HomeMy WebLinkAbout05-12 Snowden Bridge No. 5 Section 5 Redesign Section 5A and 5B Stonewall - BackfileSUBDIVISION CHECKLIST
1. Comment sheets from the following agencies, along with any marked copies of the
plan:
VDOT
Sanitation Authority
L/ Inspections Department
✓Fire Marshall
City of Winchester GIS
Health Department
Parks & Recreation
County Engineer
2. One copy of the subdivision application
TRACKING SHEET
%01A I? Application received
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Fee paid ( $
To be filled in if an MDP is associated with
this subdivision
MDP # 09 'O
Approved by BOS: 9//D
Admin. Approval: -4 4
0 Information entered in D-base and Reference Manual
, Application Action Summary updated
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1' 0•n Gji Plat(s) signed by Subdivision Administrator
Approval letter to applicant/copy to file & cc's
act( 1-i
on Copy of final subdivision plat(s) [with signatures] made and given to
GIS for structure numbering assignment
Updated D-base and Reference Manual
Application Action Summary updated 1A
Final plat(s) submitted with review agency signatures along with:
Recorded Deed of Dedication
Sys ID 4 Bond estimate (if required) $.
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DEPARTMENT OF ENVIRONMENTAL, QUALITY
VALLEY REGIONAL OI=FICE.
L l'resum Bru m. Jr 4411 Early Road. P.O Box 3000, I larrisonburg, Virginia 22801
Secretary of'Natural Resource-, (540) 574-7800 Fax (540) 574-7878
wwty Jctl virginia gov
November 18, 2008 � 1
II)I�jLI?r1tr
fir, r_ ,
Richard T. Dengler 11NOV 0 1,008
Brookfield Stephenson Village, LL,C l"`I
8500 Executive Park Avenue, Suite 300 By
Fairfax, Virginia 22031
RE: Modification of VWP Individual Permit No. 05-1518
Stephenson Village Planned Residential Community, Frederick County, Virginia
Dear Mr.. Dengier:
David I: Paylor
Director
Amy Thatcher Owens
Regional Director
Pursuant to the Virginia Water Protection (VWP) Permit Program Regulation 9 VAC 25-210-10 and § 401 of the Clean
Water Act Amendments of 1977, Public Law 95-217, the Department of Environmental Quality (DEQ) has granted a
modification of the VWP individual permit for this project.. The proposed project will result in the impacts specified in
the enclosed permit and fact sheet_
As provided by Rule 2A:2 of the Supreme Court of Virginia, you have 30 calendar days from the date you received this
notification, or the date on which it was mailed (whichever occurred first) within which to appeal this decision by filing a
notice of appeal in accordance with the Rules of the Supreme Court of Virginia with the Director of DEQ. If you received
this notification by mail, you have 33 calendar days instead. Refer to Part 2A of the Rules of the Supreme Court of
Virginia for additional requirements governing appeals from administrative agencies.
Alternatively, any land owner under §§ 62.1-44.16, 62..144.17 and 62.1-44.19 of the State Wafer Control Law, who is
aggrieved by any action of the State Water Control Board (Board) that was taken without a formal hearing, may file a
written request to the Board for a formal hearing of such owner's grievance. The request must meet the requirements set
forth the Board's Procedural Rule No. 1 (9 VAC 25-230-130 B) and must be filed within 30 calendar days of receiving
this notification
If you have any questions, please contact Kate B. Lago at (540) 574-7850 or kblago@deq,.virginia.gov.
Sincerely,
a PYVl_ ---�
yM. Simm , P.E.
Deputy Regional Director
Enclosures: VWP Individual Permit No. 05-1518, Fact Sheet and Approval Memo
cc: Ron Stouffer, U.S. Army Corps of Engineers
Elizabeth Gallup, Virginia Marine Resources Commission
Brad Helmandollar, Williamsburg Environmental Group
VWP Permit File
MEMORANDUM
DEPARTMENT OF ENVIRONMENTAL QUALITY
VALLEY REGIONAL OFFICE
4411 Early Road - P.O. Box 3000 Harrisonburg. VA 22801
SUBJECT: Modification of VWP Permit No. 05-1518, Stephenson Village Planned Residential
Community
TO: Deputy Regional Director
FROM: Regional Water Permits Mana r
DATE: 'November 10, 2008
COPIES: VRO Permit Processing File
Other Agency Comments: VDH had no objections to the application.
DGIF comments were addressed in the permit.
DCR comments were addressed in the permit.
VMRC had no objections to the application..
No other agency comments were received.
Public Notice Comments: No comments were received.
Staff Comments: None.
VIRGINIA WATER PROTECTION INDIVIDUAL PERMIT MAJOR MODIFICATION
FACT SHEET
Department of Environmental Quality — Valley Regional Office
PO Box 3000 Harrisonburg, VA 22801
SUBJECT: Modification of Virginia Water Protection Individual Permit Number 05-1518,
Stephenson Village Planned Residential Community
TO: B. Keith Fowler
Water Permits Manager
FROM: Kate B. Lago
Water Permit Writer Senior
DEQ-Valley Regional Office
PO Box 3000
Harrisonburg, VA 22801
DATE: November 10, 2008
COPY: VWP Permit File
DEQ has reviewed the subject VWP application and has determined that the project qualifies
for an individual permit. Based on the information provided in the application, and in
compliance with § 401 of the Clean Water Act (33 USC 1341), the State Water Control Law,
and relevant regulations, DEQ has determined that there is a reasonable assurance that the
proposed activity subject to this permit will protect instream beneficial uses, will not violate
applicable water quality standards, and will not cause or contribute to significant impairment
of state waters or fish and wildlife resources, provided the permittee complies with all permit
conditions..
Surface water impacts have been avoided and minimized to the maximum extent practicable.
The proposed permit also addresses no net loss of'wetland acreage and function through
compensatory mitigation and adequately assesses compensation implementation via success
monitoring and reporting.
The following details the application review process and summarizes relevant information
for developing the permit conditions.
1. Contact Information:
Permittee Legal Name and Address: Richard T. Dengler
Brookfield Stephenson Village, LLC
8500 Executive Park Avenue, Suite 300
Fairfax, Virginia 22031
Owner Legal Name and Address: Same as above
Agent Legal Name and Address:
2. Processing Dates: See tracking sheet
3. Project Location:
Williamsburg Environmental Group, Inc.
Brad Helmandollar
7501 Boulders View Drive
Suite 205
Richmond, Virginia 2.3225
City/County:
Frederick County
Waterbody:
Hiatt Run, UT of Hiatt Run and Opequon Creek
Basin:
Potomac
Subbasin:
Potomac River
HUC:
02070004
Section:
11
Class:
IV
Special Standards:
pH 6.5-9.5
4. Project Description: Modification of the existing Stephenson Village Planned Residential
Community to include original and additional impacts as noted in Part I.A.I .
5. Project Impacts: Refer to draft permit Part I.A.
6. Avoidance and Minimization Efforts (9 VAC 25-210-115.C.): Avoidance and minimization
efforts were taken in the planning for the original permit. Due to changes in grading involved in
the final construction plan, additional wetland and open water impacts are required, but the
stream impacts associated with the project have decreased.
7. Compensation for Unavoidable Impacts (9 VAC 25-210-116.A.):
Refer to draft permit Part I.H.1.
8. Site Inspection:
A site visit was conducted on May 20, 2008 by Kate Lago.
9. Riparian Landowner Notification (State Water Control Law, Section 62.1-44.15:4 D):
All riparian landowners located within one-half mile downstream of each distinct impact area
were notified on February 4, 2008.
