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Home My WebLink About11-01 Shenandoah Phase I Opequon - Backfile (2)Subdivision Checklist Comment sheets from the following agencies, along with any (Comment sheets are not required if an approved P-, subdivision unless directed by the Subdivision Ad ' `istrato VDO� City of Winched raked copies of the plan: is associated with this r V Sanitation Authority �`� Health Department AIIA Parks & Recreation Fire Marshal one copy of the subdivision application TRACKING SHEET County Engineer 0�/04/U/ Date Adm n. Approved: r 1 Application received. 0>7 Fee paid (amount: $ �• Information entered in d-BASE and Reference Manual 3 . File given to Renee' to add to Application Action Summary q = -Notification letter--mailed-to-Planning Cernmi sionersFSOS 1? ep : s. 0 1.Plat(s) signed by Subdivision Administrator Approval letter to applicant/agent r p Copy of final subdivision plat(s) [with signatures] made and given to Mapping and Graphics Manager for structure numbering assignment Updated d-BASE and Reference Manual c�p ,to& P� 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) $ V407- -4 Fro / 1QlQ f qftc,vc l O:\Operations Manual\subdivision.trk- Revised: 04/11/01 _-- -- - - - - ` ►u _ Received From Date -19 1 Address Dollars $ " For Zc� S� AMT OF CASH ACCOUNT AMT. PAID CHEEK - BALANCE MONEY By DUE ORDER _ _, Department of Planning and Development 540/665-5651 FAX: 540/665-6395 October 20, 2006 Patton Harris Rust & Associates, PC Attention: Ron Mislowsky 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 1, Section 5: Final Plats Initial Approval Dear Mr. Mislowsky: I have had the opportunity to review the Final Plats for Shenandoah - Phase 1, Section 5, received by our office on October 4, 2006. These final plats are ready for approval. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be provided on the revised final plats. An appropriate guarantee will also be required prior to final plat approval. If you have any questions, please feel free to call. Sincerely, Bernard S. Suchicital Planner I cc: Dogwood Development, 11800 Sunrise Valley Dr., Ste. 925, Reston, VA 20191 Attachments BSS/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 Department of Planning and Development 5401665-5651 FAX:540/665-6395 April 7, 2006 Patton Harris Rust & Associates, PC Attention: Ron Mislowsky 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 1, Sections 1— 5, and Rachel Carson Drive: Subdivision Design Plan Approval Dear Mr. Mislowsky: This letter is to confirm that the Subdivision Design Plan for Shenandoah Phase I, Sections 1 — 5, and Rachel Carson Drive, received by our office on April 5, 2006, has been approved. Enclosed are three (3) cover sheets for your records and distribution. However, final plats will not be approved until the Waste Water Management Facility is approved and running. If you have any questions, please feel free to call. Sincerely, Bernard S. Suchicital Planner I cc: Dogwood Development, 11800 Sunrise Valley Drive, Ste. 925, Reston, VA 20191 Bill M. Ewing, Board of Supervisors, Opequon District Roger Thomas and Rick Ours, Opequon District Planning Commissioners Jane Anderson, Real Estate James Micco, Allegheny Power, 3463 Valley Pike, Winchester, VA 22602 Attachments BSS/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 4 O rumof FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 August 4, 2005 Patton Harris Rust & Associates, PC Attention: Ron Mislowsky 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 1, Sections 1 and 2: Subdivision Design Plan Approval Dear Mr. Mislowsky: This letter is to confirm that the Subdivision Design Plan for -e-I.e... ase I, received by our office on August 3, 2005, has been approved. Enclosed are five (5) full sets of plans for your records and distribution. However, final plats will not be approved until the Waste Water Management Facility is approved and running. If you have any questions, please feel free to call. Sincerely, Bernard S. Suchicital Planner I cc: Dogwood Development, 11800 Sunrise Valley Drive, Ste. 925, Reston, VA 20191 BSS/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Patton Harris Rust & A- _. xiates Engineers. Surveyors. Planners. Landscape Architects. PURA 117 East Piccadilly Street Winchester, VA 22601 OCT 4 2006 T 540.667.2139 F 540.665.0493 Transmittal To: Mr. Bernie Suchicital Organization/Company: Frederick County Address: Telephone Number: Date: 10/4/06 From: Lori Adams for Cory Haynes Project Name/Subject: Shenandoah Subd., Phase 1, Section 5 VI a: Hand delivery Internal Project File #: 13142-4-0 Quantity File # Date Description 131424C Phl Revised 3 Sec 5.dwg 10/4/06 Final Plat, Shenandoah, Phase 1, Section 5 1 ___ --- Copy of comment letter Notes: Second Submission - revised per your comments of 9/29/06. Please do not hesitate to call if you have any questions. Received by: Date: Transmitted ® Herewith ❑ Under separate cover Material ❑ Originals ® Photocopies ❑ Diskette ❑ Shop Drawings ❑ Mylar ❑ Ozalid Prints ❑ Invoice ❑ Sepia Purpose ® Your Use ❑ Your Files ❑ Approval ❑ Please Return: Corrected Prints ❑ Please Submit: Revised Prints COUNTY of FREDERICK Department of Planning and Development ® 73a` =+ 540/665-5651 FAX: 540/665-6395 September 29, I have had the opportunity to review the Final Plats for Shenandoah Phase 1 Section 5, which were received by this office on July 18, 2006. Please address the following comments: a,t . 1. On Sheet 1 of 9,_change the scale of the vicinity map to 1" = 2,000'� 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 Department of Planning and Development 540/665-5651 FAX: 540/665-6395 September 29, 2006 Patton Harris Rust & Associates, PC Attention: Cory Haynes 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 1— Section 5: Final Plats lst Review Dear Mr. Haynes: I have had the opportunity to review the Final Plats for Shenandoah Phase 1 — Section 5, which were received by this office on July 18, 2006. Please address the following comments: 1. On Sheet 1 of 9, change the scale of the vicinity map to 1" = 2,000'. 2. On Sheets 3-9 of 9, place a note on all the streets to identify whether it will be a public street or a private street. 3. On Sheets 1 of 9, place the following note on each page: "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." 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 9 Winchester, Virginia 22601-5000 _4 . 54 t&A^&t0a,k k&s,,r .I FINAL PLAT REVIEW CHECKLIST (September 29, 2006) A. The title of the subdivision ("Final Subdivision Plat for... ") B. The page number and total pages on each page. _C C. A vicinity map (scale of 1:2,000), showing all roads, properties and subdivisions within 1,000 feet of the subdivision. D. A written and graphic scale. E. A day, month and year plan, prepared and revised. F. A North arrow. ✓ G. The name of the magisterial district in which the subdivision is located. H. The zoning and use of all land to be subdivided and all adjoining land. ✓ I. A boundary survey of all lots, parcels and rights -of -way, showing bearings to the nearest degree, minute and second and listing distances to the nearest 1/100 of a foot. J. The names of owners of all adjoining properties and deed -book and page -number references for each adjoining parcel. K. The area of each to and parcerthe total area of the subdivision and the total area in lots" `1 L. The location and area of each parcel of common open space and the total area of common open space. M. The location, names and right-of-way widths of existing and planned roads, streets and shared private driveways adjacent to and on the property. ✓ N. Existing or proposed utilities, utility easements and other easements, with dimensions and locations. O. Existing and proposed drainage easements, with dimensions and locations. ✓ P. The location of floodplain limits. Q. The location of all land to be dedicated or reserved for public use. R. The location of required setback lines on each lot. S. The location of proposed recreational areas. T. The location of proposed buffers. U. The location and description of monuments and markers. V V. Certification by a registered engineer or surveyor qualified to participate in the State of Virginia, verifying the accuracy of the plat. KA W. The signature of the owner, certifying ownership of property. 10A X. Signature lines for the Subdivision Administrator and relevant reviewing agencies. i� Y. A statement listing all requirements and conditions placed on the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. Z. An indication of the portion of the allowable density from the parent tract, (as determined by Section 165-52, Permitted Residential Density; exception, of Chapter 165 of the Frederick County Code) which is to be allocated to each parcel resulting from the subdivision. AA. Notarized owner's certification as required by Section 15.2-2264 of the Code of Virginia. Patton Harris Rust & A-ciates Engineers. Surveyors. Planners. Landscape Architects. P, /�117 East Piccadilly Street f4_ RL 1 Winchester, VA 22601 J U L 1 8 2006 T 540.667.21.39 F 540.665.0493 I T ransmiftaw" To: Mr. Mark Cheran Organization/Company: Frederick County Address: Telephone Number: Date: 7/18/06 From: Lori Adams for Cory Haynes Project Name/Subject: Shenandoah Subd., Phase 1, Section 5 V1a: Hand delivery Internal Project File #: 13142-4-0 Quantity File # Date Description Transmitted 1314240 PHI ® Herewith 6 SEC5.dwg 7/14/06 Final Plat, Shenandoah, Phase 1, Section 5 ❑ Under separate cover Notes: First submittal. Please review & comment. Do not hesitate to call if you have any questions. Received by: Date: Material ❑ Originals ® Photocopies ❑ Diskette ❑ Shop Drawings ❑ Mylar ❑ Ozalid Prints ❑ Invoice ❑ Sepia Purpose ® Your Use ❑ Your Files ❑ Approval ❑ Please Return: Corrected Prints ❑ Please Submit: Revised Prints Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. P117 East Piccaduiy street JA N 2 7 2006 H Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 Memorandum 493 To: Bernie Suchicital Organization/Company: Frederick County Planning From: Ron Mislowsky%lw Date: January 26, 2006 Project Name/Subject: Shenandoah - Rachel Carson Landscaping PHR+A Project file Number: We've revised the planting plan for Rachel Carson. The tree types have been adjusted. Copies are enclosed for you approval. ^r/I Please call if you have questions. Jan 05 2006 9:37RM E"UE RIDGE LRMDSCRPE 9406788819 P.1 BLUE R---I-DGE �� T �akS�wittaG� L A N D S C A P E b,c t) Ii S I G N j N C. 172-12 Imboden Drive Winchester, VA 22603 Tel: 540.889.0000 Fax: 540.678.8819 Date: January 5, 2006 To: Candice Perkins Company: Frederick County Planning and Development Telephone: 665-5651 Fax: 665-6395 From: Katia Sherwood No. of Pages Including Cover: 2 Regarding: Approval for Plant Schedule Substitutions 0 urgent Q Proposal Information Only ® Please Reply Comments: Dear Candice, may you please preview this letter. I will come to your office tomorrow morning and bring the old and new planting plan along for your review. Would you please let me know if the form of this letter is 'o.k.' for approval of the substitutions. COUNTY of MEDERICK Department of Planning and Development 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO: COMPANY- Cat -auk co'R FAX #• Remarks: Date: 114-01 NI Number of Pages (including cover sheet) -2- From the desk of Jan 05 2006 9:37AM p'UE RIDGE LANDSCAPE 5406788819 p.2 t BLUE S RIDGE L A N D C A P E January 4, 2006 a DESIGN, I N C. Ms. C. Perkins Frederick County Planning and Development V1- Phone: 665-5651 Fax: 665-6395 Re: Plant Schedule for Sales Trailer in Shenandoah Retirement Common' Dear Ms. Perkins: The developer of the Shenandoah Retirement Community `Oxbridge Group' is finishing the building of a sales center consisting of three sales trailers. The trailers and the landscape will be temporary for the year 2006 only. We are asked to landscape this project with an installation in January (next week). Due to the time of year and unfavorable planting conditions we advised our client to substitute the plant material per original schedule to hardier material that will survive a winter installation. The key per original plan by `Pinnacle Design &. Consulting, Inc.' shows 16 Evergreens and 33 Rhododendrons or Mountain Laurel along with wildflowers and ornamental grasses. There is no Planting Schedule provided. Please review the original planting plan and the new schedule generated by BRL&D. May we ask you to approve the change in plant schedule: Plat §Agdule ggg PM=L 1M. HU&D,1 005 a nti Pl t Size 1 Bloodgood Japanese Maple 7 gal. 13 Redtwig Dogwood 18-24" 17 Old Gold Juniper 18-24" 3 Kings Gold Mop Cypress 154811 7 Japanese Boxwood 18-24" 7 Pragense Viburnum 24-30" 20 Knock Out Rose 15-181, 2 Blue Point Juniper 4-5' I I Blue Star Juniper 8-101, 6 Burford Holly 18-24" 6 Oakleaf Holly 18-24" Approved by: Date: 172-12 Imboden Drive 0 Winchester, VA: 22603 9 (540) 869-0000 0 Fax (540) 679-8819 P. 1 Immediate TX Result Report ( Jan, 6. 2006 8:46AM ) .Fax Header) File Date Time Destination Mode TXtime Page Result User Name No. ---------------------------------------------------------------------------------------------------- Jan. 6. 6:45AM 5406788819 G3TES) 0"20" P. 2 OK 2849 # Batch M Memory E ECM S Standard ) Reduction * LAN —Fax A RX Notice L Send later D Detail + Delivery 0 Forwarding F Fine O RX Notice Req. R !;41AR 2 3 2006 COMMONWEALTH of VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY VALLEY REGIONAL OFFICE Preston Bryant 4411 Early Road, P.O. Box 3000, Harrisonburg, Virginia 22801 Secretary of Natural Resources (540) 574-7800 Fax (540) 574-7878 www.deq.virginia.gov March 21, 2006 Mr. John R. Riley, Jr. County Administrator Frederick County 107 N. Kent St. Winchester, VA 22601 RE: Virginia Water Protection Individual Permit Number 05-1951 Shenandoah Subdivision, Frederick County, Virginia Notification of Pending Public Notice Dear Mr. Riley: L&/O GG 12;41e" David K. Paylor Director R. Bradley Chewning, P.E. 232¢,ZS2 Regional Director The Department of Environmental Quality (DEQ) has received an application for a Virginia Water Protection (VWP) individual permit for the above -referenced project and has drafted a permit for applicant review. Attached is a copy of the Public Notice for the proposed permit action, as drafted by DEQ and sent to the applicant. You are being copied on the notice pursuant to Section 62.1-44.15:01 of the Code of Virginia. The applicant has been given 14 calendar days from the date of this letter to review the draft individual permit and either respond with concerns or accept the draft. If the applicant accepts the draft permit, such acceptance is conveyed by the applicant placing the attached Public Notice in a newspaper that is circulated in the vicinity of the project site. Publishing dates vary and are not under the control of either the applicant or DEQ; therefore, an exact publication date cannot be determined at the time of this letter. If the applicant contests the draft permit, DEQ may elect to revise the draft and Public Notice. This process may extend the 14-calendar day period noted above. Beginning on the date that the public notice is published, a 30 calendar day public comment period will commence, during which the public may make technically sound comments on the draft permit. If you wish to comment on the proposed project during the 30-calendar day public comment period, please reply to DEQ at the above address. r If you have any questions, please contact me at (540) 574-7850 or kblago@deq.virginia.gov. Attachment: Public Notice Sincerely, Kate B. Lago Environmental Engineer -RCS-G)krD BEV I-GEF - CSI7 PAY.. ORIGINAL FILE -'? 6fir;r��---,D. . Citizens may comment on a proposed permit that will allow impacts to wetlands and State waters as described below. PUBLIC COMMENT PERIOD: Comments must be received within 30 days of the date of this notice. PERMIT NAME: Virginia Water Protection Permit Persons that proposed to dredge, fill, excavate, withdraw water, or otherwise alter streams, rivers, lakes, ponds or wetlands must apply for this permit. Swamps and marshes are examples of wetlands. The applicant must submit the application for this permit for review by the Department of Environmental Quality, under the authority of the State Water Control Board. PURPOSE OF NOTICE: To invite the public to comment on the draft permit. NAME, ADDRESS AND PERMIT NUMBER OF APPLICANT: Oxbridge Development at Shenandoah LC ; Attn: Mr. Elliot Totah; 600 Jefferson Plaza, Suite 550, Rockville, MD 20852 Permit Number: 05-1951 PROJECT DESCRIPTION: Oxbridge Development at Shenandoah LC has applied for a new permit for the Shenandoah Subdivision located at the intersection of Route 277 and Route 340/522 in Frederick County, Virginia. The permit will allow the applicant to permanently impact 0.21 acres of wetlands, 1,477 linear feet of intermittent stream channel, and to temporarily impact 0.15 acres of wetlands, and 807 linear feet of intermittent stream channel of unnamed tributaries of Lake Frederick. The proposed development includes the construction of residential housing. The project will use public water and sewer. The activity proposed in the permit will affect Lake Frederick in the Shenandoah River watershed. A watershed is the land area drained by a river and its incoming streams. To compensate for the affected area, the applicant will mitigate on -site through the restoration of both perennial and intermittent streams, through wetlands restoration and enhancement. DEQ's preliminary decision is to approve the permit. HOW A DECISION IS MADE: After public comments have been considered and addressed by the permit or other means, DEQ will make the final decision unless there is a public hearing. DEQ may hold a public hearing, including another comment period, if public response is significant and there are substantial, disputed issues relevant to the proposed permit. If there is a public hearing, the State Water Control Board will make the final decision. HOW TO COMMENT: DEQ accepts comments by e-mail, fax or postal mail. All comments must be in writing and be received by DEQ during the comment period. The public also may request a public hearing. WRITTEN COMMENTS MUST INCLUDE: 1. The names, mailing addresses and telephone numbers of the person commenting and of all people represented by the citizen. 2. If a public hearing is requested, the reason for holding a hearing, including associated concerns. 3. A brief, informal statement regarding the extent of the interest of the person commenting, including how the operation of the facility or activity affects the citizen. TO REVIEW THE DRAFT PERMIT AND APPLICATION: The public may review the documents at the DEQ Valley Regional Office every work day by appointment. CONTACT FOR PUBLIC COMMENTS, DOCUMENT REQUESTS AND ADDITIONAL INFORMATION: Name: Kate B. Lago Address: Valley Regional Office 4411 Early Road, PO Box 3000, Harrison burg, Virginia, 22801 Phone: (540) 574-7850 E-mail: kblago(aDdeg.virginia.gov Fax: (540) 574-7878 COUNTY of FREDERICK Department of Planning and Development MEMORANDUM 5401665-5651 FAX: 540/ 665-6395 TO: Wendy Jones, Executive Director, FCSA Jesse Moffitt, Executive Director, Service Authority CC: John R. Riley, Jr., County Administrator 1 tl FROM: Eric R. Lawrence, AICP, Planning Director). SUBJECT: Shenandoah Development Subdivision Plat Approvals and the New Crocked Run Sewage Plant DATE: January 31, 2006 This memorandum serves as a summary of the meeting held on January 26, 2005 at the Sanitation Authority's office. In attendance were representatives from the Frederick County Sanitation Authority (Wendy Jones, John Whitacre, and others), the Winchester - Frederick Service Authority (Jesse Moffett), and the County's Planning and Development Department (Mark Cheran and me). The meeting was arranged so that these three agencies could coordinate the development review and approval process for the Shenandoah project. Most importantly, we collectively agreed that there was a need to coordinate subdivision plat and building permit approvals so that an appropriate sewage conveyance and treatment system is achieved for this new development project. This new development will result in the construction of approximately 2,130 age - restricted residences, a community center, commercial area, and the new Crooked Run Wastewater Treatment Plant. The timing of when the various community's development improvements will be constructed and available for use remains unclear. The developer has made significant strides in constructing roads and installing water and sewer lines within the development. In recent days, the developer has sought the approval of residential subdivision plats, and in the near future will be seeking the issuance of associated residential building permits. Construction of the new Crooked Run plant has been initiated, and staff estimates the construction of the plant may take another nine months to reach completion; the developer will be asked for his completion timeline. An immediate concern is that the residential units could be constructed at a faster pace then the plant construction; resulting in new homes without appropriate sewage disposal. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Shenandoah Development January 31, 2006 Page 2 During our discussion, it was stated that the developer may be seeking a pump -and -haul permit for approximately the first 200 residences. The pump -and -haul permitted procedures would remove the waste from a pump station and transfer the waste via 1,000 gallon tank trucks to either the Parkins Mill or Opequon treatment facilities. This would enable home construction to proceed while the new Crooked Run plant was under construction. In terms of the pump -and haul, these permits require the authorization of the County Administrator; with the authorization of the pump -and -haul permit the County assumes significant responsibility associated with the pump -and -haul process. In a brief discussion with the County Administrator, it is clear that the County may be amenable to utilizing the pump -and -haul permit for unoccupied model homes, but does not support the use of pump -and -haul for occupied residential dwellings in this development. Issues / Potential Resolution: • The developer (Oxbridge) is responsible for constructing the new Crooked Run sewage treatment plant (by agreement), but neither the County nor the Authorities have a time -line guaranteeing when the plant construction will be completed and placed on-line. o Potential Resolution: The developer (Oxbridge) should provide a time- line indicating milestones in the construction of the plant. o Potential Resolution: The developer will be required to post a surety guarantee with the Service Authority which guarantees the construction of the new plant, as well as obtaining the necessary DEQ approvals to operate the plant. • Final Plat approvals indicate the new lots are in conformance with zoning and subdivision requirements, including methods to meet health system requirements. The approval of Plats by the FCSA indicates that the FCSA is prepared to service this newly created parcel. Without the new Crooked Run plant in operation, the FCSA is not able to meet the needs of the new Shenandoah development's lot demands, which is contrary to approval of the plats. o Potential Resolution: The developer and FCSA could enter into agreement, recorded in the deed books of the Clerk of the Frederick County Court, that the platted lots would not have sewage and water service until such time as the Crooked Run plant is operating under DEQ authorization. • Final Plat approvals, along with the construction of adjacent road improvements, indicate that application may be made for a residential building permit. But if the Crooked Run plant is not operating nor is other acceptable sewage disposal Shenandoah Development January 31, 2006 Page 3 • available, then the residential building permit should not be issued. If the individual residential lot ownership is transferred, then a future suspecting party may not be aware of the limitations on the sewage systems. o Potential Resolution: A notation could be included on the plats indicating that the lots will not be buildable nor would building permits be issued until such time as the new Crooked Run plant is completed and authorized for operation by DEQ. Unresolved Issues: Without the ability to obtain a pump -and -haul permit, how does the developer intend to satisfy the sewage requirements prior to the new plant coming on-line? Next Step: Contact the developer's engineer to arrange a meeting with affected agencies and the developer. Seek resolution of the issues so that all parties are aware of the County's expectations. ERL/bad 1 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. P117 East Piccadilly Street H Winn chester, Virginia 22601 T 540.667.2139 F 540.665.0493 Memorandum To: Jesse Moffett Organization/Company: Frederick. - Winchester Service Authority From: Ron Mislowsky /VM Date: February 6, 2006 Project Name/Subject: Crooked Run WWI'P PHR+A Project file Number: cc: Basim Kattan Mike Hammer Hank Sliwinski I've attached a copy of the construction schedule from Patterson. We believe start up can occur in July of this year. Oxbridge would like to begin discharging to the plant in June 2005. By that time the necessary piping and tankage will be in place to allow this to occur. I've also attached a memorandum from Earl Sutherland outlining a procedure to start up the plant. In additional to normal monitoring on site, we suggest a meeting within the next few weeks to firm up this schedule and begin coordinating plant start up. If you have questions before that please feel free to call Earl Sutherland of me. CC: John Riley -County Admin. Eric Lawrence -Planning & Dev. Wendy Jones-FCSA LZ 3jy i F E B - 9 2006 FF 200", 2 rcrokec1'Eu kq CROOKED RUN WASTEWATER RECLAMATION FACILITY STARTUP OPERATIONAL PLAN The Crooked Run Wastewater Reclamation Facility is permitted to treat 250,000 gallons per day (GPD) of sanitary wastewater. However, the plant is actually designed for a hydraulic loading of 375,000 GPD, and some treatment process elements are sized for the ultimate average design flow of 625,000 GPD. There will be very little wastewater generated in the Shenandoah Community, which will be the facility's principal service area, during the first months after the first housing units are occupied. Initial wastewater flows to the treatment works could be as low as 6,000 GPD (the approximate equivalent of twenty houses). Very low influent flows pose significant operational issues for wastewater treatment plant operation. The biological treatment process can literally starve if insufficient nutrients reach the treatment works. Some unit processes need a minimum quantity of flow to operate properly or to prevent being damaged. Initially there will be two major pumping stations constructed to serve the clubhouse/model home area and to serve the entrance area (150 and 500 GPM respectively). A smaller (25 GPM) pumping station will serve the Department of Game and Inland Fisheries area at the Lake Frederick Dam and will partially share a common force main with the entrance area pumping station. The clubhouse/model home area pumping station will discharge via a 6 — inch force main. to the treatment works. The entrance area pumping station will discharge via a 10 — inch force main. Present planning is that the clubhouse/model home area will be developed first and that significant quantities of wastewater will not be generated in the entrance area for many months. (NOTE: The DGIF pumping station cannot be placed into service until the entrance area pumping station is operational.) Rather than initially pump wastewater directly into the headworks of the treatment plant it is proposed to divert flow to the aerated sludge holding tanks for treatment and temporary storage. A temporary 6 — inch force main would be extended from the permanent 6 — inch main to the northern sludge holding tank. An in line heavy duty macerator would be installed on the temporary line to shred coarse solids prior to introduction into the treatment works. Prior to operation both aerated sludge holding tanks would be filled with clean (creek?) water to a minimum depth of 3' — 6' (approximately 33,000 gallons), to permit proper functioning of the submersible aerator/mixers. The remaining available volume in the two aerated holding tanks is approximately 66,000 gallons. The aerator/mixers in the northern tank would be placed in service (only one would run at a time) and the tank allowed to fill. Approximately 500 gallons of mixed liquor would be transported from the Parkins Mill plant to seed the biological treatment process. Crooked Run :ewater Reclamation Facility Startup Operational Plan When the liquid level in the northern tank approaches maximum depth the valve between the two units will be opened, the aerator/mixers in the southern tank will be turned on, and both tanks will be allowed to continue to fill. Assuming an average wastewater flow of 2,000 GPD during this initial period it will take approximately one month for the two aerated sludge holding tanks to fill. As the Iiquid level in the two tanks approaches the maximum level the 6 inch supernatant return valves in the two tanks will be closed and the water level allowed to rise slightly. Periodically, probably on a daily basis, the aerator/mixer in the southern tank will be turned off and the solids in the tank allowed to settle. Once a clear supernatant has formed, the southern supernatant return valve will be opened and the treated effluent decanted into the oxidation ditches. If three feet of clean water (about 125,000 gallons) have been placed in the ditches to use as ballast, approximately 475,000 gallons of storage volume will be available. Assuming that the average wastewater flow during this fill period is 5,000 GPD it will take an additional three months to completely fill the treatment works. At the end of the four month fill period it is assumed that at least 50 houses will be connected to the system. With a projected flow of approximately 15,000 GPD, this flow should be sufficient to sustain the biological treatment process in one ditch. NOTE. In order to assist in sustaining the biological process all of the wastes generated in the portable toilets around the construction site could be collected and discharged to the clubhouse/model home area pumping station. ��r • HEYWARDOxidation Ditch System UV Disinfection System Solids Fan Press & Conveyor Fab & Deliver F.bt& Deliver Polymer System 3-4, 4-5 Fab & Deliver Mixer/Aerator System 4-5,12-14 'F—ab& Deliver �odor Control System 2,10-12 Fab & Deliver ,Miller "fiderson Patterson's Mechanical Fab & Deliver �Building Permit Issued December 2,2005 Buildings Oxidation & Sludge Substantial Completion �PTIPTTM:71� Equipment Construction Legend Equipment The Oxbridge Group 600 Jefferson Plaza, Suite 550 Rockville, Maryland 20852 Shenandoah Wastewater Treatment Plant Palle rson Construction Company Mechanical Start up and testing 2 ,Punch list & testing 2 - - ----------- - Patton Harris Rust & ^ssociates Engineers. Surveyors. Planners. Landscape Architects. R+A 117 East Piccadilly Street Winchester, Virginia 22601 PH T 540.667.2139 F 540.665.0493 NOV 1 4 2005 Memorandum To: Mark Cheran Organization/Company: Frederick County Planning From: Ron Mislowsky Cn Date: November 14, 2005 Project Name/Subject: Shenandoah PHR+A Project file Number: cc: Jesse Moffet Wellington Jones As we come closer to platting of the Shenandoah project, the issue of bonding will become an issue. We have discussed previously your belief that the water and wastewater systems including the waste water treatment plant will need to be bonded to obtain final plat approval. I have attached here a copy of the Construction and Service Agreement entered into by the developer, the Sanitation Authority and the Service Authority. Paragraph 4 on page 5 clearly indicates that no part of either the water or wastewater systems need to be bonded. Earlier in the agreement, the water and wastewater systems are defined as both the treatment and distribution Systems. We have a meeting, on Thursday, the 17' of November. I hope we can clarifythis issue at that time. In the meantime, call if you have questions. C p y 6F /tY RSG4 6&s PAP.-rte& - F-r-sA , Fw6A, �- 09/22/2005 16:44 FAX 3012944151 OXBRIDGE GROUP 1�002 CONSTRucnoN AND SERVICE AGREEMENT THIS AGREEMENT is made an�entercd as of this -f day of 2 u (Y . 2001 by and between FREDERICK COUNTY SANITATION AUTHORITY (the "Authority"), a Virginia body politic and corporate organized and existing under the provisions of the Virginia Water and -Waste Authorities- Act-- Va- Code, Ann.- § I5.2-5114, r. m4the "Act"); and the FREDERICK-WINCHESTER SERVICE AUTHORITY ("FWSA"1, a Vitjonia body politic and corporate organized and existing under the provisions of the Act; and DOGWOOD DEVELOPMENT GROUP LTC, or assigns (the "Developer"). RECITALS R-1. The Authority, in accordance with its Charter and as provided by the Act, owns, and operates water and sewer facilities and provides water service and sewer collection and transmission service in the County of Frederick, Virginia. The Authority also is permitted to provide water and sewer service partly within and partly without the boundaries of the County of Frederick. The Authority -also -operates one or more sewage treatment plants which are owned by FWSA. R-2. FWSA was incorporated as provided by the Act to acquire, finance, construct, operate and maintain sewage treatment facilities, in the County of Frederick, including treatment plants, trunks or interceptors and pumping stations, together with all thepertinent equipment and appliances and properties, rights, easements and franchises related thereto or deemed necessary or convenient by FWSA -for their operation,, but not- including -sewage collection facilities. FWSA contracts with the. Authority for the. operation -_and maintenance of certain sewage treatment facilities and joins this Agreement to signify its intention to designate the Authority as its agent during the construction of and to enter an agreement with th? Authority for the operation and maintenance by -the Authority vf the Crooked Run Wastewater Treatment Plant A, l 09/22/2005 16:44 FAX 3012944151 OXBRIDGE GROUP 0 003 (the "Crooked Run Wastewater -Treatment Plant Operations Agreement"), generally in the form of the Parkins Mill Operations Agreement with the Authority dated August 1, 1988. R-3. - The -Developer- is the contract purchaser of approximately 978 acres, 928 -of which are located principally within the County of Frederick, but with approximately 50 acres located within Clarke County and a small portion in Warren County, Virginia. The property currently is zoned to permit the construction of 2,130 residential units, plus additional retail and commercial units in the County of Frederick. An additional 200 residential units and a Continuing Care Retirement Community site also are the subject of a rezoning application in Clarke County. The development project is to be named "Shenandoah" and shall be referred to hereinafter as such. Attached hereto- as- Exhibit -A is a - map of .the- area -which -includes. Shenandoah and certain surrounding properties which are included in the "Crooked Run Regional Sewer Service Area." R-4. The Developer, FWSA and the Authority desire to enter into this Agreement to design, construct and finance a water distribution system (the "Water System") and a sewer collection system (the "Sewer Collection System") and a wastewater treatment plant (the "Crooked Run Wastewater Treatment Plant"), the latter two systems together are referred to hereafter as the "Wastewater System." The Water System and the Sewer Collection System will be conveyed to the Authority. The Crooked Run Wastewater Treatment Plant, upon completion and acceptance, will be conveyed to FWSA to permit the Authority to serve Shenandoah and the Crooked Run Sewer Service Area as provided hereafter. R-5. The Crooked Run Wastewater Treatment Plant is being des}gned by Gilbert W. Clifford & Associate in accordance with the applicable design and performance criteria required by and acceptable to the Att ri.ty, and by the Virginia Department of Health and the Virginia Department of Environmental Quality. The wastewater treatment plant will be, permitted to discharge treated effluent, initially pursuant to the -Virginia * Department of Environmental 2 09/22/2005 16:44 FAX 3012944151 OXBRIDGE GROUP 0 004 Quality Permit No. VA0080080 as the same may be amended, extended or re -issued (the "DEQ Permit"). NOW, THEREFORE, in consideration of these premises, the Authority, FWSA ald the Developer do agree as. (lows! AGREEMENT I. Wastewater System. The Developer will design and construct or cause to be constructed, at its expense, sewer collection and transmission facilities to serve Shenandoah. In addition, t e Developer shall design and construct or cause to be constructed the Crooked Run Wastewater Treatment Plant sized adequately to serve Shenandoah and the Crooked Run Sewer Service Area as outlined on Exhibit "A." a. The wastewater - treatment 'plant- shad be constructed in phases, with "the fast phase havin" design capacity of 375,000 gpd and with 'the- second - phase having a design capacity of an 'addRional 225,000, 9 The parties agree that the plant capacity of the wastewater treatment plant is intended for the exclusive use of they Shenandoah project and the adjoining . areas in Clarke. and Frederick County shown within the Crooked- Run Sewer Service Area. No portion of the -foregoing capacity shall be available to serve any properties other than Shenan without the prior approval of the Developer first haying been obtained. Subject to the approval of cognizant governmental officials of either Clarke or Frederick County, it shall be the Authority's responsibility to use its best efforts to obtain, at the expense of others as - set forth in Paragraph 3, all required consents -and approvals foregxtension of water or -sewer- to the properties -within -the, Crooked Run Sewer Service Area beyond Shenandoah. The Authority or FWSA, at -its own expense, shall have the right to expand the Wastewater System to transport and treat sewage flows in excess of 0.600 mgd. b. The Developer shall be permitted to expand the Wastewater System -and to provide trestmerrt capacity sufficient to complete development of Shenandoah"as currently planned and approved and as the same may be Enlarged or expanded in the future. Design and construction of any such $q expanded facilities shall be at the sole cost and expense of 3 09/22/2005 16:45 FAX 0012944151 OXBRIDGE GROUP �N05 the Developer, subject to the _approval of the Authority which _approval .shall not be unreasonably withheld, conditioned or delayed. - The, Authority and FWSA shall cooperate to obtain necessary app"s by the appropriate regulatory agencies, if any. All provisions' of thin ' Agreement shall apply to any construction for expansion of the Wastewater System and, to any additional capacity made available by such construction, as applicable. 