), there should be a sanitation sewer easement across Lots 194-196 as highlighted. 2. On Sheet 6 of 10, according to the approved SDP, there should be a sanitation sewer easement across Lots 213-216 as highlighted. 3. On Sheet 10 of 10, please address how Rachael Carson Drive in Phase 2 Section 1 will connect to Lake Frederick Drive. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. If you have any questions, please feel free to call at (540) 665-5651. Sincerely, Bernard S. Suchicital Planner I BSS/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 S ERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 November 27, 2006 Patton Harris Rust & Associates, PC Attention: Lori Adams 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 2 — Section 1: Final Plats 1" Review Dear Ms. Adams: I have had the opportunity to review the Final Plats for Shenandoah Phase 2 — Section 1, which we received on November 17, 2006. Please address the following comments: 1. On Sheet 4 of 10, according to the approved subdivision design plan (SDP), there should be a sanitation sewer easement across Lots 194-196 as highlighted. 2. On Sheet 6 of 10, according to the approved SDP, there should be a sanitation sewer easement across Lots 213-216 as highlighted. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. I have attached a marked copy for your reference. If you have any questions, please feel free to call at (540) 665- 5651. Sincerely, Bernard S. Suchicital Planner I BSS/bad Attachment 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Document Approval Form JAN 1 8 2007 PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. ` IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. INITIALS DATE & TIME Candice Mark Susan Eric Mike Kevin John Lauren COMMENTS: � V (D C Received by Clerical Staff (Date & Time):�F" U:\Pam\Common\Document Approval Form.wpd cal- =� 6�j 0 SIT fi / AP Q� RACHELL'' ���� vryry CARSON DR. FREDERICK DR VICINITY MAP SCALE: 1" = 2,000' APPROVED BY: FREDERICK COUNTY SUBDIVISION ADMINISTRATOR FREDERICK COUNTY SANITATION AGE RESTRICTED NOTE: 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. DATTEEcC?� OWNER'S CONSENT: THE ABOVE AND FOREGOING SUBDIVISION OF THE PROPERTY OF OXBRIDGE DEVELOPMENT AT SHENANDOAH, L.C. AS APPEARS 0 THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDA,RQ,/�IytiTli 4E DFpSIRESA THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. SIGNATURE �. 11111174 �'Lum LILA M. TRIPLETT NOTARY PUBLIC 00TARY PUBLIC Commonwealth of Virginia STATE OF Rao 0319AS7 CITY/COUNTY OF My Commission Expires Aug. 31, 2011 THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON -': A r'�--6adALCI y MY COMMISSION EXPIRES (NOTARY PUBLIC) (DATE) SURVEYOR'S CERTIFICATE I, CORY M. HAYNES. 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 OXBRIDGE DEVELOPMENT AT SHENANDOAH, LC. BY DEED RECORDED AS INSTRUMENT #040022116 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. H OF CORY M. HAYNES No. 2539 j 16� 08 FINAL PLAT SHENANDOAH PHASE. 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: AS SHOWN DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. RA 117 East Piccadilly Street P Winchester, Virginia 22601 HT 540.667.2139 F 540.665.0493 SHEET 1 OF 12 14 PHR+A 11 AREA SUMMARY AREA IN LOTS = 10.3347 ACRES AREA IN PRIVATE STREETS (PARCEL H6) = 3.0226 ACRES AREA IN OUTLOTS (FCSA) = 0.0826 ACRES AREA SUBDIVIDED IN 87—A-103 = 0.4429 ACRES AREA SUBDIVIDED IN 87—A-103C 18.6174 ACRES TOTAL AREA SUBDIVIDED = 19.0603 ACRES NUMBER OF LOTS = 53 AVERAGE LOT SIZE = 8,494 SF SMALLEST LOT SIZE 6,105 SF MINIMUM SETBACK REQUIREMENTS: 35' FROM RACHEL CARSON DRIVE 20' FROM ALL OTHER PRIVATE STREETS REAR = 15' SIDE = 5' NOTES: EXISTING ZONING: R5 EXISTING USE: VACANT PROPOSED USE: AGE —RESTRICTED ALL LOTS ARE: SINGLE—FAMILY SMALL LOT DETACHED REF. §165-65, PARAGRAPH F OF THE ZONING ORDINANCE OPEN SPACE SUMMARY: OPEN SPACE PARCEL Al 3.6214 ACRES OPEN SPACE AREA A2 1.9990 ACRES TOTAL OPEN SPACE 5.6204 ACRES 1. PARENT TRACTS — FREDERICK COUNTY PINS: 87—A-103 & 87—A-103C (PURSUANT TO FREDERICK COUNTY GIS). 2. BASIS OF MERIDIAN FOR THIS PROJECT IS THE FINAL PLAT OF SUBDIVISION; SHENANDOAH, PHASE 1, SECTION 1 RECORDED AS INST #060001207. . 3. THIS PLAT WAS PREPARED WITHOUT BENEFIT OF A TITLE REPORT. 4. PERMANENT MONUMENTATTON WILL BE SET AT ALL LOT CORNERS IN COMPLIANCE WITH COMMONWEALTH OF VIRGINIA AND FREDERICK COUNTY REGULATIONS. 5. ALL LOTS AND OPEN SPACE AREAS ARE SUBJECT TO A NON—EXCLUSIVE 15' UTILITY EASEMENT ALONG ALL PRIVATE STREETS. 