10. Relevant Regulatory Agency Comments (State Water Control Law, 62.1-44.15:5.C.):
As part of the application review process, DEQ contacted the appropriate state regulatory
agencies. Any relevant agency comments were addressed in the VWP individual permit Part I -
Special Conditions.
Summary of Other Agency Continents and Actions
b The Virginia Department of Health (VDH), per comments received on December 19,
2007, indicated no public water supply raw water intakes are located in the vicinity of
this project or immediately downstream. VDH does not object to the permit.
The Virginia Department of Game and Inland Fisheries (DGIF), per comments received
on January 28, 2008, a wood turtle survey was requested. The survey was submitted by
the applicant on March 12, 2008. On March 1.3, 2008, additional continents from DGIF
stated that suitable habitat for the wood turtle is not present on site, However, to
minimize adverse impacts upon other wildlife resources, DGIF recommends the
following which were submitted when the project was originally permitted:
1) All contractors associated with work at this site should be made aware of the
possibility of wood turtles on site and become familiar with their appearance, status and
life history. If any wood turtles are encountered and are in jeopardy during the
development or construction of this project, immed ately remove them froin danger and
move them safely to suitable habitat in or near the closest perennial stream. Any
relocations should be coordinated with .I.D. Kleopfer, VDGIF Wildlife Diversity
Biologist, at 804-829-6580 and the attached wood turtle observation form should be
completed and sent to DGIF. An appropriate information sheet to distribute to
contractors and employees could include the following text below a picture of a wood
turtle: "The wood turtle is a State Threatened species that may be found in or near the
project area. Description: A medium sized semi -terrestrial turtle, adults are 6-8 inches
long. The dull brown upper shell is very rough; each section of the shell is composed of
growth rings that form an irregular pyramid. However, there can be great variation in
appearance and especially in older turtles, the upper shell may appear smooth. The
bottom shell is yellow with black blotches. It has a black head and dark brown
extremities. The yellow to burnt orange skin on the neck and in the leg sockets is a
distinguishing characteristic,. If one of these turtles is found witivn the project/road area,
it should be carefully removed to safety in suitable habitat (a run or deep pool with sandy
or muddy bottom and submerged roots, branches, or logs) in the nearest perennial stream.
It is a violation of Virginia law to harm or keep for personal possession a wood turtle. If
you have any questions concerning this species, please call the Virginia Department of
Game and Inland Fisheries at 804-367-6913."
2) Conducting any in -stream activities during low or, no -flow conditions, using non -
erodible cofferdams to isolate the construction area, blocking no more than 50% of the
streamflow at any given time, stockpiling excavated material in a manner that prevents
reentry into the stream, restoring original streambed and streambank contours,
revegetating barren areas with native vegetation, and implementing strict erosion and
sediment control measures.. Due to future maintenance costs associated with culverts,
and the loss of riparian and aquatic habitat, we prefer stream crossings to be constructed
via clear -span bridges. However, if this is not possible, we recommend countersinking
any culverts below the streambed at least 6 inches, or the use of bottomless culverts, to
allow passage of aquatic organisms. We also recommend the installation of floodplain
culverts to carry bankfull discharges.
3) The applicant should avoid and minimize impacts to undisturbed forest, wetlands, and
streams to the fullest extent practicable. Avoidance and minimization of impact may
include relocating stream channels as opposed to filling or channelizing as well as using,
and incorporating into the development plan, a natural stream channel design and wooded
buffers. We recommend maintaining undisturbed wooded buffers of at least 100 feet in
width around all on -site wetlands and on both sides of all perennial and intermittent
streams. We recommend maintaining wooded lots to the fullest extent possible. We
generally do not support proposals to mitigate wetland impacts through the construction
of stormwater management ponds, nor do we support the creation of in -stream
stormwater management ponds. We are willing to assist the applicant in developing a
plan that includes open -space, wildlife habitat, and natural stream channels which retain
their wooded buffers.
4) Stormwater controls for this project be designed to replicate and maintain the
hydrographic condition of the site prior to the change in landscape. This should include,
but not be limited to, utilizing bioretention areas, and minimizing the use of curb and
gutter in favor of grassed swales. Bioretention areas (also called rain gardens) and grass
swales are components of Low Impact Development (LID). They are designed to capture
stormwater runoff as close to the source as possible and allow it to slowly infiltrate into
the surrounding soil. They benefit natu--; ce.�za;Arces by filtering pollutants and
decreasing downstream runoff volumes.
The Virginia Department of Conservation and Recreation (DCR) comments were
received on .lanuary 24, 2008.
Division of Natural Heritage. DCR.'s Division of Natural Heritage has searched its
Biotics Data System for occurrences of natural heritage resources from the area outlined
on the submitted map.. Natural heritage resources are defined as the habitat of rare,
threatened, or endangered plant and animal species, unique or exemplary natural
communities, and significant geologic formations.
Biotics documents the presence of natural heritage resources in the project area. The
Wood turtle (Glyptemys insculpta, G4/S2/NL/LT) has been documented downstream in
Opequon Creels. DCR recommends coordination with the VDGIF to ensure compliance
with protected species legislation, and implementation of and strict adherence to
applicable state and local erosion and sediment control/storm water management laws
and regulations.
DCR. found no indication of the presence of any State Natural Area Preserves under their
jurisdiction in the project vicinity.
Division of Soil and Water. Project involving land -disturbing activity 10,000 square feet
or equal to or greater than 2,500 square feet in all areas subject to the Chesapeake Bay
Preservation Act, must comply with the Virginia Erosion and Sediment Control Law and
all applicable regulations adopted in accordance with that law. Project involving land -
disturbing activity equal to or greater than one acre, or equal to or greater than 2,500
square feet in all areas of the jurisdictions designated as subject to the Chesapeake Bay
Preservation Area Designation and Management Regulations adopted pursuant to the
Chesapeake Bay Stormwater Management Program (VSMP) Permit Regulations adopted
in accordance with the Act. If you have project specific questions please contact the
Virginia Department of Conservation and Recreation Warrenton Regional Office at (540)
347-6420.
The Virginia Department of Agriculture and Consumer Resources (VDACS), under a
Memorandum of Agreement, DCR represents VDACS in comments regarding potential
impacts on state -listed threatened and endangered plant and insect species. The current
activity will not affect any documented state -listed plants or insects.
13 The Virginia Marine Resources Commission (VMRC), per continents received December
14, 2007, no permit required.
12. Special Conditions:
The following special conditions were developed to protect instream beneficial uses, to ensure
compliance with applicable water quality standards, to prevent significant impairment of state
waters or fish and wildlife resources, and to provide for no net loss of wetland acreage and
function through compensatory mitigation and success monitoring and reporting.
Part I — Special Conditions: , .
All Part I special conditions are based on guidance provided by the VWP Permit Manual for this
activity.
Part II — General Condition:
General Conditions are applied to all VWP individual permits, as stated in the VWPP regulation
at 9 VAC 25-210-90.
Part I.A.1. Modified to include the additional impacts of 0.3 acres P) M and 0.07 acres of open
water. The modification also reduced stream impacts by 2 linear feet.Based on the Unified
Stream Methodology (USM), stream impacts are now listed as a single number rather than as
perennial and intermittent.
Part LA.2. Based on the Unified Stream Methodology (USM), stream impacts are now listed as a
single number rather than as perennial and intermittent.