2. Water System. The Developer will construct or cause to be constructed, at its expense, water distribution facilities to serve' Shenandoah, on a timely basis to serve that development as it. proceeds. a. Upon completion of each phase of tl�e water distribution facilitiesimoted above, -the Deveioper�ill convey the same to- the Authority and the- Developer ,will be permitted to connect to the water supply facilities of the Authority. °Thu Authority tltereafta shall provide - water to e Shenandoah in quantities --and at pressures adequate-to=t applicable health standards and in -accordance with the Authority's Water and Sewer Standards Specifications, as amended from time -to -time. t b. The -Developer shall grant to the Authority w site for- a location of a water tank to be designed- and- ronstructed�y and at the cost of the Authority at the location generally V� depicted upon Exhibit A. The parties agree that the Developer at its expense shall be permitted to cause the name "Shenandoah" to be painted on or applied to the water tank according to design and color . specifications prepared by Developer and in conformance with applicable sign regulations. C. The Authority is hereby granted "ht to explore for an additional- ground water source, ed such exploration does not interfere with construction or development activity or damage property rthin Shenandoah. d. The Authority shall be permitted to construct a water well to connect to its water system, with such water well to be located in the area of the wastewater treatment plant or A such other place as the parties may agree hereafter. - 3. Easement Acquisition. The Authority agrees that it will use its best efforts to negotiate and to acquire all easements necessary to permit construction of the Water System and 4 09/22/2005 16:45 FAX 3012944151 OXBRIDGE GROUP 1 006 the Wastewater System facilities. The Authority'farther agrees that, if necessary, it will exercise its power of eminent domain to acquire any necessary easement which can not be obtained voluntarily. All expenses of acquiring easements by the Authority necessary to serve Shenandoah through the exercise of the power of eminent domain shall be borne by the Developer. 4. Desizn and Construction Standards, Warranty. All construction of the Wastewater System, and the Water System to be performed by the Developer, shall be performed in accordance with -the plans approved -by the Authority -and cognizant Tegulatory authorities in accordance with the Authority's Water and Sewer Standards and Specifications; in effect at the time of design and construction, a current copy of which is attached hereto �s Exhibit "B." The Developer shall not be required in nmt a hand nr any other form of surety in connection with either the Wastewater System or the Water System. a. The Water System and Wastewater System facilities shall be -constructed- -in- phases- coincident with Developer's constructivrr schedule for Shenandoah and shall become a part of the water and sewer system, of die -Authority upon completion and acceptance, by the Authority. U o_p n such completion of construction and acceptance, the Developer agrees to execute and -deliver —to the Althority an , as t—olffiFe Crooked Run Wastewater Treatment Plant, to FWSA, a bill -of sale and deed transferring title to the aforesaid facilities' to the Authority and FWSA: The signature of the Authority- or-FWSA on, the bill, of -sale shall indicate its acceptance-.- The- Authority and the Developer agree that the - facilities —shall be conveyed -and accepted upon satisfactory cornpletiott of each phase and not later than the —completion of the -phase of dcvclopmcnt requiring service from such facility. b. The'Developer will execute and record in the Office of the Clerk of the Court easements in -the-form approved by the Authority necessary' for 'the 'Authority to own, operate, maintain, repair, replace or reconstruq said facilities. The Developer also shall execute a deed to transfer in fee A simple to FWSA title to the lard upon which the wastewater treatment plant is situated, together with an easement for access thereto from the nearest public road. 5 09/22/2005 16:45 FAX 3012944151 OXBRIDGE GROUP 0007 Evidence of the properrecordation of such deeds shall be provided to the Authority and -'FWSA promptly 'alter execution of the bill of sale as set forth herein. C. Developer hereby wanrantts -that all- materials, equipment and work performed with respect to the Wastewater System and the water distribution system shall be fide of defects in material and wodananship for one year from the date of acceptance of- those- facilities by the Authority. The Developer shall specifically assign "d for the benefit of the Authority all - material --and -equipment warranties provided bymamrfacturers and sugpliprs of all components of those facilities. Unless such work is perAmMed pursuant to the referenced material and equipment warranties, the Developer shall provide all repairs or reconstruction of defective construction, - • materials - or workmanship, including all shrinkage or settlement- r other faults arising therefrom, promptly and at its own expense, when notified in writing to do so by the Authority aid to the reasonable satisfaction of the Authority, for,one year from the date of acceptance of the facilities by the, Authority or FWSA. 5. Service Rates. Fees and Charges. Upon completion and acceptance of each phase of the Water System and the Shenandoah Sewer System, the Authority shall be responsible to own and/or operate those systems and to provide water and sewer service to Shenandoah in conformance with all. applicable. regulatory requirements and as, provided in the Act. Specifically, and without limitation, the Authority on behalf of FWSA as owner, agrees to pursue vigorously issuance by the Virginia Department of Environmental Quality, of the renewed, re -issued and expanded Permit in phases of 0.375 mgd and, ultimately, 0.600 mgd. a. Availability • fees shall be paid to the Authority for connection to the Authority's water system in accordance with Rates, Fees and Charges established by the Authority as Permitted by the Act. b. The Authority shall fix, charge and oQQIlect availability fees for each property connected to- the Wastewater System. The Authority agrees that those charges currently are $3,220 per residential unit and the corresponding commercial charges as set forth on the attached Exhibit C. The Authority agrees that it shall not reduce the current SA availability fee applicable -to, propertim within the Crooked Run Sewer Service Area, and that it will increase such rates 6 09/22/2005 16:46 FAX 3012944151 OXBRIDGE GROUP Zoos to equal the corresponding ra4es charged to customers served by any other portion of the Authority's system. C. Ninety-five percent of all availability fees collectedfor use of sewer capacity provided by the Shenandoah System shall be paid to the Developer in payments made quarterly with each payment to include fees received by the Authority for the three month period preceding Ake quarterly payment. This payment obligation by the Authority to the Developer shall continue until the earlier of such -time as the .600 mgd design and permitted capacity of the plant has been reached;' or 15 years after completion and conveyance of the plant to FWSA. d. In addition, " the Authority 'shall-' fnc,, charge and collect continuing service charges` for sewed service provided by the Crooked Run Sewer Service' Area' in an amount which shall cover the O&M Costs of the Wastewater System. 6. Operation and _ Maintenance 'Subsidv. Annually' beginning one year after completion and acceptance of the wastewater treatment plant, the parties shall establish an operation and maintenance escrow fund to -subsidize `operation--a�d maintenance costs ("O&M Costs") of the wastewater treatment plant. For purposes of this Agrecmeru, O&M costs shall be limited to actual costs paid by the Authority in connection with the operation and maintenance of the wastewater treatment plant and shall not include overhead or soft costs of the Authority. The escrow account shall exist and remain funded until such time as 1,000 residential units or their commercial equivalent have been connected to the Shenandoah Sewer System. The form and credit substance and amount of the escrow account shall be as agreed by the parties one year following the acceptance of the first phase of the Shenandoah Sewer System and annually thereafter, if necessary. The Authority shall maintain separate records of the O&M Costs associated with the operation of the wastewater treatment' plant and'shall require the Developer to make annual deposits to the escrow account sufficient to defray short falls in the previous year over continuing sewer service charges collected by the Authority from customers served by the wastewater treatment punt. The parties agree that the Developer's obligation to subsidize �,SA 09/22/2005 16:46 FAX 5012044151 OXDRIDGE GROUP 10009 operation of the wastewater treatment plant as provided herein shall be fully satisfied or proportionately satisfied in relation to the number of connections actually made, if the following residential connections or their commercial equivalents' are made to the Shenandoah System on the following schedule. By Year End After Date of Acceptance Yeah I - 100 connections Year 2 - 200 connections Yeat 3 - 400 connections Yea{ 4 - 600 connections Year 5 - 800 connections Year 6 - 1,000 connections Developer's obligation to provide this subsidy shall end upon 1,000 connections being made to the Shenandoah System. Any sums remaining in the escrow fund after 1,000 connections have been made shall be paid directly to the Develcper- 7. Obligations of FWSA. The parties hereto restate and incorporate the Recitals. In particular, FWSA joins this Agreement to indicate its consent and support of the undertakings of the Authority and the Developer. FWSA further agrees promptly to -negotiate the Crooked Run Wastewater Treatment Plant Operations Agreement by which FWSA will o7 the Crooked Run Wastewater Treatment Plant to be operated by the Authority on the terms set forth in said Operation Agreement. bUSCELLANEOUS 8. Recordation. So that the successors and assigns of the Authority and Developer shall have notice of the obligations set forth herein as they relate to the Development, this Agreement may be recorded by either party among the land records of Frederick County, Virginia. 9. No Joint Venture. Partnership or Aecncy. It is not the purpose or intention of this Agreement to create, and this Agreement shall not be construed to create a joint venture, For purposes of this AgsboAleNt. each tesldptdah cOMlection to the Shenandoah Sewer System anall assume a flaw of 250 apd. /� �. /� Commercial connections shall assume a flow of I JW SVd for each i AM squov fat. CS 8 09/22/2005 16:46 FAX 3012944151 OXBRIDGE GROUP 0010 partnership, agency or other relationship whereby either party hereto shall be held liable for the omissions, commissions or performance of the other party. 10. Waiver. Failure of either party to enforce a term or condition of this Agreement shall in no event be deemed a waiver of the right to do soe thereafter. 11. Amendments. No change or modifications to this Agreement shall be valid unless the same is in writing and signed by all parties. No purported or alleged waiver or modification of this Agreement or any term or provision hereof shall be effective unless in writing and signed by the party against whom such waiver or modification is sought to be enforced. 12. Assignments. This Agreement, or any part of it, shall be fully assignable by the Developer, provided each proposed Assignee agrees in writing to assume the Developer's responsibilities hereunder 13. Gomming_Law. This Agreement shall be governed and construed in accordance with the laws of the Commonwealth of Virginia. The Developer and the Authority specifically waive the defense or plea of the Rule Against Perpetuities. 14. Severability. If any term or provision of this Agreement 'shall be determined to be invalid or unenforceable, such invalidity or unenforceability shall not affect, the validity of the remaining terms and provisions of this Agreement, and to the extent possible this Agreement shall be interpreted and enforced as if such invalid or extent unenforceable provision had not been included in this Agreement. 15. Further Assurances. The Parties hereto shall execute and deliver such further instruments and do such fiuther acts and things as may reasonably be required to carry out the intent and purposes of this Agreement. 16. Hea_dinps. The descriptive headings in this Agreement are inserted for convenience only and do not constitute apart of this Agreement. 09/22/2005 16:47 FAX 3012944151 OXBRIDGE GROUP Z 011 17. CounMartsts. This Agreement may be executed in counterparts, each of which shall constitute one and the same instrument. 18. Noticcs. -Any notice given under the provisions of this Agreement shall -be in writing and delivered or sent by certified mail, return receipt requested, or by facsimile, as follows: rW_tC1!#. Agreement. If to Authority: W. H. Jones;-Ernginoer-Director Frederick County Sanitation Authority Post Office -Box 1877 Winchester, Virginia 22604-8377 Phone No. ' 540-668-1061 x320 Facsimile No. 540-868-1429 If to FWSA: Jesse W. Wffett *Executive Director Frederick -Winchester Service Authority P.O: Sax 43 Win ter, Virginia 22604 Phone o. 540-722-3579 Facsimile No. 540-722-1103 If to the Developer: Ray F. Smith, Jr.° , cto Dogwood Developmetrt Omp, LLC 11800 Sunrise Valley Drive Stine 925 Reston; Virginia 20191 Phone No. 703-716-1032 Facsimile No. 703-620-6328 With a copy to: Stanley M. Franklin, Esq. McGuireW(m4s LLP 1750 Tysons Boulevard, Suite 1800 McLean; Virginia 22102 Phone No. (703) 712-5453 Facsimile No. (703) 712-5226 No_Thitil_Party $ere curies. No person shall be a third party beneficiary of this 10 09/22/2005 16:47 FAX 3012944151 OXBRIDGE GROUP 0 012 20. Effective Date. This Agreement shall take effect and shall become fully enforceable by and against the parties hereto upon the date of the written notice from the Developer to the Authority that the Developer or assigns has completed the purcha�se of Shenandoah. 21. &Wbits. Exhibit A. Exhibit B and Exhibit C are attached to this Agreement and the Recitals contained herein, are incorporated into this AgreomenL . IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed the day, and year first above written. FREDERICK COUNTY SANITATION AUTHORITY Date: --20 -d / (SEAL) Jam T. Anderson, Chairman -FREDERICK-WINCHESTER'SERVICE AUTHORITY Date: Jr;*' ��'` (SEAL) C. Robert Solenberger, Chairman SHENANDOAH DEVELOPMENT COMPANY, LLC, BY: DOGWOOD DEVELOPMENT GROUP LLC Date: % d - y: Ray F. Smith, Jr., Manager m I 09/22/2005 16:47 FAX 3012944151 OXBRIDGE GROUP 0 013 COMMONWEALTH OF VIRGINNIA } COUNTY OF FREDERICK } 1, 2 a Notary Public in and for the County and State aforesaid, hereby_certify that James 1. Anderson, Chairman of Frederick County Sanitation Authority, has acknowledged the same before me in my County and State aforesaid. Given under my hand this day. of �� 12001. Notary PuNic My Commission Expires: Cl - O 2 COMMONWEALTH OF VIRGiNIA COUNTY OF W INCHESTER 1, ,� �. , a Notary Public in wW for the County and State aforesaid, hereby certify that C.' Robert Solenberger, Chairman of Frederick -Winchester Service Authority, has acknowledged the same before mon my County and State aforesaid. Given under my hand this J day of 2001. Notary Public My Commission Expires: % ,2-06;3 COMMONWEALTH OF VIRGINIA COUNTY OF FAIRFAX . 1, � -ex.., G .4. Z-nzwe.�— ; a Notary Public in and for the County and State aforesaid, hereby Certify that Ray F. Smith, Manager of Dogwood Development Group LLC, has acknowledged the same before me in coy Coimty and State aforesaid. Given under my hand this day of 2001. Notary Publi My Commission Expires: 31 ooi 12 09/22/2005 16:47 FAX 3012944151 OXBRIDGE GROUP Z 014 ry Exhibit A �� .. •� %` ` ''� '" t. ( ,fit ` � �9 '1r ' � 11 r `', 1 ai/- N `t se Coenme;t�la / (30 Aq{, C72o . uble LP rya ,� 1 r ! r �1,� Ofh�r re 'ek .� tom ' �l ; 7 j .k $;ate �J,ia,. r - v-.W-Nc I iwa �. p 4` . M \ .... � � �Y r '• , J � .� / 'Ill K�'a Vr Starke Cog ty 24 Ac) i v '� w .✓ Cc r 1 `. ♦ 1 ropbsed `YC'roAW Ru n" Rig ©nat Sewer Service f i—, s `` .,I jf c, >- ; :f•9,' n ,Area flvundarY j Vsk �..� . �.:: '1_ bV\a3')ew'atEr.. • • e Ce to , J/ nn' �• oi1Mit a rliffhrd & as&oc iku;. I 09/22/2005 18:48 FAX 3012944151 OXBRIDGE GROUP @J015 Exhibit B ir'REDMCK COUNTY SANITATION AUTHORITY - WATER AND SEWER STANDARDS AND SPECIFICAn, ONS REVISED MARCH 2O01 09/22/2005 16:48 FAX 3012944151 OXBRIDGE GROUP 0 016 0 F1MBMCKODOW SAN1TATfON ALITHORITY CONNECTION FEES (effutive My 1, Me) WATER ` - A Lateral - by. . Ems. F'148ch V20' ._1;5 (2) S2,100 2,442 -125(2) $2,100 = ' 3,108 1,40 (2) $2,100 I -law 3,9% .275 (2) 3 2-hob 6,438 32S (2) 3 4-1ath ,. 31,080 l 6-Each .46.620 1 A B-IMh 64,380 1 1 AV*9IbfiW-Cbmge Latcral Cbmgc eter by bstalled by Andiority 3 -O- S1,S7S 3/4 3,652 -JO- S1,575 I -lads • 4,66 -0- S1,575 I.112" 5,976 -0- 31,575 2-lath 9,628 70- S1,S75 3-Lich _,34,520 4 4 4-In& 46,480- -O- 4 twlnch 69,720 4- 4 8-inch. 96,280 -- -0_ 4 Notes. 1) FCSA to Aunish and mstall wet taps to existing mains at cost plus 10%. Contractor to,furnisb and Mall hw% vm is and metcrs. 2), FCSA to provide and bp&R disc mcters 2- and smaller. 3) PMA to provide 2" service line to property line with 2-mach ball valve at cost plus 10%. FCSA to fim9sh andiristali ammeter. CAaleactor to famish and install meta vault and meter . "4) "hmbW bjrceandut if e don 4-inch required. (40 by FCSA =t51,575) .... .... PM It M AVAi LAWITY CMAGES 5M of the MWande bmmcii flit Availability Chug for the domestic meter size used and Ow ire -Line Deteetor DotdAc Check size used: Exhibit C NOV 1 4 200'5 Patton Harris Rust & sociates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadily Street BA Winchester. Virginia 22601 T 540.667.2139 F 540.665.0493 To: Mark Cheran OrganizedoNCompany: Frederick County Planning From: Ron Mislowsky, P.E. (YY11V\ ' Deb: November 1, 2005 Projec# Pim aftbject: Shenandoah, Phase One PHR+A Project file Number: cc: Elliott Total, Oxbridge Development, LC NOV 1 2005 Memorandum As required by the subdivision design plan, a detailed landscaping plan has been prepared for the Rachel Carson Drive street tree plantings. I've enclosed two copies here for your review. Please call if you have questions. gilbert w. Clifford & L xiates ; a division of Patton H arris Rust 5 Associates,pc AUGEngineers. Surveyors: Plarmera. Landscape Architects. A3 2005 117 East Piccaddy Street, Suite 200 _..y i Wnchester, V ironia 22601 f T 540.667.3139 F 540.665.0493 To: Bernard Suchicital Organize"Company: Frederick County Planning Address: 107 N. Kent Street Winchester, VA 22601 Telephone lumber. Date: August 3, 2005 From: Ron Mislowsky, P.E. Project NanwAubject: Shenandoah Phase 1, Sections 1 and 2 Via: Internal Project File #: Quantity File # Date Description Transmitted ❑ Herowb 7 Construction Drawings for Approval ❑ Under separate cover Notes: Received by: Date: Material ❑ Orlonais ❑ photocopies ❑ Diskette ❑ shop Drawings ❑ k ylar ❑ Ozelid prints ❑ invoice ❑ Sao Purpose ❑ Your Use ❑ Your Files ❑ Approval ❑ Please Return: OMBOW Prints ❑ Please Submit. P&Awd Prk is q Department of Planning and Development 540/665-5651 FAX: 540/665-6395 July 29, 2005 Patton Harris Rust & Associates, PC Attention: Ron Mislowsky 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 1, Sections 1 and 2: Subdivision Design Plan Approval Dear Mr. Mislowsky: This letter is to confirm that the Subdivision Design Plan for Shenandoah Phase 1, Sections 1 and 2, received by our office on July 27, 2005, is approvable. Final Plats will not be approved until the Waste Water Management Facility is approved and running. Please provide us with a minimum of five full sets of plans, signed by the owner and engineer, for approval and distribution. In addition to the five full sets of plans, include any additional cover sheets as needed. If you have any questions, please feel free to call. Sincerely, Bernard S. Suchicital Planner I cc: Dogwood Development, 11800 Sunrise Valley Drive, Ste. 925, Reston, VA 20191 BSS/bad U: OernardWP Reviews IShenandoah I Sec 1 &21Shenandoah I SP initial apl ltr. doc 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Patton Harris st & Associates,pc Engineers. Surveyors. Planners. Landscape Architects. J U L 2 7 2005 July 27, 2005 Bernard Suchicital Frederick County Planning 107 N. Kent Street Winchester, VA 22601 RE: Shenandoah — Phase One Dear Bernie, We've revised the Subdivision Plans per your comments of 13 July 2005. I've enclosed the revised sheets here for your review. If these appear acceptable, full sets P R+A will be forwarded for approval. The changes are: Hi/ The signature block has been revised on sheet 1. g--The adjoining owners are provided on sheet 2. CORPORATE: 3. Landscaping requirements corrected on sheet 3. Chantilly 4. On Sheet 2 we've noted the plantings shall comply with the ordinance VIRGINIA OFFICES:requirements, para 165-36B. Chantilly 5. On sheet 3 thru 9 we've shown stop signs and street signs as necessary. A Bridgewater general note is also provided. Fredericksburg 6. The decks on lots 25 through 30 have been removed/adjusted as necessary. Leesburg Sheet 13 have been adjusted. Richmond 7. On sheet 3 and 3A we've referenced the VDOT approved plan for the Virginia Beach round -about striping and signage. Winchester g, A light pole base detail is provided on sheet 41A. Woodbridge LABORATORIES: Please let me know if you have additional comments. Chantilly Fredericksburg Regards MARYLAND OFFICES:. Baltimore � P PATTON HARRIS RUST & ASSOCIATES c Columbia Frederick Germantown / Hollywood onal A. N islowsky, P.E., VP - ` Hunt Valley WEST VIRGINIA [OFFICE: Martinsburg T 540.667.2139 F 540.665.0493 1 17 East Piccadilly Street Winchester, VA 22601 Department of Planning and Development 540/665-5651 FAX: 540/665-6395 July 13, 2005 Patton Harris Rust & Associates, PC Attention: Ron Mislowski 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah Phase 1, Sections 1 & 2: Initial Subdivision Design Review Dear Mr. Mislowski: I have had the opportunity to review the Subdivision Design Plan (SDP) for Shenandoah Phase 1, Sections 1 & 2, which was received by this office on June 14, 2005. Please address the following comments: 1. On Sheet 1 of 41, delete the signature block for the Frederick County Subdivision Administrator, and replace it with one for the Frederick County Zoning Administrator. 2. On Sheet 2 of 41, list the names of owners, zoning, land use, deed book and page number references for each adjoining parcel. 3. On Sheet 2 of 41, insert a legend. 4. On Sheet 2 of 41, list the types of plants that will be used in landscaping the project per 165-36A of the Frederick County Zoning Ordinance. 5. On Sheet 8 of 41, insert a stop sign at the corner of Sapsucker Lane and Bunting Court. 6. On Sheet 9 of 41, insert a stop sign at Ruffed Grouse Court and its intersections. 7. According to Section 144-19 of the Frederick County Subdivision Ordinance, stop signs, street lights and street signs shall be provided at all intersections. Please include this in the plans. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Ron Mislowski Re: Shenandoah Phase 1, Sections 1 & 2 July 13, 2005 Page 2 8. On Sheet 13 of 41, the rear decks on lots 25 through 30 show that they are crossing the Building Restriction Lines. Please explain. 9. At intersections involving a traffic circle, please insert a yield or stop sign. The application seeking approval is postponed until the issues identified in this letter have been adequately addressed. Final Plats will not be approved until the Waste Water Management Facility is approved and running. 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 at (540) 665-5651. Sincerely, f Bernard S. Suchicital Planner I BSS/bad Attachment COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 January 24, 2005 Mr. Ronald A. Mislowsky, Jr., P.E. Vice President G. W. Clifford & Associates, Inc. a division of Patton Harris Rust & Associates, p.c. 117 East Piccadilly, Street Winchester, Virginia 22601 RE: Subdivision Plan Comments - Shenandoah - Phase I, Sections 1 and 2 Frederick County, Virginia Dear Ron: Upon review,of the revised subdivision plan dated January.20, 2005, it appears that all of bur previous comments have been addressed. Therefore, we recommend approval of the subject subdivision plan. Sincerely, qo�e C. Wilder Deputy Director JCW/rls cc: Mark Cheran, Zoning and Subdivision Administrator file 107 North Kent Street 9 Winchester, Virginia 22601-5000 M141YIPM9 COUNTY of FREDERICK January 28, 2005 Mr. Ronald A. Mislowsky, Jr., P.E. Vice President G. W. Clifford & Associates, Inc. a division of Patton Harris Rust & Associates, p.c. 117 East Piccadilly Street Winchester, Virginia 22601 RE: Subdivision Plan Comments - Shenandoah - Phase II Frederick County, Virginia Dear Ron: Department of Public Works 540/665-5643 FAX: 540/678-0682 Upon review of the revised subdivision plan dated November 23, 2004, we offer the following comments: 1) Because there are several steep fill slopes located along the proposed road network, slope drains, fill diversions, etc. shall be installed during construction to minimize the impact of rainfall events on. the fill slope. Specify an EC-2 matting for all -steep slope areas and provide a crown vetch seeding schedule on the plan. 2) Frederick County recommends installation of additional erosion and sediment control measures in any areas disturbed that are located adjacent to the lake. The plans indicate reinforced silt fence, berms, sediment traps and basins. However, addition«hsilt fence, temporary berms, extra rock check dams`and-timing of construction will be required as needed during construction in sensitive areas to minimize erosion runoff. It shall be noted that erosion and sediment control measures are only designed to accommodate two (2) and/or ten (10)-year storm events. Consequently, sediment transport to adjacent properties may take place if a major rainfall event occurs. 3) It will be necessary to ensure that the developer is aware of all policies pertaining to building permits, site grading plans, as-builts, etc. as outlined in the county's erosion and sediment control ordinance. 107 North Kent Street • Winchester, Virginia 22601-5000 Shenandoah Phase H Comments Page 2 January 28, 2005 Once these comments have been addressed, submit one (1) set of the plan for further review. Sincerely, f Joe C. Wilder Deputy Director JCW/rls cc: Mark Cheran, Zoning and Subdivision Administrator file — DECEO�C E E B - 1 2005 01 FREDERICK COUNTY PLANNING & DEVELOPMENT 0 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 December 28, 2004 pC�c E _owL� Mr. Ronald A. Mislowsky, Jr., P.E. Vice President DEC 3 0 2004 G. W. Clifford & Associates, Inc. a division of Patton Harris Rust & Associates, p.c. FREDERICK COUNTY 117 East Piccadilly Street PLANNING & DEVELOPMENT Winchester, Virginia 22601 RE: Subdivision Plan Comments - Shenandoah - Phase I, Sections 1 and 2 Frederick County, Virginia Dear Ron: Upon review of the revised subdivision plan dated November 10, 2004, we offer the following comments: 1) Because there are several steep fill slopes located along the proposed road network, slope drains, fill diversions, etc. shall* be installed during construction to minimize the impact -of rainfall. events on the fill slope. 2) Frederick County recommends installation of additional erosion and sediment control measures in any areas disturbed that are located adjacent to the lake. The plans indicate reinforced silt fence, berms, sediment traps and basins. However, additional silt fence, temporary berms, extra rock check dams and timing of construction will be required as needed during construction in sensitive areas to minimize erosion runoff. It shall be noted that erosion and sediment control measures are only designed to accommodate two (2) and/or ten (10)-year storm events. Consequently, sediment transport to adjacent properties may take place if a major rainfall event occurs. 3) Provide perimeter erosion and sediment control measures along Rachel Carson Road between Stations 62+00 and 66+00. 4) Provide outlet protection dimensions on the plan for the outfall of culverts 1081, 1090, 1105 and 1115 in accordance with VESCH Standard 3.18. 107 North Kent Street - Winchester, Virginia 22601-5000 Shenandoah Phase I, Sections 1 and 2 Comments Page 2 December 28, 2004 5) It will be necessary to ensure that the developer is aware of all policies pertaining to building permits, site grading plans, as-builts, etc. as outlined in the county's erosion and sediment control ordinance. Once these comments have been addressed, submit one (1) set of the plan for further review. Sincerely, . .J- e_. L, Joe C. Wilder Deputy Director JCW/rls cc: Mark Cheran, Zoning and Subdivision Administrator ✓ file t bN z �, C�1 --cam cem Uyo BM o a4 669. ineeh %iCHTY MAP APPROVED BY CLARKE COUNTY SUBD/WS/ON ADM/N/STRA TOR DA TE �f / FREDERICK COUNTY SUBDI14S/ON ADMIN/STRA TOR 4 / DaN"7rTl ► DA TE U P U OWNER'S CONSENT THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT BETWEEN THE PROPERTIES OF WHEA 7LANOS LLC, AS APPEARS /N THE ACCOMPANYING PLAT, /S WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, /F ANY. BY DATE %J��3 ON BEHAL OF WHEA 7LANDS LLC _ NOTARY PUBLIC STATE OFF CI TY/C&UN-TY OF THE FO EGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON— 3 (DA TE) ON BEHALF OF WHEA 7LANDS LLC. �%�Y COMM/SS/ON E.XP/RES ln�L'21oS' #((NOTARY'PUBLIC) SURVEYOR'S CERTIFICA TE l HEREBY CER77FY THA T THE PROPERTY CONTAINED IN THIS BOUNDARY LINE `ADJUSTMENT IS A PORTION OF THE PROPERTY THAT WAS CONVEYED TO WHEA 7LANDS LLC FROM FRED L. GLAZE, Ill AND JASBO, INC. BY DEED DA7ED JUNE 25, 2003 (PIN 87-A-103) AND THE SAME PROPERTY, IN ITS ENTIRETY, THA T WAS CONVEYED TO WHEA 7ZANDS LLC FROM JEFFREY E. WILLIAMS BY DEED DA 7ED JUNE 26, 200J (PIN 94—A —1), SAID DEEDS RECORDED /N THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY (AND CLARKE COUNTY), VIRG/N/A AS INSTRUMENT ,#030014092 (CLARKE COUNTY DEED BOOK 381 PAGE 730) AND /NS7RUMENT 0JO014085 (CLARKE COUNTY DEED BOOK 381 PAGE 728), RESPEC77VEL Y. 50. Aa ..... P. DUANE BROWN, L.S. SHEET 1 OF 2 BOUNDARY LINE ADJUSTMENTi `LTH of I'tl,, BETWEEN THE PROPERTIES OF O ,ram WHEA TLANDS LLC OPEQUON MAG/S1FR/AL D/S1R/CT, FREDERICK COUNTY, VIRG/N/A ane Brown P. Duane GREENWA Y MAGISTERIAL DISTRICT, CLARKE COUNTY, WRG/N/A No. 001285 DA 7E? ;IUL Y 9, 2003 JuIY 91 Z003 o4 L9ND SURVS ID 4096 NORTH IIASTREET MARSH & LEGGE WIN HES ER, VIRG N60 22601 Land Surveyors, P.L. C. PxFAX �540540� 667-0469 ' ' LINE TABLE GRAPHIC SCALE 1-2 S34'46'16"W 154.75' 2-3 N5654'45"W 182.21' 3-4 S2431'14"W 173.12' 4-5 N55'18'20"W 326.37' 5-6 N34'41'40"E 217.90' 6-7 S68'31'47"E 283.15' 7-8 N2431'14"E 37.62' 8-9 S56 54'45"E 186.56' 9-1 S68 31'47"E 23.27' 1 M77 ANDS LLC INSTR.#�0030014092 (FREDERICK) DB 381 PG. 730 (CLARKE) PIN 87-A-103 (FREDERICK) AND PIN 87-A-103C (FREDERICK) 200 0 100 200 400 1 inch 200 ft. VOjVO O Q 6/ O O / 6 0 Ex. Tract Line 8 Hereby Vacated O 7 \ 0.080 ACRES (Adjustment Area) 5 PIN 94—A-1 / \ � 9 1 4 Ex. Tract Line Hereby Vacated GO/ / JO C 2 p / . X J 2 BOUNDARY LINE ADJUSTMENT BETWEEN THE PROPER77ES OF WHEA TLANDS LL C —0.663 ACRES (Adjustment Area) 30'INGRESS—EGRESS EASEMENT RESERVED FOR THE BENEFIT OF PIN 94—A-1 WB&TLANDS LW INSTR130014085 (FREDERICK) DB 81 PG. 728 (CLARKE) PIN 94—A-1 (FREDERICK). 3.007 ACRESJORIGINAL) 2.424 ACRES ADJUSTED) B 1IMTLANDS LW INSTR.V30014092 (FREDERICK) DB 81 PG. 730 (CLARKE) PIN 27-A-16 CLARKE) 50.698 ACRES ORIGINAL) 51.281 ACES ADJUSTED) OPEOUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGINIA GREENWA Y MAGISTERIAL DISTRICT, CLARKE COUNTY, 14RGINIA DA TF• JUL Y 9, 2003 SCALE- 1 " = 200' ID 4096 SHEET 2 OF 2 I,TH OF y j o � P. Duane Brown No. 001285 July 9,2oaj lgND SU2p,4 i MARSH & LEGGE WIN HESTER, VIRG N60 NORTH IIA5TREET 22601 Land Surveyors, P. L.C. PxFAX �540540� 667-0469 SITE FNRRT Cv7Pp CROOKED RUN 277IKE DERICK COUNT( SUMMIT AVE A195 SHELLY DR: KVICIN ITY MAP RrE 522 & RTE 0 i. FRONT ROYAL PIKERT 34O 1"=4000, WARREN COUNTY APPR ED Y. VIRGINIA DEPARTMENT OF TRANSPOR TION DATE �� 07 /09/031 SUBDIVISION ADMINISTRATOR DATE OWNER'S CONSENT THE ABOVE AND FOREGOING SUBDIVISION OF THE LAND OF WHEATLANDS LLC, AS APPEARS IN THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY. WHEATLANDS LLC BY - 7 DATE Z�a 3 STATE OF + CITY/MUNTY- OF y(/m�(,�,ca THE FOREGOING INSTRUMENT WAS ACLDGED BEFORE ME THIS DAY OK 2001 BY ON HALF OF WHEATLffNDS LLC. MY COMMISSION EXPIRES NOTARY PUBLIC EXISTING ZONING: R5 MINOR SUBDIVISION ',rH OF OF THE LAND OF WHEATLANDS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA 9 ��*✓ GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA P. Duane Brown NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA No. 001285 July 9,2003 04 t�ND DATE: 7/09/03 COVER SHEET SHEET 1 OF 20 SuRls MARSH &, LEGGE LAND SURVEYORS, P.L.C. DRAWN BY: JGB rim 560 NORTH LOUDOUN STREET N WINCHESTER, ,VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com D1."G NAME: id5195mrs INSERT MAP PIN / / 20 AREA TABULATION NEW PIN 87—A-103C .:;.:::.:. TRACT 1A = 224.2111 ACRES TRACT 1 B = 93.6079 ACRES / \ 317.8190 ACRES" "4 ` 16 87-A-103 (REMAINDER) \ 518.2707 ACRES* I*INCLUDES 50.6981 ACRES IN CLARKE COUNTY AND 0.5110 ACRES IN WARREN COUNTY co LEGEND UNn' IPF IRON PIPE FOUND IRF IRON ROD FOUND VDH VIRGINA DEPARTMENT OF HIGHWAYS MONUMENT (C) CLARKE COUNTY DEED BOOK & PAGE SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE PROPERTY CONTAINED IN THIS SUBDIVISION IS A PORTION OF THE PROPERTY THAT WAS CONVEYED TO WHEATLANDS LLC FROM FRED L. GLAIZE, III AND JASBO, INC. BY DEED DATED JUNE 25, 2003, SAID DEED RECORDED IN THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY (AND CLARKE COUNTY), VIRGINIA AS INSTRUMENT #030014092 (CLARKE COUNTY DEED BOOK 381 PAGE 730). MINOR SUBDIVISION OF THE LAND OF WH"J-%I DS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 SCALE: 1 "=2000' 1 SHEET 2 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com TH OF_ Lr G� o � Z O,�U a,+ P. Duane Brown No. 001285 Jvly 9, xoo3 dlND SURV'$ � DRAWN BY: JGB DWG NAME: id5195mrs LINE TABLE LINE BEARING DISTANCE L1 N76'37'01'W 28315' L2 S26'36'26'W 55,70' L3 S63'23'34E 477.69' L4 S26'41'02'W 480,78' L5 N05'05'40'W 159.32' L6 N12'27'46'E 489,46' L7 S64'53'48'W 57,66' L8 N63'28'09'W 219.72' L9 N66'08'39'W 231.81' L10 S23055'24'W 57,70' Lll S45'55'13'E 42,78' L12 S11'47'30'E 116,47' L13 S04000'33'W 53,71' L14 S36053'36'W 53,04' L15 S06'00'06'W 52,05' L16 S12.55'44'W 38,56' L17 S02'53'01'W 50,72' L18 S08'05'14'E 48,45' L19 S11'33'21'E 53,40' L20 S24'17'52'E 37,29' L21 S10'05'09'E 108.82' L22 S22.53'11'E 131.93' L23 S08'05'14'E 56,25' L24 S39'03'48'E 65,60' L25 S21'05'44'E 499,47' L26 S68'05'43'W 73,00' L27 S49'53'16'W 50,76' L28 S89'24'08'W 43,65' L29 S68.05'43'W 73,62' L30 S18'26'24'W 75,45' L31 S44'19'32'E 69,73' L32 N83'55'53'E 213,77' L33 S74'19'34'E 102,38' L34 S34'40'12'E 50,30' L35 S20'11'17'W 55,39' L36 S64.40'32'W 113.80' L37 S13008'03'W 72,49' L38 S41'46'29'E 67,60' L39 N84'17'24'E 89,98' L40 N62'44'19'E 91,31' L41 S39'29'50'E 79,10' L42 S07'24'24'W 70,05' L43 S38.20'32'E 52,08' L44 N81'54'46'E 63,67' L45 S28'17'23'E 75,98' L46 S41'44'52'E 142.02' L47 S36'47'38'E 155,28' L48 S45'40'22'E 112,40' L49 S19'35'09'W 82,23' L50 S36'21'45'E 55,39' LINE TABLE LINE BEARING DISTANCE L51 N81'54'46'E 63,73' L52 S47027'53'E 74,87' L53 S27'44'00'E 92,85' L54 S14'25'53'E 101,85' L55 S18'57'46'E 297,90' L56 S67.51'16'W 139.09' L57 S32'28'38'W 66,91' L58 S16°25'25'E 42,07' L59 S60'50'02'E 35,12' L60 N84'00'57E 35,87' L61 N58'40'03'E 30,35' L62 S83'06'39'E 82,53' L63 S09°49'18'W 94,98' L64 S01'31'35'W 172.91' L65 S06'47'42'W 159,31' L66 S30'10'44'W 29,85' L67 S73.55'16'W 62,97' L68 N87'47'20'W 76,22' L69 S88'12'17'W 71,47' L70 S56'39'42'W 57,09' L71 S09.35'33'W 48,08' L72 S43'35'21'E 50,29' L73 S71.16'54'E 112,39' L74 S63'21'20'E 78,91' L75 S11'40'51'W 99,64' L76 S05°28'36'W 111.88, L77 S89.24'07'W 143,67' L78 S49'56'26'W 70,73' L79 S08'05'14'E 78,77' L80 S78052'27'E 91,33' L81 S67022'42'E 139.50' L82 S13.23'44'E 161.97' L83 S01'33'08'W 205.07' L84 N89'35'02'W 115,34' L85 S83'59'05'W 53,66' L86 N83'44'39'W 90,60' L87 N60'54'21'W 75,88' L88 N69'18'18'W 49,39' L89 S73'49'02'W 49,44' L90 N72'42'24'W 60,75' L91 N84.30'27'W 116.12' L92 N67'21'19'W 131,66' L93 S78015'06'W 56,78' L94 N46'32'15'W 109,62' L95 N73'11'29'W 51,64' L96 S58'15'46'W 44,74' L97 N83'24'05'W 70,79' L98 S54'56'45'W 43,85' L99 S15'36'22'W 57,35' 1-100 S56'48'50'E 83,49' MINOR SUBDIVISION OF THE LAND OF WH EATLAN DS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 LINE TABLE I SHEET 3 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 FAX (540) 667-0469 EMAIL office®marshandlegge.com TH OF Dj Gz P. Duane Brown No. 001285 3 l9ND SUitV�'2�4 DRAWN BY: JGB DWG NAME: id5195mrs LINE TABLE LINE BEARING DISTANCE L101 S29'05'23'E 41.18' L102 S40.41'51'E 29,68' L103 S80'27'14'E 27.51' L104 S25.04'33'E 44.12' L105 S88'03'21'E 43.56' L106 S46'45'53'E 32,36' L107 S73'15'30'E 36,12' L108 S56'55'51'E 53,67' L109 S81'49'06'E 126.23' 1-110 S68'37'22'E 125.55' Llll S16'05'49'W 65,97' L112 S32041'40'E 40,02' L113 S75'05'43'E 40,41' L114 N60'33'15'E 105,33' L115 S84'40'19'E 121,70' L116 N67'23'01'E 31,46' L117 S73'00'26'E 268.50' L118 S09'33'20'W 46,49' L119 S33'48'03'E 60,33' L120 S27.39'17'W 62.08' L121 S49'44'10'W 83.19' L122 S03.41'42W 49.39' L123 S28'18'24'E 40.77' L124 S88'13'27'E 47,01' L125 N66'31'38'E 83.49' L126 S77'50'33'E 40,75' L127 S47'21'36'E 57,23' L128 S32'44'17'E 326,48' L129 S37'40'43'E 112,48' L130 S29'51'30'E 176.29' L131 S03'12'20'W 63.98' L132 S72.18'13'W 53,23' L133 S54'36'50'W 67,36' L134 S85'49'40'W 122,94' L135 N32.02'52'W 141.46' L136 N53'04'04'W 55,91' L137 N73'53'37'W 72,96' L138 S58'51'34'W 64.21' L139 