6. RACHEL CARSON DRIVE 1S A PRIVATE STREET SUBJECT TO A 50' INGRESS —EGRESS, DRAINAGE, WATER AND SANITARY SEWER EASEMENT. ALL OTHER ROADS (AS DELINEATED HEREIN) ARE PRIVATE STREETS SUBJECT TO A 30' INGRESS —EGRESS, DRAINAGE, WATER AND SANITARY SEWER EASEMENT. THE PROPOSED PRIVATE STREETS WILL NOT BE MAINTAINED BY THE VIRGINIA DEPARTMENT OF TRANSPORTATION OR THE COUNTY OF FREDERICK. THE MAINTENANCE AND IMPROVEMENT OF SAID PRIVATE STREETS SHALL BE THE SOLE RESPONSIBILITY OF THE OWNERS OF THE LOTS WITHIN THE AGE —RESTRICTED COMMUNITY WHICH ARE PROVIDED ACCESS VIA THE PRIVATE STREETS. 7. ALL OPEN SPACE AREAS ARE SUBJECT TO (MINIMUM) 20' DRAINAGE EASEMENTS AS REQUIRED. 8. ALL PROPERTY OWNERS IN SHENANDOAH ARE REQUIRED TO BELONG TO THE SHENANDOAH HOME OWNERS ASSOCIATION. THE ASSOCIATION 1S THE OWNER OF ALL OPEN SPACE AND PRIVATE ROADS AND IS RESPONSIBLE FOR THE MAINTENANCE OF THOSE AREAS. ALL PROPERTY OWNERS MUST PAY AN ANNUAL ASSESSMENT FOR THIS MAINTENANCE. THIS FEE AND ALL OTHER RULES OF THE ASSOCIATION ARE SET FORTH IN THE RESTRICTIONS AND COVENANTS RECORDED AS INST #060001208 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. 9. WATERLINE (WATER) EASEMENTS SHOWN HEREIN ARE NON—EXCLUSIVE. 10. THIS SUBDIVISION IS BASED ON THE SUBDIVISION DESIGN PLAN FOR SHENANDOAH DEVELOPMENT PHASE 2, SECTIONS 1-5; REVISED 7-11-01 THROUGH 9-5-07 AND LAST CERTIFIED 12-13-07. AGE RESTRICTED NOTE: e � U GORY M. HAYNES FINAL PLAT " z�s SHENANDOAH PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: N/A DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. L I t 14[ds '11'ti+` svR - 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 207. OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE 1N THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. PHPA+F 117 East Piccadilly Street Winchester, Virginia 22601 T 540.665.2139 0493 540.665.0493 SHET 2 OF 12 0 N f-- 00 PHR+A ?nnR LINE TABLE LINE BEARING LENGTH LINE I BEARING LENGTH LINE BEARING LENGTH L1 N66'28'45"E 36.30' L31 N26 36'05"E 78.65' L61 S83'25'13"W 116.54! L2 N2129'10"E 49.90' L32 N13'20'29"W 50.80' L62 S19-36'11"E 120.26' L3 N19'23'06"W 112.91' L33 N2630' 6'05"E 60.0L63 S30'21'29"E 56.08' L4 N38'36'47"W 33.36' L34 S6323'55"E 60.00' L64 S54'22'26"E 146.00' L5 I N69'10'07"W 123.35' L35 S26 36'05"W 60.00' L65 S08'59'18"W 101.30, L6 N38'25'26"W 197.60' L36 N6323'55"W 60.00' L66 539'54'54"W 49.67' L7 NOO28'33"W 63.02' L37 N66'52'48"W 115.09' L67 S56'13147"W 85.48' L8 N18'27'44"E 176.68' L38 N0652'55"E 89.97' L68 S1T57'48"E 28.94' 1-9 N5436'53"E 87.91' L39 N20'08'29'W 74.33' L69 S12'57'32"E 68.27' L10 I N3026'25"E 44.64' 1 L40 N2951'15"W 95.51' L70 S19'51'19"W 29.11' L11 N12'57'32"W 53.97' L41 N18'23'55"W 18.78' L71 S30'26'25"W 36.58' L12 N175748"W 64.56' L42 N18'23'55"W 66.53' L72 S40'43'34"W 26.80' L13 N5613'47"E 116.13' L43 S63'23'55"E 40.04' L73 S5436'52"W 70.61' L14 N39'54'54"E 28.67' L44 S26 36'05"W 2.38, L74 S19'05'03"W 101.59' L15 N08'59'18"E 56.61' L45 N6323'55"W 47.30' L75 S17i2'36"W 50.45' L16 N5422'26"W 134.92' L46 N21'11'44'E 147.82' L76 SQ0'28'33"E 37.49' L17 N11i2'58"W 33.89' L47 N20'50'04"E 28.76' L77 S3825'26"E 166.66' L18 N24'59'26"W 155.07' L48 N78'59'15"E 9.83' L78 S69'10'07'E 123.26' L19 S57'59'51"E 110.00' L49 S67'15'50"E 107.60' L79 I S3836'47"E 55.48' L20 S2352'33"W 35.63'1 L50 S39'19'11"E 51.09' L80 S1923'06"E 123.31' L21 I S66'07'27"E 52.11' L51 N1921'090E 31.22' L81 S41'56'23"W 37.03' L22 S5-7'59'51 "E 110.00' L52 N7038'51 "W 60.00' L82 S19 39'16"W 88.26' L23 S5535'01'E 163.64' L53 N0524'55"W 65.78' L83 S66'28'45"W 36.21' L24 S53'10'10"E 165.00' L54 N88'23'220E 184.160 L84 N85'06'30"W 19.62' L25 S4239'07"E 140.20' L55 S52'56'42"E 50.60' L85 I S51'34'25"W 7.00' L26 S51 34'25"W 541.02' L56 S54'01'41 "E 220.17' L86 N13'16159"W 45.09' L27 S26'36'05"W 114.15' L57 S57'59'51 "E 140.00' L87 S3825'35"E 23.4-V L28 N6323'55"W 50.00' L58 S32'00'09"W 23.87' L88 N31'03'11"E 20.39' L29 N2636'05"E 40.00' L59 S45'52'40"W 27.21' L89 N6323'S5"W 47.05' L30 N63'2S55"W 121.83' L60 N75'06'28"W 1 35.54' CURVE TABLE CURVE RADIUS DELTA LENGTH TANGENT BEARING CHORD C2 825.00' 4'13'32" 60.84' 30.44' S4927'39"W 60.83' C3 975.00' 24'58'20" 424.95' 215.90' S39'05'15"W 41.60' C4 1000.00' 2458'20" 435.85' 221.44' S 905'15"W 432.41' C5 25.00' 87'49'00" 38.32' 24.07' S87'20'05"E 34.68' C6 25.00' 1 87 49'00" 38.32' 24.07' N00'28'S5"E 34.68' C7 300.00' 60'5S24" 318.82' 176.33' S12'58'53"E 304.03' C8 700.00, 34'06'36" 416.73' 214.76 N55"2853"W 410.61' C9 800.00' 4'13'32" 59.00' 29.51' N4927 9" 58.99' C10 600.OV 17'09'25" 179.67' 90.51' N47'00'18"W 179.00' C11. 