Part I.H.1. Modified to include additional on -site mitigation for new impacts at a ratio of 1:1 for
both PEM wetlands and open waters.
13. General Standard:
This project may result in minimal, temporary impacts to beneficial uses related to the
propagation and growth of aquatic life as defined in the General Standard. Provided the
permittee abides by the conditions of the permit, no substances shall enter state waters in
concentrations, amounts or combinations that would contravene established standards or
interfere with beneficial uses or are inimical or harmful to human, animal, plant, or aquatic life.
COMMONWEALTH of VI RCiINI A
DEPARTMENT OF ENVIRONMENTAL QUALITY
VWP Individual Permit No. 05-1518
Effective Date: January 5, 2007
Major Modification Date: November 18, 2008
Expiration Date: January 4, 2022
VIRGINIA WATER PROTECTION PERMIT
MODIFIED PURSUANT TO THE STATE WATER CONTROL LAW
:AND § 401 OF THE. CT. EAN WATER ACT'
Based upon an examination of the information submitted by the owner, and in compliance with §
401 of the Clean Water Act, as amended (33 USC 1251 et seq.), and the State Water Control Law
and regulations adopted pursuant thereto, the board has determined that there is a reasonable
assurance that the activity authorized by this permit, if conducted in accordance with the
conditions set forth herein, will protect instrearn beneficial uses and will not violate applicable
water quality standards. The board finds that the effect of the impact, together with other existing
or proposed impacts to wetlands, will not cause or contribute to a significant impairment to state
waters or fish and wildlife resources..
Project name: Stephenson Village Planned Residential Community
Permittee: Richard J. Dengler, Brookfield Stephenson Village, LLC
Address: 8500 Executive Park Avenue, Suite 300, Fairfax, Virginia 22031
Activity Location: The project is located one mile east of Rt. l i on Old Charlestown Road
(Route 761), Frederick County, VA
Activity Description: Development of a planned residential community on approximately 795
acres_ The proposed project impacts are identified in Part I..A.. of the permit.
The permitted activity shall be in accordance with the permit application, this cover page, Part I -
Special Conditions, and Part R - General Conditions.
Deputypoonalrector, Department of Environmental Quality
Date
VWP Individual Permit No. 05-1518 Part I - Special Conditions
Page l of 22
A. AUTHORIZED ACTIVITIES
This permit authorizes the following impacts as indicated in the application dated June 30, 2005,
modified on November 15, 2007, and deemed complete by DEQ on July 24, 2008. The permit
authorization and conditions are also based on additional submittals approved by DEQ,
1. Permanent impacts to no more than 0.91 acre of PaIustrine Emergent (PEM) wetlands, 0.16 acre
of Palustrine Scrub -Shrub (PSS) wetlands, 0.23 acres of'Palustrine Forested (PFO) wetlands,
0.16 acres of open water and 2,376 linear feet of stream channel associated with Hiatt Run,
umnamed tributaries to Hiatt Run and Opequon Creek.
2. Temporary impact of 0.08 acres of PEM wetlands, 509 linear feet of stream channel for utility
installation.
B. REPORTING. REQUIREMENTS
l.. Project status reports shall be submitted by the 10th of each month until submittal of the pre -
construction notification required in Part I.GA. below. These reports shall provide an estimated
date by which work at each permitted impact area is expected to commence.
2. All required notifications and submittals shall be submitted to the DEQ office stated below, to
the attention of the VWP permit manager, unless directed in writing by DEQ subsequent to the
issuance of this permit:
DEQ Valley Regional Office, 4411 Early Road, P.O. Box .3000, Harrisonburg, VA 22801
3. All reports required by this permit and other information requested by DEQ shall be signed by
the permittee or a person acting in the permittee's behalf, with the authority to bind the
permittee. A person is a duly authorized representative only if both criteria below are met. If a
representative authorization is no longer valid because of a change in responsibility for the
overall operation of the facility, a new authorization shall be immediately submitted to DEQ.
a.. The authorization is made in writing by the perrittee.
b. The authorization specifies either an individual or a position having responsibility for the
overall operation of the regulated facility or activity, such as the position of plant manager,
superintendent, or position of equivalent responsibility. A duly authorized representative
may thus be either a named individual or any individual occupying a named position.
4. All submittals shall contain the following signed certification statement:
"I certify under penalty of law that this document and all attachments were prepared under my
direction or supervision in accordance with a system designed to assure that qualified personnel
properly gather and evaluate the information submitted. Based on my inquiry of the person or
persons who manage the system, or those persons directly responsible for gathering the
information, the information submitted is, to the best of my knowledge and belief, true, accurate,
VWP Individual Permit No, 05-1518
Part I - Special Conditions
Page 2 of 22
and complete. I am aware that there are significant penalties for submitting false information,
including the possibility of fine and imprisonment for knowing violations."
5. Any fish kills or spills of fuels or oils shall be reported to DEQ immediately upon discovery at
(540) 574-7800_ If DEQ cannot be reached, the spill shall be reported to the Virginia
Department of Emergency Management (DEM) at 1-800-468-8892 or the National Response
Center (NRC) at 1-800-424-8802.
6. DEQ shall be notified in writing within 24 hours or as soon as possible on the next business day
when potential environmentally threatening conditions are encountered which require debris
removal or involve potentially toxic substances. Measures to remove the obstruction, material,
or toxic substance or to change the location of any structure are prohibited until approved by
DEQ.
7. The permittee shall notify the DEQ of any additional impacts to surface waters, including
wetlands; and of any change to the type of surface water impacts associated with this project.
Any additional impacts, modifications, or changes shall be subject to individual permit review
and/or modification of this permit. Compensation may be required.
C. STANDARD PROJECT CONDITIONS
1. The activities authorized by this permit shall be executed in such a manner that any impacts to
stream beneficial uses are minimized. As defined in § 62.1-10(b) of the Code, "beneficial use"
means both instream and offstream uses. Instream beneficial uses include, but are not limited to,
the protection of fish and wildlife habitat, maintenance of waste assimilation, recreation,
navigation, and cultural and aesthetic values. Offstream beneficial uses include, but are not
limited to, domestic (including public water supply), agricultural, electric power generation,
commercial, and industrial uses. Public water supply uses for human consumption shall be
considered the highest priority.
0
2. No activity shall substantially disrupt the movement of aquatic life indigenous to the water body,
including those species that normally migrate through the area, unless the primary purpose of the
activity is to impound water.
3. At crossings of streams, pipes and culverts less than 24 inches in diameter shall be countersunk a
minimum of three inches, and pipes and culverts greater than 24 inches in diameter shall be
countersunk a minimum of six inches to provide for the re-establishment of a natural stream
bottom and to maintain a low flow channel. For multiple -celled culverts, only the bottoms of
those cells situated below the limits of ordinary high water shall be countersunk. To the greatest
extent practicable, other cells, pipes, or culverts shall be elevated to provide a natural distribution
of flood flows. The requirement to countersink shall not apply to extensions or maintenance of
existing culverts that are not countersunk, to floodplain culverts being placed above ordinary
high water, to culverts being placed on bedrock, or to culverts required to be placed on slopes
5% or greater.
4. Flows downstream of the project area shall be maintained to protect all uses.
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 3 of 22
5. No activity shall cause more than minimal adverse effect on navigation, and no activity shall
block more than half of the width of the stream at any given time.
6.. The activity shall not impede the passage of normal or expected high flows, and any associated
structure shall withstand expected high flows..
7. Continuous flow of perennial springs shall be maintained by the installation of spring boxes,
French drains, or other similar structures.