S12'06'46'E 48,37' L140 S24'01'21'E 34,63' L141 S38'34'50'E 44.16' L142 S07'05'12'E 44.54' L143 S81'54'46'W 359.81' L144 S69'36'15'W 71.61' L145 S83'02'13'W 103.92' L146 N42'17'52'W 65,31' L147 S81'54'46'W 59.52' L148 S33'32'27'W 46,51' L149 N81'47'50'W 50,08' L150 S87'06'39'W 82,51' MINOR SUBDIVISION OF THE LAND OF WH EATLAN DS LLC LINE TABLE LINE BEARING DISTANCE L151 N85'05'03'W 108,73' L152 S74'50'04'W 62,18' L153 S25'33'15'W 34.40' L154 S10'21'55'E 51,73' L155 S48'52'59'E 43.55' L156 S76'10'32'E 74.66' L157 S56'21'26'E 41.86' L158 S78'15'09'E 170.70' L159 S10'27'40'E 71,43' L160 S36.31'14'E 85.60' L161 N81'54'46'E 72.05' L162 N04'26'57'E 81,47' L163 N81.54'46'E 31,94' L164 N71'59'44'E 163.46' L165 S85.01'59'E 49,42' L166 N82.41'53'E 99,16' L167 S86'32'42'E 67,93' L168 S89'47'32'E 207.26' L169 S82°40'01'E 109,90, L170 S87°19'14'E 195,36' L171 S11'45'23'E 99.62' L172 S05'54'00'E 106.77' L173 S02'31'45'E 182.30' L174 S10.29'48'E 64,62' L175 S05'49'29'W 81.91' L176 S19'26'59'W 52.88' L177 S43'22'37'W 85,08' L178 S30'57'23'W 60,37' L179 S07'16'45'W 56,38' L180 S16'08'42'E 82,36' L181 S38'06'13'E 50,23' L182 S74'14'55'E 48,68' L183 N38'49'42'E 89,64' L184 S57.41'28'E 98.02' L185 S88.55'38'E 26.70' L186 S88'55'38'E 44.07' L187 N79'22'12'E 320,69' L188 N76'46'12'E 94,18' L189 S84'42'48'E 80,26' L190 S62'41'43'E 468,22' L191 N62'41'43'W 477,40' L192 N84'42'48'W 98,14' L193 S76'46'12'W 101.20' L194 S79'22'12'W 314.43' L195 N88'55'38'W 21,02' L196 N88'55'38'W 36.28' L197 N57.41'28'W 86,92' L198 N38'49'42'E 364,78' L199 N74'30'17'W 18.72' L200 N01.45'05'W 15,24' OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 LINE TABLE I SHEET 4 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com OF O � P. Duane Brown No. 001285 JI,ly 9, 2003 l9ND sURv��4 DRAWN BY: JGB DWG NAME: id5195mrs LINE TABLE LINE BEARING DISTANCE L201 N42'55'14'W 74.41' L202 N71'44'32'W 178.50' L203 N54'49'49'W 76,36' L204 N69'14'23'W 103,29' L205 N47'13'10'W 121,00' L206 N34'50'34'W 103.25' L207 N14'15'08'E 96,08' L208 N27'57'31'E 189.01' L209 N50'27'58'E 52,54' L210 N87'55'33'E 47.57' L211 S65'55'40'E 110.79' L212 S73012'55'E 66.92' L213 S86'16'59'E 50.57' L214 N77'14'07'E 49.70' L215 N48'12'17'E 42.39' L216 N04'55'17'E 55,46' L217 N54'47'40'W 97.13' L218 N33'33'04'W 151,94' L219 N21'58'07'E 91,30' L220 N52'30'10'E 76.32' L221 S71'55'52'E 229.21' L222 S88'21'03'E 92,03' L223 S72'58'34'E 78,81' L224 N86'50'18'E 123,41' L225 N66'28'45'E 36,30' L226 N21'29'10'E 49.90' L227 N19'23'06'W 112.91' L228 N38'36'47'W 33.36' L229 N69'10'07'W 123,35' L230 N38'25'26'W 197.60' L231 N00'28'33'W 63,02' L232 N18'27'44E 176.68' L233 N54036'53'E 87,91' L234 N30'26'25'E 44,64' L235 N12'57'32'W 53,97' L236 N17'5748'W 64.56' L237 N56'13'47'E 116.13' L238 N39'54'54'E 28.67' L239 N08'59'18'E 56.61' L240 N54.22'26'W 134.92' L241 N11'12'58'W 33,89' L242 N24'59'26'W 155.07' L243 N05'24'55'W 65,78' L244 N88'2322'E 184,16' L245 N45'52'40'E 56,55' L246 N14'4859'W 71,23' L247 N67'53'47'W 206,83' L248 NO2'15'02'W 55.29' L249 N19'58'02'E 353.57' L250 N81'54'46'E 58,21' LINE TABLE LINE BEARING DISTANCE L251 S62'23'27'E 199,66' L252 S89'32'45'E 84,11' L253 N34'22'25'E 67,74' L254 N13'17'01'W 137,84' L255 N69'53'12'W 264,21' L256 N13.41'42'E 134.38' L257 Nll'50'04'W 254.32' L258 N08'05'14'W 212.23' L259 N31'20'51'E 82.43' L260 N34'35'26'E 191,36' L261 N23'28'03'E 162.77' L262 N20'00'57'W 66.06' L263 S86'01'08'W 116,65' L264 S37'43'37'W 405,89' L265 N53'04'04'W 252,91' L266 S84'23'27'W 64.06' L267 S37.20'32'W 44,45' L268 S08'05'14'E 73.87' L269 S34.18'50'E 120,21' L270 S47'36'43'E 111.35' L271 S43'49'18'E 98.43' L272 S16'59'58'E 96,00' L273 S08'48'43'E 257,33' L274 S20'51'05'W 223.51' L275 S57'28'54'W 50,22' L276 S27'23'30'W 35,77' L277 S25'09'46'E 56,61' L278 S22'39'21'W 203,33' L279 S48'16'54'W 44.98' L280 S89'30'37'W 125.80' L281 S20'57'37'W 85,66' L282 S49'19'52'E 128.97' L283 S08'55'56'W 296,74' L284 S45'08'14'W 26,49' L285 N67'28'33'W 106,26' L286 S45.00'51'W 83,23' L287 S15'25'33'E 68,86' L288 S61'47'06'E 181,54' L289 S15'01'02'W 118.70' L290 S28'28'47'W 69.67' L291 S32'38'00'W 75.90' L292 S50'50'32'W 86.78' L293 S89'08'16'W 76,79' L294 S58'54'28'W 49.87' L295 S27'07'32'W 32,42' L296 S09'25'12'W 31.07' L297 S16'36'57'E 63,02' L298 S29'05'51'W 56.72' L299 S52'07'17'W 18.82' L300 S31'4657'W 40,78' MINOR SUBDIVISION OF THE LAND OF WH EATLAN DS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 LINE TABLE I SHEET 5 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com TH OF Dj P. Duane Brown No. 001285 '� �� ly 9� 2003 %,ND SURvS��4 DRAWN BY: JGB DWG NAME: id5195mrs LINE TABLE LINE BEARING DISTANCE L301 S56'53'57'W 68.88' L302 S40'22'47'W 144,38' L303 S19'47'19'W 79,95' L304 S37.48'22'W 370,68' L305 S65'09'58'W 43,36' L306 N61'13'07'W 41.64' L307 N09'59'10'W 124,85' L308 NO3'11'59'E 106,06' L309 N05'46'10'W 104,09' L310 N17'52'41'W 122.50' L311 N20'02'05'E 102,09' L312 N21'04'50'E 87.66' L313 N09'54'54'E 94.66' L314 N18'28'40'E 65.41' L315 N28'25'16'E 63,48' L316 NO3'20'51'W 50.07' L317 N34'36'12'W 55,76' L318 N86.43'53'W 42,42' L319 N88.58'37'W 18.41' L320 N63'47'06'W 59.89' L321 N42.35'18'W 43.67' L322 N70'58'21'W ` 59,70' L323 N32'59'08'W 128,44' L324 N87'49'25'W 46.47' L325 S53'15'38'W 52.11' L326 S02'07'19'W 46.68' L327 S29.49'04'E 36,38' L328 S01'26'42'W 50.70' L329 S24'16'06'E 38.46' L330 S28'44'32'E 48,92' L331 S05'34'02'E 91.32' L332 S20'15'04'W 39,19' L333 S25'33'18'W 80.00, L334 S41'34'14'W 29,11' L335 S87'19'19'W 23.39' L336 N39'19'33'W 151,81' L337 N35'21'58'W 154,84' L338 N26'29'20'W 42,04' L339 N31'10'06'W 60.78' L340 N19'40'33'W 283,51' L341 N35'58'39'W 216,40' L342 N28'03'02'W 87,78' L343 N08'05'14'W 191.33' L344 N01'21'29'E 114.04' L345 N55'18'36'E 75,45' L346 N08'05'14'W 45,34' L347 N38'19'03'W 33,33' L348 N64.45'11'W 78,76' L349 N50'51'51'W 31.61' L350 N17'10'00'W 100,68' LINE TABLE LINE BEARING DISTANCE L351 NO2'25'21'E 102.96' L352 N43'44'35'E 66,75' L353 N01.18'53'E 45,66' L354 N23'31'20'E 114.48' L355 S75'00'32'E 219,99' L356 N52'34'37'E 68.83' L357 N04'16'47E 32.29' L358 N18'00'31'W 34.39' L359 N60'48'59'W 76.27' L360 N46'07'25'W 70,92' L361 N65'10'27'W 49,17' L362 N56'53'43'W 51,65' L363 N11'18'57'E 262,67' L364 N76'01'08'E 24.55' L365 N57013'14'E 53,31' L366 NO2'55'15'W 82,84' L367 N66'04'32'W 106,11' L368 N64035'43'E 239,55' L369 N08.05'14'W 78,70' L370 N44'56'55'W 75.05' L371 S65.56'40'W 81.88, L372 S83'34'15'W 134.52' L373 N37043'18'W 104.63' L374 N29'01'01'W 87.25' L375 N08'05'14'W 202,52' L376 N25022'47'W 220,45' L377 N07.24'25'E 73.88' L378 N68'43'29'W 72.53' L379 N42'03'48'E 61.75' L380 N52'28'22'E 177.02' L381 N12027'47'E 67.63' L382 N62'03'08'W 53.76' L383 S81.54'46'W 114,62' L384 S61'12'10'W 190.19, L385 N49.46'44'W 144,83' L386 N44'19'32'W 90,34' L387 N31'41'33'W 42.44' L388 N04'53'26'E 90,96' L389 N44'19'45'E 64,87' L390 N00'40'55'E 52.05' L391 N41'49'02'W 57,04' L392 N05'56'59'E 97,87' L393 N32'12'51'E 171.13' L394 N44008'48'E 155.04' L395 N25'10'19'E 15137' L396 N38'48'35'E 167,86' L397 N08'05'14'W 79.14' L398 N69'46'46'W 58,39' L399 S33'5344'W 159,60' L400 S15'19'48'W 129,36' MINOR SUBDIVISION OF THE LAND OF WH EATLAN DS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 LINE TABLE I SHEET 6 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 0 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 FAX (540) 667-0469 EMAIL off ice®marshandlegge.com TH OF Df o �G' U �oz.4. P. Duane Brown No. 001285 Ju �Y 9� .2D03 i9ND SURv��4 DRAWN BY: JGB DWG NAME: id5195mrs LINE TABLE LINE BEARING DISTANCE L401 N58'21'41'W 50.52' L402 N44'47'46'W 96,77' L403 N28'03'33'W 86.50' L404 N34'38'28'W 123.91' L405 N33'00'15'W 154.84' L406 N21041'48'W 41,38' L407 N07'44'10'W 71,00' L408 N41'19'46'W 30,02' L409 N51'5358'W 32,72' L410 N23.14'18'W 191,18, L411 N27.40'06'W 323.95' L412 N11'18'52'W 99,77' L413 N48'41'34'W 34,58' L414 N04'21'46'E 34,60' L415 N29'06'05'W 52.19' L416 N27.05'29'E 78.03' L417 N11'38'30'W 60,16' L418 N20'36'07'W 69.15' L419 N08'05'14'W 74,97' L420 N18'05'43'W_ 64,76' L421 N28'38'15'W 8,05' L422 S16'26'00'W 491.60' L423 S19'03'34'W 323.16' L424 S19'04'02'W 405.39' L425 N70'57'26'W 350,16' L426 S19'02'34'W 196.00, L427 S70'57'26'E 350.07' L428 S19'04'02'W 388.10' L429 N61'18'25'W 873,78' L430 S71.33'06'E 859.62' L431 S26'41'02'W 504,33' L432 N63'23'55'W 492,72' L433 N26'36'05'E 350.00' L434 S26'41'02'W 134.92' L438 S61'18'57'W 18,26' L439 N75'33'55'W 276,56' L440 S22053'48'W 88,82' L441 N72'2559'W 4,11' L442 N60'10'45'W 174.34' L443 N56'32'32'W 35.00' L444 N50'01'15'W 448.20' L445 N41'28'37'W 222,74' L446 N07'27'22'E 185.77' L447 S36008'33'W 415.84' L448 N19'04'19'E 281,61' L449 N35'14'02'E 296.08' L450 N14.27'22'E 307.11' L451 N23'01'42'E 174,09' L452 S56'07'40'E 51.93' L453 S67'29'21'E 26.10' MINOR SUBDIVISION OF THE LAND OF WHEATLANDS LLC LINE TABLE LINE BEARING DISTANCE L454 S22'30'39'W 145.00' L455 N29'21'41'W 139,51' L456 S36'08'33'W 51,92' L457 S13'32'39'W 52,77' L458 S66'16'30'W 23.27' L459 N61'56'05'W 74,83' L460 S28'03'55'W 191.48' L461 S45'57'08'E 170.97' L462 N27.05'23'E 55,43' L463 N24.36'24'E 86.60' L464 N16'19'46'E 92.89' L465 N12.14'36'E 95.00' L466 N08'25'46'E 90.20' L467 N17'34'26'E 274.04' L468 N51'00'51'E 265,78' L469 S37'17'39'W 263,79' L470 S52'42'21'E 318.57' L471 S44.17'21'W 146,53' L472 S03'37'32'E 44,76' L473 N67'29'21'W 110.00, L474 N49'03'15'W 31.62' L475 N67.29'21'W 145,45' L476 S73.27'52'W 97,01' L477 S29'44'26'W 128,39' L478 N82'47'34'E 257,21' L479 N56'13'42'E 161,34' L480 S63'23'55'E 40,00' L481 N34'52'24'W 149.30' L482 S67'51'16'E 110,49' L483 S82'26'53'E 31.01' L484 S67044'32'E 95,25' L485 S63018'18'E 205,97' L486 S69'56'48'E 244.78' L487 S69'04'48'E 129.99' L488 N23'01'42'E 174.09' L489 N16.26'00'E 296.02' L490 N69'47'18'W 72.60' L491 S35.14'02'W 238.88' L492 S66'24'56'E 31,77' L493 N60'4354'W 166,85' L494 S26'36'05'W 211.68' L495 S63'26'40'E 82.01' L496 S14'10'15'E 44.56' L497 S36'08'33'W 76.53' L498 S29'21'41'E 139,51' L499 S47'22'22'E. 38.61' L500 S16.26'00'W 37,62' L501 I S26'36'26'W 162,20' OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 LINE TABLE I SHEET 7 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LvUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com TH OF � f O �G' P. Duane Brown No. 001285 J v iy 9, •Zoo3 , %ND SURv��4 DRAWN BY: JGB DWG NAME: id5195mrs CURVE TABLE CURVE DELTA RADIUS ARC TANGENT CHORD BEARING Cl 01'48'29' 11514.16' 363,35' 181.69' 363.33' S25'46'48'W C2 41'55'46' 50,01' 36,60' 19.16' 35.79' N42'30'16'W C3 33'15'30' 151,95' 88,20' 45.38' 86.97' N46'50'24'W C4 06'06'12' 5674.58' 604,47' 302,52' 604.18' S23'37'56'W C6 20'45'26' 260.00' 94,19' 47.62' 93.68' S25'45'50'W C7 25'10'24' 190,00' 83.48' 42,42' 82.81' S48'43'45'W C8 43'07'08' 155.00' 116,65' 61,24' 113.91' S82'52'31'W C9 81.32'17' 300.00' 426.93' 258,67' 391,81' S63.39'57'W C10 84'40'13' 275.00' 406.39' 250.54' 370,41' S65'13'55'W Cll 31'15'38' 1375,00' 750.20' 384,69' 740,93' N56'48'10'W C12 19'00'25' 450.00' 149,28' 75.33' 148.60' N50'40'33'W C13 03'38'13' 600,00' 38,09' 19,05' 38.08' N58'21'39'W C14 14'13'26' 600.00' 148,95' 74,86' 148.57' N49'25'49'W C15 16'33'08' 875.00' 252.78' 127.28' 251,90' N50.35'40'W C16 04.35'42' 1000,00' 80.20' 40.12' 80,18, N56.34'23'W C17 04'15'17' 2400.00' 178,22' 89,15' 178.18' N52'08'54'W C18 08'32'38' 2000.00' 298.24' 149.40' 297.96' N45'44'56'W C19 48'55'59' 300.00' 256.21' 136.51' 248,50' N17.00'38'W C20 14.39'48' 2800.00' 716.59' 360.26' 714,64' N00.07'28'E C21 06'35'43' 6900,00' 794,25' 397,56' 793.81' NO3.54'35'W C22 34'29'03' 700,00' 421.30' 217.25' 414.97' N16.37'48'E C23 10.10'32' 700,00' 124,32' 62.32' 124.15' N38'57'36'E C24 63'10'56' 260,00' 286.71' 159,90' 272,40' N27'25'14'W C25 85.3647' 180,00' 268.96' 166.72' 244,63' N16.12'19'W C26 24'58'20' 1000.00' 435,85' 221.44' 432.41' N39'05'15'E C27 32°30'06' 800.00' 453.81' 233.19' 447.75' N35'19'22'E C28 16'09'43' 1100.00' 310.29' 156,18' 309.26' N27'09'10'E C29 20'46'40' 350.00' 126.92' 64.17' 126.23' N24'50'42'E C30 14'39'21' 350.00' 89.53' 45.01' 89,28' N07'07'42'E C31 21'07'10' 350.00' 129.01' 65.25' 128.28' N10'21'36'E C32 02'06'30' 1000.00' 36.80' 18.40' 36,80' N21'58'27'E C33 32'26'13' 250,00' 141,53' 72,72' 139,65' N06'48'35'E C34 11'21'40' 1300,00' 257.78' 129,31' 257,36' S61'48'30'E C35 90000'00' 50.00' 78.54' 50.00 70.71' S22.29'21'E C36 34.29'02' 505.00' 303.94' 156.73' 299.37' N46'36'12'W C37 20'07'11' 305.00' 107.10' 54,11' 106.55' N39'25'16'W C38 22'35'54' 176.00' 69.42' 35,17' 68,97' S24'50'36'W C39 52043'51' 188.00' 173,02' 93.18' 166.98' S39'54'34'W C40 51'47'25' 183.00, 165,42' 88.84' 159.84' N87'49'48'W C41 02406'30' 1025,00' 37,72' 18.86' 37.72' N21'58'27'E C42 06.35'42' 225.00' 25,90' 12.96' 25.88' N19'43'51'E C43 11'38'S8' 1075.00' 218,57' 109.66' 218.19' S29'24'33'W C44 08'56'46' 975.00' 152.24' 76.27' 152.08' S47'06'02'W C45 30.02'45' 150.00' 78.66' 40,26' 77.76' S48.25'18'E C46 49'16'25' 184.00' 158,24' 84,38' 153.41' S38'48'28'E C47 28'16'30' 228.00' 112.52' 57,43' 111.38' S00'02'00'E C48 22.41'20' 228,00' 90,29' 45.74' 89.70' S38'49'35'W C49 14'01'42' 84.00' 20.57' 10,34' 20.52' S43'09'24'W C50 20.48'26' 455,00' 165.24' 83,54' 164.33' S39.45'54'E C51 35.38'18' 1 355.00' 1 220.81' 114.11' 1 217.27' 1 S47.10'50'E MINOR SUBDIVISION OF THE LAND OF W H EATLAN D S LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 CURVE TABLE SHEET 8 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com r1lq;-0WH OF Dr P. Duane Brown No. 001285 2003 i9ND SURv��4 DRAWN BY: JGB DWG NAME: id5195mrs SEE SHEET 16 OF 20 PIN 87-A-103B f!;1 COMMONWEALTH OF VA., rr ,y COMMISSION OF GAME & INLAND FISHERIES Sf, DB. 543 PG. 751 c� 0�. ZONED: R5 ' F USE: STATE GOVERNMENT �\� ♦� bbb �G -- 50' INGRESS -EGRESS `..:. EASEMENT HEREBY �P RESERVED TRACT 1A � IRF 224.2111 ACRES L441 ti S o o L440 DRAINAGE ESM'T CONVEYED TO �• ROBERT L. & JANIE S. SANDY x. N DB 380 Pg. 34 �\ C/L "CROOKED RUN" A N �v L460 w o C8 L438 C) (60 L459 C7 Uj S1i�02 L447 v=) Uj PIN 93-A-77 V) N/F NORMAN N. & L458 9 CONSTANCE H. TOLKAN L 57 DB. 312 PG. 208 C/L NO. VA. C 8 L456 ZONED: RA POWER CO. ESM'T USE: AGRICULTURAL DB 233 Pg. 235 OF � I PARENTDER TRACT L2 o IRF L501 0 1-1-10 PIN 94-A-1 0 PIN 94A- GRADY N/F WHEATLANDS LLC r o, N/F ALB R 485 PG Ln R350 INSTR.#030014085 I ; `"' RA USE: RESIDENTIAL ` ZONED: RA/R5 r �'' "D ZONED: ^' USE: RESIDENTIAL W ` ri PIN 94A-1-1-12 N/F MARY M. GRADY ERICK COUNT PG. 407 DB. 287 FR SE: RESIDENTICDA KE UNn L500 ZONED: RA 2 UAL _ WARREN COUNTY I _ _ 10" CORNER Cl VDH L4 IRT IR TO FRONT ROYAL POST FRONT ROYAL PIKE RTE 522 & RTE 340 MINOR SUBDIVISION OF THE LAND OF WHEATLANDS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 SCALE: 1 "=300' 1 SHEET 9 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL off ice®marshandlegge.com TH op- P. Duane Brown No. 001285 J vly 9, ,Zca3 LAND suRv��'o4 DRAWN BY: JGB DWG NAME: id5195mrs Y T z m ::.: L447 55.93' cw �. ' 5 6.6 2 G�3 C48 L195 C49 �f L497 L186 <f � DETAIL 1 "=200' L20 PIN 87—A-1038 SEE SHEET 1.5 OF 20 COMMONWEALTH OF VA., COMMISSION OF GAME & INLAND FISHERIES 'bB. 543 PG. 751 ZONED: R5 L209 "wo . USE: STATE GOVERNMENT 0� G2p1 L208 L210 .� L2i 9 L220 '4P �P 4' 0 rj 6) L203 3L200L199 Sj)84 ry F IRF L198 IRFIRF L14 z7.T`nw Co OD `o L494 224.2111 AC w w `' C45 55.93' �� 56.62'' o 10 Ln 'L495 � 4 31 L232 '3 N L212 �o cU Z L213 J 1 v L214 NNN r L215 L216 N L223 ,.... .o L201 REMAINDER OF PARENT TRACT L480 L225 N26'36'05'E 809.52' .� ::�•::................• ....:...T. �.kL�. f�•L•i•''.�'•L•L-K•ti•''J'.'V'i.LAN.:••Diu:.:•.i W:L..'.'.'K" '..•�.:....:.:. ............ ........ ....... ..... . .... ................,,......... N26.36'05'E 927.96' L499 RF S26'36'05'W 1075.00' 0 L228 L TRACT 1B 93.6079 ACRES C26 IPF C44 cv C6 o—T I . o w Ln C24 I 50'INGRESS—EGRESS o rn ,. L�447 ;;:o��o v��O I EASEMENT HEREBY o r`...` L496 I RESERVED 00 w18 = C47 3 w mho L195.REMAINDER PIN 87—A-105 N < OF PARENT N/F J. DAVID & ih C49 3r TRACT a; DIRMA V. HEADLEY �' vo, L497 L186✓I DB. 391 PG. 514 Z SEE DETAIL RF I ZONED: RA L193 Li USE: RESIDENTIAL IRF IRF L192I Ln p L188 cro UNN CO IRF nu pERICK �. REMAINDER OF IRF � FEE CNN IRF L433 IRF PARENT TRACT L189 IRF C1ARK CO PIN 87-A-103A I N REMAINDER OF �� m N/F DAVID A. HEADLEY I PARENT TRACT DB. 521 PG. 295 ZONED: R5 USE: RESIDENTIAL L434 S26*41/F2;\T_ 666.33' IRF IRF IRF IRF L431 FRONT ROYAL PIKE RTE 522 & RTE 340 MINOR SUBDIVISION Tx of OF THE LAND OF WH EATLAN DS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA P. Duane Brown NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA No. 001285 J w iv 9, 2005 DATE: 7/09/03 SCALE: 1 "=300' SHEET 10 OF 20 4 9*D SURNSio MARSH &LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET — WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB PHONE (540) 667-0468 — FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: ic15195mrs 0 N 0 tz w LO w w V) PIN 87-A-103B SEE SHEET 14 OF 20 L249 COMMONWEALTH OF VA., 2� COMMISSION OF GAME & r INLAND FISHERIES r N DB. 543 PG. 751 ZONED: R5 2� N ru cn Ln USE: STATE GOVERNMENT L241 v2 2 aOR� L236 "b G��O L235 L253 J L245 L246 Np0 �P _232 23 L234 L238 L239 TRACT 1B 93.6079 ACRES 0 `14 iy wo' S1�34 50' INGRESS -EGRESS 0 N wo EASEMENT HEREBY RESERVED o S�25� N S :. ... w •••:.•••::. C28 w x 1,p :. .... L448 ....r-..:•.,,.i.,::-� . L449 x cn 2� :.: ........ 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SETTLE R , 522 & gTE 340 DB. 139 PG. 423 (C) ZONED: AOC USE: RESIDENTIAL MINOR SUBDIVISION OF THE LAND OF WH EATLAN DS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 SCALE: 1 "=300' 1 SHEET 11 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 FAX (540) 667-0469 EMAIL office®morshondlegge.com �,TH OF Dr >,cD,..s.�.,� P. Duane Brown No. 001285 .luly 9,2003 t9ND svRv`��o4 DRAWN BY: JGB DWG NAME: id5195mrs n SEE SHEET 13 OF 20 S85.43'59'E 475,90' ao NpO .��o- I. i N M W IN REMAINDER OF I N L482 PARENT TRACT L48 L484 Lr) PIN 27-A-12 TRACT 1B I N/F ROSALIE B. 93.6079 ACRES -' CHAMBLIN DB. 65 PG. 39 (C) 50' INGRESS -EGRESS ZONED: AOC 110 EASEMENT HEREBY USE: AGRICULTURAL co 50.23' RESERVED o pERICK N 469 FRE — R COUNN I 2.2 ' L488 KE o v 52 2 ...........:: .� IRF ClA ... . .: J N20'S5.1:.:..::................ :.. :....;. L422 C ....... .........L.. ` .......... r :::_ �' IRF L C33 C32N 5L451 v z ' N NI C I I v I m N cp $; N20'S5'12'E PI .Z7 Z O z N 607.62' N o z i I w v v Ln C/L NO. VA. POWER vo o 4 I CO. ESM T PARENT REMAINDTRACT OF DB 41 Pg. 418 (C) ro DB 42 Pg. 517 (C) (4 _ DB 226 Pg. 187 I � _ L423{F TO DOUBLE TOLLGATE & `51 W 620.60' WINCHESTER VDH L424 PIN 27-A-13 VDH ONT RT RoYp'L PIIKE N/F WILLIAM L. & 522 8c RTE 340 JO ANN FRANCIS DB. 168 PG. 22 (C) ZONED: AOC USE: RESIDENTIAL MINOR SUBDIVISION Tx of OF THE LAND OF WH EATLAN DS LLC r. OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA (�N GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA ane Brown NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA 001285 yDATE: 7/09/03 SCALE: 1 "=300' SHEET 12 OF 20 sURv��o¢ MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB PHONE (540) 667-'0468 N FAX (540) 667-0469 EMAIL off ice0marshandlegge.com DWG NAME: ic15195mrs 0 N L- 0 LU V) Li Li N SEE SHEET 19 OF 20 I cn m IN w 0 Ln m N 0 I� DRAINAGE ESM'T CONVEYED TO ROBERT L. & JANIE S. SANDY DB 380 Pg. 34 C/L WET WEATHER DRAIN PIN 87—A-103B COMMONWEALTH OF VA., COMMISSION OF GAME & INLAND FISHERIES L264 DB. 543 PG. 751 ZONED: R5 USE: STATE GOVERNMENT TRACT 1B ' 93.6079 ACRES 'o;A SEE SHEET 12 OF 20 C7 "� �p0 PIN 87—A-102 N/F WHEATLANDS LLC IN-STR.#030014092 ZONED: R5 USE: AGRICULTURAL 3" CORNER POST PIN 87—A-95 1 N/F ROBERT L. & JANIE S. SANDY DB. 438 PG. 878 DB. 457 PG. 657 ZONED: MH1 USE: MOBILE HOME COMMUNITY CD m .n � I 000� NIA ONo N ILn PIN 27—A-12 ro is N/F ROSALIE B. CHAMBLIN DB. 65 PG. 39 (C) ZONED: AOC ' USE: AGRICULTURAL MINOR SUBDIVISION OF THE LAND OF WHEATLANDS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 SCALE: 1 "=300' 1 SHEET 13 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL off ice®marshandlegge.com TH OF T'l rAG, P. Duane Brown No. 001285 Jvly 9,.ZOOS l�ND sultls o¢ DRAWN BY: JGB DWG NAME: ic15195mrs k # 0 SEE SHEET 18 OF 20 '8 <� PIN L6 COMMONWEALTHI OFB L373 VA., v 7 CD L6COMMISSION OF GAME & 6 L66 INLAND FISHERIES L371 � DB. 543 PG. 751 `' ZONED: R5 c' �2 STATE GOVERNMENT J %,L362 L �351 L354 L364 rho r L361 L365 L366 L349 L352 L353 N L360 L348 L359 L358 _63 L347 0 N LL O Ln w 2 N w w (N L292 L345 L346 REMAINDER OF PARENT TRACT L370 L369 2 �pEz�`r b0 G��O 14P \N L268 L267 I L269 ° L270 L a L271 J L272 L280 L276 L275 '1 � L287 L279 L286 28 L277co �2 259 L274 Zug L285cu L278 V2g3 PIN 87 -103B OD a COMMONWEALTH OF VA., 2 TRACT 1B COMMISSION OF GAME & INLAND FISHERIES J DB. 543 PG. 751 L256 93.6079 ACRES 290 L284 ZONED: R5 - USE: STATE GOVERNMENT 1 SEE SHEET 11 OF 20 MINOR SUBDIVISION '" y (No. H OFOF THE LAND OFWHEATLANDS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIAGREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA ne Brown NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA 001285 2p4 DATE: 7/09/03 SCALE: 1 "=300' SHEET 14 OF 20 ND sURv�� MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: id5195mrs 0 N LL- O M w LN w w N SEE SHEET 17 OF 20 L91 L111 r o L90 L112 L89 rQ L113 L88 L153 �� 11A L87 ER OF ER OF PARENTREMAINDTRACT a� L154 L155 rS �P NPO ✓ r cp L116L156 L150 TRACT 1A <� " �g3 L157 r L149 224.2111 ACRES L148 L121 L118 L147 L122 L120 L146 �,r� L123 L119 L160 L163 s L1214 t� L161 f63r �fA4 L126 L139 L127 2 L162 L140 L141 1� v r6' L137 v v `*4 � L136 "' o o L142 w TRACT 1A r,� ✓� ro L339 w N 224.2111 ACRES �� " Is/ L338 N N \> L131 L327 L326 L325 N �� `moo \> v L328 L324 L329 PIN 87-A-1036 --j L330 112 COMMONWEALTH OF VA., L33 33� " L322 L175 �, COMMISSION OF GAME & 33 L321 L176 1�3 INLAND FISHERIES L17 �' DB. 543 PG. 751 L334 L332 L319 �ti1 ZONED: R5 1j L318 USE: STATE GOVERNMENT L313 L317 L311 L312 L314 L316 L315 01 REMAINDER OF PARENT TRACT L306 L2 5 L305 L304 L296 L294 30 1302 \ _ _ 1 L293 SEE SHEET 10 OF 20 L299 L298 MINOR SUBDIVISION wA� TH of OF THE LAND OF WHEATLANDS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA U��►w GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA P. Duane Brown NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA No. 001285 JOly 91 zoos DATE: 7/09/03 SCALE: 1 "=300' SHEET 15 OF 20 l�ND svR7 v��o4 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: id5195mrs / / Q Cu / U ' o� " / 3 3 i+•) ` M PIN 93-A-77 ti N/F NORMAN N. & CONSTANCE H. ON TOLKAN / z DB. 312 PG. 208 2/ C16 ZONED: RA - USE: AGRICULTURAL i / A5ti IPF / o � CD La 24" ELM cp co :v 1, SEE SHEET 17 OF 20 ,00 v TRACT 1A 224.2111 ACRES �\ 50' INGRESS -EGRESS EASEMENT HEREBY 4'—C14 RESERVED L—L443 C13 N a L180. J 0 cV w 0 U) lijI w x w w N L179 L178 N v L182 IRF Jr PIN 87-A-103B COMMONWEALTH OF VA., / Stih COMMISSION OF GAME & INLAND FISHERIES IRF� DB. 543 PG. 751 ZONED: R5 6=-jr— SEE SHEET 9 OF 20 MINOR SUBDIVISION OF THE LAND OF WH EATLAN DS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 SCALE: 1 "=300' 1 SHEET 16 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com USE: STATE GOVERNMENT �,TH OF Lf P. Duane Brown No. 001285 �;uly 9, 2oog l�ND suRv��o4 DRAWN BY: JGB DWG NAME: id5195mrs T A, W SEE SHEET 18 OF 20 i� cs v- cU to J; n REMAINDER OF IRF BY PARENT TRACT A POST: emu; PIN 86—A-273 ELIZABETH: CAMPBELL S56.41'13 ESTATE �;:;::;: ✓_ 'E ZONED: RA USE: RESIDENTIAL Q Zo do •. PIN 86—A-273D N/F OAK RIDGE PROPERTIES, INC. DB. 604 PG. 792 ZONED: RA — USE: AGRICULTURAL PIN 87-A-103B COMMONWEALTH OF VA., COMMISSION OF GAME & INLAND FISHERIES DB. 543 PG. 751 ZONED: R5 USE: STATE GOVERNMEN L96 L95 L94 L97 L93 L92 �9% L98. \� LWR L100 L102 / L103 L105 L107 L104 L106 L108 50' INGRESS —EGRESS EASEMENT HEREBY RESERVED TRACT 1A 224.2111 ACRES 8" ELM BY A 6" POST:::: _9 inr `''• ��44S �`s '"'' •: PIN 93—A-77 IRF 0 N LL 0 LO Lj w w w U) N/F NORMAN N. & CONSTANCE H. TOLKAN N49. �9 , 29'w1 cn "ft. DB. ZONED: RA 312 PG. 208 USE: AGRICULTURAL 316` 4 7l' - MINOR SUBDIVISION OF THE LAND OF WH EATLAN DS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 1 SCALE: 1 "=300' 1 SHEET 17 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®morshandlegge.com ��TH OF' � f P. Duane Brown No. 001285 i my 9,200 4 9ND SUR`1��o DRAWN BY: JGB DWG NAME: id5195mrs SEE SHEET 20 OF 20 of o% LO Uj w � 3 N - jq PIN 86—A-273C co I N/F BOBBY W. & u� a .. o (D ¢ w w GLADYS E. GIBSON i� °p oz DB. 581 PG. 792 z Z U.i ZONED: RA a En USE: AGRICULTURAL J I W 521,77�-23' 3'E 1140,18, C22 ..;7==.::C23 1� ... ....... to 618.4 J 6" WHITE OAK IL474 cn 6 U 453 35 50' INGRESS —EGRESS EASEMENT HEREBY RESERVED L472 REMAINDER OF PARENT TRACT L71 L70 L69 L72 L68 .. J / \ L465 L462 L463 L464 TRACT 1A 224.2111 ACRES MA-IL-1 X� pFz`N 7'GoO bb O �P �P L29 �30 L28 J ��ca L27 7 C 468 31 �� w L38 6 L43 L44 3.L50 L4�co p, L51 Aj L3781 IV L58 57 ` h� p L59 S �. �`� O Q �b L60 L61 L35 \L34 g0 0 N o rn w x V) w w N 3g8 L387 L386 LO J �80 L63 �3� REMAINDER OF �6A PARENT TRACT L65 SEE SHEET 14 OF 20 v MINOR SUBDIVISION OF THE LAND OF WH EATLAN DS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 7/09/03 SCALE: 1 "=300' SHEET 18 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com TH OF Lf P. Duane Brown No. 001285 .�uly 9, 203 LAND suRv��o4 DRAWN BY: JGB DWG NAME: id5195mrs x, . SEE SHEET 20 OF 20 L15 L14 L13 L17 L16 L),9 L18 IRF REMAINDER OF L20� L421 PARENT TRACT L420 .L L23 Z,`L L414 L419 bb G��O v L413 L418 �P APO 2 L416 L24 � L415 L417 �J JPO � ��`' ate~ .� L27 �,Lh/gyp p� o PIN 87—A-15 L26 /iQ��'^h�v0 N/F MILTON K. & BEATRICE I. APPERSON o Q?per Q�,S c� �'� o DB. 263 PG. 183 04 L409 ZONED: RA a �- OO� 0 J`'� v USE: AGRICULTURAL L408 N L407 LiGOB O�soh L406 w ' cn L404 L402 L403 IRF BY A DOUBLE L401 L399 14" HICKORY L400 S44°DI%,� S86.08, 39 L398 L393 L39 4 ,L395 � L391 L396 L397 L388 L390 L389 0 L384 n' PIN 87—A-102 w N/F WHEATLANDS LLC REMAINDER OF in INSTR.#030014092 <1`�� PARENT TRACT � ZONED: R5 USE: AGRICULTURAL L382 cu L380 L381 I SEE SHEET 13 OF 20 MINOR SUBDIVISION TH Op OF THE LAND OF WH EATLAN DS LLC° �f OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA P. Duane Brown NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA No. 001285 July f .2003 DATE: 7/09/03 SCALE: 1 "=300' SHEET 19 OF 20 l9ND SURv��°4 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL off ice®marshondlegge.com DWG NAME: ic15195mrs S. • M PIN 86—A-218 N/F JOHN M. & LILLIAN G. LEIGHT DB. 426 PG. 121 ZONED: RA — USE: AGRICULTURAL 1 " IPF S65'07'01'E 1051.81'� MI / PIN 87—A-15 M N/F MILTON K. & BEATRICE I /APPERSON DB. 263 PG. 183 ZONED: RA o USE: AGRICULTURAL N O. 10 (U = PIN 86—A-220 z o `O N/F WALTER F. & DAISY M. LEWIS DB. 238 PG. 235 /fig co`y/ ZONED: RA IRF USE: RESIDENTIAL o 0 N 0 cn L w N w w N /4 REMAINDER OF PARENT TRACT o N 0 � o) �O c C/L NO. VA. ap \ PIN 86—A-223 POWER CO. ESM'T -------Uj N/F ROY S. & w DB 231 Pg. 511\ N MARGARET I. MADIGAN DB. 274 PG. 52 p \ w ZONED: RA HUD SON HOLLOW ROAD PIN 86—A-273C N USE: AGRICULTURAL N RTE. 636 \ N/F BOBBY W. Z (30' PRES. R/W) &` GLADYS E. GIBSON \ DB. 581 PG. 792 1/2" IPF \ \ ZONED: RA USE: AGRICULTURAL L7 240' CEDAR N63'S7'34'W 1359.01' L9 IRF 3�—L8 PIN 86—A-273B IRF IRF I F N/F LEE E. PIN 86—A-272 C2 \ CAMPBELL N/F HOWARD L. & LORE17A D. DB. 563 PG. 74 1 ZONED:RA DB. 811LEY PG. 90 USE: ZONED: RA — USE: RESIDENTIAL RESIDENTIAL MINOR SUBDIVISION A�, TH OF OF THE LAND OF '"j'1,��WHEATLANDS LLC OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIAGREENWAY (No. DISTRICT, CLARKE COUNTY, VIRGINIA uane BrownNORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA 001285/y 9,2cao34DATE: "=300' 7/09/03 SCALE: 1 SHEET 20 OF 20D suit-K�o -- MARSH & LEGGE LAND SURVEYORS, P.L.C. 0 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: ic15195mrs 2-c'o�cN SITE FNRT PIKE 2 0 CROOKED RUN � 77�� P JP N FREDERICK COUNTY SHELLY DR SUMMIT AVE VICINITY MAP RTE 522 & RTE i FRONT ROYAL PIKE RT 340 1"=4000' WARREN COUNTY APPROVED BY VIRGINIA DEPARTMENT OF TRANSPORTA F,ON DATE 4;' SUBDIVISION ADMINISTRATOR DATE �3 OWNERS CONSENT THE ABOVE AND FOREGOING SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III, AS APPEARS IN THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY. JASBO. INC. BY DATE FRED L. GLAIZE, III DATE STATE OF V \ C q ��\� STATE OF `i k ('%: n v. 0j CM/COUNTY OF �� (�C% CITY/GOUNTY OF THE FOREGOING INSTRUMENT WAS THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS QLk DAY ACKNOWLEDGED BEFORE ME THIS OF , 2003 BY _DAY 1 JV nC, 2003 BY FRED L. GLAIZE, III. a.5hWma-vu (re,.,& - ON BEHALF JASBO, INC. MY CO SSION EXPIRES 'A\3%10y MY CO SSION EXPIRES NOTARY PUBLIC NOTARY PUBLIC EXISTING ZONING: R5 MINOR SUBDIVISION OF THE LAND OF TH OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA P. Duane Brown GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA No. 001285 NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA MaY 28,2003 l9ND sulv4s a4 4. DATE: 5/28/03 COVER SHEET TSHEET 1 OF 20 MARSH & LEGGE SURVEYORS, P.L.C. DRAWN BY: JGB .LAND 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: id5195mrs Mi NSERT MAP AREA TABULATION NEW PIN 87—A-103C TRACT 1 A = 224.2908 ACRES TRACT 1 B = 93.6079 ACRES PIN 87-A-103 TRACT 2A = TRACT 26 = TRACT 2C = TRACT 2D = TRACT 2E = TRACT 2F = TRACT 2G = TRACT 2H = TRACT 21 = 317.8987 (REMAINDER) 6.4183 ACRES 12.1121 ACRES 29.2064 ACRES 49.4659 ACRES 89.8303 ACRES 263.2691 ACRES 31.6513 ACRES 22.6119 ACRES 13.6257 ACRES 518.1910 ACRES SURVEYOR'S CERTIFICATE v wq N coo, LEGEND IPF IRON PIPE FOUND IRF IRON ROD FOUND VDH VIRGINA DEPARTMENT OF HIGHWAYS MONUMENT (C) CLARKE COUNTY DEED BOOK & PAGE I HEREBY CERTIFY THAT THE PROPERTY CONTAINED IN THIS SUBDIVISION IS A PORTION OF THE PROPERTY OF WHICH A 1/2 UNDIVIDED INTEREST WAS CONVEYED TO FRED L. GLAIZE, III FROM FRANCES C. JETT, ROBERT M. AND BERNICE H. JETT AND VIRGINIA J. AND BERNARD M. KERIN BY DEED DATED SEPTEMBER 3, 1971, A PORTION OF THE PROPERTY OF WHICH A 1/2 UNDIVIDED INTEREST WAS CONVEYED TO FRED L. GLAIZE, III FROM HELEN C. AND CHARLES C. RUST BY DEED DATED NOVEMBER 3.Q,,1971, A PORTION OF THE PROPERTY OF WHICH A 1/2 UNDIVIDED INTEREST WAS CONVEYED TO FRED L. GLAIZE, III FROM GLAZBO, INC. BY DEED DATED DECEMBER 24, 1981 AND A PORTION OF THE PROPERTY OF WHICH A 1/2 UNDIVIDED INTEREST WAS CONVEYED TO JASBO, INC. FROM JAMES L. AND MARY J. BOWMAN BY DEED DATED DECEMBER 16, 1986, SAID DEEDS RECORDED IN THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY, VIRGINIA IN DEED BOOK 382 AT PAGE 231 (CLARKE COUNTY DEED BOOK 91 AT PAGE 723), DEED BOOK 385 AT PAGE 302 (CLARKE COUNTY DEED BOOK 92 AT PAGE 534), DEED BOOK 543 AT PAGE 643 AND DEED BOOK 634 AT PAGE 499 (CLARKE COUNTY DEED BOOK 174 AT PAGE 413), RESPECTIVELY. MINOR SUBDIVISION OF THE LAND OF (001285 H OF j, JASBO, INC. AND �r,�, FRED L. GLAIZE III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA ne Brown GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA 28, �3 DATE: 5/28/03 SCALE: 1 "=2000' SHEET 2 OF 20svRvE MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL off ice®marshandlegge.com DWG NAME: ic15195mrs LINE TABLE LINE BEARING DISTANCE L1 N76'37'01'W 467.89' L2 S26.36'26'W 55,70' L3 S63'23'34'E 477.69' L4 S26'41'02'W 480.78' L5 N05'05'40'W 159.32' L6 N12.27'46'E 489.46' L7 S64.53'48'W 57.66' L8 N63.28'09'W 219.72' L9 N66.08'39'W 231.81' L10 S23'55'24'W 57.70' Lll S45055'13'E 42.78' L12 S11.47'30'E 116,47' L13 SO4.00'33'W 53,71' L14 S36'53'36'W 53.04' L15 S06'00'06'W 52.05' L16 S12'55'44'W 38,56' L17 S02'53'01'W 50.72' L18 S08'05'14'E 48.45' L19 Sll•33'21'E 53.40' L20 S24'17'52'E 37.29' L21 S10'05'09'E 108.82' L22 S22'53'11'E 131.93' L23 S08'05'14'E 56.25' L24 S39.03'48'E 65.60' L25 S21'05'44'E 499,47' L26 S68'05'43'W 73,00' L27 S49'53'16'W 50,76' L28 S89.24'08'W 43.65' L29 S68'05'43'W 73.62' L30 S18'26'24'W 75.45' L31 S44'19'32'E 69.73' L32 N83.5553'E 213.77' L33 S74'19'34'E 102.38' L34 S34'40'12'E 50.30' L35 S20.11'17'W 55.39' L36 S64.40'32'W 113,80' L37 S13.08'03'W 72.49' L38 S41.46'29'E 67.60' L39 N84.17'24'E 89,98, L40 N62'44'19'E 91,31' L41 S39'29'50'E 79.10' L42 S07.2424'W 70,05' L43 S38'20'32'E 52,08' L44 N81'54'46'E 63.67' L45 S28'17'23'E 75.98' L46 S41'44'52'E 142.02' L47 S36'47'38'E 155.28' L48 S45'40'22'E 112.40' L49 S19'35'09'W 82.23' L50 S36.21'45'E 55.39' LINE TABLE LINE BEARING DISTANCE L51 N81'54'46'E 63.73' L52 S47'27'53'E 74.87' L53 S27'44'00'E 92,85' L54 S14'25'53'E 101,85' L55 S18'57'46'E 297.90' L56 S67.51'16'W 139,09' L57 S32'28'38'W 66,91' L58 S16.25'25'E 42.07' L59 S60.50'02'E 35.12' L60 N84'00'57'E 35.87' L61 N58.40'03'E 30,35' L62 S83'06'39'E 82.53' L63 S09'49'18'W 94.98' L64 S01031'35'W 172,91' L65 S06'47'42'W 159.31' L66 S30'10'44'W 29.85' L67 S73.55'16'W 62.97' L68 N87.47'20'W 76.22' L69 S88.12'17'W 71.47' L70 S56'39'42'W 57.09' L71 S09'35'33'W 48.08' L72 S43.35'21'E 50.29' L73 S71'16'54'E 112.39' L74 S63'21'20'E 78,91' L75 Sll'40'51'W 99.64' L76 S05'28'36'W 111,88, L77 S89'24'07'W 143.67' L78 S49'5626'W 70.73' L79 S08'05'14'E 78,77' L80 S78'52'27'E 91,33' L81 S67'22'42'E 139,50' L82 S13'23'44'E 161.97' L83 S01'33'08'W 205,07' L84 N89'35'02'W 115,34' L85 S83.59'05'W 53.66' L86 N83'44'39'W 90.60' L87 N60.54'21'W 75.88' L88 N69'18'18'W 49.39' L89 S73'49'02'W 49,44' L90 N72'42'24'W 60.75' L91 N84'30'27'W 116.12' L92 N67'21'19'W 131.66' L93 S78.15'06'W 56.78' L94 N46'32'15'W 109,62' L95 N73'11'29'W 51,64' L96 S58.15'46'W 44.74' L97 N83.24'05'W 70,79' L98 S54.56'45'W 43.85' L99 S15.36'22'W 57.35' L100 S56.48'50'E 83.49' MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 1 LINE TABLE I SHEET 3 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com TH Op- P. Duane Brown No. 001285 May 28, 2cao 4 9ND sulzv�`�o DRAWN BY: JGB DWG NAME: id5195mrs LINE TABLE LINE BEARING DISTANCE L101 S29'05'23'E 41.18' L102 S40.41'51'E 29.68' L103 S80'27'14'E 27.51' L104 S25.04'33'E 44.12' L105 S88.03'21'E 43.56' L106 S46.45'53'E 32.36' L107 S73.15'30'E 36,12' L108 S56.55'51'E 53,67' L109 S81.49'06'E 126.23' L110 S68'37'22'E 125.55' 1-111 S16.05'49'W 65,97' L112 S32'41'40'E 40,02' L113 S75'05'43'E 40.41' L114 N60'33'15'E 105,33' L115 S84.40'19'E 121.70' L116 N67.23'01'E 31.46' L117 S73'00'26'E 268.50' L118 S09.33'20'W 46.49' L119 S33'48'03'E 60.33' L120 S27.39'17'W 62.08' L121 S49'44'10'W 83.19' L122 S03.41'42'W 49.39' L123 S28'18'24'E 40.77' L124 S88.13'27'E 47.01' L125 N66.31'38'E 83.49' L126 S77.50'33'E 40,75' L127 S47'21'36'E 57.23' L128 S32044'17'E 326.48' L129 S37.40'43'E 112.48' L130 S29'51'30'E 176.29' L131 S03'12'20'W 63,98' L132 S72'18'13'W 53.23' L133 S54.36'50'W 67.36' L134 S85049'40'W 122.94' L135 N32'02'52'W 141.46' L136 N53.04'04'W 55.91' L137 N73'53'37'W 72.96' L138 S58'51'34'W 64.21' L139 S12.06'46'E 48.37' L140 S24'01'21'E 34.63' L141 S38.34'50'E 44.16' L142 S07'05'12'E 44.54' L143 S81'54'46'W 359.81' L144 S69'36'15'W 71.61' L145 S83'02'13'W 103.92' L146 N42.17'52'W 65.31' L147 S81'5446'W 59.52' L148 S33'32'27'W 46.51' L149 N81'47'50'W 50.08' L150 S87'06'39'W 82.51' LINE TABLE LINE BEARING DISTANCE L151 N85'05'03'W 108.73' L152 S74'50'04'W 62.18' L153 S25'33'15'W 34.40' L154 S10'21'55'E 51.73' L155 S48.52'59'E 43.55' L156 S76'10'32'E 74.66' L157 S56.21'26'E 41.86' L158 S78'15'09'E 170.70' L159 S10'27'40'E 71.43' L160 S36'31'14'E 85.60' L161 N81.54'46'E 72.05' L162 N04.26'57'E 81.47' L163 N81'54'46'E 31.94' L164 N71.59'44'E 163.46' L165 S85.01'59'E 49.42' L166 N82'41'53'E 99,16' L167 S86.32'42'E 67.93' L168 S89.47'32'E 207,26' L169 S82'40'01'E 109.90, L170 S87.19'14'E 195,36' L171 Sll'45'23'E 99,62' L172 S05.54'00'E 106.77' L173 S02'31'45'E 182,30' L174 S10.2948'E 64.62' L175 S05'49'29'W 81.91, L176 S19'26'59'W 52,88' L177 S43.22'37'W 85.08' L178 S30.57'23'W 60,37' L179 S07.16'45'W 56.38' L180 S16'08'42'E 82.36' L181 S38'06'13'E 50.23' L182 S74'14'55'E 48.68' L183 N38.49'42'E 89.64' L184 S57.41'28'E 98.02' L185 S88.55'38'E 26.70' L186 S88.55'38'E 44.07' L187 N79022'12'E 320.69' L188 N76.46'12'E 94.18' L189 S84'42'48'E 80.26' L190 S62'41'43'E 468,22' L191 N62.41'43'W 477,40' L192 N84'42'48'W 98.14' L193 S76'46'12'W 101.20' L194 S79.22'12'W 314,43' L195 N88'55'38W 21.02' L196 N88'55'38'W 36.28' L197 N57'41'28'W 86.92' L198 N38.49'42'E 364,78' L199 N74'30'17'W 18.72' L200 N01'45'05'W 15.24' MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 1 LINE TABLE I SHEET 4 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com TH OF P j' aJ 7�lyioo-n� �v�acwy9 P. Duane Brown No. 001285 MaY z8, 2003 , l9ND SUlt'41- DRAWN BY: JGB DWG NAME: id5195mrs LINE TABLE LINE BEARING DISTANCE L201 N42.55'14'W 74.41' L202 N71.44'32'W 178,50' L203 N54.49'49'W 76,36' L204 N69.14'23'W 103.29' L205 N47.13'10'W 121,00' L206 N34.50'34'W 103,25' L207 N14.15'08'E 96.08' L208 N27.57'31'E 189,01, L209 N50.27'58'E 52,54' L210 N87.5533'E 47.57' L211 S65.55'40'E 110.79' L212 S73.12'55'E 66.92' L213 S86.16'59'E 50.57' L214 N77.14'07'E 49.70' L215 N48.12'17'E 42.39' L216 N04.55'17'E 55.46' L217 N54.47'40'W 97.13' L218 N33.33'04'W 151.94' L219 N21.58'07'E 91,30' L220 N52.30'10'E 76.32' L221 S71.55'52'E 229.21' L222 S88.21'03'E 92.03' L223 S72.58'34'E 78,81' L224 N86.50'18'E 123.41' L225 N66'28'45'E 36.30' L226 N21.29'10'E 49,90' L227 N19.23'06'W 112,91' L228 N38.36'47'W 33.36' L229 N69.10'07'W 123,35' L230 N38.25'26'W 197,60' L231 N00.2833'W 63.02' L232 N18.27'44'E 176,68' L233 N54.36'53'E 87.91' L234 N30.26'25'E 44.64' L235 N12.57'32'W 53.97' L236 N17.57'48'W 64.56' L237 N56.13'47'E 116.13' L238 N39.5454'E 28.67' L239 N08.59'18'E 56.61' L240 N54.22'26'W 134.92' L241 N11.12'58'W 33.89' L242 N24.59'26'W 155.07' L243 N05.24'55'W 65.78' L244 N88.23'22'E 184,16' L245 N45.52'40'E 56.55' L246 N14.48'59'W 71,23' L247 N67.53'47'W 206,83' L248 NO2.15'02'W 55.29' L249 N19.58'02'E 353.57' L250 N81.54'46'E 58.21' LINE TABLE LINE BEARING DISTANCE L251 S62.23'27'E 199,66' L252 S89.32'45'E 84.11' L253 N34.22'25'E 67.74' L254 N13.17'01'W 137.84' L255 N69.53'12'W 264,21' L256 N13.41'42'E 134.38' L257 Nll'50'04'W 254.32' L258 N08.05'14'W 212.23' L259 N31.20'51'E 82.43' L260 I N34.35'26'E 191,36' L261 N23.28'03'E 162,77' L262 N20.00'57'W 66.06' L263 S86.01'08'W 116.65' L264 S37.43'37'W 405,89' L265 N53.04'04'W 252,91' L266 S84.23'27'W 64,06' L267 S37'20'32'W 44.45' L268 S08.05'14'E 73.87' L269 S34.18'50'E 120.21' L270 S47.36'43'E 111.35' L271 S43.49'18'E 98,43' L272 S16.59'58'E 96,00' L273 S08.48'43'E 257,33' L274 S20.51'05'W 223.51' L275 S57.28'54'W 50.22' L276 S27.23'30'W 35.77' L277 S25.09'46'E 56.61' L278 S22.39'21'W 203,33' L279 S48.16'54'W 44.98' L280 S89.30'37'W 125.80' L281 S20.57'37'W 85,66' L282 S49.19'52'E 128.97' L283 S08.55'56'W 296.74' L284 S45.08'14'W 26,49' L285 N67.28'33'W 106.26' L286 S45.00'51'W 83.23' L287 S15.25'33'E 68.86' L288 S61.47'06'E 181.54' L289 S15.01'02'W 118.70' L290 S28'28'47'W 69.67' L291 S32.38'00'W 75.90' L292 S50.50'32'W 86.78' L293 S89.08'16'W 76.79' L294 S58.54'28'W 49.87' L295 S27.07'32'W 32,42' L296 S09.25'12'W 31.07' L297 S16.36'57'E 63.02' L298 S29.05'51'W 56.72' L299 S52.07'17'W 18,82' L300 S31.46'57'W 