750.00' 16'57'11" 221.91' 111.77' N6403'36"W 221.11' C12 300.00' 1 1432'20" 76.13' 38.27'• S24'43'59"W 75.92' C13 25.00' 89-45*03' 39.16' 24.89' S2724'43"E 35.28' C14 25.00' 90'16'38" 3 .39' 25.12' S62 36'08"W 35.44' C15 25.00' 90'00'00" 39.27' 25.00' S27'32'11 "E 35.36' C16 25.00' 9352'442" 40.96' 26.75' S6031'27"W 36.53' C17 25.00' 83`14'37" 36.32' 22.21, N41'01'09"E 33.21' C18 25.00' 83'14'37" 36.32' 22.21' N55 44'14"W 33.21' C19 25.00' 57'46'09" 25.21' 13.79' S6828'28"E 24.15' C20 50.00' 295'32'17" 257.91' 31.52' S07'21'32"E 53.33' C21 25.00' 57'46'09" 25.21' 13.79' S534523"W 24.15' C22 25.00' 90'12'35" 39.36' 25.09' N06'28'07"E 35.42' C23 25.00' 89 4847" 39.19' 24.92' S8331'12"E 35.30' C24�25.00' 5.00' 90*00*00" 39.27' 25.00' N0634'25"E 35.36' C25 90'00'03" 39.27' 25.00' S83'25'37"E 35.36' C261.00' 90 00'00" 32.99' 21.00' S1823'55"E 29.70' NOTE: CURVE C1 IS INTENTIONALLY OMITTED. AGE RESTRICTED NOTE: 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE W THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. TH v CORY M. HAYNES No. 2539 FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA • SCALE: N/A DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. PHF+F 117 East Piccadilly Street Winchester, Virginia 22601 T 540.667.2139 540.665.04930493 SHEET 3 OF 12 O N PHR4-A 9nnR 1 gym+ 41 f N Nw o L17 �s ►� w .<�Ir CL Co O >� r o < Uj v.J V), ZwO�`mo v a 1 zaz / n/ s �, Co 0 Q J l :2OZ N Omr�,10 �11 tnwz N (PRIVA MOUTH EL H6 T� 1 OUTLOT B1 (FCSA) O ry 8 A))-103 �8 (REM A ER) / SEE SHEET 12 AGE RESTRICTED NOTE: 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. GRAPHIC SCALE 200 0 100 200 1 inch = 200 ft. (9 PHR+A 20OR �01 OPEN SPACE PARCEL Al j 57,746 SF PARCEL H6 ALL PRIVATE STREETS 3.0225 AC (TOTAL) /i-- HARVPES�RHs RIVE z (PRIVATE STREET) a - r ry 87—((A))-103C z 0dM (REMAINDER) o,!. � o 0 7 v ¢pwca COTTONTAIL �!zww� PARCEL H6 N o = m / bc �3 (PRIVATE o ¢ Q/ bt O oIk 4" O ecPG� 01 N . SPA 6 �l o Cal 3 87—((A))-103 �✓ L (REMAINDER) z vF EN fi �DS'1 \ 003 3o8<Fr SHEET INDEX: S SHEET 4 OVERALL SITE SHEET 5 LOTS 176-178 & 193-196 SHEET 6 LOTS 197-207 SHEET 7 LOTS 212-225 SHEET 8 LOTS 185-189, 208-211 & 226-228 SHEET 9 LOTS 190-192 SHEET 10 LOTS 179-184 SHEET 11 OUTLOT B1 (FCSA) SHEET 12 50' I/E ESMTS � 'p,S,TH OP 111 o � � O CORY M. HAYNES ;P- No. 2539 LEGEND: DB PG INST # I/E SAN , SEW DRN ESMT SF L N/F DEED BOOK PAGE SQUARE FEET INGRESS/EGRESS SANITARY SEWER DRAINAGE EASEMENT SQUARE FEET CENTERLINE LENGTH (ARC) NOW OR FORMERLY FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT m FREDERICK COUNTY, VIRGINIA m SCALE: 1"=200' DATE: NOV. 16, 2006 (=i) CLIENT REVISION: JAN. 16, 2008 .- Patton Harris Rust & Associates c� Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street `V PHPA+F Winchester, Virginia 22601 s 01 T 540.66. 'n 540.665.04930493 SHEET 4 OF 12It N C VIC Cj C N °,wry°^ ��{/�B.9S,S SEE SHEET 6 LOT 196 SEE SHEET 10 I"�/ 8,673 SF9771 Szw / l vaRl m/ o� I ry op BRL EWTS J ! BRA LOT 178 a j 0 1 r'' � 8,130 SF m��I � �� w I N" I +�� N l LOT 195 (A � ( _► 1 91136 SF w L5', ARL ,-110.72, � 10 15' 15' 'N � I BRL S493 48 �FlF -- 5, — -- I -' -act►, 5' BRL L=18.27' M L' I.. � 42 -0 -p I �l 15—Nh6'34'25 5� BRL a cn , cn > m o P Lij cn M U) w I'r- 70378 SF N�a:�i _ ci► c I-- -U ,�1 1 1ar^ ` -� o I LOT 194 1 D n c`''i► I 5' BRL �� <�< �' Ip 8,560 SF 1 -cn - -' LU m m i_._ 't10b > I 5' 842E .J j 546-34�25m C� o�, �m C cwn �' BRL N oy q` rn in ;U - -Pik tiw--; ' 1 I . �+�a �I o r� 15' i 5 BRL Ica v�`'i LOT 176 lo P 7,150 SF i� I rn� 10 �:Iw i -�Im I I� LOT 193 5' 43RL I z y �-- - s48�10:� W (A cn_ i 13,188 SF 1 22-41 cn .oU 35 BRL J PARCEL Al r � C 20T CL rk DRN ESM7 I - o S4 *34!2 "W OPEN SPACE _ 157,746 SF -14�7 C6 l C5 L=50.39' °= 48.27' o ` 15' PEDESTRIAN 150.80' w w V) w w V) 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. GRAPHIC SCALE so 0 2s 50 •�ri { IN FEET 1 inch = 50 ft o,01 L=87.27' RACHENAESO6NDRIVE PARCEL 5..�.`mEET)„ 87—((A))-103 (REMAINDER) SEE SHEET 4 zrw Q TH OF L1 o "P ON v CORY M. HAYNES tP- No. 2539 ACCESS & UTILITY ESMT S51'34'25'W 541.02' FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1 "=50' DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. PHPA+F 117 East Piccadilly Street Winchester, Virginia 22601 T 540.66.2139 0493 540.665.0493 SHEET $ OF 12 LOT 197 11,580 SF, H W W w w V) AGE RESTRICTEC NOTE: 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. 1�1 SEE SHEET 8 10,069 SF c rn 9 A,3'W r" 6 6RL LOT 199 -M l LC 1! 