8. Activities shall be conducted in accordance with any Time -of -Year restriction(s) as
recommended by the Department of Game and Inland Fisheries or the Virginia Marine .
Resources Commission. The permittee shall retain a copy of the agency correspondence
concerning the Time -of -Year restriction(s), or the lack thereof, for the duration of the
construction phase of the project.
9. All excavation, dredging, or filling in surface waters shall be accomplished in a manner that
minimizes bottom disturbance and turbidity.. Turbidity levels downstream of the construction
site shall not exceed turbidity levels upstream of the construction site at any time.
10. All in -stream activities shall be conducted during low -flow conditions whenever practicable.
11. All construction, construction access, and demolition activities associated with this project shall
be accomplished in a manner that minimizes construction materials or waste materials from
entering surface waters, unless authorized by this permit. Wet, excess, or waste concrete shall be
prohibited from entering surface waters.
12. All fill material placed in surface waters shall be clean and free of contaminants in toxic
concentrations or amounts in accordance with all applicable laws and regulations.
13. Stormwater runoff shall be prohibited from directly discharging into any surface waters. Best
management practices (BMP) designed, installed, and maintained, as described in the Virginia
Erosion and Sediment Control Handbook (Third Edition, 1992, or the most recent version in
effect at the time of construction) and the Virginia Stormwater Management Handbook (First
Edition, 1999, or the most recent version in effect at the time of construction), shall be deemed
suitable treatment prior to discharge into surface waters. Installation of alternative practices not
described in these references shall be submitted to DEQ for approval prior to beginning
construction.
14. Measures shall be employed at all times to prevent and contain spills of fuels, lubricants, or other
pollutants into surface waters.
15. Machinery or heavy equipment in temporarily impacted wetlands shall be placed on mats or
geotextile fabric, or other suitable means shall be implemented, to minimize soil disturbance to
the maximum extent practical, Mats, fabrics, or other measures shall be removed as soon as the
work is complete in the temporarily impacted wetland.
VWP Individual Permit No. 05-1518
Part 1- Special Conditions
Page 4 of 22
16. Heavy equipment is authorized for use within the stream channel during project construction or
stream restoration activities when site conditions prohibit access from the streambank. The
equipment shall be stationed on cobble bars and the activities conducted in the dry or during low
flow conditions, whenever possible.
17. Temporary disturbances to wetlands, stream channels, and/or stream banks during project
construction activities shall be avoided and minimized to the maximum extent practicable.
18. All temporarily disturbed wetland areas shall be restored to preconstruction conditions within 30
calendar days of completing work in the areas, which shall include re-establishing pre -
construction contours, and planting or seeding with appropriate wetland vegetation according to
cover type (emergent, scrub/shrub, or forested), except for invasive species identified on DCR's
Invasive Alien Plant Species of Virginia list. The permittee shall take all appropriate measures
to promote and maintain the revegetation of temporarily disturbed surface waters through the
second year post -disturbance.
19. All temporarily impacted streams and stream banks shall be restored to their original elevations
and contours within 30 calendar days following the construction at that stream segment, and the
banks shall be seeded or planted with the same vegetative coven type originally present along the
banks, including supplemental erosion control grasses if necessary but not including invasive
species identified on DCR's Invasive Alien Plant Species of Virginia list. The permittee shall
take all appropriate measures to promote and maintain the revegetation of temporarily disturbed
surface waters through the second year post -disturbance.
20. All materials (including fill, construction debris, excavated materials, and woody materials, that
are temporarily placed in wetlands, in stream channels, or on stream banks) shall be placed on
mats or geotextile fabric, shall be immediately stabilized to prevent the material or leachate from
entering surface waters, and shall be entirely removed within 30 calendar days following
completion of that construction activity. After removal, disturbed areas shall be returned to
original contours, shall be stabilized, and shall be restored to the original vegetated state within
30 calendar days. The permittee shall take all appropriate measures to promote and maintain the
revegetation of temporarily disturbed E rface waters through the second year post -disturbance.
21. Temporary in -stream construction features such as cofferdams shall be made of non -erodible
materials.
22. Virginia Water Quality Standards shall not be violated in any surface waters as a result of the
project activities.
23. Seeds used for all project and compensation activities shall conform to the Virginia Seed Law
(Sections 3.1-262 Code of Virginia) and Virginia Seed Regulations (2 VAC 5-290-10 et seq).
24. Erosion and sedimentation controls shall be designed in accordance with the Virginia Erosion
and Sediment Control Handbook, Third Edition, 1992, or the most recent version in effect at the
time of construction. These controls shall be placed prior to clearing and grading activities and
shall be maintained in good working order, to minimize impacts to surface waters. These
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 5 of 22
controls shall remain in place only until clearing and grading activities cease and these areas
have been stabilized.
25. 1.I1 non -impacted wetlands, streams, and designated upland buffers that are within the project or
right-of-way limits, and that are within fifty feet of any project activities, shall be clearly flagged
or demarcated for the life of the construction activity within that area. All non -impacted open
water areas within the project or right-of-way limits, and that are within fifty feet of any project
activities, shall be clearly flagged or demarcated, as practicable, for the life of the construction
activity within that area_ The permittee shall notify all contractors and subcontractors that no
activities are to occur in these marked areas.
26. All contractors associated with work at this site shall be made aware of the possibility of wood
turtles on site and become familiar with their appearance, status and life history. If any wood
turtles are encountered and are in jeopardy during the development or construction of this
project, immediately remove them from danger and move' flern. safely to suitabie habitat in or
near the closest perennial stream. Any relocations should be coordinated with J.D.
Klepfer, VDGIF Wildlife Diversity Biologist, at 804-829-6580 and the wood turtle observation
form should be completed and sent to DGIF.
D. PROJECTS INVOLVING UTILITIES
1. All utility line work in surface waters shall be performed in a manner that minimizes disturbance
in each area. Temporarily disturbed surface waters shall be restored in accordance with Part
I.C.18, C.19, and C.20, unless otherwise authorized by this permit.
2. Material resulting from trench excavation may be temporarily sidecast into wetlands not to
exceed a total of 90 calendar days, provided the material is not placed in a manner such that it is
dispersed by currents or other forces.
3. The trench for a utility line cannot be constructed in a manner that drains wetlands (e.g.,
backfrlling with extensive gravel layers creating a French drain effect).
E. PROJECTS INVOLVING ROAD CROSSINGS
1. Access roads authorized by this permit shall be constructed to minimize the adverse effects on
surface waters to the maximum extent practicable and to follow as near as possible pre -
construction contours and elevations. Bridges or culverts, when located above the pre -
construction contours and elevations in surface waters, shall be installed.
2. Installation of pipes and road crossings shall occur in the dry via the implementation of
cofferdams, sheetpiling, stream diversions or other similar structures.
3. All surface waters temporarily affected by a road crossing shall be restored to their original
elevations immediately following the removal of that particular temporary crossing. Temporary
access roads shall be removed entirely following activity completion..
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 6 of'22
4. If stream channelization or relocation is required, all work in surface waters shall be done in the
dry, unless authorized by this permit, and all flows shall be diverted around the channelization or
relocation area until the new channel is stabilized. This work shall be accomplished by leaving a
plug at the inlet and outlet ends of the new channel during excavation. Once the new chyme]
has been stabilized, flow shall be routed into the new channel by first removing the downstream
plug and then the upstream plug. The stream channelization or relocation shall be constructed
following the typical sections submitted with the application and should incorporate natural
stream channel design principles to the greatest extent practicable. A low flow channel shall be
constructed within the channelized or relocated area. The centerline of the channel shall
meander, to the extent possible, to mimic natural stream morphology. The rerouted stream flow
shall be fully established before construction activities in the old streambed can begin.