40,78' MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 1 LINE TABLE I SHEET 5 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com _ TH Op- P. Duane Brown No. 001285 M4y 28,2003 l9ND svltvs'�o4 DRAWN BY: JGB DWG NAME: id5195mrs LINE TABLE LINE BEARING DISTANCE L301 S56.53'57'W 68.88' L302 S40.22'47'W 144,38' L303 S19.47'19'W 79.95' L304 S37.48'22'W 370.68' L305 S65.09'58'W 43.36' L306 N61.13'07'W 41.64' L307 N09.59'10'W 124.85' L308 NO3.11'59'E 106.06' L309 N05.46'10'W 104.09' L310 N17.52'41'W 122.50' L311 N20.02'05'E 102.09' L312 N21.04'50'E 87,66' L313 N09.54'54'E 94.66' L314 N18.28'40'E 65.41' L315 N28.25'16'E 63.48' L316 NO3.20'51'W 50.07' L317 N34.36'12'W 55.76' L318 N86.43'53'W 42.42' L319 N88.58'37'W 18.41' L320 N63.47'06'W 59.89' L321 N42.35'18'W 43.67' L322 N70.58'21'W 59.70' L323 N32.59'08'W 128.44' L324 N87.49'25'W 46,47' L325 S53.15'38'W 52.11' L326 S02.07'19'W 46.68' L327 S29.49'04'E 36.38' L328 S01.26'42'W 50.70' L329 S24.16'06'E 38.46' L330 S28.44'32'E 48.92' L331 S05.34'02'E 91.32' L332 S20.15'04'W 39.19' L333 S25.33'18'W 80.00, L334 S41.34'14'W 29.11' L335 S87.19'19'W 23,39' L336 N39.19'33'W 151.81' L337 N35.21'58'W 154.84' L338 N26.29'20'W 42.04' L339 N31.10'06'W 60.78' L340 N19.40'33'W 283,51' L341 N35.58'39'W 216,40' L342 N28.03'02'W 87.78' L343 N08.05'14'W 191,33' L344 N01.21'29'E 114.04' L345 N55.18'36'E 75.45' L346 N08.05'14'W 45.34' L347 N38.19'03'W 33.33' L348 N64.45'11'W 78.76' L349 N50.51'51'W 31.61' L350 N17.10'00'W 100.68' LINE TART F LINE BEARING DISTANCE L351 NO2.25'21'E 102.96' L352 N43.44'35'E 66.75' L353 N01.18'53'E 45,66' L354 N23.31'20'E 114,48' L355 S75.00'32'E 219.99' L356 N52.34'37'E 68.83' L357 N04.16'47'E 32.29' L358 N18.00'31'W 34.39' L359 N60.48'59'W 76,27' L360 N46.07'25'W 70.92' L361 N65.10'27'W 49,17' L362 N56.53'43'W 51.65' L363 N11.18'57'E 262.67' L364 N76.01'08'E 24,55' L365 N57.13'14'E 53.31' L366 NO2.55'15'W 82,84' L367 N66.04'32'W 106.11' L368 N64.35'43'E 239,55' L369 N08.05'14'W 78.70' L370 N44.56'55'W 75,05' L371 S65.56'40'W 81.88' L372 S83.34'15'W 134.52' L373 N37.43'18'W 104.63' L374 N29.01'01'W 87.25' L375 N08.05'14'W 202.52' L376 N25.22'47'W 220.45' L377 N07.24'25'E 73.88' L378 N68.43'29'W 72.53' L379 N42.03'48'E 61.75' L380 N52.28'22'E 177,02' L381 N12.27'47'E 67,63' L382 N62.03'08'W 53,76' L383 S81.54'46'W 114,62' L384 S61.12'10'W 190,19, L385 N49.46'44'W 144.83' L386 N44.19'32'W 90.34' L387 N31.41'33'W 42,44' L388 N04.53'26'E 90.96' L389 N44.19'45'E 64,87' L390 N00.40'55'E 52,05' L391 N41.49'02'W 57.04' L392 N05.56'59'E 97,87' L393 N32.12'51'E 171.13' L394 N44.08'48'E 155.04' L395 N25.10'19'E 151,37' L396 N38.48'35'E 167.86' L397 N08.05'14'W 79,14' L398 N69.46'46'W 58.39' L399 S33.53'44'W 159,60' L400 S15.19'48'W 129.36' MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 1 LINE TABLE I SHEET 6 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com � TH Op- p Duane Brown No. 001285 May 261 2o03 d�ND SURv�'4*0 DRAWN BY: JGB DWG NAME: id5195mrs IIONI=r1:11: 1 LINE BEARING DISTANCE L401 N58.21'41'W 50.52' L402 N44.47'46'W 96.77' L403 N28.03'33'W 86,50' L404 N34.38'28'W 123,91' L405 N33.00'15'W 154.84' L406 N21.41'48'W 41.38' L407 N07.44'10'W 71,00' L408 N41.1946'W 30.02' L409 N51.53'58W 32.72' L410 N23.14'18'W 191.18' L411 N27.40'06'W 323.95' L412 Ni1.18'52'W 99.77' L413 N48.41'34'W 34.58' L414 N04.21'46'E 34.60' L415 N29.06'05'W 52.19' L416 N27.05'29'E 78.03' L417 Nll'38'30'W 60.16' L418 N20.36'07'W 69.15' L419 N08.05'14'W 74.97' L420 N18.05'43'W 64,76' L421 N28.38'15'W 8,05' L422 S16.26'00'W 491,60' L423 S19.03'34'W 323.16' L424 S19.04'02'W 405.39' L425 N70.57'26'W 350.16' L426 S19.02'34'W 196,00' L427 S70.57'26'E 350.07' L428 S19.04'02'W 388.10' L429 N61.18'25'W 873.78' L430 S71.33'06'E 859.62' L431 S26.41'02'W 504.33' L432 N63.23'55'W 492.72' L433 N26.36'05'E 350.00' L434 S26.41'02'W 134.92' L438 S61.1857'W 18,26' L439 N75.33'55'W 276.56' L440 S22.53'48'W 88.82' L441 N72.25'59'W 4,11' L442 N60.10'45'W 174.34' L443 N56.3232'W 35.00' L444 N50.01'15'W 448,20' L445 N41.28'37'W 222.74' L446 N07.27'22'E 185.77' L447 S36.08'33'W 415.84' L448 N19.04'19'E 281.61' L449 N35.14'02'E 296.08' L450 N14.27'22'E 307.11' L451 N23.01'42'E 174.09' L452 S56.07'40'E 51.93' L453 S67.29'21'E 26,10' LINE TABLE LINE BEARING DISTANCE L454 S22.30'39'W 145.00' L455 N29021'41'W 139.51' L456 S36.08'33'W 51.92' L457 I S13.32'39'W 52.77' L458 S66.16'30'W 23.27' L459 N61.56'05'W 74,83' L460 S28.03'55'W 191,48' L461 S45.57'08'E 170.97' L462 N27.05'23'E 55,43' L463 N24.36'24'E 86.60' L464 N16.19'46'E 92.89' L465 N12.14'36'E 95.00' L466 N08.25'46'E 90.20' L467 N17.34'26'E 274.04' L468 N51.00'51'E 265.78' L469 S37.17'39'W 263.79' L470 S52.42'21'E 318.57' L471 S44.17'21'W 146,53' L472 S03.37'32'E 44.76' L473 N67.29'21'W 110.00, L474 N49.03'15'W 31,62' L475 N67.29'21'W 145,45' L476 S73.27'52'W 97,01' L477 S29.44'26'W 128,39' L478 N82.47'34'E 257,21' L479 N56.13'42'E 161.34' L480 S63.23'55'E 40.00' L481 N34.52'24'W 149.30' L482 S67.51'16'E 110.49' L483 S82.26'53'E 31.01' L484 S67.44'32'E 95.25' L485 S63.18'18'E 205,97' L486 S69.56'48'E 244.78' L487 S69.04'48'E 129.99' L488 N23.01'42'E 174.09' L489 N16.26'00'E 296.02' L490 N69.47'18'W 72.60' L491 S35.14'02'W 238.88' L492 S66.24'56E 31.77' L493 N60.43'54'W 166,85' L494 S26.36'05'W 211.68' L495 S63.26'40'E 82.01' L496 S14.10'15'E 44.56' L497 S36.08'33'W 76.53' L498 S29.21'41'E 139.51' L499 S47.22'22'E 38.61' L500 N76.37'01'W 23.27' L501 S26.36'26'W 1 162.20' MINOR SUBDIVISION OF THE LAND OF TH Op JASBO, INC. AND FRED L. GLAIZE III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA (j4A uane Brown GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA o. 001285 NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIADATE: 5/28/03 LINE TABLE SHEET 7 OF 20"D suvglrto4 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DRAWN BY: JGB DWG NAME: id5195mrs CURVE TABLE CURVE DELTA RADIUS ARC TANGENT CHORD BEARING Cl 01'48'29' 11514.16' 363.35' 181.69' 363.33' S25.46'48'W C2 41.55'46' 50.01' 36.60' 19.16' 35.79' N42.30'16'W C3 33'15'30' 151.95' 88.20' 45.38' 86.97' N46'50'24'W C4 06'06'12' 5674,58' 604.47' 302.52' 604,18' S23'37'56'W C6 20'45'26' 260.00' 94.19' 47,62' 93.68' S25'45'50'W C7 25.10'24' 190.00' 83.48' 42.42' 82.81' S48.43'45'W C8 43'07'08' 155.00' 116.65' 61.24' 113.91' S82'52'31'W C9 81'32'17' 300,00' 426.93' 258.67' 391.81' S63'39'57'W C10 84.40'13' 275.00' 406,39' 250.54' 370.41' S65'13'55'W Cil 31.15'38' 1375.00' 750.20' 384.69' 740.93' N56.48'10'W C12 19'00'25' 450,0W 149.28' 75,33' 148,60' N50'40'33'W C13 03'38'13' 600.00' 38.09' 19.05' 38.08' N58'21'39'W C14 14'13'26' 600,00' 148,95' 74.86' 148.57' N49'25'49'W C15 16'33'08' 875,00' 252.78' 127.28' 251,90' N50'35'40'W C16 04.35'42' 1000,00' 80.20' 40.12' 80.18' N56.34'23'W C17 04.15'17' 2400,00' 178.22' 89.15' 178.18' N52'08'54'W C18 08.32'38' 2000.00' 298,24' 149,40' 297.96' N45.44'56'W C19 48'55'59' 300,00' 256.21' 136.51' 248.50' N17.00'38'W C20 14'39'48' 2800.00' 716.59' 360.26' 714.64' N00.07'28'E C21 06.3543' 6900.00' 794.25' 397.56' 793.81' NO3.54'35'W C22 34.29'03' 700,00' 421.30' 217.25' 414,97' N16.37'48'E C23 10'10'32' 700.00' 124.32' 62.32' 124.15' N38'57'36'E C24 63.10'56' 260.00' 286.71' 159.90' 272.40' N27.25'14'W C25 85'36'47' 180,00' 268,96' 166.72' 244,63' N16.12'19'W C26 24.58'20' 1000.00' 435,85' 221.44' 432.41' N39'05'15'E C27 32'30'06' 800,00' 453.81' 233.19' 447.75' N35.19'22'E C28 16.09'43' 1100.00' 310.29' 156.18' 309,26' N27'09'10'E C29 20'46'40' 350.00' 126.92' 64.17' 126,23' N24'50'42'E C30 14.3921' 350.00' 89.53' 45.01' 89.28' N07'07'42'E C31 21'07'10' 350,00' 129.01' 65.25' 128,28' N10'21'36'E C32 02'06'30' 1000,00' 36.80' 18.40' 36.80' N21658'27'E C33 32'26'13' 250,00' 141.53' 72.72' 139.65' N06.48'35'E C34 11'21'40' 1300.00' 257,78' 129.31' 257.36' S61'48'30'E C35 901,00,00, 50.00' 78,54' 50.00' 70,71' S22'29'21'E C36 34.29'02' 505,00' 303,94' 156.73' 299,37' N46636'12'W C37 20'07'11' 305.00' 107.10' 54.11' 106.55' N39'25'16'W C38 22'35'54' 176.00' 69.42' 35.17' 68.97' S24'50'36'W C39 52'43'51' 188.00, 173.02' 93.18' 166,98' S39'54'34'W C40 51'47'25' 183.00' 165.42' 88.84' 159.84' N87049'48'W C41 02'06'30' 1025.00' 37.72' 18.86' 37.72' N21'58'27'E C42 06'35'42' 225.00' 25.90' 12,96' 25.88' N19.43'51'E C43 11.38'58' 1075.00' 218.57' 109.66' 218.19' S29.24'33'W C44 08.56'46' 975.00' 152.24' 76.27' 152.08' S47'06'02'W C45 30'02'45' 150,00' 78.66' 40.26' 77.76' S48.25'18'E C46 49'16'25' 184.00' 158.24' 84.38' 153.41' S38.48'28'E C47 28'16'30' 228.00' 112.52' 57.43' 111.38' S00'02'00'E C48 22'41'20' 228,00' 90,29' 45.74' 89,70' S38'49'35'W C49 14'01'42' 84,00' 20.57' 10.34' 20.52' S43.09'24'W C50 20'48'26' 455.00' 165.24' 83.54' 164.33' S39'45'54'E C51 35'38'18' 355.00' 220.81' 114.11' 217.27' S47'10'50'E MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 1 CURVE TABLE I SHEET 8 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com TH Op- P. Duane Brown No. 001285 Mar 28, ,2003 l9ND 3UR��'��4 DRAWN BY: JGB DWG NAME: id5195mrs TRACT 1A 224.2908 ACRES SEE SHEET 16 OF 20 PIN 87—A-103B t1 COMMONWEALTH OF VA., (,y COMMISSION OF GAME & INLAND FISHERIES S, DB. 543 PG. 751 ZONED: R5 ' •� USE: STATE GOVERNMENT 50' INGRESS —EGRESS f V.. EASEMENT HEREBY RESERVED IRF L441 ti6 sj f`SO '•;CIO �`�� k: L440 DRAINAGE ESM'T CONVEYED TO a'• ROBERT L. & JANIE S. SANDY N DB 380 Pg. 34 C/L "CROOKED RUN - LA a , °a. 9i65i � L459 C� r C8 L438 C7 L447 PIN 93—A-77 ` L458 N/F NORMAN N. & CONSTANCE H. TOLKAN L 571/ DB. 312 PG. 208 ZONED: RA C/L N0. VA. C 8 L USE: AGRICULTURAL POWER CO. DB 233 Pg.. 235 235 TRACT 2CRDMN1 ER OF PARENT DTRACT L2 AADY 29.2064 ACRESIRF L5011_10 PIN 94-A-1 PIN 94A-1' GRN/F JEFFREY E. WILLIAMS r LlN/F ALBERT M. & TERRI L.DB. 568 PG. 10555 DB. 485 PG. 350 ZONED: RA/R5 �� N USE: RESIDENTIAL • ZONED: RA USE: RESIDENTIAL G' PIN 94A-1-1-12 N/F MARY M. GRADY FRED K NN / A DB, 287 PG. 407 �O ZONED: RA N USE: RESIDENTIA �� CLARKE L500 WARREN COUNTY I _ _ 10" CORNER Cl VDH L4 iRr IR TO FRONT ROYAL POST FRONT ROYAL PIKE RTE 522 & RTE 340 MINOR SUBDIVISION OF THE LAND OF � TH 0�' D JASBO, INC. AND FR ED L. G LAI Z E, III c.�,v,�,�,,,,�,,,,,� OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA P. Duane Brown GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA No. 001285 NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA May 28, 2003 d .4 N DATE: 5/28/03 SCALE: 1 "=300' SHEET 9 OF 20 D sURv`, MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL off ice®marshandlegge.com DRAWN BY: JGB DWG NAME: id5195mrs L447 �0 cn 55.93 0 ' 56.62 w 00 Q1 Cog L195 C49 �r L497 L186 �r � DETAIL 1 "=200' L2 PIN 87-A-10313 SEE SHEET 15 OF 20 COMMONWEALTH OF VA., COMMISSION OF GAME & INLAND FISHERIES DB. 543 PG. 751 ZONED: R5 L209 USE: STATE GOVERNMENT / 0n7_ L208 1 L210 04' ,y L203 - 6) S> jSo L183 L200 L199 IRF IRF IRF L184 L19g rlRIRFL197 L212 i L213 " -' L214 L215 L216 TRACT 2I REMAINDER OF L201 PARENT TRACT 1 L480 13.6257 ACRES 9� N26'36'05'E 80� TRACT IA A GZ` L494 224.2908 AC w co 3 cl)55.93' rnl C45 - 56.62 2" oR N (700 0 9 L220 'AP NP 23 L232 N ti NN v N L223 l L226 L228 �221 TRACT 1B L225 � 93.6079 ACRES ................. v.......... 26 N26'36'05'E 927.96' L499 S26'36'05'W 1075,00' IPF 44 0 n �N E: L495 1 —o` 0 C6 ow Ln e C24 50' INGRESS -EGRESS (o rn ..L44 7 CO Vv EASEMENT HEREBY o L496 RESERVED 0 _ C47TRACT 2A 3 w ��o C48 L195 REMAINDER PIN 87-A-105 LO N �r OF PARENT N/F J. DAVID & M C49 TRACT a; DIRMA V. HEADLEY :v L497 L186 �r 6.4183 � I DB. 391 PG. 514 � v SEE DETAIL RF ACRES 1 I ZONED: RA �Z L193 ;� USE: RESIDENTIAL TRACT 26 L188RF IRF 192� cMv COON IRF ER1CK REMAINDER OF IRF cr)`° FRS UNN IRF L433 IRF PARENT TRACT L189 IRF �' CLARKE CO 12.1121 ACRES � TRACT 2H PIN 87-A-103A v N/F DAVID A. rc� REMAINDER OF J HEADLEY PARENT TRACT I � DB. 521 PG. 222.6119 ACRES 95 ZONED: R5 USE: RESIDENTIAL L434 _ _ S26*41'r2V 666.33' IRF IRF IRF IRF L431 FRONT ROYAL PIKE RTE 522 & RTE 340 MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 1 SCALE: 1 "=300' 1 SHEET 10 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 1 Q EMAIL off ice0morshandlegge.com TH OF D P. Duane Brown No. 001285 Ma y .2s, 2Qo3 t9h.D sUit'04 DRAWN BY: JGB DWG NAME: ic15195mrs PIN 87—A-1038 SEE SHEET 14 OF 20 L249 COMMONWEALTH OF VA., COMMISSION OF GAME & r INLAND FISHERIES r— N DB. 543 PG. 751 ru cn Ln ZONED: R5 ��, <N P. USE: STATE GOVERNMENT ,� v2 ; L241 <NSN ' �OR� L236 v2�� "� GR\0 L235 v L246 L253 � L245 C' \0 JP L232 � L234 L238 L239 TRACT 1B 93.6079 ACRES `*4 50' INGRESS -EGRESS N o EASEMENT HEREBY S'F RESERVED o N r- "-:,: C28 ra = S C2 L� .""`r.-�':;'-�,.._"' L449. C29 .: :....:... . w = v, ro ,,::;;:.............. N ::::�:�::: IRF ........ •• J �p4'19 1��52 L492 S19 81_k L. ?'\r t L4� S16'26�pp�W 135897' N IRF PM AWp CE ` & CA D. 555 N/F BOY pg45� DENTIAL TRACT 2G RE - N USE: _ I p REMAINDER OF PARENT TRACT c UNN �— ZONE FREpm COUNn cis 31.6513 ACRES CLARKE v L426 IRF IRF TRACT 2H w PIN 27—A-16B r REMAINDER OF Op N/F MARY E. NICHOL N PARENT TRACT DB. 162 PG. 712 (C) ry cn J 22.6119 ACRES ZONED: AOC ' USE: RESIDENTIAL L424 L428 IRF IRF — _ IRF PIN 2 —A-15 N/F CLEVELAND WILSON IRF gOYAL PIKE & GLORIA J. SETTLE C4 T p , 340 522 (C) DB. ZONED: & RE AOC USE: RESIDENTIAL MINOR SUBDIVISION OF THE LAND OF � �,,,Z,TH 0,0 � f JASBO, INC. AND FR E D L. G LAI Z E, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA P. Duane Brown GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA No. 001285 NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA May 28,Zoo 3 t9*D DATE: 5/28/03 SCALE: 1 "=300' SHEET 11 OF 20 sultgS MARSH & LEGGE LAND SURVEYORS, P.L.C. DRAWN BY: JGB 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: id5195mrs SEE SHEET 13 OF 20 S85.43'59'E 475,90' I %D C CR�O ab .I. o ri JP NP ,y N ri TRACT 2F � N REMINDER OF 'N L482 PARENT TRACT L48 263.2691 ACRES L484 V) PIN 27-A-12 TRACT 1B � N/F ROSALIE B. 93.6079 ACRES �' CHAMBLIN DB. 65 PG. 39 (C) 50' INGRESS -EGRESS ZONED: AOC co EASEMENT EASEMENT HEREBY 3' USE: AGRICULTURAL � RESERVED o ERICK CokitAN, 04 o w E 522,22' L488 489 IRF LARK COUNN I N20'S5'1', ' `422 C3 .::..::.. ............: Cap :::...... . IRF 450 C33 I N 35897, C32 L451 v z I co o, N - r N N20.55'12'E P� m Z 01 v z= 607.62 ' I F'�:nv vy TRACT 2G C/L N0. VA. POWER rn � < � CO. ESM'TRDM FAENTDTRAO I DB 41 Pg. 418 (C) N' I 31.6513 ACRES DB 42 Pg. 517 (C) w DB 226 Pg. 187 `� 023 pOUBLE TOLLGATE I F TO & •02�51�W 620,60' WINCHESTER S19 •► VDH L424 PIN 27-A-13 VDH FONT ROYAL PIKE N/F WILLIAM L. & R 522 & RTE 340 JO ANN FRANCIS g'TE DB. 168 PG. 22 (C) ZONED: AOC USE: RESIDENTIAL MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLARE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 1 SCALE: 1 "=300' 1 SHEET 12 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com _ LTH OF l� U >�icelrr.s- P. Duane Brown No. 001285 aylkom4z�o SURv��4 DRAWN BY: JGB DWG NAME: id5195mrs 0 N u- 0 w w w (N L264 L261 TRACT 1B 93.6079 ACRES SEE SHEET 19 OF 20 Jv �pR`� 'GOP W NPo CDJP' PIN 87—A-102 m N/F JAS80, INC. & FRED L. GLAIZE, III rlu DB. 634 PG. 499 o DB. 421 PG. 606 ZONED: R5 ' USE: AGRICULTURAL TRACT 2F REMAINDER OF PARENT TRACT 263.2691 ACRES DRAINAGE ESM'T CONVEYED TO ROBERT L. & JANIE S. SANDY DB 380 Pg. 34 C/L WET WEATHER DRAIN PIN 87—A-1038 COMMONWEALTH OF VA., COMMISSION OF GAME & INLAND FISHERIES DB. 543 PG. 751 ZONED: R5 \��u USE: STATE GOVERNMENT `A s SEE SHEET 12 OF 20 3" CORNER POST PIN 87—A-95 ' N/F ROBERT L. & JANIE S. SANDY DB. 438 PG. 878 DB. 457 PG. 657 ZONED: MH1 USE: MOBILE HOME COMMUNITY o� .n 0 .P CD c� N ,Ln PIN 27—A-12 N in N/F ROSALIE B. CHAMBLIN DB. 65 PG. 39 (C) ZONED: AOC ' USE: AGRICULTURAL MINOR SUBDIVISION OF THE LAND OF (jA lz TH 0�'' I, JASBO, INC. AND r ED L. GLAIZE III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA ane Brown GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA 001285 NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA y•28,Z003 DATE: 5/28/03 SCALE: 1 "=300' SHEET 13 OF 20 suit-01 °4 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DRAWN BY: JGB DWG NAME: id5195mrs TRACT 2D SEE SHEET 18 OF 20 <,8 <� L6 COMMIONWEA TH1 0 F VA., L373 ro L67 COMMISSION OF GAME & L� L66 INLAND FISHERIES < co DB. 543 PG. 751 ZONED: R5 USE: STATE GOVERNMENT M L362 `363 w 8 L354 L364 rho r L361 L365 L366 L349 L352 L353 O L360 L348 L359 L358 t'3 L347 L356 L345 L346 L357 0 N O m TRACT 2F `n REMAINDER OF w PARENT TRACT 263.2691 ACRES L280 L276 L275 L286 co 28 L277 L287 L279 L274 L285 L278 �2g3 PIN 87 -103B L292 cc) COMMONWEALTH OF VA., cu COMMISSION OF GAME & INLAND FISHERIES 290 DB. 543 PG. 751 L284 ZONED: R5 - USE: STATE GOVERNMENT 291 SEE SHEET 11 OF 20 MINOR SUBDIVISION OF THE LAND OF - JASBO, INC. AND FRED . L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 SCALE: 1 "=300' SHEET 14 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com L371 L370 L369 �o� xNp�`� oo 0 JP �P L268 L267 L269 L270 cU L271 -' L272 25 TRACT 1B `256 93.6079 ACRES TH Op- P. Duane Brown No. 001285 May 28,2ao3 l�ND svRv��o4 DRAWN BY: JGB DWG NAME: id5195mrs SEE SHEET 17 OF 20 L91 �3 L111r, o 0 L112 L< Q L113 'L8 8 TRACT 2D L153 r �p�(N p�� Ifg L87 REMAINDER CT < ' NpO s 49.4651) ACRES wc, L154 L155 rs JP � L116 L'15 <f L150 TRACT 1A <cQ 3 f L157 L149 224.2908 ACRES J < L148 L121 L118 L147 L122 L120 L146 L123 �,r� L119 L160 L163 S L124 1� L161 </ L126 `f6r 3r L139 L127 L162 L140 fps �r� L141 1� ra, L137 v2 v 04 r ° L136 `lq o fay L142 v �3 w TRACT IA <,� ✓ua L339 N 224.2908 ACRES °.D " 3 L338 L326 N L325 W w U �.��' 32 L131 ,,; L327 �., <fo v> v L328 L324 L329 PIN 87-A-1038 L330 COMMONWEALTH OF VA., L33 3'3� " L322 ��2 L175 �, COMMISSION OF GAME & 33 L321 L176 INLAND FISHERIES �' L334 L17 DB. 543 PG. 751 L332 L3 9 ZONED: R5 L318 17 USE: STATE GOVERNMENT L317 L313 L311 L312 L316 L314 L315 TRACT L3�a �3�3 REMAINDER OF PARENT TRACT L306 263.2691 ACRES L2 5 L304 L305 L296 L294 30 1302 L293 L300 SEE SHEET 10 OF 20 L299 L298 MINOR SUBDIVISION OF THE LAND OF �TH Op y , ,,�, r JASBO, INC. AND FR ED L. G LAI Z E, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA P. Duane Brown GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA No. 001285 NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA May Zs,ZV03 t9ND "=300' DATE: 5/28/03 SCALE: 1 SHEET 15 OF 20 sURvs-o4 MARSH & LEGGE LAND SURVEYORS, P.L.C. DRAWN BY: JGB 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: id5195mrs PIN 93—A-77 N/F NORMAN N. & CONSTANCE H. TOLKAN DB. 312 PG. 208 ZONED: RA - USE: AGRICULTURAL IPF G � 16'Q5,E 9• co A a` dh 24" ELM r� :C cu ruM rn `• z� C1 w P d- J SEE SHEET 17 OF 20 TRACT IA 224.2908 ACRES �\ 50' INGRESS —EGRESS EASEMENT HEREBY RESERVED 0 N w 0 w cn w w (N L443 rm- L180 L179 13 L178 `; J L181 ti E L182 IRF IRFX/ SEE SHEET 9 OF 20 MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA /oq �ti2• ,h� PIN 87—A-103B /.off COMMONWEALTH OF VA., / Stiff COMMISSION OF GAME & INLAND FISHERIES DB. 543 PG. 751 ZONED: R5 USE: STATE GOVERNMENT DATE: 5/28/03 1 SCALE: 1 "=300' 1 SHEET 16 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®ma rshandlegge.com �TH OF y � o ON P. Duane Brown No. 001285 May 2e,2003 L9ND SURv��4 DRAWN BY: JGB DWG NAME: id5195mrs i� SEE SHEET 18 OF 20 Cb M n N N LOv.' v ~ PIN 87-A-1036 10 -J TRACT 2D COMMONWEALTH OF VA., Z : REMAINDER OF BY PARENT TRACT COMMISSION OF GAME & INLAND FISHERIES DB. 543 PG. 751 IRF �o A POST: 49.4659 ACRES ZONED: R5 ' USE: STATE GOVERNMEN PIN \`'' \d? 86—A-273 \ L96 ELIZABETH:::. \ L97 L95 L94 L93 91 L92 CAMPBELL L98 ESTATE S56.41'13'E 550.00' ZONED: RA a �N'1 USE: \ L99 RESIDENTIAL mac,' \ '� L110 cL100 p L101 �0� 20�.::: L102 N L103 L105 L107 ,y L104 L106 L108 , :•''•�� s W N f�N..>s W \ 50 INGRESS -EGRESS EASEMENT HEREBY RESERVED TRACT 1A 224.2908 ACRES \ PIN 86-A-273D N/F OAK RIDGE PROPERTIES, INC. DB. 604 PG. 792'! ZONED: RA N USE: AGRICULTURAL 8" ELM BY A 6" POST. N co IRF: 4S �S ,..`. ••.. C PIN 93-A-77 IRF. 8 = cn w N/F NORMAN N. & CONSTANCE H. TOLKAN N49.09,29� "�' c N DB. 312 PG. 208 AGRICULTURAL I✓ 316` 4 71, ZONED: RA N USE: MINOR SUBDIVISION OF THE LAND OF „�yTH OF P j JASBO, INC. AND � FRED L. GLAIZE III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA P. Duane Brown GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA No. 001285 NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA May 2blftvoJ t9�'D su'a.4 DATE: 5/28/03 SCALE: 1 °=300' SHEET 17 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. DRAWN BY: JGB 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: id5195mrs r, SEE SHEET 20 OF 20 0 o� a w � 3 N -� PIN 86-A-273C M I °' N/F BOBBY W. & LO ID w w ) GLADYS E. GIBSON c 00 o DB. 581 PG. 792 z ZONED: RA m D USE: AGRICULTURAL .J w 521,77-3' 3•E 1140,18' C22 `. 23 6184 1 .. .. J 6" WHITE OAK L4 2. N440L4E �j M Oc'S2• f� 6S .... •49 L466 IL474 N 0 L454 ro^ L473 wco M N 3 W d- N Lo C'y v S44.1��2��` L453 50' INGRESS -EGRESS EASEMENT HEREBY RESERVED L472 L462 1-463 L464 TRACT 1A 224.2908 ACRES xoom\ G01O �P NP TRACT 2E REMAINDER OF PARENT TRACT 89.8303 ACRES L465 A L43 L44 �o /-V L50 6o' L49 L51 ti TRACT 2D REMAINDER OF PARENT TRACT L58 49.4659 ACRES 57 L71 L70 L59 L69 L60 r� N L72 L68 L61 Ld� SEE SHEET 14 OF 20 MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA L378, gy�0•�,O•GO L29 L28 I \" a 6 L35 L34 � AO 0 N v 0 rn > w N w W (N 38$ L387 L386 J �38 �80 ,Vp�PF. TRACT 2F 3�5 REMAINDER OF v DATE: 5/28/03 1 SCALE: 1 "=300' 1 SHEET 18 OF 20 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL off ice0marshandlegge.com PARENT TRACT 263.2691 ACRES TH OF D Z U Val/ %N P. Duane Brown No. 001285 Q441�0011 2svav`��o4 DRAWN BY: JGB DWG NAME: id5195mrs SEE SHEET 20 OF 20 L17 TRACT 2E L REMAINDER OF L19 PARENT TRACT L20� 89.8303 ACRES L413 L24 L27 N IV U- O141- O J L409 o L408 °r° L407 w GOB O��o� L406 N w Uj 0 L404 L402 � L403 L401 L399 L400 L388 � L389 L384 L382 380 L381 L15 L14 L13 % 7 L421 L420 2 L419 6, L418 L417 PIN 87-A-15 ~ N/F MILTON K. & w BEATRICE I. APPERSON r, DB. 263 PG. 183 ZONED: RA P USE: AGRICULTURAL uO .o I IRF BY A DOUBLE 14" HICKORY L398 I i r` 0 ~ n' PIN 87-A-102 TRACT 2F I w N/F JASBO, INC. & REMAINDER OF in FRED L. GLAIZE, III PARENT TRACT I � DB. 634 PG. 499 263.2691 ACRES 7 DB. 421 PG. 606 I cu ZONED: R5 14 USE: AGRICULTURAL L416 L415 L39 SEE SHEET 13 OF 20 MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 1 SCALE: 1 "=300' 1 SHEET 19 OF 20 1 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL off ice0marshandlegge.com ACTH OF 7ZON P. Duane Brown No. 001285 JKQY 28, 2003 lAND suRv��4 DRAWN BY: JGB DWG NAME: id5195mrs PIN 86—A-218 N/F JOHN M. & LILLIAN G. LEIGHT DB. 426 PG. 121 ZONED: RA N USE: AGRICULTURAL 1" IPF S65'07'01'E 1051.81' T / 7 / / PIN 87—A-15 M / N/F/MILTON K. & BEATRICE I APPERSON DB. 263 PG. 183 w ZONED: RA o 145 USE: AGRICULTURAL N 0. zocu PIN 86—A-220 N/F WALTER F. & DAISY M. LEWIS IN DB. 238 PG. 235 !0-Q) Z/ ZONED: RA IRF USE: RESIDENTIAL / TRACT 2E REMAINDER OF PARENT TRACT 89.8303 ACRES / 0 N U- 0 w cn w w -� N U- o' o v C/L NO. VA. \ PIN 86—A-223 -• POWER CO. ESM T Uj N/F ROY S. & �, DB 231 Pg. 511�\ N MARGARET I. MADIGAN zo DB. 274 PG. 52 w N ZONED: RA HUDSON HOLLOW ROAD PIN 86—A-273C USE: AGRICULTURAL N RTE. 636 \ N/F BOBBY W. Z \ (30' PRIES. R/W) &, GLADYS E. GIBSON DB. 581 PG. 792 \ ZONED: RA \ /�" IPF L7 24" USE: AGRICULTURAL IRF L9 PIN 86—A-272 C2 N/F HOWARD L. & LORETTA D. BAILEY DB. 681 PG. 90 ZONED: RA N USE: RESIDENTIAL MINOR SUBDIVISION OF THE LAND OF JASBO, INC. AND FRED L. GLAIZE, III OPEQUON DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY DISTRICT, CLARKE COUNTY, VIRGINIA NORTH RIVER DISTRICT, WARREN COUNTY, VIRGINIA DATE: 5/28/03 1 SCALE: 1 "=300' 1 SHEET 20 OF 20 1 :DAR N63'57'34'W \ 1359.01' PIN 86—A-273B F N/F LEE E. \ CAMPBELL DB. 563 PG. 74 1 \ ZONED: RA USE: RESIDENTIAL TH OF P P. Duane Brown No. 001285 1<44�1*z y 28, 2ao, Suvvq' MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB PHONE (540) 667-0468 N FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: id5195mrs Patton Harris Rust & Assoc;<_ _ s, pc Engineers, Surveyors, Planners, Iandscape Architects 117 East Piccadilly Street, Suite 200 R+A Winchester, Virginia 22601 T 540.667.2139 PH F 540.665.0493 Transmittal To: Bernie Suchicital Organization/Company: Frederick County Planning Address: 107 N. Kent Street Telephone Number: Date: From: Project Name/Subject: Via: Quantity File # 2 sets 3 2 sets I Notes: Winchester, VA 22601 April 5, 2006 ' Ron Mislowsky Shenandoah Internal Project File #: Date Description Phase 1 Phase 1 Cover Sheet Phase 2 Phase 2 Cover Sheet Received by: Date: Transmitted ® Herewith ❑ Under separate cover Material ❑ Originals ❑ Photocopies ❑ Diskette ❑ Shop Drawings ❑ Mylar ❑ Ozalid Prints ❑ Invoice ❑ Sepia Purpose ❑ Your Use ❑ Your Files ® Approval ❑ Please Return: Corrected Prints ❑ Please Submit: Revised Prints Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly street MAR 1 2006 P Winchester, Virginia 22601 H T W.&Z.0493 Memorandum 39 F 540.665.0493 To: Berne Suchicital Organization/Company: Frederick County Planning From: Ron Mislowsky Date: February 27, 2006 Project Name/Subject: Shenandoah, Phase One and Two PHR+A Project file Number. cc: Duane Brown Elliott Totah We have attached here revised Key Maps for Phase One and Two for your review. As discussed at you office a week ago, the developer needs to provide these lots to the homebuilders in smaller sections to meet their take down schedule. If these layouts are acceptable, please let me know and we will provide copies for final signature. Please call if you have questions. �jn rt (� • �� 1, �� ; _.._ OF. __... _ T� 71 Department of Planning and Development fl!� I 6 6 January 4, 2006 Patton Harris Rust & Associates, PC Attention: Ron Mislowski 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Shenandoah: Rachel Carson Drive Landscaping Plan lst Review Dear Mr. Mislowski: I have had the opportunity to review the Landscaping Plan for Shenandoah: Rachel Carson Drive, submitted to this office on November 1, 2005. Please address the following comments: 1. On Sheet 2 of 7, according to Frederick County Zoning Ordinance Section 165-36B(1), the Shingle Oak and Winter King Hawthorn are not approved trees. Please replace this with an approved tree from the plant selection. The application seeking approval is postponed until the issues identified in this letter have been adequately addressed. 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 at (540) 665-5651. Sincerely, zzol -Bernard S. Suchicital Planner I BSSLbad cc: Dogwood Development,11800 Sunrise Valley Drive, Ste. 925, Reston, VA 20191 Attachment 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 MARSH & LEGGE LAND SURVEYORS, P.L.C. NOV 2 2 2005 560 North Loudoun Street, Winchester, VA 22601 ■ 540-667-0468 ■ Fax: 540-667-0469 ■ E-mail: office@marshandlegge.com TRMSffiITTAL COVER SHEET Date: November 22, 2005 Re: "Shenandoah" Phase 1— Section 1 TO: Mr. Mark Cheran Frederick County Planning Department 107 North Kent Street Winchester, Virginia 22601 FROM: P. Duane Brown, L.S. WE ARE ENCLOSING THE FOLLOWING ITEM: COPIES DATE DESCRIPTION 1 11-17-05 Final Plat of Subdivision of "Shenandoah" Phase 1 — Section 1 (id7298-1-1) PLEASE CHECK THE ATTACHED PLATS AND LET ME KNOW IF EVERYTHING APPEARS SATISFACTORY. AFTER ALL REVIEW AGENCIES HAVE COMMENTED ON THE PLATS, I WILL MAKE ANY REVISIONS NECESSARY AND CIRCULATE THE PLATS FOR SIGNATURE. CC: Mr. Barry Sweitxer Virginia Department of Transportation Mr. John Whitacre Frederick County Sanitation Authority Mr. Ron Mislowsky Patton, Harris, Rust & Associates Zoning Information Services, Inc. r-vr National Providers of Zoning Information Reports t, 2003 Frederick County Planning & Development Attn: Patrick Davenport 107 N. Kent Street, 0 Floor Winchester, VA 22601 REFERENCED PROPERTY: Proposed Shenandoah Development South of Intersectiion of Routes 277, 340 & 522 Dear Mr. Davenport: I would like to request the following information regarding the above -referenced property: ❑ Zoning Certification letter stating what zoning district the property is in, whether it is a permitted use or if special permitting or conditions apply, and whether it is in compliance with all local zoning regulations including parking. ❑ Any outstanding zoning code violations ❑ Copy of Zoning Map (Showing proposed development area) i• ❑ Documentation of Any special variances, permits, conditions & rezoning applications etc... that may apply Please advise me at your earliest convenience if any of these items is not available or if I should be directing any portion of my requests to another parry. I am on a strict timeline so your prompt attention to this matter is greatly appreciated. I have enclosed a check in the amount of $100.00 to cover the cost for the requested information as stated by your department. Upon completion, please forward the information to me via fax (405/701-1020) and US mail. I truly appreciate your help with this matter and look forward to your reply. Please do not hesitate to contact me at my toll free number (888/356-6323, ext. 1088) or via Email at jbutler(&2is.us with any questions or concerns you may have. Yo , Jeff 13 er Project Manager 2230 McKown Drive Norman, OK 73072 Telephone (405) 701-1097 Fax (405) 701-1020 Toll -Free (888) 356-6323 www Asms 5 October 1, 2003 Mr. Jeff Butler Zoning Information Services, Inc. 2230 McKown Drive Norman, OK 73072 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/665-6395 RE: Zoning Certification Proposed Shenandoah Development Property (s) Identification Number (PIN): 87-A 102 & 103 Zoning District: R 5 (Residential, Recreational Community District) Dear Mr. Butler: This letter is in response to your correspondence dated September 24, 2003, to the Frederick County Zoning Administrator regarding a zoning certification letter on the above -referenced properties. Research of County records show the properties to be currently zoned R-5 (Residential, Recreational Community District) under the Frederick Zoning Ordinance. Shenandoah Master Development Plan (#06- 00), was reviewed and approved by the Frederick County Board of Supervisors on November 8, 2000. There are currently no violations of the Frederick County Zoning Ordinance as of the date of this letter. I have enclosed copies of the R-5 Zoning District, and tax map with this letter. There are no other permits or applications associated with these properties. Copies of the Master Development Plan will require a Freedom of Information (FOIA) application. I also included a copy of an application in this letter. Please do not hesitate to contact me regarding any questions that you may have at (540) 665-5651. Sincerely, Mark R. Cheran Planner I MRGbah u: hnarklBuder. WPD 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY OF WARI&IN County Administrator's Office Warren County Government Center 220 North Commerce Avenue, Suite 100 Front Royal, Virginia 22630 Phone: (540) 6364M FAX: (540) 636-6066 Douglas P. Stanley County Administrator May 16, 2W3 BOARD OF JPERVISORS Chuck Maddox G.W. Clifford Associates 200 North Cameron Street Winchester, Virginia 22601 CHAIRMAN t. K. Haynes, Jr. RE. "Shenandoah"- Active Adult Resort Community North River District Amended Master Development Plan - Frederick and Clarke Counties Dear Mr. Maddox: I am writing concerning your fax dated May 16, 2003 requesting • comments on application for the "Shenandoah" development around Lake CE-CHAIRMAN Frederick. The property is located off of Route 340/ 522, just to the north and ienjamin H. Weddle Shenandoah west of the Warren and Frederick County lines. District I have reviewed the information that you submitted and have discussed the proposed development with Patrick Davenport of the Frederick County Planning Department. Since the development does not involve any construction or activity in Warren County, no permits will be Tony F. Carter Happy creek required by Warren County. District Thank you for the opportunity to provide comments. If you have any questions or would like additional information, please contact me. Sincerely, ituart L. Rudaciile South River District Dou as . Stanley, ICP ty Administrator/ Planning Director John E. Vance Fork District DPS DIVED 1y 2 3 2003 Matj 16 03 10:23a g.w. zl ifford & assoc. 540-6B-5-0493 7 P.1 GILBERT W. CLIFFORD & ASSOCIATES, INC. FACSIMILE TRANSMITTAL SHEET TO: FROM: Doug Stanley Chuck Maddox COMPANY: DATE: Warren County Planning 5/16/03 FAX NUMBER. TOTAL NO. OF PAGES INCLUDING COVER: W-636-6W 3 PHONE NUMBER SENDER'S REFERENCE NUMBER: RE: YOUR REFERENCE NUMBER Shenandoah ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE NOTES/COMMENTS: Doug, This is the letter supplied by Clarke County I spoke to you about on Wednesday. Also, attached is a small scale composite of what has been approved by Frederick County and VDOT. Prior to placing acreage plat for gross land purchase to record (dark line) Patrick Davenport (Fred Co Staff 540-665-6352) asks that you provide a letter saying you rake no exception. About 1/2 acre of the overall site lies in Warren County but is not affected by this recordation. Thank you. Chuck cc: Patrick Davenport, Frederick County Planning Duane Brown, C.L.S., .Marsh & Legge Land Surveyors, P.L.C. 0 117 E. PICCADILLY STREET, SUITE 200 WINCHESTER, VIRGINIA 22601 PHONE: (540) 667-2139 FAX: (540) 665.0493 May 16 03 10:23a g.w.rclifford & assoc. 540-665-0493 p.2 05/15/03 THU 07:51 FAX 703 620 428._ DOGWOOD DEVELOPMENT GRP � 0 002 Ma9 30 01 03:40P g.w. clifford e, assoc. 540-665-0493 p.2 CLARKE COUNTY May 30, 2001 Chuck Maddox, P.E. G.W. Clifford and Associates Inc. 117 East Piccadilly Street Winchester, Virginia 22601 RE: Shenandoah Development Permits Dear Chuck, 1 am writing this letter in regard to required permits that would be issued by Clarke County in regard to the Shenandoah Development at Double Tollgate. As you know. we have given Frederick County the authority to review and issue Erosion and Sediment permits. This would have been the only permit Clarke County would need from you or your clients. Therefore, no other permits would be required through Clarke County. i If you have any questions please contact me at 955-5132_ Respectfully, j m Russell ning Administrator niaglcorrespiinsdshcnaedvuh 2 3 Ol LC Q) O crrs,..ruco.:c?ram 7'In+, ...i."'n, i SI t s s L 12 "t s� ! �If �� 1?ngig ro +' FAA*kr rn ,rnns.ro.r. ` y 4 ara�`a . , _ "�T,. 4 :fi fSC it.1l-7Ci• [lop _ r f ,i= 1m:: -11,.Y ! 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Mislowsky, P.E., V.P. G. W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 February 8, 2002 Ref: Shenandoah U.S. Route 522/340 Improvements & Lake Frederick Drive Route 340/522 Clarke and Frederick Counties Dear Ron: JERRY A. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 This is to acknowledge receipt of your revised plans dated January 28, 2002 for the referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. Please provide one (1) sets of approved construction plans with signed seal for VDOT distribution. I offer the following comments: • A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT prior to initiation of work. Please refer to approval letter dated January 10, 2002 from Luray Residency (copy attached) for additional guidance. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. WE KEEP VIRGINIA MOVING Mr. Ronald A. Mislowsky Ref: Shenandoah ` February 8, 2002 Page #2 • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. • If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall be between the edge of pavement and the front of mailbox as shown on the VDOT Standard RFD 1 or attached sketches. • Any entrances constructed from the referenced street(s) shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with attachments. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the possibility of any pavement settlement. • A copy of any/all RECORDED PLATS of dedication to public use (the County of Frederick) for drainage easements or additional right-of-way required for implementation of this proposed project should be provided for VDOT review prior to issuance of any land use permit. • Since the roundabout rests within this approval site, we express our appreciation to your firm for your patience and willingness to perform the series of revisions to achieve final approval. Should you need additional information, do not hesitate to call. Sincer RECEIVED �L� J FEB 112002 Barry J. Sweitzer, Trans. Roadway Engi eer DEPT, OFPLANNING/DEVELOPMENT For: Steven A. Melnikoff, Transportation Engineer BJS/rf Attachments xc: Mr. W. B. Coburn, Jr., Mr. J. B. Diamond, Mr. G. C. Tudor, Mr. R. B. Childress, Mr. D. A. Heironimus, Mr. Evan Wyatt, Mr. Doug Stanley, Mr. Chuck Johnston CHARLES D. NOTTINGHAM COMMISSIONER DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 January 10, 2002 Mr. Ronald A. Mislowsky, P.E., V.P. G. W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Ref: Shenandoah: Lake Frederick Drive (Subdivision Street) Route 340/522 Frederick County Dear Ron: JERRYA. COPP RESIDENT ENGINEER TELE(540)984-5600 FAX (540) 984-5607 A VDOT review at Residency and District Offices has been completed on the revised plans dated November 29, 2001 for the referenced project. Our combined comments follow: A. The proposed left turn lane for vehicular entry to the commercial section along the south side of Lake Frederick Drive should extend at a full 12' width along the west bound lanes of said drive to a point too' west of the end of radius of Route 340/522 flare, then taper into the end of said radius. This will create a full left turn lane of 12'x390'±, with a too' taper. B. The vertical curve at P.V.I. Station 5+75 should be revised to meet VDOT design criteria for 35 mph. C. The grading sequence for the proposed roundabout should be accomplished using the illustrated typical section wherein the center point of the circle (radius point) becomes the captive control grade point and the entire area be graded down from this point (as shown on said typical section). This would very likely cause some revision to the respective roadway approach grades. No other changes as to drainage, etc. (which have already been approved) should be made to accommodate this revision. WE KEEP VIRGINIA MOVING Mr. Ron Mislowsky Ref: Shenandoah: Lake Frederick Drive (Subdivision Street) ' January 10, 2002 Page #2 D. Illumination should be provided in accordance with the following reference guidelines: • AASHTO, An Informal Guide for Roadway Lighting • AASHTO, Standard Specifications for Structural Supports for Highways Signs, Luminaries and Traffic Signals • IES RP-8: The American National Standard Practice for Roadway Lighting E. The stamped concrete portion of circle around back of CG-3 should have adequate structure under the concrete to support weight bearing of the occasional longer wheel based vehicles which would normally be part of traffic volume. When all the above comments have been addressed, please provide two copies of the revised plans to this office for VDOT review. If there are any questions, please call. Sincerely, 13 'a4w . . B r . Sweitzer Trans. Roadway Engineer For: Steven A. Melnikoff Transportation Engineer BJS/rf xc: Mr. Jim Diamond, Attention: Mr. Kelly Downs Mr. Bob Childress Mr. Dave Heironimus Mr. Evan Wyatt RECEIVED JAN 112002 DEPT OF PLANNINGIDEVE(_OPk.jPNT The Winchester Star -Shenandoah May Be 6 Months Away http://www.winchesterstar.com/thewinchesterstar/020430/Area may.asp Your ONLINE source for news and more'. • . •• •I S I Z I I I Z I i i i I I I I I 10 FZ@TT 106TH YEAR WINCHESTER, VIRGINIA APRIL 30, 2002 Area News Shenandoah May B e 6 Months Away Winchester Forecast By Tim Allen LOCAL The Winchester Star FRONT PAGNEW :PAGE AREA NEWS' _BUSINESS OBITUARIE OPINION SPORT Wind rustling in the trees, birds and crickets performing their daily symphonies, LIFE fish splashing to get a glimpse of life on land the sounds of nature at Lake Frederick belie its future. Fmclerick County #-L OT Since there has been little talk or action about the 2,130-unit Shenandoah development, some might believe the project is dead. However, the developer said FEATURES things should begin happening in about six months. SUBSCRIBE GLASsIFIEDS PLAC "There's nothing new going on. We've gotten all the approvals we need and we're CLASSIFIED s planning to get started in six months," said Ray Smith, of Dogwood Development STOCKS Group in Reston. DEAR ABBY LINKS FORUM Smith would not comment on possible plans to finance the project from another COMMUNITY group or company. CONTACT US' GUESTUOOK Shenandoah, the gated age -restricted community planned to surround Lake SEARCH THE STAR Frederick, contains 978 acres in Frederick and Clarke counties. Only about 50 acres closest to U.S. 522/340 lie in Clarke County. While the project has faced some opposition in Clarke County, it has a strong ADDITIONAL _;,backer in Frederick County. FEATURES Movie Listings TV Listingf "I've been an advocate of this project because Frederick Count needs an p J Y online Games age -restricted development. I think it would be something to serve the Comics community's older population," said Opequon District Supervisor Robert M. Crossword Puzzles Other Sager, who could potentially represent the project's 4,000 anticipated residents. News hers BYRD Sager said he believes there had been some problems with some contractors NEWSPAPERS backing out of the project, which has slowed things down. The Winchestestar DailyNews-Record "I'm hoping it's still in the works, and that there's not any problems," Sager said. Shenandoah "If it doesn't happen, I think that would be sad." Valley -Herald Cour News & One of the project's engineers, Charles E. Maddox Jr. with G.W. Clifford and The Valley Banner Associates, said Dogwood and Smith may be waiting on a better time for the housing market. 