6,833 SF �� 1 lr L~ 5' BRL r'5' BRL r^ � � cn �: N LOT 200�� of 33 SF r II L. $.BRL F.., ,a...�n,.,._ 5' BRL NI n I -LOT 201 16; 11,Ofi7 SF m� Co � JBRL � 20DR4 ESMT S5134 02.53' 15 PE; ACCESSSTUU&TITY C22 RACHEL CARSON51�4 s DRI V! PARCEL H8 (PRIVATE STREE GRAPHIC SCALE so 0 . 25 50 { IN FEET ) 1 inch = 50 ft. PHR+A MOO o^ Otry 00 oat ` 19 '44 •�I��� 5g� cam NN J% z \ M� LOT 207 , N 8,700 SF LOT 206 6,556 SF 1 � —' ! ��'�� 5• BRA ` N y o. LOT 205 Flo 6,494 SF 5' BRL` tit _ 5' a� LOT 204 ��� a� w L4 ►�-�� 6,720 SF 5' BftL LOT 203 w h 6,995 SF ;I o o) l� , to L — _--120.W _5 BRL J r*i rtuESTRIAN-- ACCESS & U71Lf 7Y ESMr -—_.__ 265.00' 87-((A))^103 L— '~ FINAL PLAT -~---�- SHENANDOAH .SMT PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1"=50' DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 HP T 540.66.2139 0493 A+F 540.665.0493 SHIM' fi OF 12 C r c r SEE SHEET 8 AGE RESTRICTED NOTE: 6z t LOT 225 V,\ \06� 6,363 SF 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. P. i � �\ LOT 224 \ °P 7� No, \o- 6,229 SF N f a� 03 r $ $ \�0 LOT 223 \ X + 2 �(' `�� 6,105 SF R� L OR m\ (AV XO \��ooApo87—((A))-103C n LOT 222 \�� � (REMAINDER) ©. ;A 6,105 SF \� cr yv� Z _o_ \a,�.�� GCS LOT 214 w\ 6,105 SF y LOT 221 r\ Z o. 6,266 SLIJ W cn ,gR�� �,3��-2 W `� \ �\ 8 5 U'\ w LLI \� LOT 215 �1 ��N LOT 220 \ 6,347 SF 6,471 SFIr r \ 1 vil u: \r gRL��'CO i`• " '� q w 11r 5' gR1�- N �� SA LOT 216 r t tr Ncn. LOT 219 o �\ N ow, 1 6,670 SF i cIn1 lac 6,82$ SF r w \ i 5' 'BRL �pj,TH °Rry �O 0 p 5 gR LOT 212 �\\ \ s 6,290 SF 6R �� LOT 213'� 5 \u'- 6,105 SF _ _ �4a-a5�' � 1-. �- � --tip •6`' 5' =3otll ! LOT 217� 1 t �( j� LOT 218 ! _ $t_j1% 11,366 SF N�co ! 12,251 SF 20' DRN ESMT 1'33 a a! N cn o • w ! N522 E z l cwntl 35' BRL , _� w L_`� .��- 20' DRN ESMT S51'33'22"W a 44.49' C0 rn _ N �'- 92.50024 ,-1 C25 15' PEDESTRIAN Irf ACCESS & UTILITY ESMT SS5134'25"W 541.02' r o 45.21'UL L=57.16' 85.21' RAC EL CARSON DRIVE FINAL PLAT o CORY M. HAYNES �;" EL H6 tPPIVATE STREET SHENANDOAH No. 2539 11141os l Q� GRAPHIC SCALE so 0 2s so ( IN FEET ) 1 inch = 50 ft. a� C9 PHASE 2, SECTION 1 87—((A))-103 OPEQUON MAGISTERIAL DISTRICT (REMAINDER) FREDERICK COUNTY, VIRGINIA SCALE: 1 "=50' DATE NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 SEE SHEET 4 Patton Harris Rust & Associates Engineers. Surveyors, Planners. Landscape Architects. 117 East Piccadilly Street p PA+ Winchester, Virginia 22601 HT 540.567.2139 F 540.665.0493 SHEET 7 OF 12 v AR AGE RESTRICTED NOTE: 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO 1S 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. 113.56' f r• -- -- 15�BRL mil- w l° I of 1891 I _ I 7,690 SF I LJ L5:-BRL fto- 0=- F BRL72'-3-2�112W— 7t II I m LOT 188 ml { i 7,150 SF N L5_BRL { _ 15' BRL J it LOT 187 �l 3{� Im m I I m I 7,150 SF of zN 11' L, 5_BRL tj.O- _ 5' BRL*7$-*32-11--V4r— o Im LOT 186io al 1 u 7,150 SF a:l m I (5' BR --L 41.72*2a 1!W— { I� � c { c I m LOT 185 Q NI 2 110 7,150 SF � I Qw L5_BRL .CIL- _ N72 32'11 "W�� OPEN SPACE PARCEL Al 157,746 SF so GRAPHIC SC 2ALE ( 50 IN FM ) 1 inch = 50 #t~ PHR+A 2009 SEE SHEET 4 87-((A))-103C (REMAINDER) j �Q'q 1 V I�'^5 S eRL to LOT 228 1 1, N 8,429 SF �1q -!-VARIABLE WIDTH in! a ISAN SEW EsMT , N a o� 0 0 BRL RL �- ) �10. j ! ca j !? 4 LOT 226 a �QoIL�' ' ovJo C'r 7,278 SF �J 3i,RL ► Im 1 z w z 20, .BRL � w w cn VARIABLE D20BLmII _ SAN.SEW EM 15 I� LOT 210+1 J��SMD�N m \Z n rQ>= 10,489 SF-:�l 10i�ct w� gRC ao I N� r- �r (o- J 3 L� s BRL LOT 211 6 v _ .` 7,362 SF -",.Zoo JI� �rwLu m1 Iw m LOT 209 -�"'! I `t '*J- 15--8RL ` J� 10 IM N 8,581 SF m-"'i1 ^ 57.94.' oto Z 1 j SW20'01 "E 5' BRL J 1�4j S772'311+1=E 5' BRL to C' j to I o LOT 208 I j N 81956 SFCoi w 8' WATER ESMT � 'CC) c4v g —20 BRL �10 ( t w FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1'=50' DATE: NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust 8, Associates Engineers. Surveyors. Planners. Landscape Architects. PH117 East Piccadilly Street RAWinchester, Virginia 22601 T 540.667,2139 F 540.665.0493 SHEET 8 OF 72 0 LIl SEE SHEET 4 IA\ GF. P �,�-� ��'� Q'�F N3o-r7'46-E 130.0 �, ,1h 65.00' ° OQ Q-cR,�o 65.00. — � o ja a: 1 1 1 aj j LOT 7 j! i� Q 90 1 LOT 19�! o 12,054 SF I j 1 2,034 SF i 2 L- ;20' 8Rl j z0 $R! L,J�2 a 44;6z• i0'17'46"W g4.N3o't 7E ! w 1 ! � I ; j y !1* OPEN SPACE ! �s� PARCEL Al z ! a 157,746 SF N lit. .cq ;d- jL88 DRIVE (PRIVATE SIRE PARCEL H6 SEE SHEET 8 GRAPHIC SCALE 50 a 25 50 ( IN FEET } 1 inch = 50 ft PHR+A 7nnR ZONED: R5 USE: STATE GOVERNMENT 87—((A))F 1038 