5. Stream bottom elevations at road crossings shall be measured at the inlet and outlet of the
proposed structure and recorded prior to construction and within one week after the completion
of construction to ensure that the design elevate n:; were met. This infeimation shall be available
for review by DEQ upon request.
F. PROJECTS INVOLVING STORMWATER MANAGEMENT STRUCTURES
Stormwater management facilities shall be installed in accordance with best management
practices and watershed protection techniques (as per the Dept. of Conservation and Recreation's
Stormwater Management Handbook, First Edition, 1999, or the most recent version in effect at
the time of construction), such as vegetated buffers, siting considerations to minimize adverse
effects to aquatic resources, and bioengineering methods incorporated into the facility design to
benefit water quality and minimize adverse effects to aquatic resources, that provide for long-
term aquatic resources protection and enhancement, to the maximum extent practicable.
2. The outfall and overflow structure shall be constructed and maintained to prevent downstream
sediment deposition, erosion, or scour that may be associated with normal flow and any expected
storm flows. Construction shall include the use of an appropriately sized riprap outlet protection
apron at the outfall site.
3. A complete stormwater facility management plan shall be submitted to the DEQ for each
stormwater management facility authorized by the permit. Maintenance excavation shall follow
the approved maintenance plan, and shall not exceed the original contours of the facility as
constructed.
4. Compensation for unavoidable impacts shall not be allowed within maintenance areas of
stormwater management facilities.
5. Maintenance within stormwater management facilities will not require compensation provided
that the maintenance is accomplished in designated maintenance areas as indicated in the
stormwater management maintenance plan.
6. Draining of a stormwater management facility shall be performed by a method that prevents
downstream sediment deposition, erosion, or scour.
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 7 of 22
G. PROJECT CONSTRUCTION MONITORING AND SUBMITTALS (IMPACT SITE)
Pre -Construction Monitoring
1. The permittee shall conduct photographic monitoring of pre -construction conditions in permitted
permanent and temporary impact areas covered by this permit. Photographic monitoring shall be
conducted by the following method:
Enumerated photo stations shall be established at each permitted impact area that shall be used
for the duration of construction activities. The directional orientation of each photo station shall
remain constant during all monitoring events. Photo stations shall be sufficient to represent
permitted activities. Photo stations may be established via water craft or temporary floating
structures. Each photograph taken shall be labeled with the permit number, the permitted impact
area, the photo station number, the photograph orientation, the date and time of the photograph,
the name of the person taking the pnotograph, and a brief description of the photograph subject.
This information shall be provided as a separate attachment to each photograph, if necessary.
Pre -Construction Submittals
2. Final plans for the project construction activities authorized by this permit shall be submitted 30
calendar days prior to initiating any land disturbance or construction in permitted impact areas.
Construction activities shall not be initiated until DEQ has both reviewed and commented on the
plans, or until 30 calendar days have passed, during which time no DEQ comments were
received regarding the plan. In the event DEQ submits comments on the final plans,
construction shall not proceed until comments are resolved to DEQ's satisfaction.
3. Construction shall be performed in accordance with the final construction plans submitted to
DEQ. Final construction plans shall include the location and orientation of all photo monitoring
stations. Any changes to the final plans for permitted areas shall be submitted to DEQ
immediately upon determination that changes are necessary. DEQ approval shall be required
prior to implementing the changes.
4. The permittee shall submit written notification at least ten calendar days prior to the initiation of
land disturbance or construction activities in permitted areas. The notification shall include a
projected schedule for initiating and completing work at each permitted impact area,
Monitoring During Construction
5. The permittee shall conduct photographic monitoring of construction activities to document that
the permitted activities are in compliance with permit conditions, and to document any events
that are not in compliance with the construction -related permit conditions. The permittee shall
use the same photo method and location that was used for pre -construction monitoring.
6. Photographic monitoring during activities in each permitted impact area shall be required
monthly for the first three months and quarterly thereafter.
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 8 of 22
7. For temporary disturbances to surface waters, the permittee shall conduct photographic
monitoring after the temporary disturbance activity is complete in order to document that the
area has been restored in compliance with these permit conditions.
8.. Construction photographic data, except for temporarily disturbed surface waters, shall be
submitted with construction monitoring reports as detailed in Part I.G.9.
Construction Monitoring Reports
9. Construction Monitoring Reports shall be submitted to DEQ monthly for the first three months
and quarterly thereafter. The reports shall be submitted by the 10'' calendar day of the month
after the month in which monitoring takes place. The reports shall include the following, as
appropriate:
a. A written narrative ;t 'd ng whether or not wo. k was performed during the monitoring period
in each permitted impact area, If work was performed, the narrative shall include a
description of the work performed, when the work was initiated, and the expected date of
completion.
b, A summary of activities conducted to comply with the permit conditions, including items
associated with meeting specific permit conditions and a description of erosion and sediment
controls used to protect water quality and any maintenance performed on the controls.
c. A written summary, including photographs, of non-compliance events or problems
encountered, any corrective actions taken, and any subsequent notifications to DEQ.
d. A summary of anticipated work to be completed during the next reporting period, and an
estimated date of' construction completion at all permitted impact areas.
e. A labeled site map depicting all permitted impact areas and photo stations.
Properly labeled photographs, including those documenting the completed restoration of
temporarily disturbed surface waters. The first construction monitoring report shall also
include the photographs taken at each permitted impact area prior to initiation of land
disturbance or construction activities in that area.
Post -Construction Monitoring
10. The permittee shall conduct photographic monitoring of all permitted impact areas upon
completion of construction and stabilization of the area. The permittee shall use the same photo
method and location that was used for pre -construction monitoring.
Post -Construction Submittals
11. Post -construction photographs of permitted impact areas shall be submitted within .30 calendar
days of completing the entire construction project.
VWP hndividual Permit No. 05-1518
Part I - Special Conditions
Page 9 of 22
12. The permittee shall submit an annual photograph, through the second year post -disturbance,
documenting the conditions at each temporarily disturbed surface water area.
13. The permittee shall submit written notification within 30 calendar days after the completion of
all activities in all permitted impact areas authorized under this permit.
H. ON SITE CREATION, RESTORATION, AND/OR PRESERVATION COMPENSATORY
MITIGATION
1. The permittee shall provide on -site compensation at the following ratios and amounts:
Wetland Type
Actual Area
Impacted (ac.)
Mitigation Ratio
Mitigation Area
Required (ac.)
PEM permanent
0.91
1:1
0.91
POW permanent
0.16
1.87:1
0.30
PSS permanent
_
0.16
1.5:1
0.25
PFO conversion
0.03
1.5:1
0.05
PFO permanent
0.20
2:1
0.40
Total
1.46
1.91
PEM compensation will be achieved through the enhancement and preservation of
approximately 4.15 acres of low value PEM wetland with a 50-foot upland buffer. PSS
compensation will be achieved through the enhancement of 1.22 acres of low value PEM
wetland into 1.22 acres of PSS wetland with a 50-foot upland buffer. PFO compensation will be
achieved through the enhancement and creation of 0.45 acre of PFO wetland at the existing farm
pond with 50-foot upland buffers. POW compensation will be achieved through the creation of
0.3 acre of POW. All wetland compensation activities shall be conducted in accordance with the
Final Wetland Compensation Plan, upon Plan approval. In addition, the compensation sites shall
be preserved in perpetuity with buffers, as described in the final wetlands compensation plan.