4_ "A project like this requires a massive effort," Maddox said Thursday. 1 of 3 4/30/2002 9:01 AM The Winchester Star -Shenandoah May Be 6 Months Away http://www.winchesterstar.com/thewinchesterstar/020430/Area_may.asp Win $1,000,000! �J He said he expected Dogwood to develop 400 lots initially and come back later for additional houses. www.extremelotto.complans call for as little disturbance of the natural features as possible, Maddox said. "It is designed to be a nature conservancy where people can live and enjoy nature," Maddox told The Winchester Star in 2000. "We think we can do it and actually improve nature in its own setting." Homes would be situated primarily along the ridges above Lake Frederick, the county's second-largest lake. A community center, walking trails, golf course, and a commercial center — all open to the public are also planned. Frederick County Planning Director Evan A. Wyatt confirmed the development had gotten the necessary approval in its master development plan. However, he wasn't sure if the zoning administrator granted subdivision site plan approval yet. The subdivision design plan gets administrative approval and does not require a public meeting. Because Shenandoah won't contain any dwellings in the Clarke County portion, the project will not need a rezoning before the Clarke County Board of Supervisors, Maddox said. Dogwood officials have never given any concrete cost estimates for the project. The homes should range in price from $110,000 to $300,000, according to the development group. Sager said he worries the demand for senior citizen housing might not be strong right now. "Maybe there's a message out there with the problems Autumn Glen is having," he said. "It's probably just not the right time now." Developers Fred L. Glaize III and James L. Bowman bought the land around Lake Frederick in 1971. Records with the Frederick County Commissioner of the Revenue show JASBO, a Glaize-Bowman development group, still owns the property. However, it was reported in 2000 that Dogwood Development had an option to purchase the property. Back to ToEmail this article. to a friend 2 of 3 4/30/2002 9:01 AM [101,111MMUN a am U. Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 September 17, 2001 Mr. Ronald Mislowsky G. W. Clifford & Associates, Inc. 200 N. Cameron Street Winchester, Virginia 22601 RE: Shenandoah Phase 1, Sections I and H, Subdivision Design Plan; Subdivision #17-01 Dear Ron: This letter is to confirm that the Subdivision Design Plan for Shenandoah Phase 1, Sections I and II, has been approved. Enclosed are the copies 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 property owners and the Frederick County Sanitation Authority. Additionally, a deed of dedication and an appropriate guarantee will be required prior to final plat approval. I am available to review the final plats prior to you acquiring the approval signatures. If you have any questions, please feel free to call. Sincerely, Patrick T. Davenport Zoning and Subdivision Administrator PTD/kac Enclosure uTvWAicMCommm %ubciieis= Revim,,%Sh%wWoahlShea Phase 1 SDP awvwo Revision 3.0 DRAFT FINAL NOTES TO MASTER DEVELOPMENT PLAN SHENANDOAH The undersigned owners of the property which is the subject of this Amended Master Development Plan (MDP) submission ("the developer"), provided the following notations to demonstrate compliance with the lawful requirements of the Frederick county Zoning Ordinance, and for the further description of certain aspects of the development of the property. These notes shall be included on the face of the approved plan documents, and submission of final MDPs for the development of the subject property shall be in substantial conformity with the approved preliminary plan, and these notes. 1. Project Classification The developer agrees to include in its HOA Declaration and Restrictions a provision which age restrict's the gated active adult portion of the site (everything except the Village Center and the CCRC sites) so that; "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." The HOA further must develop a system, that they are obligated to maintain, which enforces this age restriction. The enforcement system must be included in the declarations and restrictions that run with the land. 2. Mixture of housing types. (a) The developer shall construct a maximum of 2130 individual dwelling units (2.3 DU/Acre) using a mix of housing types as shown on the attached "PHASING PLAN" (Appendix'W') (b) The mix of housing types will vary due to market demand from Phase to Phase. It is intended to allow the developer the ability to establish types of housing at the time of subdivision plat approval. An amended phasing plan shall be submitted for such unit modifications. ' 3. Transportation improvements. (a) The developer shall provide access points on Routes 522/340, Rte 636 and Rte 277 generally as shown in the plan and required by approved VDOT Permit. (b) The developer will relocate the existing Virginia Department of Game and Inland Fisheries (VDGIF) entry road as shown on the plan during Phase I of the project. -5- Revision 3.0 (c) The developer shall pave with bituminous concrete the section of Route 636 between the subject property line and the presently paved section to the North, not later than the time of issuance of the 750 building permit. 4. Trails system. The developer shall construct or cause to be constructed a system of walks and re trails within the project to tie pedestrian access within the development from residential areas to certain points on the lake and to community recreation areas and commercial areas within the project, generally as located on the plan. Location and design of trails within Iff of the Lake will be as mutually agreed with VDGIF. 5. Streetlights. -StreetliL,hts of design selected by the developer and, approved by the zoning administrator, will be located at intersections and at the ends of cul de sacs. 6. Provision of water and sewer service. (a) The project shall be served by public water and sewer services. (b) The developer shall provide a wastewater treatment plant (WWTP) in the <aeneral location shown on the plan according to plans approved by the Virainia State Water Control Board and the FCSA. (c) Public water will be supplied by existing lines. Sufficient pressure will be atT'ordcd by an onsitc water storage tank. (d) All water and sewer facilities shall be completed to the satisfaction ofthe FCSA and transferred to the FCSA ownership. 7. Fire and Rescue Service. A fire: and rescue site is otTercd for a period of 5 years with 5 more years renewable if satisfactory progress is being made on site development for the fire and rescue facility. The site must be either an approximate 2 acre site in the Village Center (which is the much preferred site by the developer) or on an alternate site; elsewhere in the area, which adequately serves Shenandoah and other areas of the County. The alternate site must be offsite to Shenandoah. A one time: ��ift of $2U,000 is o[Tered to either acquire the site or build a building on the site. The County shall acquire the site within 5 years of this MDP approval. The developer shall pay the $20,000 at the time of site acquisition. The I lomeowners association shall maintain all internal street systems, including the cutting oftree canopy, to allow access to the largest fire and rescue equipment and %ehicles at all times. -6- Revision , U 8. Preservation of Lake Frederick water quality. (a) No water will be taken from the Lake to operate or maintain the onsite wastewater treatment facility. (b) The development shall incorporate the use of'Best Management Practices_ in the locations eneraliv identified on the MDP, in accordance with and to implement the recommendations contained in "An Assessment of Potential' Development Impacts on the Water Quality of Wheatlands Lake." October 1990, prepared by Thomas J. Grizzard, Ph.D., P.E. The; BMPs constructed for the project shall' be designed so as to achieve coveraae of 7501110 of the area of the property which drains into Lake Frederick. To the maximum extent that it may be possible to do upon final engineering, this percenta�gge of coverage shalt be exceeded. All BMPs shall be either of the wet or dry pond type, or other approved BMP structures as may be determined appropriate upon final engineering of- anv sub watershed within the property, and each shall be constructed in accordance with the manual entitled "Controlling Urban RunotT. A Practical Manual for Designing Urban BMPs," published by Washington Metropolitan Council of' Governments, current as of the date of' linal design. All such facilities shall be designed fora minimum stormwater detention period of forty hours, with a design classified as " i filth" with regard to the overall removal capacity, as shown in Fhaure 2.� of the aforesaid Manual. (c) Responsibility for the continuing maintenance of the BMPs to be incorporated into the project shall be assigned to the developer, -provided that the developer will eventually assign this responsibility to a homeowner-s association, or to such other appropriate entity as may be determined by Frederick County and the developer. Maintenance required hereunder shall include routine and non -routine maintenance as recommended in the aforesaid Manual, as necessary to achieve the intended purposes of the BMPs. (d) Water quality tests in Lake Frederick to detennine BMP effectiveness shall be conducted at least annually according to a schedule agreed to by the Developer and the Virginia Department ol*Game and Inland Fisheries. Such testing shall be at the developers expense, until such time as homeowners' association shall have been created, when the responsibility (or f undinu such testing shall be transferred to the said association. The results of'such testing shall be provided forthwith to Frederick County, to DGIF. to the developer, and to the homeowner's association created in accordance with these Notes. -7- Revision 3.0 (e) In order to presen•e more of the natural buffering of existing vegetation surrounding the lake, a 50 feet wide easement adjoining the VDGIF property line shall be provided in the form of a conservation and water quality easement, to be granted to the Homeowners Association (HOA) and VDGIF at the time of recordation of a final plat for each residential section of the development. No building, tree cutting, clearing or disturbance of undergrowth or existing vegetation, or anv use of the buffer area shall be permitted except with the explicit .-,ntten approval of VDGIF. (1) To provide and contain walking traffic along the lake, the developer shall build pedestrian trails appropriate to topographic conditions, connecting to .fishing, boating, and observation areas within the buffer area and the VDGIF lakeshore, in alignments acceptable to VDGIF. Such trails shall be maintained by the developer and successor IJOAs. Trails will clearly identify private property lines (public access limits). (g) In locations satisfactory to VDGIF, the developer will clear selected views to the lake through buffer areas reforesting those areas with herbaceous plants, shrubs and trees to VDGIG satisfaction. (h) The developer will build three piers -- one for the Community Center and two for the light boat launches — to VDGIF specifications. (1) Flooding easements will be provided to VDGIF on a section by section basis as plats arc recorded. 9. Access to Lake Frederick The Developer will construct two accesses to the lake for carry -ins (canoes, kavaks), as shown on the MDP. Each will have appropriate signage, parking and craft storage racks outside the conservation bufYcr, a walk path to lakeside in locations agreeable to VDGIF, and a tic -up pier, all at general locations shown on the: plan. 10. Provision of adequate monumentation. The Developer shall provide permanent monumentation at approximately 1000 foot intervals around the perimeter of the Lake, for purposes of surveying and mapping the same, and to assist in the correct location ofall boundary lines. 11. School site. Since school adze children will not reside in this project, and the remote location of the property to the urban population centers of the County_ , no school site is proposed. -8- Rcvlsion 3 U 12. Recreation Facilities The developer will provide recreation in accord with the attached schedule (Appendix " 13"). Each of these facilities will be constructed during the identified phase: of development of the community with which it is associated, and each will be turned over to its community HOA for use and maintenance under terms explicit in all home sale contracts. 13. Phasing (a) Each phase is one near of development. "Building permits not granted in any previous phases may be carried over so long as the cumulative total of authorized phases are not exceeded. (b) Phase one development shall include the wastewater treatment plant, the entrance on US Rue 340/522, the main gate house facility and the; relocation of the Lake access road. 4 (c) Public water and sewer lines will be extended into each phase on an as - needed basis. (d) The entrance to the subject property t corn State Route 636 shall be constructed not later than before the 750 unit building permit of the development of the subject property, and shall be utilized for construction access until phase 3, when it will be opened for public access. (e) The entrance to the subject property from State Route 277, shall be constructed not later than before the 1200 unit building permit of the development cif the subject property, and shall be utilized for construction access until phase 6, when it will be opened fir public access. (f) Disturbance and improvements in future phase areas will be required to implement this plan due to the need for grading, utilities, roadways, the substantial number of storm management ponds to protect water quality in Lake Frederick and the like. This work will be allowed upon plan approval by the County. 14. Homeowners' Association (11OA). (a) The developer shall cause to be created one or more homeowners' associations within the project to perform the functions common to such associations. includinu, but not limited to, (i) Operation of a community center and Tennis Center. (ii ) Maintenance ofcommon areas. -9- Revision 3.0 ' (iii) Maintenance of Best Management Practices Facilities, subject to the provisions of §16 hereof. (iv) Maintenance of trails. (v) Maintenance of street lights. (vi) Maintenance of the recreation areas (vii) Maintenance of Roadway system (b) The HOA is empowered and required to project vegetative screening and open space trees, as well as all common area plantings, such as street trees. Pruning of trees will be a requirement of the HOA, from time to time, to allow proper"access by all emergency and service vehicles. 15. Village -Center The developer agrees to submit a Master Development Plan, in accordance with Frederick County Zoning Ordinance requirements, for approval prior to implementation. This Master Development Plan will be in addition to the Master Plan for which these notes apply for the overall project. This will insure a public process including votes by the Planning Commission and Board occur prior to implementation. A -10- COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 September 4, 2001 Mr. Ronald A. Mislowsky, Jr., P.E. Gilbert W. Clifford and Associates, Inc. 200 N. Cameron Street Winchester, Virginia 22601 Re: Subdivision Comments - Shenandoah - Phase I Frederick County, Virginia Dear Ron: Upon review of the revised subdivision plan dated July 23, 2001, all of our previous comments have been addressed. Therefore, we recommend approval of the subject subdivision plan. Prior to submission of a land disturbance permit, a pre -construction meeting is required with the owner, contractor, applicable review agencies, D.G.I.F. and your office to discuss all erosion and sediment control issues and stormwater run-off management during construction. If you have any questions, do not hesitate to contact me. Sincerely, o! C. Wilder Civil Engineer cc: Patrick Davenport, Frederick County Zoning Administrator file 107 North Kent Street o Winchester, Virginia 22601-5006 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality September 4, 2001 Patrick Davenport Frederick County Planning 107 N. Kent Street Winchester, VA 22601 RE: Shenandoah -Phase 1 Dear Patrick, I've attached the revised plan sheets you requested, without the set backs shown. approvals. We have all but Public Works. I expect to get that one on Tuesday, in a position to approve the subdivision design plans. Please call if you have questions. Regards, gilbert w. clifford & associates, inc. ,(M ald A. Mislowsky, P.E., �VP Board of Directors: President: Thomas J. O'Toole, P.E. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A Mislowsky, P.E. David J. Saunders, P.E. Directors: William L. Wright Michael A Hammer Thomas W. Price I've also enclosed the agency 4 September. We will then be VjECENED SEE 0 4 2001 ,EF7. OF PIAWNGIDEVELOPMEN1 117 Fast Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 a -mail gwcliffgmnsinc.com Member American Consulting Engineers Council Fal isnurum iIlia REQUEST FOR SUBDIVISION COMMENTS Frederick County Sanitation Authority Attn: Engineer Director P.O. Boa 1877 Winchester, VA 22604 (540) 868-1061 The Frederick County Sanitation Authority is located at 315 Tasker Road in Stephens City, Virginia, if you prefer to hand deliver this review. Applicant's name, address and phone number: Gilbert W. Clifford & Associates, Inc. c/o Ronald A. Mislowsky 200 N. Cameron Street Winchester, VA 22601 Name of development and/or description of the request: Shenandoah — Phase 1 Location: Lake Frederick, on the west side of US Route 522, south of Route 277 Sanitation Authority Comments: %7'/� it ice` I �t i . j — .�i� /J �Y L y.=�J �,� 5 !Y• .� . c-..� — Sanitation Authority Signature and Date:' (NOTICE TO SANITATION AUTHORITY -,PLEASE RETURN THIS FORM TO APPLICANT) NOITCE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy your application form, location map, and all other pertinent information. RECEIVED _� 0 4 ?��1 iI ''AT "�. GYL111Y��IIVU�UCVLLU �': -� vs o REQUEST FOR SUBDIVISION COMMENTS o Frederick County Inspections Department ' o Attn: Building Ofificial 107 North Kent Street Winchester, VA 22601 (540) 665-5650 The Frederick County Inspections Department is located at 107 North Kent Street, 0 Floor of the County Administration Building in Wnhchester, if you prefer to hand deliver this review. Applicant's name, address and phone number: Gilbert W. Clifford & Associates, Inc. clo Ronald A Mslowsky 200 N. Cameron Street Winchester, VA 22601 Name of development and/or description of the request: Shenandoah — Phase 1 Location: Lake Frederick, on the west side of US Route 522, south of Route 277 Inspection Department Comments: Cmuents are on _the back -of -this foim Code Administrator Signature & Date: (NOTICE TO INSPECTIONS DEPL I 49E RETURN THIS Wpm It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy your application form, location map and all other pertinent information. Fieldl : COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No. SDO1-0004R Date Received 6/25/01 Date Reviewed 7/11/01 Applicant G.W.Clifford & Associates Address 117 E.Piccadilly Street Winchester, Va. 22601 Project Name Shenandoah Phase 1 Phone No. 540-667-2139 Type of Application Subdivision Current Zoning 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictOpequon Tax I.D. No. 87-A-103 RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System XX Automatic Fire Alarm System Other REQUIREMENTS Emergency Vehicle Access Adequate XX Inadequate Not Identified Fire Lanes Required Yes XX No Comments Approved "Fire Lane No Parking" markings and signage at all fire hydrants and Fire Department Connections. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes XX No Comments Buildings in the Amenities area not clearly defined, additional fire hydrahydmiosbuagc�dnau46fbddpfiaystems and distance requirements. Hydrant Locations Adequate XX Inadequate Not Identified Siamese Location Adequate XX Inadequate Not Identified Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signature Titiex�k COUNTY of FREDERICK Parks and Recreation Department James M. Doran, Director 540-665-5678 FAX: 540-665-9687 MEMO To: Ron Mislowsky, G.W. Clifford & Associates From: Matthew G. Hott, Supt. of Parks Subject: Shenandoah Phase I Date: July 13, 2001 Hiker/Biker Trail: The Parks and Recreation Department would recommend that a typical Hiker/Biker Trail detail be provided on the plans, not only for a 10' trail, but an 8' trail as well. The staff would also recommend that VDOT specifications be used for construction of the Hiker/Biker Trail. In addition, the developer should give consideration to the protection of the trail integrity from the root systems of the proposed tree plantings in the 4' section of soil between the roadway and the Hiker/Biker Trail. Natural Trails: The construction of these "Natural Trails" should be constructed in a manner and use of materials that will ensure a stable surface. These trails would also need to be constructed so maintenance of the facility can be performed. copy: Patrick Davenport, FC Planning Dept. MGH/sm 107 North Kent Street Winchester, VA 22601 %_'u ®TWEAI,T'I� ®f VIRGIl�TIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE CHARLES D. NOTTINGHAM EDINBURG, VA 22824 JERRY A. COPP COMMISSIONER August 30, 2001 RESIDENT ENER 4-56 FAX (540) 984-5607 Mr. Ronald A. Mislowsky, P.E., V.P. Ref. Shenandoah c/o G.W. Clifford & Associates, Inc. US 340/522 Improvements 117 E. Piccadilly Street, Suite 200 & Lake Frederick Drive Winchester, VA 22601 Clarke, Warren, & Frederick Counties Dear Ron: The Edinburg Residency Office has reviewed the revised plan dated July 12, 2001 for the above referenced project. Our comments follow and are shown in red on plan sheet 5 of 7 (Lake Frederick Drive). Reference is made to the attached Luray Residency Office comment letter from Mr. R.B. Childress dated August 23, 2001 to Mr. Chuck E. Maddox, Jr. In that letter under subtitle Lake Frederick Drive, the items covered therein are and become part of the concerns of this office. We have these additional concerns: The 25' radius approaching the LTL for the proposed commercial entrance at 5+76.10 should be flattened to the extent practical to remove the abrupt angle of transition onto the LTL. There appears to be a need to provide a geometric control for construction of the proposed traffic lanes adjacent to the base centerline? The proposed grade line should be adjusted downward at the crest vertical curve at station 5+85.20. The vertical stopping sight distance of 163.22 appears to be adequate for 25 MPH design. Given the short distance between Route 522 intersection and the commercial access entrance and the FHWA maximum 25 MPH approach speed for the proposed roundabout, it appears unrealistic to propose a higher rate of speed for Lake Frederick Drive. As we have provided your office with copies of several options for Roundabouts excerpted from FHWA Information Guide, we look forward to providing our Traffic Engineering personnel and Central Office panel with a preliminary plan for their review. WE KEEP VIRGINIA MOVING it Mr. Ronald A. Mislowsky, P.E., V.P. August 30, 2001 Page #2 • Special care should be exercised to revise and update your detail sketches of pertinent VDOT standards as suggested in all review comments. An expression of appreciation to VDOT professionals who have given their comments throughout this study, and the patient response of your office to the multitude of impacts on VDOT facilities. Please incorporate all VDOT comments into a revised plan and submit for review. If there are any questions, please call (540) 984-5600. Sinceretoadway • Barry J. Sweitzer, Trans. Enginee For: Steven A. Melnikoff, Roadway Engineer BJS/bw Attachments cy: Dave Heironimus Chuck Maddox Evan Wyatt R.B. Childress Mr. W.B. Coburn Mr. J.B. Diamond, Attn: Mr. K.B. Downs Mr. T.L. Jackson, Attn: Mr. G.C. Tudor RECEIVED SEP 0 4 2001 'PT. OF PLANNINGTEVELOPMENT Prepared by the Department of Game and Inland Fisheries P. O. Box 11104 Richmond, VA 23230 Exempt from recordation taxes Imposed by §58.1-807 of the Code of Virginia by virtue of §58.1-811E of said Code, and exempt from payment of any Clerk's fee by virtue of §17.1-266 of the Code of Virginia. MEMORANDUM OF AGREEMENT THIS AGREEMENT dated July 19th, 2001, by and between THE COMMONWEALTH OF VIRGINIA, DEPARTMENT OF GAME AND INLAND FISHERIES, (the "Department"), and Dogwood Development Group LLC, a Delaware corporation, its successors and assigns, (the "Company"), and JasBo, Inc., a Virginia corporation, and Fred L. Glalze, III, ("JasBo and Glaize"). WITNESSETH: WHEREAS, the Department and the Board of Game and Inland Fisheries (the "Board"), pursuant to the provisions of §29.1-100, et seq. of the Code of Virginia, have the mission to manage Virginia's wildlife and inland fish to maintain optimum populations of all species to serve the needs of the Commonwealth; to provide opportunity for all to enjoy wildlife, inland fish, boating, and related outdoor recreation; and to promote safety for persons and property in connection with boating, hunting, and fishing; and WHEREAS, the Board owns a public fishing lake in Frederick County known as Lake Frederick ("Lake Frederick"), a fifty -foot horizontal width strip of land surrounding the water line of Lake Frederick (the "State Buffer"), and an additional parcel of land which contains the dam, a public parking area, a landing area and boat ramp, and a public fishing area (the "Landing Area") all of which are depicted, along with other relevant information, on Attachment A; and WHEREAS, the Company is the contract purchaser from JasBo and Glaize of land surrounding the Board's Lake Frederick land which the Company desires to develop into 1 w t a residential community. referred to as the Shenandoah development and which is shown on Attachment A (the Property). Jasbo and Glaize enter this Agreement for reasons set forth in Paragraph 29 below; and WHEREAS, the Company plans to establish a Homeowners Association with a membership of all lot owners in the Shenandoah development; and WHEREAS, Lake Frederick is a valuable amenity to the citizens of Virginia, and will be a valuable amenity to those who will live in the Shenandoah development; and WHEREAS, the Department and the Company wish to work together to accomplish their goals and to protect Lake Frederick; and WHEREAS, the Company and the Department realize that the process of development, and the permanent increase in impervious areas which will result, must be carefully managed to avoid causing water quality and siltation problems in Lake Frederick; and WHEREAS, the Department and the Company wish to cooperate and coordinate with each other to protect the water quality, scenic beauty and natural amenities of Lake Frederick and its surrounding area as the Shenandoah development is built and thereafter; and WHEREAS, the Board owns a Public Access Road with a 50-foot right-of-way (the "Public Access Road") connecting U.S. Route 522/340 to the Landing Area; and WHEREAS, the Company desires to acquire the Department's Public Access Road in exchange for a new public access road with a 50-foot (minimum) right-of-way the ("New Public Access Road") connecting U.S. Route 522/340 to the Landing Area and other consideration; NOW, THEREFORE, for and in consideration of the foregoing, the Department, 2 subject to ratification by the Board, and the Company hereby agree as follows: 1. Lake Protection and Water Quality Management: Prior to beginning construction of the New Public Access Road, the Company shall provide the Department with a survey of Lake Frederick's current depth, and a calculation of the historic annual average rate of siltation accumulation. The Department and the Company agree promptly to develop a water quality management plan to control water quality impacts to Lake Frederick resulting from the development of Shenandoah. This water quality management plan will be developed and agreed upon by the aforementioned parties before start of the construction of the New Public Access Road and will address the following in connection with the Shenandoah Development: A. Erosion and sediment control plan B. Stormwater management plan to include nutrient traps C. Mitigation of silt build-up in the lake beyond the normal rate of siltation D. Monthly monitoring and reporting to the Department levels of fecal coliform, dissolved oxygen, temperature profile, turbidity, secci disk readings, and pH, and, twice yearly, a report on levels of chlorophyll -A. An additional monitoring report shall be made within three days of any Major Storm Event and delivered promptly to the Department thereafter. For purposes of this Agreement, Major Storm Event shall mean two inches or more of rainfall within the water shed of Lake Frederick which occurs in any 24-hour period. Water quality monitoring and reporting to the Department by the Company will cease six months after all areas of land disturbance have been stabilized. K E. Dredging. If, as a result of construction activity by the Company, the average depth of Lake Frederick decreases more than one foot,i or if mud banks appear in the Lake, the Department may determine that dredging is necessary. If the Department determines dredging is necessary, it shall notify the Company of that determination and the parties shall enter an agreement which shall include an obligation upon the company to undertake the dredging project, at its cost, and a definition of the scope, means and methods of the dredging project. The Department shall make the Landing Area and its portion of the New Public Access Road available for use in the dredging project. The Company's dredging obligation hereunder will cease six months after all areas of land disturbance have been stabilized. 2. Conservation Easement Area: The Company will convey an open -space easement to the Board over a Conservation Easement Area which shall be an area of land extending 50 feet from the Board's property line, except no such easement shall be imposed at or around the dam at the south end of the lake where Department ownership exceeds 100 feet. The Company will provide the Department with an exhibit, in recordable form, to delineate the Conservation Easement Area. In addition, the Department's Regional Fisheries Manager may designate certain points (not to exceed a total of 15) at the outer boundary of the Conservation Easement Area where survey markers are to be placed. The Company shall promptly locate those points and shall Install survey pins to memorialize those points. 3. Floodwav Easements: The Company will provide the Department with floodway easements (a) to provide for rising water in the lake to elevation 629, based on USUGS datum, the elevation one foot over the PMF (Probable Maximum Flood) level and (b) to prevent development downstream of the Lake Frederick Dam in the area owned by the Company which would be at risk in the event of a dam failure, except for the 1 For purposes of this Agreement, any decrease in the depth of Lake Frederick shall be calculated 4 improvements shown on Attachment A. The Company agrees that it will not build habitable structures within the floodway easement area. The Company will provide the Department with an exhibit in recordable form to delineate the floodway easement. 4. Hardwood Conversion CorrWors: The Department agrees to allow the selective removal of evergreen trees from the State Buffer, and from the Conservation Easement Area, provided such work is pursuant to a plan approved by the Department before the work begins, such work is done with minimal soil disturbance within 100 feet of Lake Frederick, and no earth disturbing vehicles are allowed within such area. Specific locations of the hardwood conversion corridors and selection of the type of trees to be planted will be determined in the field by representatives of both parties and will be depicted on plans that must be approved and signed by both the Department and the Company. The Shenandoah Homeowners Association ("HOA") and the purchasers of lots which adjoin the Conservation Easement Area will be furnished a copy of the Department's publication entitled Shoreline Management Objectives for the Virginia Department of Game and Inland Fisheries' Department -Owned Lakes, included in this Agreement as Attachment 5. Land Exchange: The Board and the Company will enter into a contract to effect the following exchange of land after receiving the approval of the United States Department of the Interior, if necessary, for conversion of land developed with funds from the Land and Water Conservation Fund Act: A. The Board will convey the existing Department Public Access Road to the Company, and the Company will convey the New Public Access Road, each as shown on Exhibit A-1, to the Board. The New Department Public Access Road will intersect a New Public Road To Be Owned and Maintained by VDOT (Lake Frederick Drive) at the traffic circle shown on Exhibit A-1 and will extend to the Landing Area. as the decrease from the yearly average rate of siltation accumulation. 5 B. The land exchange will meet the following criteria: (1) All land exchanges will be subject to approval of the Board of Game and Inland Fisheries, pursuant to §29.1-103 of the Code of Virginia, and the Governor, pursuant to §2.1-504.2 of the Code of Virginia. (2) Land conveyed to the Department will be of equal or greater value than the land conveyed to the Company. (3) The Company will construct the New Public Access Road to Virginia Department of Transportation (VDOT) Subdivision Street Requirements, so it will be eligible for inclusion in the VDOT Secondary Road System and for maintenance by VDOT. (4) The Company will secure all necessary approvals, including approval from VDOT to include the New Public Access Road in the VDOT Secondary Road System. (5) The Company will pay for the construction of the New Public Access Road, its acceptance into the Secondary Road System, and for costs incurred by the Department associated with the land exchange. (6) The Company will install underground sewer, water, electric and telephone utilities to serve the Landing Area according to the plans and specifications approved by the Department. The location of such utilities within the right-of-way of the New Public Access Road will be approved by VDOT. These utilities will be installed at no cost to the Department. 