COMMONWEALTH OF VA., BOARD OF GAME &' INLAND FISHERIES DS 543, PG 751 i ri k 1� Oo012p'I 6 87--((A))-103C (REMAINDER) AGE RESTRICTED NOTE: 80% OF THE HOMES WILL HAVE AT FAST ONE PRIME RESIDENT WHO 1S 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1 "=50' DATE NOV. 16, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 SHEET 9 OF 12 0 tV CJ3 Cil t SEE SHEET 4 1NST #0� 0120 G--� 6 �o• S20rorJs„W OPEN SPACE E a \s �s.7$• s PARCEL Al 157,746 SF LOT ,ate 10,174 SF / vi "0 oNo 1 t OD 01 p a CA�' �' LOT 180 » 1� 10,390 SF 1 i5 BRL-4 � 9 Off, v \ 1` -AO LOT 182 I� 10,173 SF (\P- o- LOT 183 0, 10,390 SF `\< 16 UT1UN ESMT �. a 29\ �R=50' BRL rn�OA Ia I A ixl cog / LOT 184 in � NN jo g ?0" ILA `a RNO, w \ 20' BRESMT l L5; ESMT o �y �10' WAiER _ LOT 179 13142 SF N" --f \ f , S SEE SHEET 5 i AGE RESTRICTED NOTE: 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. GRAPHIC SCALE 50 0 25 50 I 1 FED) 1 inch = 50 ft. PHR+A k -- SEE SHEET 5 ZrwwH OF CORY M. HAYNES a No. 2539 t �1�jU8 L44� 00 w w V) w w J: L_129.97' � � 1 N CV Z Q � SEE SHEET 6 fcc -j0) L]_ U FW I� a o_ C) a) FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1"=50' DATE: NOV. 6, 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Pionners. Landscape Architects. PHPA+ 117 East Piccadilly Street Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 SHEET 10 OF •' SEE SHEET 5 `�. /N 9 / h qj r Lij Ld z V) w W V) o w W s V_(L j �0 0ZzoU-) 00 � OZo o00— U OPEN SPACE �'O�C• ��o PARCEL Al 9 157 746 SF o� ro3�� � I z ¢ I .-. 00 L34 L45 > 14.0i W O 7 _Uj O ��N�[- 13.99' "� o. (n > L36 L89 I � U a 9AQ' v p ,- L43 N b Uj 87-((A))-103 _ o N U U (REMAINDER) L30 `— c'MD Q x 20' ACCESS ESMT Cy Of d 11 OUTLOT 81--� (FCSA) 3,600 SF HEREBY CONVEYED TO FCSA IN FEE SIMPLE AGE RESTRICTED NOTE: 80% OF THE HOMES WILL HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS OF AGE OR OLDER. THE OTHER 20% OF THE HOMES WILL HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR OLDER. NO CHILDREN UNDER THE AGE OF 19 MAY LIVE IN THE COMMUNITY FOR MORE THAN 90 DAYS A YEAR. GRAPHIC SCALE s0 0 25 so ( IN FEET ) I inch = 50 ft. PHR4-A 9nnR i W U IQ�JUJ� 00 00 O�o wo SEE SHEET 12 U')N �,�pyTH OF ll,A, .CORY M. HAYNES No. 2539 FINAL PLAT SHENANDOAH PHASE 2, SECTION 1 E OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1"=50' DATE: NOV. 16. 2006 CLIENT REVISION: JAN. 16, 2008 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 T 540.657.2139 F 540.665.0493 51 SEE SHEET 11 W -- r L30 N L28 f � ' I I JAMS 87-((A))-105 N F Q. & DIRMA V. HEADLEY --" r o INST #050030309 .-.z En i �v� 87-((A))-103 wM I00 (REMAINDER) I 87-((A))-103A u�i v~i NSF z DAVID A. HEADLEY DB 521, PG 295 � � I I 87—((A))-103 (REMAINDER) N \ N r \ \\ \ w 0 W woo 87—((A))--103B \ �jz N F 87_ A o �- COMMONWE LTH OF VA., (( ))-1o3C BOARD OF GAME & (REMAINDER) "' z v INLAND FISHERIES TRACT "B" DB 543, PG 751 — Twwo ZONED: R5 ^z \ �¢ USE: STATE GOVERNMENT � J _ ! 0co W "Ea� 1 ,cRF�gk� wo 1916 1,So, ooFRF o p�e� Ck NSF OXBRIDGE DEVELOPMENT / AT SHENANDOAH U c� INST #060001207 r a T (tj C'�' I / ;:kO O z 0 I H �- rn QCn AGE RESTRICTED NOTE: rz 80% OF THE HOMES WILL �AyTH OF HAVE AT LEAST ONE PRIME RESIDENT WHO IS 55 YEARS ITf O rfJ FINAL PLAT OF AGE OR OLDER. THE OTHER. SHENAND4AH 20% of THE HOMES WILL o �A- PHASE 2, SECTION 1 HAVE ONE PRIME RESIDENT WHO IS 45 YEARS OF AGE OR CORY x HAYNES OPEQUON MAGISTERIAL DISTRICT OLDER. NO CHILDREN UNDER No. 2539 FREDERICK COUNTY, VIRGINIA THE AGE OF 19 MAY LIVE IN t l� Og SCALE: 1"-200' DATE: NOV. 16, 2006 THE COMMUNITY FOR MORE CLIENT REVISION: ON: JA6, THAN 90 DAYS A YEAR. l Jot Patton Harris RAssociates Engineers. Surveyors. Planners. Landscape Architects. GRAPHIC SCALE 0o 0 20 117 East Piccadilly Street Winchester, Virginia 22601 P]�PAT ( IN FEET) 540,667.2139 1 inch — 200 ft. F . 540.665.0493 SHEET 12 O POOR+A 9nnA 9 0 0 m w W N z a, r Ul t-Q VlRGli Lk— FREDERICK COUNU.SCi. This ins•umeut of %7%-, i ng Nvas produced to me on -16 - aOO$ at // q3 A.M. and with certificate acknowledgement thereto annexed was admitted to record. Tax imposed by Sec. 58.1-802 of $ ._, and 58.1-501 have been paid, if assessable. 4-me ae& e 4. 