2. The permittee shall provide on -site stream compensation for the proposed 2,345 linear feet of
intermittent stream impact and the 33 Iinear feet of perennial stream impact via restoration of
two unnamed intermittent channels through buffer creation and enhancement, cattle exclusion,
and stream bank stabilization (one channel is approximately 1,000 linear feet, the other is
approximately 850 linear feet); and, the restoration of approximately 1,880 linear feet of Hiatt
Run through buffer creation and enhancement, cattle exclusion, and stream bank stabilization.
All stream restoration activities shall be done in accordance with the Final Stream Compensation
Plan, upon Plan approval. In addition, all proposed stream compensation sites and associated
100 foot buffers shall be preserved in perpetuity. The compensation site(s) shall be preserved in
perpetuity, as described in the final stream compensation.
I. ON SITE COMPENSATION STANDARD CONDITIONS
1. The permittee is responsible for meeting all of the components of the compensatory mitigation
requirements associated with this permit. This responsibility can only be transferred if and when
the permit is transferred to another party and then only to the new permit recipient.
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 10 of 22
2. The final wetlands and/or stream compensation plan (final compensation plan), as prepared in
accordance with Part I.JA and I.K.3 of this permit, shall be approved by DEQ prior to any
construction activity in permitted impact areas. The final compensation plan as approved by
DEQ shall be an enforceable requirement of this permit. Any change to the approved final
compensation plan must be submitted to DEQ for approval prior to implementing the change.
3. For compensation sites involving land disturbance, a site stabilization plan shall be implemented
prior to compensatory mitigation construction activities.
4. If compensation site construction has not commenced within 180 calendar days of beginning a
construction activity in any permitted impact area, work in the permitted impact areas shall
cease, unless otherwise authorized by DEQ..
5. Planting of woody plants shall occur when vegetation is normally dormant unless otherwise
approved in the final compensation plan.
6. Vegetation shall be native species common to the area and shall be suitable for growth in local
wetland and/or riparian conditions.
7. All vegetation removal for control purposes shall be done by manual means, unless authorized
by DEQ in advance. Herbicides or algacides shall not be used in or immediately adjacent to
compensation areas without prior authorization by DEQ.
8. Point sources of stormwater runoff shall be prohibited from entering any compensation site prior
to treatment by appropriate best management practices (BMPs) that are designed, installed, and
maintained as described in the Virginia Erosion and Sediment Control Handbook (Third Edition,
1992, or the most recent version in effect at the time of construction) and the Virginia
Stormwater Management Handbook (First Edition, 1999, or the most recent version in effect at
the time of construction). Appropriate best management practices may include sediment traps,
grassed waterways, vegetated filter strips, debris screens, oil and grease separators, and forebays.
Installation of alternative practices not described in these references shall be submitted to DEQ
for approval prior to beginning construction.
9. All non -impacted surface waters and designated upland buffers that are within the compensation
site limits, and that are within fifty feet of any compensation site activities, shall be clearly
flagged or demarcated for the life of the activity within that area. Open water areas should be
demarcated as practicable. The pennittee shall notify all contractors and subcontractors that no
activities are to occur within these marked areas.
J. WETLAND COMPENSATION, MONITORING, SITE CONSTRUCTION TASKS, AND
SUBMITTALS
Pre -Construction Tasks
1. The permittee shall conduct photographic documentation of pre -construction conditions at the
wetland compensation site (compensation site). Photographic documentation shall be conducted
by the following method:
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page I 1 of 22
Photographs shall be taken at a height of approximately five to six feet and from fixed-point
stations, preferably at the same location as that of each planned monitoring well. Photographs
shall be taken in each 6f the four cardinal directions (north, east, south, and west). Permanent
markers shall be established to ensure that the same locations on the site are used for future
monitoring events. Each photograph taken shall be labeled with the permit number, the name of
the compensation site, the photo station number, the photograph orientation, the date and time of
the photograph, the name of the person taking the photograph, and a brief description of the
photograph subject. This information shall be provided as a separate attachment to each
photograph, if necessary..
2. Photographs of existing conditions shall be taken prior to the commencing activities at the
compensation site. Photographs at the compensation site shall not be required until land
disturbance or construction activities are initiated on the compensation site.
Pre -Construction Submittals
3. DEQ shall be notified in writing at least ten calendar days prior to the initiation of activities at
the compensation site. The notification shall include a projected schedule of activities and
construction completion.
The permittee shall submit a final wetland compensation plan, which shall include, at a
minimum, the following information:
a. The goals and objectives of the plan, including but not limited to classification of the existing
wetlands being impacted, how the compensation is replacing/enhancing/preserving wetland
functions and values, the components of the compensation expressed in acres, the proposed
vegetation types, and the wetland classification;
b. Discussion of associated buffers;
c. The schedule for compensation site construction, including projected start date, sequence of
events with projected dates, and projected completion date;
d. A location map, including the compensation site boundaries, the latitude and longitude (to
the nearest second) at the center of the compensation site, and the watershed name and the 8-
digit Hydrologic Unit Code in which the compensation site is located;
e. For riverine or stream -driven systems, a hydrologic analysis, including a water budget (for
nontidal sites only) based on expected monthly inputs and outputs which will project water
level elevations for a typical year, a dry year and a wet year, and the proposed location of
groundwater monitoring wells;
For groundwater- and precipitation -driven sites in non-riverine systems, historic groundwater
elevation data, if available, or the proposed location of groundwater monitoring wells to
collect these data;
V WP Individual Permit No. 05-151 S Part 1 - Special Conditions
Page 12 of 22
f Design of water control structures;
g,. Wetland delineation confirmation, data sheets, and maps for existing wetland areas on the
compensation site, and any collectible information on reference wetlands adjacent to or near
the compensation site;
h. Grading and erosion and sediment control plans;
i, A planting scheme and schedule, including but not limited to, suggested plant species,
zonation, and acreage of each vegetation type proposed;
j. A soil preparation and amendment plan addressing both topsoil and subsoil conditions;
k. A surrounding land use and access plan for the compensation site;
1. A success criteria monitoring plan including:
(1) the monitoring design and methodologies being used to evaluate the success of the
proposed compensation site;
(2) the monitoring and reporting schedule;
(3) the proposed success criteria for the compensation measures, including discussion of
structures and features necessary for the success of the compensation site;
(4) sketch(es) depicting the location of photo stations, monitoring wells, soil sampling
points (as appropriate), vegetation sampling points, and reference wetlands (if
available);
(5) corrective action and/or contingency plan to address compensation site problems,
deficiencies, or unexpected events;
m. A monitoring and control plan for undesirable plant species: the plan shall apply, at a
minimum, to the species listed on DCR's Invasive Alien Plant Species of Virginia list; shall
include the procedures to notify DEQ of any undesirable plant species occurrences, the
methods to be used for removal and control, and the method of reporting the control results
to DEQ; and shall be implemented whenever an invasive species, either individually or
cumulatively, becomes a dominant species in any wetland compensation site;
n. Proposed deed restriction language for protecting the compensation site, including all surface
waters and upland areas that are to be preserved in perpetuity within the compensation site
boundary. Protection of the compensation site shall be documented as follows:
(1) The protected areas shall be surveyed or platted within 120 calendar days of final
compensation plan approval by DEQ. The final survey or plat shall be certified by a
professional engineer or licensed land surveyor and shall be submitted to DEQ for
review.