6. Property Enhancementsand I,Inpfgvements: The Department and the Company agree that the Company will construct, according to plans and locations approved by the Department, the following improvements, most of which will be on Board property or on the Conservation Easement Area: U A. DGIF Public Parking Area: The Company will increase the size of the existing public parking area as shown on Attachment A and according -to plans approved by the Department. The Department will provide design specifications and will approve final plans for parking area improvements. Improvements will be at no cost to the Department. B. Restrooms and Concessions: The Company will construct public restrooms and a concession facility on the Landing Area in the location generally as shown on Attachment A. The Company will design for approval by the Department the public restrooms and concession facilities containing not more than a total of 1,000 square feet of floor area. The Department will remove the existing concession building. The Company shall provide utility service to the concession area. C. Trails and Access Facilities: The Company will construct the following trails and access facilities: (1) Woodland and lakeside trails (2) Wefland and nature trails from the Village Center down and into the wetlands on property owned by both parties along Crooked Run. These nature trails will be open to the public and will be accessible from the Department's parking area. (3) Boardwalks (4) Footbridges (5) Public fishing pier (1) (6) Boat access sites with courtesy piers (2) The foregoing facilities shall -be constructed to meet the Department standards. The parties agree that the public shall have the right -of -access to and use of such of the foregoing facilities as are located on or within the Department's property and the Conservation Easement Area, and those trails, boardwalks and foot paths shown on Attachment A and located between the Village Center, Crooked Run and the Department Parking Area. In addition, the Department, its employees, invitees, and assigns (AKA the Fi public) shall have unrestricted access to trails, boardwalks, and footpaths located on or within the Department's property and the Conservation Easement Area that can be accessed by watercraft. The Regional Fisheries Manager will approve the exact location of these facilities on behalf of the Department. 7. Requirements. ApproKal of Plans, Approval of Location: All improvements will be constructed and operated in accordance with state and local requirements and regulations and according to Department specifications. Before authorizing any construction on the Department's property, or the Conservation Easement Area, the Company shall submit its plans, drawings, proposed materials, and methods of construction to the Department for approval by its Office of Capital Programs (OCP). The Department will inspect construction work for compliance with Department and state standards and requirements and such inspection shall be by the OCP. The exact location of the public improvements will be mutually determined in the field by representatives of both parties and will be depicted on plans that are approved and signed by both OCP and the Company. 8. Operating Agreement: The Company and the Department shall negotiate in good faith to enter an annual agreement to provide for the operation of the concession and to provide year-round restrooms availability and year-round trash removal service, seasonal boat rental service and such other services as to which the parties may agree. This Agreement shall require operation of the foregoing facilities in accordance with the Department standards and requirements. This Agreement further shall require no payment of rent or fees to the Department and shall be subject to termination by either party upon a ninety -day prior written notice. 9. Maintenance of, QeRarhmentls Public Facilities: The Department and the N Company 'recognize the Company's need to assure that all properties within the Shenandoah development, including those owned or controlled by the Department, shall be maintained in a high -quality, pleasing manner consistent with the Shenandoah residential development. To address that concern, the Company and the Department shall enter a Maintenance Agreement by which the Company shall have the right, at its expense, for the term of the Maintenance Agreement and to the extent that the parties shall agree, to maintain specifically designated areas which may include the landing area, the Departments public parking area, the trails, boardwalks, foot bridges, public fishing piers, and boat access sites, courtesy piers and wetland trails. The Maintenance Agreement shall address areas where it shall be permitted to cut weeds and brush, as well as maintenance of the access road and parking lot surfaces, including parking barriers and bollards, maintenance of drainage ditches, maintaining and cleaning out stormwater and sedimentation basins and. traps as needed, mowing the grass at established public access points, collection and removal of trash and garbage, removal of debris and other routine maintenance necessary for safe public use and enjoyment of Lake Frederick and the development of such maintenance agreement shall be based upon the objectives already established in the Department's Shoreline Management Objectives for the Virginia Department of Game and Inland Fisheries' Department -Owned Lakes, included in this Agreement as Attachment B. This right to maintain the Department's public facilities pursuant to the Maintenance Agreement shall exist notwithstanding a failure of the parties to enter an Operation Agreement as provided in Section 8 above. A separate agreement by the parties shall be required with respect to maintenance of the restrooms and concession as provided in paragraph 8 above. 10. Costs: The Company will pay all the costs of carrying out the provisions of this Agreement except that the Department will pay its own legal costs and the salaries of its employees. 11. TimeLine: The parties will accomplish the performance of their obligations under this Agreement according to the following schedule: ! Current -depth survey of Lake Frederick Maintenance Agreement Water Quality Management Plan Erosion and Sediment Control Plan, in phases associated with construction Stormwater Management Plan Conveyance of open -space easement for Conservation Easement Area Prior to construction of the New Public Access Road Prior to April, 2002 Prior to construction of the New Public Access Road Prior to commencement of construction of each phase of the Shenandoah development Prior to commencement of construction of the Shenandoah development Prior to or concurrent with land exchange Conveyance of open -space easement for Prior to or concurrent with land floodway area under elevation 629 of each exchange phase of the above dam and open -space easement for PMF floodway area below dam, with plat in recordable form Approve land exchange contract Complete land exchange Complete construction of New Public Access Road, prior to acceptance into VDOT Secondary Road Install utility lines Resurface existing Department Old Public Parking Area October 31, 2001 Upon completion of the New Public Access Road ready for approval by Virginia Department of Transportation and the Department Before closing the Public Access Road Before completion of new concession facility Before closing the Public Access Road 10 Restrooms and Concession, New Public Parking Area Before 500 homes have been sold Trails and Access Facilities Before beginning the sale of lots in the next phase of the Shenandoah development 12. Coordination of Access During Construction and Prior to Completion of Land Exchange: Prior to closing on the exchange of land, Company shall construct the New Public Access Road and shall make access practically available by the public to the Landing Area while construction is ongoing. During construction of Company's project and until completion of the Land Exchange, the Company shall have the right to cross the Public Access Road as necessary to construct the internal roadway system and as necessary to tie in the New Public Access Road to the Landing Area. The Company shall not use the Public Access Road as the access for construction of the Shenandoah development. 13. Homeowners Association: The Company will establish a homeowners association (the "Homeowners Association") which will consist of all property owners in the Shenandoah development and which will have the power to assess dues and assessments which, if unpaid, will become a lien on the real estate of the nonpaying homeowner. The Department will allow the Company to transfer the Company's maintenance rights and obligations to the Homeowners Association provided the Department determines that the Homeowners Association has the. capability to carry out the provision of the Company's maintenance rights and obligations. 14. Public Access to Lake Frederick: Public vehicular access to Lake Frederick and parking will be through the Landing Area. Public access to public improvements to be located in the Lake, on the State Buffer or on the Conservation 11 Easement Area will be pedestrian from trails or by water. The general public and the Shenandoah residents will have the right to use these improvements. The Department will post at the Landing Area public -use regulations for the use of these public areas. No public access will be allowed into the private Shenandoah community. The Company will post the landside boundary of the Conservation Easement Area to prevent public access into the private Shenandoah community. 15. Future Capital improvements, Capital improvement projects planned by the Department for Lake Frederick after completing the initial construction contemplated by this Agreement will be carried out by the Department at its sole expense. 16. Department Consents and Appr�ovals: The Department hereby delegates to the Department's Regional Fisheries Manager the authority to provide the Consents and Approvals on behalf of the Department as provided in this Agreement, unless such Consents and Approvals are specified in this Agreement to be made by individuals other than the Regional Fisheries Manager. In recognition of the phased development of the Shenandoah development and the need to coordinate and to provide Consents and Approvals on a timely basis, the Department agrees that its Consents and Approvals shall not be withheld, delayed or conditioned without good reason and, further, that any request to the Regional Fisheries Manager for Consents and Approvals by the Regional Fisheries Manager shall be deemed to have been given if no response is made to such request within thirty days from the date such request is received by the Regional Fisheries Manager. The Department acknowledges that time is of the essence. It will make every reasonable effort to obtain and deliver timely approvals on all matters pertaining to this Agreement, including those requiring external consensus. 17. Bond: The Company agrees to fumish the Department a bond in the 12 amount of $1,000,000, satisfactory to Department approval guaranteeing performance of the terms of this Agreement, such Bond to expire when the Board determines that all terms of this Agreement have been met. 18. indemnification: The Company agrees to indemnify, defend and hold harmless the Board, the Department, their agents, officers and employees, from and against any and all damage, claim, liability or loss, including reasonable attorneys' and other fees, arising out of the Company's performance under this Agreement. 19. Entire Agreement: - This Agreement embodies the entire Agreement between the parties relative to the subject matter hereof, and there are no oral or parol agreements existing between the parties concerning the subject matter hereof which are not expressly set forth and covered hereby. 20. Headings: The headings contained in this Agreement are for reference purposes only and shall not in any way affect the meaning or interpretation of this Agreement. 21. Interpretation: Whenever the context hereof shall so require, the singular shall include the plural, the neuter gender shall include the male and female genders, and vice versa. 22. Notices: Any notice required or permitted for the purposes of this Agreement shall be deemed given when personally delivered or when mailed by certified mail in the United States mail, postage prepaid, addressed to the party to whom such notice is given, at the address for such party set forth hereunder, or such other address as the party may provide to the other in writing prior to the giving of such notice: If to the Company: Manager 13 Dogwood Development Group, LLC 11800 Sunrise Valley Drive, Suite 925 Reston, VA 20191 President Shenandoah Homeowners Association If to the Department: Real Property Manager Department of Game & Inland Fisheries 4010 West Broad Street Richmond, VA 23230 Regional Fisheries Manager Department of Game & Inland Fisheries P. O. Box 996 Verona, VA 24482 22. Counteraarts: This Agreement may be executed in several counterparts, each of which shall constitute an original, and all of which shall constitute but one and the same agreement. 23. Additional Acts: Except as otherwise provided herein, in addition to the acts or deeds recited herein and contemplated to be performed, executed and/or delivered by either party, the parties hereto agree to perform, execute and/or deliver or cause to be performed, executed and/or delivered any and such further acts, deeds and assurances that either party may reasonably require to consummate the transaction contemplated hereby. Included, by way of illustration and not limitation, shall be the Department's obligation to consent to rezoning of the Public Access Road in conjunction with the Company's application currently pending before Clarke County, as well as grant of drainage, grading and construction'easements necessary for construction of each phase of the Company's stormwater detention facilities. 24. Severability: In the event any one or more of the provisions contained in this Agreement shall for any reason be held to be invalid, illegal or unenforceable in any 14 respect, such invalidity, illegality or unenforceability shall not affect any other provision hereof, and this Agreement shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein. 25. finding Agreement: This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors and assigns. 26. Governing Law: This Agreement shall be governed by the laws of the Commonwealth of Virginia. 27. Assignment: The Company shall be permitted to assign this Agreement in whole or in part to any Purchaser and to the Homeowners Association referred to in paragraph 13 provided, however, that (1) the Assignee expressly assumes all obligations of the Seller hereunder; and (11) the Department provides its consent to the Assignment, which consent shall not be unreasonably withheld, conditioned or delayed. 28. Term: The term of this Agreement shall be for twenty (20) years until July 31, 2021. It shall thereafter continue from year to year until either party gives a 180-day notice of termination, which termination shall not take effect sooner than 180 days after such notice is given. 29. JasBo and Glaize will hold a Deed of Trust on the Property after the Company purchases the Property. If they regain control of the Property pursuant to the Deed of Trust or otherwise, they agree to carry out this Agreement and, should they again sell the Property, to require their purchaser to agree to cant' it out. They further acknowledge and consent to the terms of the Agreement and confirm that they will provide such releases, consents or other approvals as may be required to effect the provisions of this Agreement. 15 IN WITNESS WHEREOF, the parties have executed or caused this Agreement to be executed by their authorized officers as of the date first above written. THE VIRGINIA DEPARTMENT OF GAME AND INLAND FISHERIES Director COMMONWEALTH JDF VIRGINIA CITY/COUNTY OF',.to-wit: The foregoing instrument was acknowledged before me this day of 2001 by William L. Woodfin, Jr., Director of the VirgOia Department of 06me avid Inland Fisheries. 4a1 Notary Public My commission expires .3 " :P 0a3 Dogwood Development Group, LLC Manager ` STATE OF VI lt& CITY/GGUNTY to -wit: The foregoing instrumqt was acknowledged before rr 2001 by , of Dogwood Development Grou C. _ My commission JasBo, Inc. Pr ' ent STATE OF Virginia, at large CITY/90WIM OF Winchester , to -wit: The foregoing instrument was acknowledged before me this 5th September , 2001 by James L. Bowman President Jasl3o, Inc. *tary is My commission expires: 12/31/04 Fred L. Glaize, III STATE OF VIRGINIA, .AT LARGE CITY/0019NPW OF Winchester , to -wit: day of of The foregoing instrument was acknowledged before me this 5th day of September , 2001 by Fred L. Glaize, II otary blic My commission expires: 12/31/04 Office of the Attorney General Approved as to form: "Z1 .. Senior Assistant Attorney General 17 SHORELINE MANAGEMENT OBJECTIVES FOR THE VIRGINIA DEPARTMENT OF GAME AND INLAND FISHERIES' DEPARTMENT -OWNED or CONTROLLED LAKES I. INTRODUCTION A. Mission of the Virginia Department of Game and Inland Fisheries To manage Virginia's wildlife and inland fish to maintain optimum populations of all species to serve the needs of the Commonwealth; to provide opportunity for all to enjoy wildlife, inland fish, boating and related outdoor recreation; to promote safety for persons and property in connection with boating, hunting and fishing. B. General The Virginia Department of Game and Inland Fisheries (VDGIF) owns the public land surrounding lakes. While the land surrounding VDGIF lakes is often referred to as "buffer zones" it remains in the fee ownership of the Department and may not be utilized for exclusive private gu,lposes. Ownership of adjacent land does not convey any rights to the use of adjoining_ public land that the public does not have. Shorelines are allocated for public recreational use and as such, may be developed in the future for recreational trails that are open to the public or to meet wildlife management objectives. C. Background Since the 1930s, the Department has controlled the operations of certain public fishing lakes. With an increase in unauthorized private use of land that is part of the lake property, a need to establish policy and guidelines is realized. Among common problems that jeopardize the integrity of shoreline natural areas are grazing, pier construction, lawn/garden development, open/cut shorelines, and water withdrawals (to name a few). The Department's goal is to provide public awareness of the need to protect shorelines through the establishment of a management plan and through positive public information. H. BACKGROUND AND AUTHORITY A. Background The Shoreline Management Plan establishes policy and furnishes guidelines in the following areas 1. protection and conservation of desirable environmental characteristics of public lakes; Attachment B Memorandum of Agreement DGIF/Dogwood Development 2. effective management of shoreline and lake resources; 3. types of private uses and activities that may be permitted on public land; 4. restoration of shoreline where degradation has occurred because of illegal and unauthorized activities; and 5. clarification pertaining to legal actions and remedies for encroachment and trespass. B. Future Rules, Regulations, Legislation and Policies. The objectives identified in this plan incorporate any future legislation, regulations, operating memoranda, state and federal laws and regulations, or policies pertinent to the Virginia Department of Game and Inland Fisheries. C. Authority 1. "Authority is under § 18.2-140 of the Code of Virginia, entitled Destruction of trees, shrubs, etc. as follows: It shall be unlawful for any person to pick, pull, pull up, tear, tear up, dig, dig up, cut, break, injure, burn, or destroy, in whole or in part, any tree, shrub, vine, plant, flower, or turf found, growing or being upon the land of another, or upon any land reserved set aside, or maintained by the Commonwealth as a public park, or as a refuge or sanctuary for wild animals, birds or fish without having previously obtained the permission in writing of such other or his agent or of the superintendent or custodian of such park, refuge or sanctuary so to do, unless the same be done under the personal direction of such owner, his agent, tenant or lessee or superintendent or custodian of such park, refuge or sanctuary. Any person violating this section shall be guilty of a Class 3 misdemeanor; provided, however, that the approval of the owner, his agent, tenant or lessee, or the superintendent or custodian of such park or sanctuary afterwards given in writing or in open court shall be a bar to further prosecution or suit." 2. "§ 18.2-119 Trespass after having been forbidden to do so; penalties If any person'without authority of law goes upon or remains upon the lands, buildings or premises of another, or any portion or area thereof, after having been forbidden to do so, either orally or in writing, by the owner, lessee, custodian or other person lawfully in charge thereof, or after having been forbidden to do so by a sign or signs posted by such persons or by the holder of any easement or other right-of-way authorized by the instrument creating such interest to post such signs on such lands, structures, premises or portion or area thereof at a place or places where it or they may be reasonably seen, or if any person, whether he is the owner, tenant or otherwise entitled to the use of such land, building or premises, goes upon, or remains upon such land, building or premises after having been prohibited from doing so by a court of competent jurisdiction by an order issued Attachment B Memorandum of Agreement DGIF/Dogwood Development pursuant to § § 16.1-253, 16.1-253.1,16.1-253.4, 16.1-278.2 through 16.1-278.6, 16.1-278.8, 16.1-278.14,.16.1-278.15;16.1-279.1, 19.2-152.8, 19.2-152.9 or § 19.2-152.10 or an ex parte order issued pursuant to §20-103, and after having been served with such order, he shall be guilty of a Class 1 misdemeanor. This section shall not be construed to affect in any way the provisions of §§ 18.2-132 through 18.2-136." 3. "§ 18.2-137 Injuring, etc., any property, monument, etc. A. If any person unlawfully destroys, defaces, damages or removes without the intent to steal any property, real or personal, not his own, or breaks down, destroys, defaces, damages or removes without the intent to steal, any monument or memorial for war veterans described in § 15.2-1812any monument erected for the purpose of marking the site of any engagement fought during the War between the States, or for the purpose of designating the boundaries of any city, town, tract of land, or any tree marked for that purpose, he shall be guilty of a Class 3 misdemeanor; provided that the court may, in its discretion, dismiss the charge if the locality or organization responsible for maintaining the injured property, monument, or memorial files a written affidavit with the court stating it has received full payment for the injury. B. If any person intentionally causes such injury, he shall be guilty of (i) a Class 1 misdemeanor if the value of or damage to the property, memorial or monument is less than $1,000 or (ii) a Class 6 felony if the value of or damage to the property, memorial or monument is $1,000 or more. The amount of loss caused by the destruction, defacing, damage or removal of such property, memorial or monument may be established by proof of the fair market cost of repair or fair market replacement value. Upon conviction, the court may order that the defendant pay restitution." M. OBJECTIVES The water quality of the lakes is suitable for propagation of desirable species of fish, wildlife, and other aquatic life, as well as other compatible uses. The combined effects of shoreline alterations by adjacent property owners modifies aesthetic (or visual) quality, destroys habitat and may cause declines in fish and wildlife populations. Management is necessary to prevent shorelines from being developed for lawns, gardens, and recreation areas. Shoreline management provides an opportunity for shoreline protection, which in turn protect the watershed, insuring highest water quality. A. Manage and protect environmental integrity of shorelines 1. Activities that cause any type of degradation to shorelines or that influence the integrity of shorelines in any way are not allowed. 2. Earthwork and related activities on adjacent private lands are to comply with all applicable federal, state, and local laws and regulations. Attachment B Memorandum of Agreement DGIF/Dogwood Development B. Establish and maintain acceptable fish and wildlife habitat, aesthetic quality, and natural environmental conditions as follows: 1. Maintain and or enhance natural shoreline vegetation by prohibiting alterations. 2. Historically altered Department property may be restored at the discretion of VDGIF. C. Promote the safe and•healthful use of the lake and shoreline for recreational purposes by all constituents in conjunction with VDGIF policy. Access to Department property shall be afforded to all citizens in accordance with applicable VDGIF policy. D. Establish guidance related to the preparation of access to the water's edge, the vegetation and revegetation in cases of trespass and degradation, and clarify acceptable activities of adjacent landowners: 1. Planting on public property is not allowed unless there is a plan approved by DGIF. 2. Footpaths are allowed across Department property for access to the edge of the water. The path may not exceed five feet (Y) in width and must be routed to minimize effects on vegetation. Footpaths cannot be utilized as roadways by motorized and/or off -road vehicles. All footpaths on Department property, regardless of who constructed them, are open to public use. "No Trespassing" signs may not be posted on VDGIF property. 3. Mowing of the footpaths aforementioned in item 2 is allowed according to the standards set forth. 4. Herbicide use is not allowed on state property. 5. Burning is not allowed on state property. 6. Placement of riprap or other materials for any purpose and the construction of retaining walls are not allowed. 7. Individual private piers are not allowed. 8. Except for documented forest management, tree or brush cutting on state property is absolutely prohibited without prior written authorization. 9. Furnishings and equipment are not permitted and shall not be placed or affixed to the property surrounding the lakes. Such furnishings and equipment include but are not limited to the following: satellite dishes, grills or barbecue pits, flag poles, picnic tables, etc. 10. Dumping and or storage of brush, rock piles, trash or garbage of any type are not permitted. Attachment B Memorandum of Agreement DGIF/Dogwood Development E. Establish an understanding of VDGIF's expectations for reforestation, regeneration or revegetation in areas where private development has occurred. 1. Adjacent private landowners shall be notified of the availability of this management plan through any one or all of the following means: local or county offices, direct distribution, news releases, or public information bulletins. 2. Areas of disturbed shoreline that are under the ownership of VDGIF shall be mitigated by the landowner at their sole expense to meet with the objectives of this plan. Adjacent private landowners shall receive written notice of any violations, and VDGIF shall provide in writing an appropriate approach for reforestation, regeneration or revegetation, as the case may be. F. Clarify shoreline boundaries of Department -owned lakes. 1. Boundaries of Department -owned lakes are specified in each of the deeds in the local records, and this boundary delineation defines the property line in relation to the adjacent landowners. 2. VDGIF boundary witness trees are marked only with blazes. The blazes are painted yellow. Bands painted completely around the tree are not used. A blaze is made by cutting off a vertical strip of outside bark 6" to S" long and 2" to 4" wide. The size of the blaze varies depending upon the size of the tree. Refer to Exhibit A for more detailed information and illustrations. G. Clarify status of existing "authorized" uses - grandfathering 1. Facilities and activities that have once been authorized specifically in writing by VDGIF, but now would not be authorized, are grandfathered. 2. Authorizations of this type are not transferrable when property is transferred or conveyed. 3. VDGIF reserves the right to revegetate, regenerate, or reforest all grandfathered activities. IV. ACCESS TO LAKES A. Adjacent Landowners 1. Adjacent landowners are only authorized to make minor alterations to vegetation around habitable structures to establish a footpath no wider than five (5') for purposes of accessing the lake. Sections of the footpath that lie on VDGIF shoreline property are open to public use (refer to Section III.D.2. Footpaths). Attachment 8 Memorandum of Agreement DG1F/Dogwood Development 2. Alteration to all other existing surrounding vegetation including plantings, underbrushing and mowing, etc. is not allowed. B. Public Access - Public use of the lakes is permitted according to established regulations. Any activities other than public recreational activities or pedestrian access may be considered an encroachment of degradation of public property and is punishable under current Virginia Law (Class I Misdemeanor, and Section 18.2-137). V. DEFINITIONS A. Encroachment — a building, a part of a building, or an obstruction that physically intrudes upon, overlaps, or trespasses upon the property of another.' B. High Water Mark — the mark made by the highest level the water reaches C. Grandfathered — an action to exempt or make allowance for an activity already in progress before such activity became forbidden or illegal. D. Trespass — unlawful entry or possession of property. 2 E. Underbrushing — selective cutting and continued control of woodland understory vegetation (weeds, vines, briars, etc.) and thinning of tree saplings. F. Vegetation — plant, plant life or growth VL DESCREMON OF THE SHORELINE A. General - The land area surrounding the VDGIF public lakes varies in dimension. Where the boundaries run with the contours of the shoreline, the Department's ownership may range upward to 60 feet from the water's edge. It is important for adjoining landowners to verify their property boundaries in connection with the state's ownership. Portions of these lands are located within flood plains and are allocated for wildlife management and recreation. Recreational use excludes sailing, swimming; the rules for individual lakes can be found in the current issue of the VDGIF Public Fishing Lakes Guide for lakes owned by the VDGIF. VII. LIST OF APPLICABLE LAKES 1. Bark Camp 2. Keokee 3. Rural Retreat 'Dictionary of Real Estate Terms, Barron's Y Dictionary of Real Estate Terms, Barron's Attachment B Memorandum of Agreement DGIF/Dogwood Development 4. Willis Robertson 5. Frederick 6. Shenandoah 7. Burton 8. Nelson 9. Pete's Pond 10. Briery Creek 11. Brunswick 12. Conner 13. Gordon 14. Nottoway 15. Albemarle 16. Fluvanna Ruritan 17. Lower/Upper Powhatan 18. Brittle 19. Burke 20. Curtis 21.Orange 22. Chandlers 23. Gardy's Mill 24. Airfield 25. Game Refuge Lake Attachment B Memorandum of Agreement DGIF/Dogwood Development EXHIBIT A, Pg. I Attachment B Memorandum of Agreement DGIF/Dogwood Development r EXHIBIT A. Pge 2 Exhibit A. Example to Illustrate Boundary Line Markings I Witness trees are painted (with color) to delineate the boundary line. Where trees are not available, a similarly marked post is used along with department signs bearing the department logo. Surveys by a licensed survey may be necessary to determine exact line locations. Types and meanings of markings are illustrated below: WrIT42M TREE FOR CORNER Tbrse bsode am Pabded =b wokmd tees with heals wodo , In the band bdw tbsseease, A4LusLlooiM map megy wda b*b 6dw C4laiRAMS [IiCLB 1 8'itONT Sa IN LIIM TREE 74M bode each am Pab* d os aPOasite aids et th• the in *a db oadm of Ow link with a book art in eesh ba" Us bonds de not e0U*& ts1F andnde the two. A Mass io weds abum ths bands. Tbess madders InAmite that ths bandow Iias poses* 1hrwgb she NO& PN.ae z�eu. am$ . FRONT 8IDE L qz V TNE88 TREE Two bonds we P&h*4 46 the bea with hsdm tasks Va tlr dbrestlon ettb+ Iioe 1U bands ere P sU*kd semmd tha edge etdw tee% ee that the* aw be now tiew e dlsba Wb*LW8OdoftWUlm TbmwmesaOft eeewslb ae por.eu'sot o..y.efd: Nate that ebs.e lases ... ast the bamodaq Lns; thou a W Ubuktreto an wbJob eWe the bovadoW &r AdUL WVM p Refer to Chapter I3 for more information on boundary marking. e PUM e Attachment B Memorandum of Agreement DGIF/Dogwood Development EXHIBIT A -1 REAL PROPERTY EXCHANGE AGREEMENT 7/V9/W 'hjt � w.tr In6u�P �sfr3rss S NEW WGF ROAD �. & BUFFER - zoo Ac ra 1 ti r t N PAW ROAD 70 BE OW* DMANTAUM BY MOT fAT EVVING WW ROAD TO —BE VACAIID — 1.9344 Acm e EXHIBI T A — 1 REAL PROPERTY EXCHANGE AGREEMENT 7/U/in NEW WW ROAD & DUFFER IW Acm t 1 NEW PUBLIC ROAD 70 BE ONNED l! k DUSIM VW ROAD W -BE VACATED — L9344 Aam I COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 April 18, 2001 1 Mr. Charles E. Maddox, Jr., P.E. Gilbert W. Clifford and Associates, Inc. 200 N. Cameron Street Winchester, Virginia 22601 Re: Subdivision Comments - Shenandoah - U.S. Route 522/ Route 340 Improvements and Lake Frederick Drive Frederick County, Virginia Dear Chuck: Upon review of the revised subdivision plan, we offer the following comments: Sheet 3 of 7 Provide silt fence along the perimeter of the storm sewer as shown on the plan. 2. Provide rock check dams at the end of all diversion berms as shown on the plans. The berms will generate concentrated stormwater run-off at these outlet points. 3. We will require all culvert inlet protection to be the rock .check dam option as shown on sheet 7 of 7. 4. Due to the quantity of stormwater draining in Ditch "G", rock check dams should be used in lieu of silt fence. Sheet 4 of 7 5. You indicate that the proposed stormwater pond will be used as a sediment basin during construction. Provide supporting calculations in accordance with the Virginia Erosion and Sediment Control Handbook (vesch) standard 3.14. The sediment basin construction shall be a first step in the land disturbing activity. The grading of the pond will take out the existing entrance to Lake Frederick. A revised grading plan of the pond will be needed since the road must remain open during construction. Provide a design of the anti -seep collar. A trash rack will be needed on the outlet structure to prevent clogging. The detail for the. clay core is not practical or recommended. Provide grading and a cross section of the emergency spillway. 6. The proposed construction entrance shall have a wash rack installed. 107 North Kent Street • Winchester, Virginia 22601-5000 k Shenandoah Entrance Road Comments April 18, 2001 Page 2 7. Provide outlet protection at the end of the existing 12" CAP as shown on the plans. Provide the standard detail for outlet protection in conjunction with the outlet protection summary shown on sheet 5 of 7. Sheet 5 of 7 8. Provide a detail of the EC-2 matting installation in accordance with the vesch standard 3.36. 9. Provide the street sign detail on the plan that is attached and respond to the checklist shown on sheet 1 of 7. 10. In the narrative you provide a drainage area chart. Provide a plan showing the drainage areas highlighted. The drainage divides shown on the plan are too light to clearly view. ,x 11. Due to the drainage area draining to the west of the site, towards Crooked Run, provide a sediment trap downstream of culvert 9 to control erosion run-off during. construction. Provide diversion berms, sediment trap calculations and dimensions, actual elevations of the trap with a grading plan in accordance with vesch standard 3.13. 12. Due to the size of the entire Shenandoah project, Frederick County will require that the engineer of record shall provide daily inspections of the erosion and sediment control measures during the project. Daily records shall be kept on -site and Frederick County will provide periodic spot inspections to ensure that the erosion and sediment control measures are installed and maintained. An as -built drawing shall be submitted to Frederick County to ensure that the road, drainage structures, ditches, etc., is installed in accordance with the approved plans. 13. Copies of all geotechnical engineering"reports, daily reports, etc. for the entire Shenandoah project shall be submitted to our office for our review. 14. Structure 9 appears to be too high. The structure should be lowered to 651.5 to allow the ditch water to drain into the structure. Also, structure 11 may not be required. Once these comments are addressed, submit two (2) copies of the plan for further review. Sincerely, /�oeC. Wilder Engineering Technician cc: Patrick Davenport, Frederick County Zoning Administrator file ;)AA\10t_OP YDESK%` tVBrix 'i FT')1% i'76J'.LTPONOROAD (aJHT`�.\,1,1INF.�ti1GhT Re Shenandoah totting criteria To' Chuck Maddox r F l : FAX 207 } S4 )290 10 23 00 Lot and road design were generated together, the road centerlines following the midpoint between low points of the same elevation on opposite sides of ridges, with the criterion trial the final grade drop from the iron t of the .knot to the rear of the (QT does not exceed .2.$' (see front -to -back lot section), so that no ciradrn occurs ovts:ae t+•e rear Io tine (frequently resulting to cut along the ndgellne). Maximum street grade of 5%for 40' units is based on using 55' lots with side slopes of 11 to drainage swale-, along party lines. with front to back drnin�kge picked up by tight duty yard drains; and garages and $ yards on the hlr;r. side bt the lot (sew Sketch) Marumum street grade of 41/v for 50' uruts is based on using 65' fots with side slopes of 1.3 to drainage swates along parry lines, with front to bacx drainage pickers up by Irgnt duty yard drains, and garages and 5' yards on the Sale Of than lot (see $ketrhl Maximum street grade of 5% for 35' duplex units is based on a one foot side -to -side drop between garages, maximum side slopes of 1.3 to drainage swates along parry lines, with front to back drainage pecked up by right duty yard drains, aria uneven iet wut;hs. with 5' yaids on the'high side o! the lot (see sketch) At track tv back urilts., party tine drains connect to,Torm lines in streets Where units abut open space, party line ,,.'o, daylK7hter1 tc the rp.ar 31al rt alm}r nits% - 'Jneven side yards are u:ed throughout to place pany line drainage on tot lines For all detactred home trograms. r ornet .Q mto,ior sirle yr�rcgMrIZAN with the direction of slope of the street (see sketc!:) Untr: unit tlestgns have becr determined, full rectangles of the following sizes should be contained within or. c,ur.?d !ror1!agpp e^'.�ilrn,S rtr+-r w#Wh lotwdt ar wrt_t(rn SQtt�ack5 4C 55, 4Q'x75' t55 50'x 75' each 35'>r7r' Dr. veway gradients between 2'w and 7% should be planned Tor two -car garages in all programs. achievable with —:n•rt•,.rrr 20 setbacu f+�rn the nnaxirmvrn 54e streets. '_ rr Jrpw.!►.n ' ,'!]' o# .y.op!� r.,n IRmer Sr.ate tnno f7�y M1%) Im' SHENANDOAH for oo:;z,Ttoo4 DOGWOOD DEVI;I.OPMFN'f GROUP 4 DAVID COMA DBICN + t; W CHI -FORD c& ASSOCIATES 2.14.01) I 5 0►�Wize .6 1IW Of G3+�0 : ►.yet 2 ,P�' t'1�j� • Drc'P go" E.- 1TI fe` �Uc(.TDt�-1� "�D CU 14,.