080002270 o . N GJ X— THIS DEED OF SUBDIVISION, EASEMENTAND CONVEYANCE (the "Deed") is made this,�day of PQ� , 2008, by and among OXBRIDGE DEVELOPMENT AT SHENANDOAH, L.C., a Maryland limited liability company (hereinafter referred to as "Owner"); SHENANDOAH HOMEOWNERS ASSOCIATION. INC., a Virginia non -stock corporation (hereinafter referred to as "Association"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as "County"); and the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic (hereinafter referred to as "Authority"). WITNESSETH WHEREAS, the Owner is the owner and proprietor of certain real property (the "Property") as shown on plat dated November 16, 2006, revised January 16, 2008 entitled "Final Plat Shenandoah Phase 2, Section 1," and prepared by Patton Harris Rust & Associates, P.C., Winchester, Virginia, certified land surveyors (the "Plat") which Plat is attached hereto; and WHEREAS, the Property is situate in Frederick County, Virginia, Owner having acquired the Property by deed recorded in Instrument # 040022116 among the land records of Frederick County, Virginia; and WHEREAS, it is the desire and intent of Owner to subdivide the Property into lots and parcels; and WHEREAS, it is the desire and intent of Owner to reserve unto itself certain easements as hereinafter provided; and {A0133204.DOC / 1 Deed of Sub, Ph 2, Sec 1002659 000013) Page: 1 • WHEREAS, it is- the desire and intent of Owner to grant and convey unto the County and unto the Authority the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the Association the easements in the locations as shown on the Plat and as hereinafter provided. SUBDIVISION NOW THEREFORE, in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby subdivide the Property into lots and parcels, to be known as Lots 176 through 228, inclusive, and Parcel H6, Open Space Parcels Al and A2, and Outlot 131, Phase 2, Section 1, SHENANDOAH, all in accordance with the Plat which is expressly incorporated herein and made a part of this Deed. RESERVATION OF EASEMENTS THIS DEED FURTHER WITHNESSETH 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 Owner does hereby reserve unto itself, its successors and assigns the following: (a) 15' utility easements over the boundaries of all lots, Parcel H6, and Open . Space Parcels Al and A2, in the areas where said lots and parcels are adjoining private streets, as shown on the Plat; (b) ingress -egress, drainage, water and sanitary sewer easements along all private streets; and (c) drainage easements as shown over Open Space Parcels Al and A2; and all as more particularly set forth in the notes shown on the {A0133204.DOC / 1 Deed of Sub, Ph 2, Sec 1 002569 000013) Page: 2 Z 4 0 Plat. The Owner has the right to assign one or more of these easements in the future to ry W any entity, including but not limited to the County; the Authority, the Association; and utility companies. Further, the Owner has the right to grant one or more of these easements to such entities by deed of easement. Any such grant by deed or assignment may include such terms and conditions as deemed appropriate by the Owner and such entities. COUNTY 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, Owner does hereby grant and convey unto the County, its successors and assigns, the easements as hereafter set forth in the respective locations shown on the Plat as follows: A. Emergency Ingress and Egress Easement An easementfor ingress and 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 private streets, common driveways, public and private access easements, and ingress and egress easements, as shown on the Plat. B. Storm Drain Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future stormwater management facilities, storm drainage lines, storm sewer lines or other drainage structures, including building connection lines, plus all necessary inlet structures, (A0133204.D00 / 1 Deed of Sub, Ph 2, Sec 1002559 000013) Page: 3 It i 0 nv manholes, and appurtenances for the collection of storm waters and its transmission -_J through and across the said property of Owner, said easements being more particularly bounded and described on the Plat. The foregoing easements are subject to the following conditions where applicable: 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 (A0133204.00C / 1 Deed of Sub, Ph 2, Sec 1002559 000013) Page: 4 } O structures and other facilities located without the easements, but shall not include the w c replacement of structures, trees, or other facilities located within the easements. 4. Owner 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 Owner shall not erect any building or other structure, excepting a fence, on the easements without obtaining the prior written approval of the County. F.C.S.A. 