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 13 of 22
(2) The protective instrument shall be written so that no activity will be performed on the
property in any area designated as a compensation site or non -impacted surface water,
with the exception of maintenance or corrective action measures authorized by DEQ.
Unless otherwise authorized by DEQ, the restrictions apply to ditching, land clearing, or
the discharge of dredge or fill material. The protective instrument restrictions shall
contain the phrase "ditching, land clearing, or discharge of dredge or fill material" in the
limitations placed on the use of these areas..
(3) The protective instrument shall be recorded in the chain -of -title to the property on which
the compensation site exists. Proof of recordation shall be submitted to DEQ within 60
calendar days, following DEQ's review and confirmation of the surveyed or platted
compensation site.
Monitoring During Construction
5. Photographic monitoring of compensation site construction shall be required at the end of each
month, and at the end of compensation site construction.
6. Photographic monitoring shall be conducted by the following method:
Photographs shall be taken at a height of approximately five to six feet and from fixed-point
stations, preferably at the same location as that of each planned monitoring well. Photographs
shall be taken in each of the four cardinal directions (north, east, south, and west). Permanent
markers shall be established to ensure that the same locations on the site are used for future
monitoring events. Each photograph taken shall be labeled with the permit number, the name of
the compensation site, the photo station number, the photograph orientation, the date and time of
the photograph, the name of the person taking the photograph, and a brief description of the
photograph subject. This information shall be provided as a separate attachment to each
photograph, if necessary.
7. For temporary disturbances to surface waters, the permittee shall conduct photographic
monitoring after the temporary disturbance activity is complete in order to document that the
area has been restored in compliance with these permit conditions.
8. Monitoring of water quality parameters shall be conducted during relocation of any flowing
stream through a new channel. Corrective measures and additional monitoring may be required
if water quality standards are not met. The permittee shall report violations of water quality
standards to DEQ within 24 hours of monitoring. All monitoring data shall be submitted to DEQ
within seven calendar days of the monitoring event. The method for monitoring water quality
parameters shall be as follows:
a. One sampling station shall be located upstream of the relocated channel, and one sampling
station shall be located immediately downstream of the relocated channel.
b. At the upstream sampling station, temperature, pH, and dissolved oxygen (D.O.)
measurements shall be taken immediately before opening a new channel, and every 30
minutes thereafter for at least two hours.
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 14 of 22
c. At the downstream sampling station, temperature, pH, and dissolved oxygen (D.O.)
measurements shall be taken immediately after opening a new channel, and every 30 minutes
thereafter until the measurements indicate that the site has stabilized (minimum of three
hours).
Submittals for Construction Monitoring
9. Compensation site construction monitoring reports shall be submitted within 30 calendar days of
each monitoring event.. The reports shall include the following, as appropriate:
a. A summary of construction progress, including any problems encountered and the proposed
corrective actions or the DEQ-approved corrective actions taken.
b. Properly labeled photographs as detailed in Part I.J.6. The first construction monitoring
report shall include the photographs taker: -:'..':c compensation site ; rior to initiation of land
disturbance or construction activities at the compensation site.
10. After the wetland compensation site reaches final grades, but prior to planting, the permittee
shall submit a post -grading survey to DEQ. The survey shall be conducted by a licensed land
surveyor and certified by a licensed surveyor, licensed professional engineer, or licensed
landscape architect. The survey shall document spot elevations (in feet above mean sea level)
that are within +/- 0.2 feet of the elevations indicated in the site construction grading plan. Post -
grading elevations for the compensation site shall be sufficient to ensure that wetland hydrology
will be achieved on the site to support the goals and objectives of the approved final
compensation plan.
Monitoring for Success Criteria After Construction
11. Success monitoring of the constructed wetland compensation site shall begin at the first complete
growing season (monitoring year one) following compensation site construction; shall be
conducted on the frequency stipulated in the approved final compensation plan; and shall
continue for the time specified in the approved final compensation plan.
12. If all success criteria have not been met by November 301h of the last monitoring year specified
in the approved final compensation plan, or if visual observations conclude that the site has not
met the over-all restoration goals, corrective actions shall be implemented in accordance with the
DEQ-approved corrective action plan. Annual monitoring shall continue until two sequential,
annual reports indicate that all criteria have been successfully satisfied (e.g., that corrective
actions were successful) and the compensation site has met the overall restoration goals. The
permittee shall be solely responsible for ensuring that all necessary corrective actions are
implemented so that the compensation site meets the success criteria, as detailed in the final
compensation plan. Should any significant changes to the compensation site be necessary, the
first full growing season after the changes are complete shall become the new monitoring year
one. Monitoring shall continue in accordance with the DEQ-approved corrective action plan.
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 15 of 22
13. Photographic documentation during success monitoring shall be conducted in accordance with
the final compensation plan approved by DEQ.
14. Hydrology monitoring at a nontidal wetland compensation site shall be conducted in accordance
with the final compensation plan approved by DEQ. Hydrology monitoring may not be required
at tidal wetland compensation sites.
15. Wetland vegetation monitoring shall be conducted in accordance with the final compensation
plan approved by DEQ. Undesirable plant species shall be identified and controlled as described
in the monitoring and control plan for undesirable plant species, such that they are not dominant
species or do not change the desired community structure.
16. Monitoring for the presence of hydric soils or soils under hydric conditions shall be conducted in
accordance with the final compensation plan approved by DEQ.
17. Wildlife data collection shall be conducted in accordance with the final compensation plan
approved by DEQ_
18. At the completion of each monitoring year, a calculation of the acreage of each wetland type
shall be made and shall be based upon that monitoring year's soils data, vegetation data, and
hydrology data (if required). The acreage calculation shall be shown on the most recent version
of the compensation site design plan sheet(s) and shall be submitted with that year's monitoring
report.
19. Within 60 calendar days of the completion of the entire monitoring cycle, including any time
extensions for corrective action, a wetland boundary survey shall be conducted by a licensed
land surveyor or a licensed professional engineer, and shall be based upon the results of
monitoring data for soils, vegetation, and hydrology. A calculation shall be made of the total
acreage of each wetland type. The boundary and acreage per wetland type shall be shown on the
most recent version of the compensation site design plan sheet(s).
Submittals for Success Criteria Monitoring
20. Wetland compensation site monitoring reports shall be submitted by December 31" of the years
in which a monitoring report is required, including the final monitoring year, as identified in the
approved final compensation plan. The reports shall include the following, at a minimum:
a. A general description of the compensation site including a site location map identifying
photo stations, vegetative and soil monitoring stations, monitoring wells (if applicable), and
wetland zones;
b. Summary of activities completed during the monitoring year;
c. Description of monitoring methods;
V11dP Individual Permit No. 05-1518
Part I - Special Conditions
Page 16 of 22
d. An analysis of all hydrology information, including monitoring well data, precipitation data,
and gauging data from streams, or other open water areas, as detailed in the final
compensation plan;
e. Evaluation of hydric soils or soils under hydric conditions;
f. An analysis of all vegetative community information, including woody and herbaceous
species, both planted and volunteers, set forth in the final compensation plan;
g. Discussion of wildlife or signs of wildlife observed at the compensation site;
h.. Properly labeled photographs as detailed in Part I.16;
i. Comparison of site conditions from the previous monitoring year and/or reference site;
j. The acreage calculatic-. snow,: on the most rc, at version of the compensation site design
plan sheet(s);
k, A corrective action plan, if necessary, which shall include any proposed actions or
maintenance activities, a schedule, and a monitoring plan (e.g., the control of undesirable
species, the repair of a damaged water control device, the replacement of damaged, planted
vegetation, etc.);
21. For final monitoring year only, the report shall include all items in Part I.J.20 and the most recent
version of the compensation site design plan sheet(s) depicting the final wetland boundary and
area calculations, as detailed in Part I.J.19.