�� •lo �''C�Ab?1T" LOT pivetok4' 01-.! }'t1 bid• �r 1 S": SHENANDOAH G �- llU::�t'UDD D;:yl O NAINT GI(OUP DAVID C:OBEY DFSP,N • (; 1V CLIFFORI) ,? AS�'MAATES 'LOT SX, SHENANDOAI4 rl--PXa i�b i)OGWOOD DEV'F.LOPM ENT GROUP • DAVID C OREY MIGN 4IXTO�r opt P. Uh i/ ■ v, c�N�lE.rJT' lcr 23.00 1 a 0 -s4mr� Gvr j ra M; 2 NO IWN� �f14NT75C LJOT t . ��v act lei 1 v > v W. V I 1 r . LIP IENANDOAIi Oft*., I DO(;WOOD 1)INUOPMENT [CROUP • DAVID CO8C1 1)1; IGN 11) 2 N ()t) 0+00 1+00 PLAN SECTION *FG IS FINISHED GRADE AT DELIVERY OF LOT TO BUILDER SITE CONTRACTOR GRADING TEMPLATE TYPICAL LOT ON CRAWL SPACE V 1 U � 2+00 SCALM- �.,n Vras .ROM= ha CAM -T-Wl sIEET 3 er 3 MR CRESCENT LANE00 675 676.8 670 4 rn �rN FF 677.5 BF 668.50� 0 665 0+00 1+00 1 PLAN SECTION `FG IS FINISHED GRADE AT DELIVERY OF LOT TO BUILDER SITE CONTRACTOR GRADING TEMPLATE TYPICAL LOT WITH BASEMENT SCALE, o Ww wo or 31 675 670 665 o 0+00 1+00 PLAN SECT 10N 'FG IS FINISHED GRADE AT DELIVERY OF LOT TO BUILDER SITE CONTRACTOR GRADING TEMPLATE TYPICAL LOT ON SLAB WkAMM BY. W molum Mo oam J--A7-01 SHEET i or 3 .*. lb'( \U DOGWOOD I INK.Ol'MUNT GROUP 0 DAVID COBI;Y DISIGN 1b�3 tto,3� " 110.0'�'�� • . r T 1 $ A I (P44 "�,r�4�/�+�WKW M�j(� . L Pr din. 64 • T tof • Co A•ev IPP o.lor¢.G %.& s / 54 S t ro4.7 : S.S�/s t�•G 2•G• t SHENANDOAH DOGWOOD I)[;VL,1.01)Ml?N7' GROUP 0 DAVID COIIFY DESIGN 2.10.01 �4 ur+t�rty� SHENANDOAH DOGWOOD h1:VEI.OPMENT GROUP • DAVID (OBEY DUSIGN MAP GRMKI ~ 146, Ilo. 3� c�rt�4Gd !I D.D T G . 2.1 G.01 0 () - U#P:� dd� COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION R O. BOX 308 CHARLES D. NOTTINGHAM LURAY, VA 22835 COMMISSIONER October 29, 2001 Mr. Charles E. Maddox, Jr., P.E., V.P. G.W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, Virginia 22601 Dear Chuck: RANDY S. KISER RESIDENT ENGINEER TEL (540) 743-6585 FAX (540) 743-7249 REF: Shenandoah Development Route's 277, 340 / 522 Clarke, Frederick & Warren Counties This is to acknowledge receipt of your revised plans entitled "Shenandoah- U.S. Route 522/340 Improvements & Lake Frederick Drive" dated October 17, 2001 for the referenced project. The plans as they relate to proposed improvements to the U.S. Route 340/522 corridor and construction of the portion of Lake Frederick Drive within Clarke County appear satisfactory and are approved. Our approval of this plan does not include the portion of Lake Frederick Drive within Frederick County. Approval of that portion of the roadway will need to be coordinated through VDOT's Edinburg Residency Office. Please advise the developer accordingly. We offer the following comments: Due to the significance of this project and the fact it lies within 3 different counties and 2 VDOT Residencies we strongly encourage that a preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT be conducted prior to initiation of work. We suggest that this meeting be conducted after approval from the Edinburg Residency is secured. Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. TRANSPORTATION FOR THE 91ST rFNTIIRY Page 2 of 4 Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to the inclusion of Lake Frederick Drive into the Secondary Road System or completion of any VDOT Land Use Permits and release of surety bonds. Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. Close coordination by the developer will be necessary between Clarke and Frederick Counties since portions of Lake Frederick Drive lies within both jurisdictions. The portion which lies within Clarke County will need to be added to our system before or concurrently with the portion within Frederick County to ensure continuity of the Secondary System. • All drainage is to be carried within the right of way in ditch lines or gutters along the street to a pipe or drainage easement. The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. The appropriate land use permits shall be obtained before any work is performed on the State's right of way. The permit(s) is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. The inspector assigned may be a State employee or consultant. Once satisfactory application has been made, a permit will normally take approximately thirty days to process and issue. We will require eight (8) complete sets of the site plans, once you receive approval from the Edinburg Residency, for permit issuance and inspection. Additionally, survey plats detailing right of way and easement dedications will need to be prepared, review/approved by the Department, and recorded prior to issuance of any permits. • If mailboxes are to be placed along the roadway, a minimum of 4' shall be between the edge of pavement and the front of the mailbox. Access to existing mailboxes along Route 340/522 are to be maintained during construction. • Any entrances constructed from Route 340/522 or Lake Frederick Drive shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with attachments. • All utilities and/or storm sewer placed within the proposed right of way of Lake Frederick Drive or Route 340/522 right of way shall be backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the possibility of any pavement Page 3 of 4 i settlement. Open cut repair of the north bound lanes of Route 340/522 shall be in accordance with our current land use permit requirements. A 2" plant mix overlay of the north bound lanes may be required after construction if the patching techniques are unacceptable. • The Department will not be responsible for maintenance and/or liabilities associated with the onsite storm water management facility. We are absolved from this responsibility through existing comprehensive storm water management agreements with both Clarke and Frederick Counties. VDOT's maintenance responsibilities for the proposed storm sewer system within the Route 340/522 right of way at approximately station 26+70 which ties into the stormwater management outfall system will include and end at structure #8. We appreciate the level of detail you've provided on the Route 340/522 Traffic Control and Temporary Detour Plan. With the amount of traffic currently on the roadway and proposed construction, the proper installation and maintenance of this plan will be critical. The exact limits of the detour will need to be determined to ensure the best possible level of safety and sight distance at time of installation. While the base maximum speed limit will be 35 mph through the detour, a lower speed limit may be required through the curves. This lower speed limit shall be determined on site. Special care will need to be given to maintaining access to private properties during the life of the temporary detour. If the developer chooses to construct the south bound shoulder south of Lake Frederick Drive to a higher pavement standard as you've indicated in your September 13, 2001 letter (Item #3) after this approval, you will need to submit revised plans for our review and approval prior to implementation. We understand the developer wishes the Department to design and install the required traffic signal at the Route 340/522 and Lake Frederick Drive Intersection. Therefore, please provide us with a copy of your electronic file of these approved roadway design plans as soon as possible so that we can begin our design. • As communicated to you earlier, due to the historical significance of this area we strongly suggest that you have researched all cultural, historical, and environmental resources and obtain any necessary permits prior to construction. Our approval of these plans should be with the understanding the proposed improvements shown are for access to the first phases to the development only. We've communicated to you and your client earlier our concerns for the ultimate impacts the development will have on the entire Route 340/522 corridor, and intersection with 277. Future development of the residential and/or commercial phases of the project may require additional improvements. 1 nhrvOt-UH 1A I MN F(-)R THE 91ST (.FNTI IRV Page 4 of 4 i Should you need additional information, do not hesitate to call our office at (540) 743-6585. RBC / msy Enclosure cc: W.B. Coburn, Jr. J.A. Copp S.A. Melnikoff A.R. Boyce Doug Stanley Chuck Johnston Evan Wyatt G.C. Tudor J.B. Diamond File Sincerely, 'Q�O 1 OJW Robert B. Childress Assistant Resident Engineer Nov x I zoo' 5Aflwdoch Deveioplr - 61.23-01 Secifon I -,S/►ena1yJocA /.rive STA 000-71*5a SUBDIVISION DESIGN PLAN CHECKLIST The subdivision design plan shall be drawn at a scale that is acceptable to the Subdivision Administrator. The subdivision design plan shall include a sheet depicting the full subdivision submitted. The subdivision design plan shall include the following information: i, /N►Ss�IVd -y title`` "Subdivision Design Plan ff J" with a notation of all previous names of the subdivision.' original property identification number. ✓ page number and total pages on each page. ✓ name of the owner and/or subdivider ✓ vicinity map [scale of one to two thousand (1:2000)] showing all roads, properties and subdivisions within one thousand (1000) feet of the subdivision. written and graphic scale. day, month and year plan prepared and revised. North arrow. name of the Magisterial District where located. zoning of all land to be subdivided. boundary s rvey��o f all lrei, paxec�s and rights -of -way showing bearings to the nearest minute and distances to the nearest one-hundreth (1/100) of a foot. OK topography shown at a contour interval acceptable to the Subdivision Administrator but in no case greater than five (5) feet. names of owners, zoning and use of all adjoining properties and deed book and page number references for each adjoining parcel. proposed use of each lot, with the number of lots in each use category. area of each lot and parcel, the total area of the subdivision and the total area in lots. 10 M 1 8U14* f'ar"PRw S Nam'' 0 B " O#OW l% location and area of each parcel of common open space and the total area of common open space. location, names, right-of-way widths and classifications of existing and planned roads, streets and shared private driveways adjacent to and on the property. existing or proposed utilities, sewer and water lines, manholes, fire hydrants and easements. existing and proposed drainage ways, drainage facilities, culverts and drainage easements with dimensions and design details. ivo pa C stormwater management �plan with calculations describing how stormwater management requirements are being met, `including the location and design details of proposed facilities.l dC proposed grading plan including spot elevations and (flow arrows' #vrWIIDc�•o (' MT p . ADO cross sections profiles and design details of all proposed street , roads, culverts, storm sewers, sanitary sewers and water mains. locations, (dimensions' and cross sections)of existing and proposed sidewalks and walkways. location of environmental features including floodplain, steep slopes, wetlands, sinkholes, woodlands and natural stormwater detention areas. names of all streams and bodies of water, including all one -hundred -year flood limits'as mapped by FEMA. location of all land to be dedicated or reserved for public use. location of required setback lines on each lot. location of proposed recreational areas and facilities. location of proposed buffers and screening with design details, locations and types of plants and screening. proposed landscaping with location and types of plants. certification by an engineer, surveyor or other qualified professional of the accuracy of the plat. 11 a signature of the owner or principals certifying ownership n of the property. statement listing all requirements and conditions placed on the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. signature line for the Subdivision Administrator. 12 S1�n4'� Phac� I Scc I �s_o8_apro CHECKLIST FOR JSUBDIVISION FINAL PLATS A. The title of the subdivision ("Final Plat for........") JAA. Notarized owner's certification IAW 15.1-477 COV. ✓ B. The page number and total pages on each page. C. Vicinity Map (Scale 1:2,000) showing roads, properties and subdivisions within 1,000 feet. ✓ D. A written and graphic scale. E. Day, month and year plan prepared and revised. ✓ F.- North Arrow. ✓ G. Magisterial District in which the subdivision is located. H. Zoning and use of land to be subdivided and adjoining land. I. Boundary survey of all lots, parcels and rights -of -way. ✓ J. Names of owners of adjoining properties with deed book and page number references. ✓ K. Area of each lot, total area of subdivision and area in lots. L. Location and area of each parcel of open space and total area of open space. M. Location, names and ROW widths of existing and planned roads, streets and shared private driveways adjacent to and on the property. N. Existing and proposed utilities, utility easements and other easements with dimensions. O. Existing and proposed drainage easements with dimensions and locations. P. Location of flood plain limits. Q. Location of land to be dedicated or reserved for public use. R. Location of required setback lines on each lot. S. Location of proposed recreational areas. Page 2 Subdivision Plat Checklist T. Location of proposed buffers. U. Location and description of monuments and markers. V. Certified by registered engineer or surveyor. W. Notarized signature of the owner. X. Signature lines as required. Y. Statement listing all requirements and conditions placed on the land resulting from conditional zoning. Z. Indication of the portion of the allowable density from the parent tract which is to be allocated to each parcel resulting from the subdivision. AA. Notarized owner's certification required by state Code. SUBDIVISION DESIGN PLAN CHECKLIST The subdivision design plan shall be drawn at.a scale that is acceptable to the Subdivision Administrator. The subdivision design plan shall include a sheet depicting the full subdivision submitted. The subdivision design plan shall include the following information: title "Subdivision Design Plan for " " with a notation of all previous names of the subdivision. original property identification number. V page number and total pages on each°page. ', Qw� wvot� �evti�pnw�1' name of the owner and/or subdivider CJ3Wal bt &WN,`,rh q�✓� V vicinity map [scale of one to two thousand (1:2000)] showing all roads, properties and subdivisions within one thousand (1000) feet of the subdivision. written and graphic scale. ✓ day, month and year plan prepared and revised. �North arrow. / name of the Magisterial District where located. zoning of all land to be subdivided. boundary survey of all lots, parcels and rights -of -way showing bearings to the nearest minute and distances to the nearest one-hundreth (1/100) of a foot. V&CIF ISPY *!J4 ,J.& s�1a�n topography shown at a contour interval acceptable to the Subdivision Administrator but in no case greater than / five (5) feet. Q ;xr- y names of owners, zoning and use of all adjoining properties and deed book and page number references for each adjoining parcel. proposed use of each lot, with the number of lots in each use category. area of each lot and parcel, the total area of the subdivision and the total area in lots. 10 ' V location and area of each parcel of common open space and the total area of common open space. location, names, right-of-way widths and classifications of existing and planned roads, streets and shared private driveways adjacent to and on the property. existing or proposed utilities, sewer and water lines, manholes, fire hydrants and easements. existing and proposed drainage ways, drainage facilities, culverts and drainage easements with dimensions and design details. SW stormwater management plan with calculations describing how stormwater management requirements are being met, including the location and design details of proposed facilities. proposed grading plan including spot elevations and flow arrows. �W cross sections, profiles and design details of all proposed streets, roads, culverts, storm sewers, sanitary sewers and water mains. locations, dimensions and cross sections of existing and proposed sidewalks and walkways. j ✓ location of environmental features including floodplain, steep slopes, wetlands, sinkholes, woodlands and natural stormwater detention areas. names of all streams and bodies of water, including all one -hundred -year flood limits'as mapped by FEMA. location of all land to be dedicated or reserved for public use. location of required setback lines on each lot. location of proposed recreational areas and facilities. location of proposed buffers and screening with design details, locations and types of plants and screening. ✓ proposed landscaping with location and types of plants. certification by an engineer, surveyor or other qualified professional of the accuracy of the plat. signature of the owner or principals certifying ownership of the property. statement listing all requirements and conditions placed on the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. signature line for the Subdivision Administrator. 12 Aft 4 COUNTY of FREDERICK May 2, 2001 Mr. Ronald A. Mislowsky, Jr., P.E. Gilbert W. Clifford and Associates, Inc. 200 N. Cameron Street Winchester, Virginia 22601 Re: Subdivision Comments - Shenandoah - Phase I Frederick County, Virginia Dear Ron: Department of Public Works 540/665-5643 FAX: 540/ 678-0682 Based on our review of the revised subdivision plan, we offer the following comments: 1. Provide a drainage area map of the subdivision for our review that depicts all drainage divides. 2. The grading plan and narrative have different culvert and structure numbers than the profiles shown on sheets 31 - 36. A review of the storm sewer cannot be performed until the numbering system is coordinated. 3. Due to the critical nature of controlling erosion run-off for this project, we are requiring the use of reinforced silt fence or the use of diversion berms with rock check dam outlets at all locations. 4. Provide rock check dams at the end of all diversion berms as shown on the plans. The berms will generate concentrated stormwater run-off at these outlet points. 5. We will require all culvert and drop inlet protection to be the rock check dam option. Provide details of the curb inlet protection that will be required for the project. 6. You indicate that the proposed stormwater ponds will be used as a sediment basins during construction. Provide supporting calculations in accordance with the Virginia Erosion and Sediment Control Handbook (vesch) standard 3.14. The construction of the sediment basins shall be a first step in the land disturbing activity. Provide a design of the anti -seep collar. A trash rack will be needed on the outlet structure to prevent clogging. The detail for the clay core is not practical or recommended. Provide grading and a cross section for the emergency spillway for each pond. 7. The erosion control plan submitted does not address issues upon initial clearing and grubbing. The plan that was submitted assumes that the stormwater system is installed. The worst case condition for this site is when the trees are cleared and the site is completely denuded. Provide a 107 North Kent Street • Winchester, Virginia 22601-5000 Shenandoah - Phase I Comments May 3, 2001 Page 2 phase I erosion control plan for the subdivision that addresses this initial condition. All sediment traps and basins shall be designed using a run-off'V' value of 0.65 for this condition due to the shale geology. The erosion control plan shall comply with all 19 minimum standards of the Virginia Erosion and Sediment Control Law. Also, address the erosion control comments shown on the plan for the phase H erosion control plan. 8. Provide a detail of the EC-2 matting installation in accordance with the vesch standard 3.36. 9. Provide the street sign detail on the plan that is attached and respond to the checklist shown on sheet 1 of 7. 10. Provide a permanent stabilization plan for all steep slopes. Include a detail on the tack required for the mulch. 11. Due to the size -of the entire Shenandoah project, Frederick County will require that the engineer of record shall provide daily inspections of the erosion and sediment control measures during the project. Daily records shall be kept on -site and Frederick County will provide periodic spot inspections to ensure that the erosion and sediment control measures are installed and maintained. An as -built drawing shall be submitted to Frederick County to ensure that the road, drainage structures, ditches, etc., is installed in accordance with the approved plans. 12. Copies of all geotechnical engineering reports, daily reports, etc. for the entire Shenandoah project shall be submitted to our office for our review prior to our final approval. After these comments have been addressed, please submit two (2) copies of the plan for our further review. Sincerely, Toe C. Wilder Engineering Technician cc: Patrick Davenport, Frederick County Zoning Administrator Ll� file COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE CHARLES D. NOTTINGHAM EDINBURG, VA 22824 JERRY A. COPP COMMISSIONER RESIDENT ENGINEER July 17, 2001 FAX( 0)984--560° Mr. Charles E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Ref: Shenandoah Development Routes 277 & 340/522 Clarke, Warren & Frederick Counties Dear Chuck: We have received review comments from our District Location & Design Section and Traffic Engineering Section on the site plan dated October 24, 2000 for the Route 277 intersection and the portion of Lake Frederick Drive which is located in Frederick County. Route 277 Intersection • As this review progressed through VDOT Sections and the Residency Office, the treatment for left/right turn lanes and associated tapers were considered in several dimensions. The recommendation is shown on the marked plan sheet. If your office has any questions or concerns regarding this concept, please call or visit our office for additional discussion. • An additional recommendation is that an 8' shoulder should be provided. The best you can provide within confined right-of-way is left to your decision. Under these circumstances it appears the shoulders should be equal in width if possible. Drainage calculations for the area around the intersection should be provided. • The proposed entrance roadway should be developed a sufficient distance away from Route 277 to determine acceptability of grades, etc. as the plan ties into Route 277. WE KEEP VIRGINIA MOVING J Mr. Charles E. Maddox, Jr. Ref Shenandoah Development r July 17, 2001 Page #2 • Please provide the usual site plan information basic to VDOT roadway entrance, sight distance, distance to nearest VDOT road intersection, etc. LAKE FREDERICK DRIVE • The proposal to construct an apparent "roundabout" at the intersection of Lake Frederick Drive and Shenandoah Drive is acceptable to VDOT. The location should be a safe distance from the Route 340/522 intersection so limited or no impact would be caused at that location. • Consideration should be given to provide ADA access ramps since bike/hike trails are proposed in the vicinity. All previous comments provided in VDOT reviews should be considered and applied to any revised plans. When all the above comments have been addressed, please provide this office with two sets of revised plans for further review. Please call me at (540) 984-5631 if you have any questions. Sinc , Barry J. Sweitzer Trans. Roadway Engineer For: Steven A. Melnikoff Transportation Engineer BJS/rf Enclosure xc: Mr. Jim Diamond, Attention: Mr. Kelly Downs Mr. Terry Jackson, Attention: Mr. Guy Tudor Mr. Bob Childress Mr. Dave Heironimus Mr. Evan Wyatt RECEIVED JUL 19 2001 DEPT. OF PLANNINGIDEVELOPMENT COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE CHARLES D. NOTTINGHAM EDINBURG, VA 22824 COMMISSIONER August 6, 2001 Mr. Ronald A. Mislowsky, P.E., V.P. G. W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Dear Ron: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984-5607 Ref: "Shenandoah" Lake Frederick Drive Frederick County A VDOT review has been completed by the Edinburg Residency Office on the revised site plan dated 06/25/01 for the referenced project. Our comments follow. The 25' radius at approximate Station 3+50 at the beginning of the left turn lane taper should be longer to provide a smoother transition into the left turn lane taper. VDOT has indicated permissive use of the proposed roundabout at the intersection of Lake Frederick Drive with Shenandoah Drive. However, there is no VDOT standard design for placement of "roundabouts". Therefore, we are providing copies of the title sheets of FHWA Publication No. FHWA-RD-00-067 and Pages 16, 17, 27, 31, 32, 45, 46, 173, 174, 175 and 176. Also attached are copies of Pages 578 thru 584 of the Fourth Edition AASHTO dated 2001 addressing "roundabouts". All the above referenced materials should be used as guidelines in design development of the roundabout proposed for the noted location. Please prepare revised plans for this access to the "Shenandoah" development, taking all previous Edinburg and Luray Residency comments into consideration. When all comments have been addressed, please provide the respective residency with revised plans for VDOT review. Should you have any questions, do not hesitate to call me at (540) 984-5631. Sinc , Barry]. Sweitzer, Trans. Roadway En " eer ��++cG �`V'cG D For: Steven A. Melnikoff, Transportation EngineeREV BJS/rf AUG 0 8 2001 Enclosures xc: Mr. Bob Childress, Mr. Dave Heironimus, Mr. Evan Wyatt OEPT, OF PLAN0r'!nF_VELOPMENT WE KEEP VIRGINIA MOVING o � � � s : s � z '� .� � �A .. �; �yY .w k V E (_: �`� O' TIQS(Jt 1. Report No. 2. Government Accession No. 3. Recipient'3 C:,talog ; lo. CON f' FHWA-RD-00-067 4. Title and Subtitle 5. Report Date ROUNDABOUTS: An Informational Guide June 2000 6. Performing Organization Coda. 7. Author(s) 8. Performing Organization Report No. Principal Investigator: Bruce W. Robinson (brobinson@kittelson.com) Project 2425 Co -Investigators: Lee Rodegerdis, Wade Scarborough, Wayne Kittelson. Co -Authors: Rod Troutbeck, Werner Brilon, Lothar Bondzio, Ken Courage, Michael Kyte, John Mason, Aimee Flannery, Edward Myers, Jonathan Bunker, Georges Jacquemart. 9. Performing Organization Name and Address 10. Work Unit No. (TRAIS) Kittelson & Associates, Inc. http://roundabouts.kittelson.com 610 SW Alder Street, Suite 700 Portland, Oregon 97205 U.S.A. 11. Contract or Grant No. Subconsultants: Queensland University of Technology (Australia); Ruhr -University Bochum (Germany); University of Florida; University of Idaho; Pennsylvania State DTFH61-97-R-00038 University; Hurst-Rosche Engineers; Eppell Olsen & Partners (Australia); Buckhurst Fish and Jacquemart. 12. Sponsoring Agency Name and Address 13. Type of Report and Period Covered Federal Highway Administration Informational Guide Book Turner-Fairbank Highway Research Center September 1997 to December 1999 6300 Georgetown Pike, HSR 20, Room No. T301 McLean, Virginia 22101 14. Sponsoring Agency Code 15. Supplementary Notes Joe G. Bared (Joe. Bared®fhwa.dot.gov) at the Tumer-Fairbank Highway Research Center (http://www.tfhrc.gov) was the Technical Representative for the Federal Highway Administration. 16. Abstract The guidance supplied in this document, Roundabouts: An Informational Guide, is based on established international and U.S. practices and is supplemented by recent research. The guide is comprehensive in recognition of the diverse needs of transportation professionals and the public for introductory material through desgn detail, as well as the wide range of potential applications of roundatx3ut intersections. The following topics are addressed: definition of a roundabout and what distinguishes roundabouts from traffic circles; public acceptance and legal issues associated with roundabouts; consideration of all user modes, including heavy vehicles, buses, transit, bicycles, and pedestrians; a methodology for identifying appropriate sites for roundabouts and the range of conditions for which roundabouts offer optimal performance; methodologies for estimating roundabout capacity, delays, and queues with reference to the Highway Capacity Manual, design principles and guidance on safety and geometric design, with reference to applicable national standards such as the AASHTO Policy on Geometric Design of Highways and Streets; guidelines for control features such as signing and pavement markings, with reference to. the Manual on Uniform Traffic Control Devices; illumination; and landscaping. 17. Key Word 18. Distribution Statarrient Roundabout(s), Traffic Circle(s), Intersection, Traffic Control, Intersection Design, No restrictions. This document is available to the Intersection Performance, Intersection Safety, Highway Capacity public through the National Technical Information Service, Springfield, Virginia 22181. 19. Security Classif. (of this report) 20. Security Classif. (of this page) 21. No. of PtIqes 22. pric e Unclassified Unclassified 284 Form DOT F 1700.7 (8-72) Reproduction of competed page authorized lu DeoarVT" of k-q�kl� CC1"17=NTJ s ,- �i � tj d ':;.. �?h?'7'-:�.ai mil':"-' e `?"r.2' r' i i t Kittelson & Associates, Inc.A n I n f c .AwML Queensland University of Technology uuide Ruhr -University Bochum University of Florida University of Idaho Pennsylvania State University Hurst-Rosche Engineers Eppell Olsen & Partners Buckhurst Fish & Jacquemart FHWA Project Manager: Joe Bared Joe.Bared®fhwa.dot.gov 202-493-3314 http://www.tfhrc.gov U.S. Department of Transportation Fedtr:.il Hlg!iwzy Admix:?.;:ration Publication No. FONA-AD-00-067 i US Depa vert d kcnsporUo CONTENTS 1.6.4 Urban single -lane roundabouts Urban single -lane roundabouts have This type of roundabout is characterized as having a single lane entry at all legs and slightly higher speeds and capacities one circulatory lane. Exhibit 1-10 provides an example of a typical urban single -lane than urban compact roundabouts. roundabout.They are distinguished from urban compact roundabouts by their larger inscribed circle diameters and more tangential entries and exits, resulting in higher capacities. Their design allows slightly higher speeds at the entry, on the circula- tory roadway, and at the exit. Notwithstanding the larger inscribed circle diameters than compact roundabouts, the speed ranges recommended in this guide are some- what lower than those used in other countries, in order to enhance safety for bi- The design focuses on consistent cycles and pedestrians. The roundabout design is focused on achieving consistent entering and exiting speeds. entering and circulating vehicle speeds. The geometric design includes raised split - ter islands, a nonmountable central island, and preferably, no apron. The design of these roundabouts is similar to those in Australia, France, and the United Kingdom. Exhibit 1-10. Typical urban single -lane roundabout. ,may; Federal Highway Administration 1.6.5 Urban double -lane roundabouts Urban double -lane roundabouts include all roundabouts in urban areas that have at least one entry with two lanes. They include roundabouts with entries on one or more approaches that flare from one to two lanes. These require wider circulatory roadways to accommodate more than one vehicle traveling side by side. Exhibit 1- 11 provides an example of a typical urban multilane roundabout. The speeds at the entry, on the circulatory roadway, and at the exit are similar to those for the urban single -lane roundabouts. Again, it is important that the vehicular speeds be consis- tent throughout the roundabout. The geometric design will include raised splitter islands, no truck apron, a nonmountable central island, and appropriate horizontal deflection. Alternate routes may be provided for bicyclists who choose to bypass the round- about. Bicycle and pedestrian pathways must be clearly delineated with sidewalk construction and landscaping to direct users to the appropriate crossing locations and alignment. Urban double -lane roundabouts located in areas with high pedes- trian or bicycle volumes may have special design recommendations such as those provided in Chapters 6 and 7. The design of these roundabouts is based on the methods used in the United Kingdom, with influences from Australia and France. I%I Irl Wider circulatory r � roadway -- --. - .,� ----------- ------ - - - - -------- - - -- - - ' �• - -: ---_._:.::.---- Landscape buffer Two entry lanes on one or more approaches } US Cepartr:,ed d Trvuporldi CONTENTS The urban double -lane roundabout category includes roundabouts with one or more entries that flare from one to two lanes. See Chapters 6 and 7 for special design considerations for pedestrians and bicycles. Exhibit 1-11. Typical urban double -lane roundabout. Roundabouts: An Informational Guide • 1: introduction 17 must be cognizant of the opposing traffic including pedestrians, and the signal indication (to ensure a legal maneuver). At roundabouts, once at the yield line, the entering driver can focus attention entirely on the circulating traffic stream approach- ing from the left. A driver behind the entering driver can focus entirely on crossing pedestrians. 2.1.1.2 Double -lane roundabouts As discussed in Chapter 1, double -lane roundabouts are those with at least one entry that has two lanes. In general, double -lane roundabouts have some of the same safety characteristics for vehicle occupants as their less complicated single - lane counterparts. However, due to the presence of multiple entry lanes and the accompanying need to provide wider circulatory and exit roadways, double -lane roundabouts have complications that result in poorer safety characteristics, par- ticularly for bicyclists and pedestrians, than single -lane roundabouts serving simi- lar traffic demands. This makes it important to use the minimum number of entry, circulating, and exit lanes, subject to capacity considerations. Due to their typically larger size compared to single -lane roundabouts, double -lane roundabouts often cannot achieve the same levels of speed reduction as their single - lane counterparts. Wider entering, circulating, and exiting roadways enable a ve- hicle to select a path that crosses multiple lanes, as shown in Exhibit 2-4. Because of the higher -speed geometry, single -vehicle accidents can be more severe. How- ever, design of double -lane roundabouts according to the procedures in Chapter 6, especially the approach and entry, can substantially reduce the speeds of entering vehicles and consequently reduce the severity of conflicts. Even so, speed control cannot occur to the extent possible with single -lane roundabouts. Pedestrians crossing double -lane roundabouts are exposed for a longer time and to faster vehicles. They can also be obscured from, or not see, approaching ve- hicles in adjacent lanes if vehicles in the nearest lane yield to them. Children, wheel - US Depa of 8mspv+'rn COWENTS Increasing the number of lanes increases the number of conflict points. The design of double -lane roundabouts to control the speed of the fastest vehicle path is covered in Chapter 6. Exhibit 2-4. Fastest vehicle path through a double -lane roundabout. Roundabouts: An Informational Guide • 2: Policy Considerations 27 Exhibit '?-'a. Examples of aesthetic treatments. (a) West Boca Raton, FL (c) Fort Pierce, FL 2.1.10 Design for older drivers (b) Santa Barbara, CA (d) Vail, CO In the United States, there is a trend toward an aging population, as well as indi- viduals, continuing to drive until an older age. This trend has implications for all roadway design, including roundabout design, ranging from operations through geometric and sign design. In this regard, designers should consult available docu- ments such as the Federal Highway Administration (FHWA) Older Driver Highway Design Handbook (7): • The single greatest concern in accommodating older road users, both drivers and pedestrians, is the ability of these persons to safely maneuver through intersections. • Driving situations involving complex speed -distance judgments under time con- straints are more problematic for older drivers and pedestrians than for their younger counterparts. • Older drivers are much more likely to be involved in crashes where the drivers were driving too fast for the curve or, more significantly, were surprised by the curved alignment. • Many studies have shown that loss -of -control crashes result from an inability to maintain lateral position through the curve because of excessive speed, with inadequate deceleration in the approach zone. These problems in turn stem from a combination of factors, including poor anticipation of vehicle control re- quirements, induced by the driver's prior speed, and inadequate perception of the demands of the curve. • Older drivers have difficulties in allocating attention to the most relevant as- pects of novel driving situations. • .Older drivers generally need more time than average drivers to react to events. J USD-portrel CONTENTS Roundabouts: An Informational Guide • 2: Policy Considerations Depmlrrert aivspald'' CONTENTS While the Handbook is not specific to roundabouts, and since no age -related re- search has been conducted with U.S. roundabouts to date, these findings may apply to older persons encountering roundabouts, as well.The excerpts above all imply that lower, more conservative design speeds are appropriate. Roundabouts designed for low, consistent speeds cater to the preferences of older drivers: slower speeds; time to make decisions, act, and react; uncomplicated situations to inter- pret; simple decision -making; a reduced need to look over one's shoulder; a re- duced need to judge closing speeds of fast traffic accurately; and a reduced need to judge gaps in fast traffic accurately. For example, two-way stop -controlled inter- sections may be appropriate for replacement with a roundabout when a crash analysis indicates that age -related collisions are prevalent. 2.2 Multimodal Considerations As with any intersection design, each transportation mode present requires care- ful consideration. This section presents some of the general issues associated with each mode; additional detail on mode -specific safety and design issues is provided in subsequent chapters. 