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, Owner does hereby grant and convey unto the Authority, its successors and assigns, the easements as hereafter set forth in the respective locations as shown on the Plat, as follows: A. Waterline Easements. Waterline easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future water mains, including fire hydrants, valves, meters, building service connections, and other appurtenant facilities for the transmission and distribution of water through, upon, and across the property of Owner, said easements being more particularly bounded and described on the Plat. (A0133204.DOC / 1 Deed of Sub, Ph 2, Sec 1002569 000013) Page: 5 N W B. Sanitary Sewer Easements. Easements for the purpose of constructing, %.o operating, maintaining, adding to, altering or replacing present or future sanitary sewer lines, including building connection lines, sanitary lateral lines, manholes and all other appurtenant facilities necessary for the collection of sanitary sewage and its transmission through and across the property of Owner as shown on the Plat. The foregoing easements to the Authority are subject to the following conditions: 1. All water mains, sewer lines, and appurtenant facilities which are installed in the easements shall be and remain the property of the Authority, its successors and assigns. 2. The Authority 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 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 the Authority to erect any building or structure of a permanent nature on such adjoining land. 3. The Authority 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 water mains, sewer lines, and appurtenant facilities; provided, however, that the Authority at its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said {A0133204.DOC / 1 Deed of Sub, Ph 2, Sec 1002559 000013) Page: 6 O easements which are disturbed in any manner by the construction, operation, and ru maintenance of said water mains, sewer lines and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located without the easements, but shall not include the replacement of structures, trees, and other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements and to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by the Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, except a fence, on the easements without obtaining the prior written approval of the Authority. SIDEWALK/TRAIL & UTILITY EASEMENT THIS DEED FURTHER WITNESSETH THAT in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the County and the Association a public access easement, right-of-way and utility easement for the purpose of constructing, using, and maintaining utilities and a sidewalk/trail over and across the Property as shown on the Plat described as "15' Pedestrian Access & Utility Esmt", said easement to be used exclusively for utilities and pedestrian and non -motorized vehicular use, subject to the following terms and conditions: (A0133204.DOC 11 Deed of Sub, Ph 2, Sec 1002559 000013) Page: 7 0 1. The County and the Association shall have full and free use of the easement for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise thereof and right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the County or the Association to erect any building or structure of a permanent nature on such adjoining land. 2. The County and the Association shall have the use of the easement 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 easement being conveyed, deemed by it to interfere with the proper and efficient construction, use, and maintenance of said easement. 3. The Association shall have the right in its sole discretion to provide paving and to plant trees and shrubbery within the easement which shall remain the property of Association, its successors and assigns. 4. The construction, repair and maintenance of the easement areas shall be the responsibility of the Association, and shall not be the responsibility of the County or the Commonwealth. PRIVATE STREET INGRESS/EGRESS EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby create and establish an easement for ingress and egress and for the construction (A0133204.DOC 11 Deed of Sub, Ph 2, Sec 1002569 000013) Page: 8 CO fV and maintenance of utilities in the location as shown on the Plat, designated thereon as N N "Large Mouth Bass Court", "Harvester Drive", "Box Turtle Lane", "Cottontail Lane" and "Rachel Carson Drive" for the use and benefit of the lot(s) served thereby. The Association, its successors and assigns, shall be responsible for the construction, repair and maintenance, including