2.2.1 Pedestrians Pedestrian crossings should be set Pedestrians are accommodated by crossings around the perimeter of the round - back from the yield line by one or about. By providing space to pause on the splitter island, pedestrians can consider more vehicle lengths. one direction of conflicting traffic at a time, which simplifies the task of crossing the street. The roundabout should be designed to discourage pedestrians from crossing to the central island, e.g., with landscape buffers on the corners. Pedes- trian crossings are set back from the yield line by one or more vehicle lengths to: • Shorten the crossing distance compared to locations adjacent to the inscribed circle; • Separate vehicle -vehicle and vehicle -pedestrian conflict points; and • Allow the second entering driver to devote full attention to crossing pedestrians while waiting for the driver ahead to enter the circulatory roadway. If sidewalks on the intersecting roads are adjacent to the curbs, this setback may require the sidewalks to deviate from a straight path. This is not the case if side- walks are separated from the curbs by a generous landscape buffer. Most intersections are two-way stop -controlled, or uncontrolled. Compared to two- way stop -controlled intersections, roundabouts may make it easier and safer for pedestrians to cross the major street. At both roundabouts and two-way stop - controlled intersections, pedestrians have to judge gaps in the major (uncontrolled) stream of traffic. By reducing stopping distance, the low vehicular speeds through a roundabout generally reduce the frequency and severity of incidents involving pedestrians. In addition, when crossing an exit lane on the minor road, the sight angle is smaller than when watching for left -turning vehicles at a conventional inter- section. The comparison between roundabouts and all -way stop -controlled intersections is less clear. All -way stop control is virtually nonexistent in foreign countries that have 32 1 Federal Highway Administration La Depart—rt U r_q afal l CONTENTS E; hibit 2-7. Driving straight through a roundabout. Source: The Highway Code (UK) (9), converted to right-hand drive — When exiting the circulatory roadway from the inside track, watch out on the outside track for leading or adjacent vehicles that continue to circulate around the roundabout. — When exiting the circulatory roadway from the outside track, yield to leading or adjacent vehicles that are exiting into the same lane. • When turning left or making a U-turn (i.e., exiting more than halfway around the roundabout), use the following procedure (see Exhibit 2-8): — Turn on your left turn signal. — If there are multiple approach lanes, use only the left-hand lane. — Keep to the inner (left) side of the circulatory roadway (nearest the central island). — Continue to use your left -turn signal until you have passed the exit before the one you want, and then use your right -turn signal through your exit. — When exiting from a multilane roundabout from the inside part of the circula- tory roadway, use only the inner lane on the exit (the lane nearest the splitter island). Watch out on the outside part of the circulatory roadway for leading or adjacent vehicles that continue to circulate around the roundabout. Roundabouts: An Informational Guide • 2: Policy Considerations 45' Exhibit 2-8. Turning left at a roundabout. uz oeoorvrert Of VQ SPO&31� CONTENTS Source: The Highway Code (UK) (9), converted to right-hand drive • When in doubt about lane choice (especially for roundabouts with legs at angles other than 90'h), use the following general rules to determine which lane you should be in (unless signs or pavement markings indicate otherwise): - If you intend to exit the roundabout less than halfway around it, use the right lane. - If you intend to exit the roundabout more than halfway around it, use the left lane. 2.6.1.6 Motorcyclists and bicyclists Watch out for motorcyclists and bicyclists. Give them plenty of room and show due consideration. Bicyclists may enter the approach roadway from a bicycle lane. Bicyclists will often keep to the right on the roundabout; they may also indicate left to show they are continuing around the roundabout. It is best to treat bicyclists as other vehicles and not pass them while on the circulatory roadway. Motorcyclists should not ride across the mountable truck apron next to the central island, if present. 2.6.1.7 Large vehicles When car drivers approach a roundabout, do not overtake large vehicles. Large vehicles (for example, trucks and buses) may have to swing wide on the approach or within the roundabout. Watch for their turn signals and give them plenty of room, especially since they may obscure other conflicting users. 46 I Federal Highway Administration As two traffic streams approach the roundabout in adjacent lanes, they will be forced to stay in their lanes up to the yield line. At the yield point, vehicles will continue along their natural trajectory into the circulatory roadway, then curve around the central island, and curve again into the opposite exit roadway. The speed and orientation of the vehicle at the yield line determines its natural path. If the natural path of one lane interferes or overlaps with the natural path of the adjacent lane, the roundabout will not operate as safely or efficiently as possible. The key principle in drawing the natural path is to remember that drivers cannot change the direction of their vehicle instantaneously. Neither can they change their speed instantaneously. This means that the natural path does not have sudden changes in curvature; it has transitions between tangents and curves and between consecutive reversing curves. Secondly, it means that consecutive curves should be of similar radius. If a second curve has a significantly smaller radius than the first curve, the driver will be traveling too fast to negotiate the turn and may lose control of the vehicle. If the radius of one curve is drawn significantly smaller than the radius of the previous curve, the path should be adjusted. To identify the natural path of a given design, it may be advisable to sketch the natural paths over the geometric layout, rather than use a computer drafting program or manual drafting equipment. In sketching the path, the designer will naturally draw transitions between consecutive curves and tangents, similar to the way a driver would negotiate an automobile. Freehand sketching also enables the designer to feel how changes in one curve affect the radius and orientation of the next curve. In general, the sketch technique allows the designer to quickly obtain a smooth, natural path through the geometry that may be more difficult to obtain using a computer. Exhibit 6-44 illustrates a sketched natural path of a vehicle through a typical double - lane roundabout. r - � r t r t t 11 I 1 � USDepatmrt C(tcrmporU� CONTENTS E-, l bit 6- 84. Sketched natural paths through a double -lane roundabout. Roundabouts: An Informational Guide • 6: Geometric Design Exhibit 6-45. Path overlap at a double -lane roundabout. r Us Deparmrt of t� CONTENTS 6.4.2 Vehicle path overlap Vehicle path overlap occurs when the natural path through the roundabout of one traffic stream overlaps the path of another. This can happen to varying degrees. It can reduce capacity, as vehicles will avoid using one or more of the entry lanes. It can also create safety problems, as the potential for sideswipe and single -vehicle crashes is increased. The most common type of path overlap is where vehicles in the left lane on entry are cut off by vehicles in the right lane, as shown in Exhibit 6-45. r \ r \ \ � f _ � v Path overlap \ / 1 I 1 I 1 1 6.4.3 Design method to avoid path overlap Achieving a reasonably low design speed at a double -lane roundabout while avoid- ing vehicle path overlap can be difficult because of conflicting interaction between the various geometric parameters. Providing small entry radii can produce low en- try speeds, but often leads to path overlap on the entry, as vehicles will cut across lanes to avoid running into the central island. Likewise, providing small exit radii can aid in keeping circulating speeds low, but may result in path overlap at the exits. 6.4.3.1 Entry curves At double -lane entries, the designer needs to balance the need to control entry speed with the need to minimize path overlap. This can be done a variety of ways that will vary significantly depending on site -specific conditions, and it is thus inap- propriate to specify a single method for designing double -lane roundabouts. Re- gardless of the specific design method employed, the designer should maintain the overall design principles of speed control and speed consistency presented in Section 6.2. One method to avoid path overlap on entry is to start with an inner entry curve that is curvilinearly tangential to the central island and then draw parallel alignments to determine the position of the outside edge of each entry lane. These curves can range from 30 to 60 m (100 to 200 ft) in urban environments and 40 to 80 m (130 to 260 ft) in rural environments. These curves should extend approximately 30 m (100 ;174, I Federal Highway Administration ft) to provide clear indication of the curvature to the driver. The designer should check the critical vehicle paths to ensure that speeds are sufficiently low and con- sistent between vehicle streams. The designer should also ensure that the portion of the splitter island in front of the crosswalk meets AASHTO recommendations for minimum size. Exhibit 6-46 demonstrates this method of design. \ •, i \ I / Second, 1 ' smaller-radlus 1 1 entry curve � I I InitW, large -radius entry curve � I Another method to reduce entry speeds and avoid path overlap is to use a small - radius (generally 15 to 30 m [50 to 100 ft]) curve approximately 10 to 15 m (30 to 50 ft) upstream of the yield line. A second, larger -radius curve (or even a tangent) is then fitted between the first curve and the edge of the circulatory roadway. In this way, vehicles will still be slowed by the small -radius approach curve, and they will be directed along a path that is tangential to the central island at the time they reach the yield line. Exhibit 6-47 demonstrates this alternate method of design. \\ •\,ram ``� I �' � i \ Second, " I larger -radius 1 entry curve 1 r / Initial, small -radius I I entry curve 1 ] '9. us oepQrxn «ka pald� CONTENTS Exhibit 5-46. One method of entry design to avoid path overlap at double -lane roundabouts. Exhibit 6-47. Alternate method of entry design to avoid path overlap at double -lane roundabouts. Roundabouts: An Informational Guide - 6: Geometric Design a:- lu Depowed ctWmp«ktc CONTENTS As in the case of single -lane roundabouts, it is a primary objective to ensure that the entry path radius along the fastest path is not substantially larger than the circulating path radius. Referring to Exhibit 6-12, it is desirable for R, to be less than or approximately equal to Rz. At double -lane roundabouts, however, R, should not be excessively small. If R, is too small, vehicle path overlap may result, reducing the operational efficiency and increasing potential for crashes. Values for R, in the range of 40 to 70 m (130 to 230 ft) are generally preferable. This results in a design speed of 35 to 45 km/h (22 to 28 mph). The entry path radius, R, , is controlled by the offset between the right curb line on the entry roadway and the curb line of the central island (on the driver's left). If the initial layout produces an entry path radius above the preferred design speed, one way to reduce it is to gradually shift the approach to the left to increase the offset; however, this may increased adjacent exit speeds. Another method to reduce the entry path radius is to move the initial, small -radius entry curve closer to the circu- latory roadway. This will decrease the length of the second, larger -radius curve and increase the deflection for entering traffic. However, care must be taken to ensure this adjustment does not produce overlapping natural paths. 6.4.3.2 Exit curves To avoid path overlap on the exit, it is important that the exit radius at a double -lane roundabout not be too small. At single -lane roundabouts, it is acceptable to use a minimal exit radius in order to control exit speeds and maximize pedestrian safety. However, the same is not necessarily true at double -lane roundabouts. If the exit radius is too small, traffic on the inside of the circulatory roadway will tend to exit into the outside exit lane on a more comfortable turning radius. At double -lane roundabouts in urban environments, the principle for maximizing pedestrian safety is to reduce vehicle speeds prior to the yield and maintain similar (or slightly lower) speeds within the circulatory roadway. At the exit points, traffic will still be traveling slowly, as there is insufficient distance to accelerate signifi- cantly. If the entry and circulating path radii (R, and R2 , as shown on Exhibit 6-12) are each 50 m (165 ft), exit speeds will generally be below 40 km/h (25 mph) re- gardless of the exit radius. To achieve exit speeds slower than 40 km/h (25 mph), as is often desirable in envi- ronments with significant pedestrian activity, it may be necessary to tighten the exit radius. This may improve safety for pedestrians at the possible expense of increased vehicle -vehicle collisions. 6.5 Rural Roundabouts Roundabouts located on rural roads often have special design considerations be- cause approach speeds are higher than urban or local streets and drivers generally do not expect to encounter speed interruptions. The primary safety concern in rural locations is to make drivers aware of the roundabout with ample distance to com- fortably decelerate to the appropriate speed. This section provides design guide- lines for providing additional speed -reduction measures on rural roundabout ap- proaches. t76ff I Federal Highway Administration E AASBTO—Geometric Design o, ;hways and Streets Modern Roundabouts A recent synthesis of literature has summarized current practice and experience with modern roundabouts (3). Although the United States was home to the first one-way rotary intersection in the world (implemented at New York City's Columbus Circle in 1904), traffic circles fell out of favor in this country by the 1950s. Older traffic circles encountered serious operational and safety problems, including the tendency for traffic to lock up at higher volumes. The modern roundabout, although following different design principles from those of the old circles, has been used less in the United States than abroad, in part because of this country's experience with the traffic circles and rotaries built in the first half of the 20th century. Since 1990, however, there has been an emergence of interest in modern roundabouts in some parts of the United States. This interest is due partially to the success of modem roundabouts in several countries in Europe and in Australia. France, which leads the world with an estimated 15,000 modem roundabouts, has been building roundabouts at a rate of about 1,000 per year. By comparison, the number of roundabouts in the United States, although growing, remains small. As of mid-1997, there were fewer than 50 modern roundabouts in the United States, in contrast with more than 35,000 in the rest of the world. Survey results from various states and municipalities documenting their experiences with roundabouts have been published (3). The term "modern roundabout" is used in the United States to differentiate modern roundabouts from the nonconforming traffic circles or rotaries that have been in use for many years. Modem roundabouts are defined by two basic operational and design principles: • Yield -at -Entry: Also known as off -side priority or the yield -to -left rule, yield -at -entry requires that vehicles on the circulatory roadway of the roundabout have the right-of- way and all entering vehicles on the approaches have to wait for a gap in the circulating flow. To maintain free flow and high capacity, yield signs are used as the entry control. As opposed to nonconforming traffic circles, modern roundabouts are not designed for weaving maneuvers, thus permitting smaller diameters. Even for multilane roundabouts, weaving maneuvers are not considered a design or capacity criterion. • Deflection of Entering Traffic: Entrance roadways that intersect the roundabout along a tangent to the circulatory roadway are not permitted. Instead, entering traffic is deflected to the right by the central island of the . roundabout and by channelization at the entrance into an appropriate curved path along the circulating roadway. Thus, no traffic is permitted to follow a straight path through the roundabout. To provide for increased capacity, modern roundabouts often incorporate flares at the entry by adding lanes before the yield line and have wide circulatory roadways. 578 Intersections Modem roundabouts range in size from mini -roundabouts with inscribed circle diameters as small as 15 in [50 ft], to compact roundabouts with inscribed circle diameters between 30 and 35 in [98 to 115 ft], to large roundabouts, often with multilane circulating roadways and more than four entries up to 150 in [492 ft] in diameter. The greater speeds permitted by larger roundabouts, with inscribed circle diameters greater than 75 in [246 ft], may reduce their safety benefits to some degree. Exhibit 9-15 shows the typical geometric elements of a single -lane modern roundabout and Exhibit 9-16 shows a pictorial roundabout example. Designing the geometry of a roundabout involves choosing the best operational and capacity performance while retaining the best safety enhancements. Roundabouts operate most safely when their geometry forces traffic to enter and circulate at slow speeds. Horizontal curvature and narrow pavement widths are used to produce this reduced -speed environment. However, the capacity of roundabouts is negatively affected by these low -speed design elements. As the widths and radii of the entry and circulatory roadways are reduced, the capacity of the roundabout is also reduced. Furthermore, many of the geometric criteria used in design of roundabouts are governed by the maneuvering needs of the largest Departure Width CircuIintory Roadway Width—, >— Truck Apron Radius .' /V is ands Exit Width dth inscribed dth Circle Diamter Central Island VVKROdius Exit Dianeter ield Line ISp sland nd --I lip Width IslOr'1d Exhibit 9-15. Geometric Elements of a Single -Lane Modern Roundabout 579 AASHTO—Geometric Desi6 )'Highways and Streets vehicles expected to travel through the intersection. Thus, designing a roundabout is a process of determining the optimal balance between safety provisions, operational performance, and accommodation of over -sized vehicles (4). Achieving appropriate vehicular speeds through a roundabout is the most critical design objective. A well -designed roundabout reduces the relative speeds between conflicting traffic streams by requiring vehicles to negotiate the roundabout along a curved path. Increasing the curvature of the vehicle path decreases the relative speed between the entering and circulating vehicles. To determine the speed of a roundabout, the fastest path allowed by the geometry should be drawn. This is the smoothest, least -curved path that can be followed by a single vehicle, in the absence of other traffic and ignoring all lane markings, traversing the entry, around the central island, and out the exit. Usually the fastest path is the through movement, but in some cases it may be a right -turn movement (4). Exhibit 9-16. Typical Modern Roundabout Entry width is the largest determinant of a roundabout's capacity. The capacity of an approach is not only dependent on the number of entering lanes but also on the total width of the ` entry. In other words, the entry capacity increases with increasing entry width. Therefore, entries 580 i -; Intersections and circulatory roadways are generally described in terms of width, not number of lanes. Entries that are of sufficient width to accommodate multiple traffic streams are striped to designate separate lanes. However, the circulatory roadway is usually not striped, even when more than one lane of traffic is expected to circulate. The circulatory roadway should be at least as wide as the widest entry and should maintain a constant width throughout (4). For some single -lane roundabouts, the use of a mountable apron around the perimeter of the central island to provide the additional width needed to accommodate off tracking by combination trucks may be appropriate. At double -lane roundabouts, large vehicles may' track across the whole width of the circulatory roadway to negotiate the roundabout. In some cases, roundabouts have been designed with aprons or gated roadways through the central island to accommodate over -sized trucks, emergency vehicles, or trains. ', To maximize a roundabout's safe and efficient operation, entry widths should be kept to a minimum. Capacity needs and performance objectives should be considered in determining the width and number of lanes for each entry. In addition, the turning needs of the design vehicle may make an even wider entry appropriate. Therefore, determining the entry. width and circulatory roadway width involves achieving an optimal capacity and operational balance. When the capacity needs can only be met by increasing the entry width, this can be accomplished in two ways: (1) by adding a full lane upstream of the roundabout and maintaining parallel lanes through the entire entry, or (2) by widening the approach gradually (flaring) through the entire entry. An example of entry flaring in two quadrants of a roundabout is shown in Exhibit 9-17 (4). The installation of A roundabout for traffic -calming purposes should be supported by a demonstrated need for traffic calming along the intersecting roadways. Roundabouts installed for traffic -calming purposes are usually used on local roads. In such cases, capacity is not a consideration since traffic volumes are typically well below congestion levels. Pedestrian crossing locations at roundabouts should achieve a balance among pedestrian convenience, pedestrian safety, and roundabout operations. Pedestrians generally want crossing locations as close as practical to the roundabout to minimize out -of -direction travel. The further the crossing is from the roundabout, the more likely it is that pedestrians will choose a shorter route that may present unintended conflicts. Both crossing location and crossing distance are important considerations. Crossing distance should be minimized to reduce exposure to pedestrian -vehicle conflicts. Pedestrian movements may be compromised at a yield -line crosswalk because driver attention is directed to .the left looking for gaps in the circulating traffic stream. Therefore, the location of pedestrian crosswalks at the yield -line is discouraged. Crosswalks should be located to take advantage of the splitter island. The pedestrian refuge within the splitter island should be designed at street grade, rather than elevated to the height of the splitter island, provided that drainage can be accommodated. This arrangement eliminates the need for ramps within the refuge area. Crossings should also be located at a distance from the yield line that is approximately an even increment of a vehicle length to reduce the likelihood that vehicles will be queued across the crosswalk. Curb -cut ramps should be provided at each end of the crosswalk to connect the crosswalk to the sidewalk network and, thus, to other crosswalks around the roundabout (4). 581 AASHTO—Geometric Design of Highways and Streets Entry Rodius Exit • Flora Length' art Flare i Folrtt perpOxxli=$ 1 to .lunatic" of mar i entry mr ve and circulatory rob4wgy 1 t InSWIbed Circle Diameter Exit Rodius Exhibit 9-17. Roundabout with Entry Flaring in Two Quadrants The designer should attempt, where practical, to provide bicyclists the choice of proceeding through the roundabout as either a vehicle or a pedestrian. In general, bicyclists are better served by operating as vehicles. Provisions for both options may allow bicyclists with varying degrees of skill to choose the method of navigating the roundabout with which they are most comfortable. To accommodate bicyclists traveling as vehicles, bicycle lanes should be terminated in advance of the roundabout to encourage bicyclists to mix with vehicle traffic. This method will generally be most successful at smaller roundabouts where bicycle speeds can most closely match vehicle speeds. It may be difficult for bicyclists to traverse double -lane roundabouts. In such cases, 582 Roundabouts offer the opportunity to provide attractive entries or centerpieces to communities. However, rigid objects such as monuments in the central island of a roundabout directly facing the entries may pose a safety concern. Aesthetic landscaping of the center island and, to a lesser degree, the splitter islands is frequently used. When placement of any landscaping treatment is provided, consideration should be given to motorist's sight distance needs. Pavement textures and aesthetic paving treatments are also frequently utilized at roundabouts. CAPACITY ANALYSIS Capacity and level -of -service analysis is one of the most important considerations in the design of intersections. This subject is discussed at length in Chapter 2 and is discussed throughout this chapter as it relates to the various elements of intersection design. Optimum capacities and levels of service can be obtained when intersections include auxiliary lanes, appropriate channelization, and traffic control devices. For more complete discussion of capacity and level -of -service analysis for intersections, including operational analysis procedures, refer to the Highway Capacity Manual (HCM) (6) and to Chapter 2 for guidance for its use. ALIGNMENT AND PROFILE General Considerations Intersections are points of conflict between vehicles, pedestrians, and bicycles. The alignment and grade of the intersecting roads, therefore, should permit users to recognize the intersection and the other vehicles using it, and readily perform. the maneuvers needed to pass through the intersection with minimum interference. To these ends, the alignment should be as straight and the gradients as flat as practical. The sight distance should be equal to or greater than the minimum values for specific intersection conditions, as derived and discussed later in this chapter. If design objectives are not met, users may have difficulty in discerning the actions of other users, in reading and discerning the messages of traffic control devices, and in controlling their operations. Site conditions generally establish definite alignment and grade constraints on the intersecting roads. It may be practical to modify the alignment and grades, however, thereby improving traffic operations. 583 M AASHTO—Geometric Design of Highways and Streets Alignment Regardless of the type of intersection, for safety and economy, intersecting roads should generally meet at or nearly at right angles. Roads intersecting at acute angles need extensive turning roadway areas and tend to limit visibility, particularly for drivers of trucks. When a truck turns on an obtuse angle, the driver has blind areas on the right side of the vehicle. Acute=angle intersections increase the exposure time for the vehicles crossing the main traffic flow. The practice of realigning roads intersecting at acute angles in the manner shown in Exhibits 9-18A and 9-18B has proved to be beneficial. The greatest benefit is obtained when the curves used to realign the roads allow operating speeds nearly equivalent to the major -highway approach speeds, -C_ �Er el .0e '00-� Exhibit 9-18. Realignment Variations at Intersections The practice of constructing short -radius horizontal curves on side road approaches to achieve right-angle intersections should be avoided whenever practical. Such curves result in increased lane encroachments because drivers tend to reduce their path radius using a portion of 584 11 FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 May 1, 2001 Mr. Ronald Mislowsky G. W. Clifford & Associates, Inc. 200 N. Cameron Street Winchester, Virginia 22601 RE: Shenandoah Development Section 1-Cursory Review; Tag Map # 87-A-103 Dear Ron: I have had the opportunity to review the Subdivision Design Plan (SDP) for the Shenandoah Development Section 1, received by our office on April 13, 2000. A cursory review of this project has been conducted. As you know, the Master Development Plan (MDP) for Shenandoah has not yet been approved. Comments made regarding this SDP may not be accurate if changes are made to the MDP which affect the SDP. During the cursory review, I found numerous items that are incomplete or not consistent with Frederick County's subdivision design standards. Please address the following comments: 1. Add the text, "Subdivision Design Plan for," preceding the text, "Section 1....." on Sheet 1. 2. Change the approval title from Zoning Administrator to Subdivision Administrator. 3. County tax records indicate that Dogwood Development is not the owner of the property. Verify the correct information for the owner on Sheet 1. 4. The zoning of the property should be fisted on Sheet 1. 5. Change the title from Shenandoah Site Development Plan to Shenandoah Subdivision Design Plan on Sheets 2-9. 6. Section separation should be clearly identified on Sheet 2. 7. The access road for the Waste Water Treatment Plant (WWTP) should be shown on Sheet 2. 8. Ensure that written and graphic scales and North arrows are placed on every Sheet. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Mr. Ronald Mislowsky/ G. W. Clifford & Associates, Inc. Re: Shenandoah Section 1 Cursory Review May 1, 2001 9. Match lines should be placed where features end on one sheet and continue to another sheet. 10. The date of preparation on several sheets is identified as 12-25-94. This date may not be accurate and does not jibe with given dates on other sheets. 11. The boundary survey information needs to be shown around the perimeter of Section 1. 12. Bearings and Distances for the Right -of -Way, easements, and Virginia Dept. of Game & Inland Fisheries (VADGIF) property should be defined. Right -of -Way widths should be defined also. 13. The VADGIF Road ends abruptly. Depict what amenity this road leads to. 14. All adjoining property (for Section 1) information needs to be shown. 15. Provide a table illustrating the relationship between the Section 1 units provided by the Master Development Plan and the Subdivision Design Plan. The intent of this table is to provide an incremental update which will tabulate the expended acreage, lot counts, open space and special environmental areas disturbed compared to what will remain. 16. Provide a proposed lot use table for Sheets 6 through 9. This table should identify the lot types and areas proposed on each Sheet. This lot use table should also have the associated setbacks for the proposed lots. 17. Building footprints were shown for several recreational amenities and other structures. These footprints should not be shown on the subdivision design plan. A separate site plan submission will be required to have these items approved. Remove the building footprints and associated parking lots and replace with text describing what amenities will be provided along with the associated open space notations. 18. Building footprints were shown for all of the proposed lots. These footprints should not be shown on the subdivision design plan. Remove all building footprints and keep only the lot lines and setback fines. Building footprints will be required to be shown at the building permit stage. 19. Open space notations are missing from several areas. 2I0. Sanitary sewer easements, storm drainage easements, and storm drainage structure information are incomplete. 41 Page 3 " Ronald Mislowsky/ G. Re: Shenandoah Section 1 May 1, 2001 W. Clifford & Associates, Inc. Cursory Review 21. All environmental features, conservation buffers, 100-year flood limits, and recreational amenities locations should be labeled. 22. Lots depicted on Sheet 6 do not have water and sewer connections. 23. The WWTP is proposed to be included within Section 1. This feature should be included within this plan set. 24. The road name "Shenandoah Drive" has been denied and severaf other road names have been used that are not on the approved list. Approved road names � are obtained through the Mapping and Graphics Manager, Marcus Lemasters. 25. The plans have not been certified/signed by the responsible engineer. 24. Provide a statement listing all requirements and conditions placed on the land included in the subdivision resulting from the approval of conditional zoning. 27� . Before obtaining subdivision design plan approval from this department, recommendations for approval must be received from the following agencies: VDOT Luray Residency, Sanitation Authority, Inspections Department, Fire Marshal, Parks and Recreation, County Engineer, and receipt of the executed VADGIF agreement. I have enclosed the checklist that our department uses to evaluate Subdivision Design Plans. Please use this checklist as a guide to fulfilling the necessary requirements. I am not including a set of marked plans due to the nature of the revisions. We will be happy to meet with you as soon as possible and simultaneously discuss the required revisions to this Section and Section 2. Sincerely, Patrick T. Davenport Z�ning and Subdivision Administrator PTD/rsa Enclosure cc: Dogwood Development, 11800 Sunrise Valley Drive, Reston, VA 20191 U:\Patd.k\Connnon\Subdivision ReviewAShenandoah Developin-AShen Sect 1 teview_I.wpd COMMONWEALTH of VIRGINIA CHARLES D. NOTTINGHAM COMMISSIONER Mr. C. E. Maddox Jr., PE., VP. C/O G. W. Clifford & Associates 2d0 North Cameron Street Winchester, VA 22610 Dear Chuck, DEPARTMENT OF TRANSPORTATION P. 0. BOX 308 LURAY, VA 22835 May 17, 2001 REF: Shenandoah Development Routes 277, 340 & 522 Clarke, Warren and Frederick Co. Diu P RANDY S. KISER RESIDENT ENGINEER TEL (540) 743-65M FAX (540) 743.7249 Our District Traffic Engineering Office has informed us they received a five page revision on May 9, 2001, via fax, for the referenced project's Traffic Impact Analysis. The information provided does not include an analysis of the Double Tollgate Intersection (Routes 277, 340, and 522). If you recall, you agreed to include this intersection in the revised analysis when we met at the Edinburg Residency Office on April 25, 2001. The analysis was to include twelve hour counts on each leg of the intersection. The revised Figure 4 attachment also doesn't seem to reflect the dual left turn lane configuration at the main site entrance on Route 340/522. Chuck, as we've previously discussed the inclusion of the Double Tollgate intersection in your analysis is critical. While the intersection isn't directly within the limits of the development, it will be significantly impacted by this project's traffic. The Department needs to know exactly what these impacts are and what improvements may be necessary whether developer funded or financed with public dollars. These improvements need to be known in advance of the development's actual impacts, so we aren't playing "catch-up" if the intersection fails. This information will be needed before the Department approves any site plan or issues any Land Use Permits for the development. As discussed in Edinburg, we suggest you have your traffic consultant work directly with our Traffic Engineering Staff to satisfy their requirements for the Traffic Impact Analysis. As always if you have any questions, please let us know. Sincerely, RBC/kld cc: K.B. Downs S.H. Clem J.A. Copp S.A. Melnikoff Chuck Johnston Evan Wyatt Doug Stanley Robert B. Childress Assistant Resident Engineer RECEIVED MAY 2 12001 DEPT. OF PLANNING/DEVELOPMENT TRANSPORTATION FOR THE 21ST CENTURY May-18-01 04:19P UTU tFA FUN, tie. Phowvc 1-540-869-7820 rnx 1.540469-H038 Mr Evan A Wyatt, A1CP Planning Director County of Frederick 107 North Kent Street. Winchester, Virginia 22601-SO(K) RED Shenandoah MJSICT Development Plan Dear Mr. Wvaty Thank you for your speedy response 'tt / � _ rtaP . 01 40 45C Stun wan la&him Ilwy White 1'u4, VA 22663 May 18, 2001 The Board of Supervisors was quite clear on October 25. 2000 that they wanted to review an s xccuted agreement with VDG1F before proceeding with the Master Plan. You confirmed this in your forwarding memo of March 21, 2001 The developer did not "fully comply at that tine in that the "agreement" was not executed Instead he presented evidence that execution by VDGIF was quickly forthcoming. On this basis the Imard , approvcd the Master Plan. Perhaps 1. was unclear in expressing my concerts earlier: It is not a question of the"agreement.—may not" gain approval, it is clear that the "agreement" AdXj gain approval. Tt is also clear that any agreement that will gain approval is several months away The Board of Supervisors acted based largely on cvitk-nce presented by the developer that we now know to be iliCorrcc;t. As the Board has set the parameters for approval , it muxt review its action when those parameters arc not tnet. This is a matter of public concern and should be handled in the open by those charged with Master Plan approval responsibility To attempt to handle this matter through the; site plan approval process is not fair to the developer, the public, or to the Board Si ely, Christopher K. dates cc� Group Dist List 1 RECEIVED MAY 21 2001 DEPT, OF PLANNING/DEVELOPMENT 6 APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date: - - Application # I - ® B Fee Paid 3 Application / Agent: Gilbert W. Clifford & Associates Inc. Address: c/o Ronald A. Mislowsky 200 N. Cameron Street Winchester VA 22601 Phone: (540) 667-2139 Owners name: Dogwood Development Address: 11800 Sunrise Valley Drive, Suite 925 Reston, VA 20191 Phone: 703-716-1032 Please list names of all owners, principals and / or majority stockholders: N/A Contact Person: Ronald A. Mislowsky Phone: (540) 667-2139 Name of Subdivision: "Shenandoah Phase 1 Number of Lots: 175 Total Acreage: 393.872 Property Location: Lake Frederick, on the west side of US Route 522, south of Route 277 Magisterial District: Opequon Property Identification Number (PIN): 87-A-103 RECEIVED APR 19 2001 OEPT, OF PLAWNGIDEVELOPMENT ik i7 Property zoning and present use: R5Nacant Adjoining property zoning and use: RANacant/Residential/Agriculture 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 No X What was the MDP title? Shenandoah Does the plat contain any changes from the approved MDP? Yes No X If yes, specify what changes: Minimum Lot Size (smallest lot) 10 yoc) Number and types of housing units in this development: Number: 175 Lots Types: 137 Single Family Detached, 38 Duplex Units S/LCel4llcl0ceA sc-c�iCrj-I 175 107�- 1 ,ease _note: The subdivision pi%ii ,s associated with this file are located is � the i library. , SUBDIVISION 111-01 SHENANDOAH -.Phase I Opequori'04 r