snow removal, of the roadway within the easement. The construction, repair and maintenance of the roadway and the easement shall not be the responsibility of the County or the Commonwealth. PRIVATE INGRESSIEGRESS EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant unto the Association, its agents and designees, an easement for ingress and egress in the location as shown on the Plat, designated thereon as "22' Ingress/Egress Esmt", for the use and benefit of the Association (including but not limited to the need to obtain access in order to maintain stormwaterfacilities). The Association, its successors and assigns, shall not be responsible for the repair and maintenance, including snow removal, of the easement area, but shall have the right to perform such repairs and maintenance in its discretion. THIS DEED FURTHER WITNESSETH, that the Owner does hereby create and establish a non-exclusive easement over the area of the shared driveway that is or shall be located on a portion of Lots 190 and 191, forthe benefit of the owners of Lots 190 and 191. The owners of Lots 190 and 191 shall have the joint and equal obligation of repairs and maintenance for the shared driveway leading to their respective houses. Provided, (A0133204.DOC / 1 Deed of Sub, Ph 2, Sec 1002559 000013) Page: 9 0 however, that if any damage is caused solely by one owner or its invitees, then such owner shall solely be responsible for the cost of repairs. CONVEYANCE AND EASEMENTS TO AUTHORITY THIS DEED FURTHER WITNESSETH, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby dedicate, grant and convey, with special warranty in fee simple, unto the Authority, the following property: Outlot 131, containing 3,600 square feet, as dedicated and platted herein. This conveyance is made subject to the easements, rights of way, restrictions and conditions contained in the deeds forming the chain of title to this property. THIS DEED FURTHER WITNESSETH that for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby grant and convey unto the Authority access easements for ingress and egress over and across all private streets as shown on the Plat, as necessary in order to obtain access to Outlot 131. The Owner reserves the right to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed. THIS DEED FURTHER WITNESSETH that for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby grant and convey unto the Authority a 20 foot access easement for ingress and egress over and across a portion of Open Space Parcel Al, as shown on the Plat, as necessary in order to obtain access from Rachel Carson Drive to Outlot 131. Provided further, the (A0133204.DOC / 1 Deed of Sub, Ph 2, Sec 1002559 000013) Page: 10 O N W 0 CD Authority shall be responsible for maintaining this access easement area. The Owner N .P- reserves the right to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed. MISCELLANEOUS Headings used 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, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land depicted on the Plat. The undersigned warrants that this Deed is made and executed pursuant to authority properly granted by the operating agreement of the Owner. The Association unites herein to indicate and confirm its acceptance of all of the maintenance and other obligations assigned to or assumed by the Association under this Deed. IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal. {A0133204.D00 / 1 Deed of Sub, Ph 2, Sec 1002559 0000131 Page: 11 OXBRIDGE DEVELOPMENT AT SHENANDOAH, L.C., a Maryland limited liability co any By:6 (SEAL) Name: Elliot R. To Title: Authorized anager STATE OF MARYLAND: COUNTY OF 'FRN6 _ 6c—OR6E U , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Elliot R. Totah as Authorized Manager of OXBRIDGE DEVELOPMENT AT SHENANDOAH, L.C., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this ` S- day of February, 2008. Notary Public M,)r cgwission expires: Nit.. gal -ss {A0133204.DOC / 1 Deed of Sub, Ph 2, Sec 1002569 0000131 Page: 12 SHENANDOAH HOMEOWNERS By: Zd22 M // V l/ Name: Elliot R. T Title: President STATE OF MARYLAND- COUNTY OF-t-'):Zin10Ea���-S , to wit: 1, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Elliot R. Totah as President of SHENANDOAH HOMEOWNERS ASSOCIATION, INC., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of February, 2008. ,sue :[�I�.@dia9rx�i�Q+siort.� L I .i.I.iwi�i'i• ,��'� ires: 0& -- 0 / -/ I N.tary Public (A0133204.DOC / 1 Deed of Sub, Ph 2, Sec 1002559 000013) Page: 13 9 O N Y Cn