K. STREW COMPENSATION, MONITORING, SITE CONSTRUCTION TASKS, AND
SUBMITTALS
Pre -Construction Tasks
;. The permittee shall conduct photographic documentation of pre -construction conditions at the
stream compensation site (compensation site) by the following method:
a. Permanent photo stations, whose directional orientation shall remain constant during all
monitoring events, shall be used for each monitoring event. The photo stations shall be
identified in the final stream compensation plan (final compensation plan). At each station, a
sufficient number of photographs shall be taken from the center of the stream, facing
downstream, so that the entire length of the restoration site is captured.
b. Photographs of'existing conditions shall be taken prior to the commencing activities at the
compensation site. Photographs at the compensation site shall not be required until land
disturbance or construction activities are initiated on the compensation site.
c. Each photograph shall be labeled with the permit number, the name of the compensation site,
the photo station number, the photograph orientation, the date and time of the photograph,
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 17 of 22
the name of the person taking the photograph, and a brief description of the photograph
subject. If necessary, this infonnation shall be provided as a separate attachment to each
photograph.
Pre -Construction Submittals
2. DEQ shall be notified in writing at least ten calendar days prior to the initiation of activities at
the compensation site. The notification shall include a projected schedule of activities and
construction completion.
3. The permittee shall submit a final stream compensation plan, which shall include, at a minimum,
the following:
a. The goals and objectives of the compensation plan, including but not limited to classification
-fthe existing stream !;Zing impacted, how the restorative measures are
replacing/enhancing/preserving stream functions and values, the components of the
compensation expressed in linear feet, and a summary of geomorphologic parameters of the
existing stream, reference stream(s), and the proposed stream (e.g., stream width, spacing and
depth of pools and riffles, entrenchment ratio, width -depth ratio, cross -sectional area, bank -
height ratio, radius of curvature, belt width, sinuosity, slope, substrate, etc.);
b,. A detailed description of all proposed compensation measures, which may include:
(1) stream channel and streambank stabilization activities;
(2) bank sloping;
(3) shaping and bench features, including grading;
(4) bank stabilization measures (e.g., rootwads, fiber rolls, live staking);
(5) instream structures (e.g., type and proposed function of cross vane, J-hook, W-weir,
etc_);
(6) channel alterations, which may include elevation, slope, width/depth ratio, cross -
sectional area, sinuosity, and pool -riffle complexes;
(7) stream channel relocation activities;
(8) floodplain design;
(9) riparian buffer plantings, including planting scheme, schedule, species, soil preparations,
and buffer width;
(10) measures limiting livestock access;
(11) stream preservation; and
VWP Individual Permit No. 05-1518 Part I - Special Conditions
Page 18 of 22
(12) removal of existing unnatural instrea n structures (e.g_, dams);
c.. Plan view, profile, and cross-section sketches, including the identification of all
compensation measures;
d. The schedule for compensation site construction, including projected start date, sequence of
events with projected dates, and projected completion date;
e. A location map, including compensation site boundaries, latitude and longitude (to the
nearest second) at the center of the compensation site, and the watershed name and 8-digit
Hydrologic Unit Code in which the compensation site is located;
f. Grading and erosion and sedimentation control plans;
g. A surrounding land use and access plan for the compensation site;
h. A success criteria monitoring plan including:
(1) the monitoring design and methodologies being used to evaluate the success of the
proposed compensation measures, allowing comparison from year to year and to the As -
Built survey detailed in Part I.K.9;
(2) the proposed success criteria for appropriate compensation measures;
(3) monitoring and reporting schedule, including the visual inspection schedule for bank pins
and scour chains; annual compensation site survey methods, schedule, etc.; and frequency
of'photographic monitoring;
(4) sketch(es) depicting location of all monitoring stations, including photo stations,
vegetation sampling points, survey points, bank pins, scour chains, and reference streams;
(5) corrective action and/or contingency plan to address compensation site problems,
deficiencies, or unexpected events;
i. A monitoring and control plan for undesirable plant species: the plan shall apply, at a
minimum, to the species listed on DCR's Invasive Alien Plant Species ofVirginia list; shall
include the procedures to notify DEQ of any undesirable plant species occurrences, the
methods to be used for removal and control, and the method of reporting the control results
to DEQ; and shall be implemented whenever an invasive species, either individually or
cumulatively, becomes a dominant species in any stream compensation site;
j. Proposed deed restriction Ianguage for protecting the compensation site, including all surface
waters and upland areas that are to be preserved in perpetuity within the compensation site
boundary. Protection of the compensation site shall be documented as follows:
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 19 of 22
(1) The protected areas shall be surveyed or platted within 120 calendar days of final
compensation plan approval by DEQ.. The final survey or plat shall be certified by a
professional engineer or licensed land surveyor and shall be submitted to DEQ for
review.
(2) The protective instrument shall be written so that no activity will be performed on the
property in any area designated as a compensation site or non -impacted surface water,
with the exception of maintenance or corrective action measures authorized by DEQ.
Unless otherwise authorized by DEQ, the restrictions apply to ditching, land clearing, or
the discharge of dredge or fill material. The protective instrument restrictions shall
contain the phrase "ditching, land clearing, or discharge of dredge or fill material" in the
limitations placed on the use of these areas.
(3) The protective instrument shall be recorded in the chain -of -title to the property on which
-?,ie compensation site exists. Proof of recordation shall be submitted t6 DEQ vvitiiin 60
calendar days, following DEQ's review and confirmation of the surveyed or platted
compensation site.
Monitoring During Construction
4. Photographic monitoring of compensation site construction shall be required at the end of each
month, and at the end of compensation site construction,
5. Photographic monitoring shall be conducted in accordance with the methods detailed in Part
I.K.I.
6. For temporary disturbances to surface waters, the permittee shall conduct photographic
monitoring after the temporary disturbance activity is complete in order to document that the
area has been restored in compliance with these permit conditions.
7. Monitoring of water quality parameters shall be conducted during relocation of any flowing
stream through a new channel. Corrective measures and additional monitoring may be required
if water quality standards are not met. The permittee shall report violations of water quality
standards to DEQ within 24 hours of monitoring. All monitoring data shall be submitted to DEQ
within seven calendar days of the monitoring event. The method for monitoring water quality
parameters shall be as follows:
a. One sampling station shall be located upstream of the relocated channel, and one sampling
station shall be located immediately downstream of the relocated channel.
b. At the upstream sampling station, temperature, pH, and dissolved oxygen (D.O.)
measurements shall be taken immediately before opening a new channel, and every 30
minutes thereafter for at least two hours.
c. At the downstream sampling station, temperature, pH, and dissolved oxygen (D.O.)
measurements shall be taken immediately after opening a new channel, and every 30 minutes
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 20 of 22
thereafter until the measurements indicate that the site has stabilized (minimum of three
hours).
Submittals for Construction Monitoring
8,. Compensation site construction monitoring reports shall be submitted within 30 calendar days of
each monitoring event. The reports shall include the following, as appropriate:
a. A summary of construction progress, including any problems encountered and the proposed
corrective actions or the DEQ-approved corrective actions taken.
b. Properly labeled photographs as detailed in Part I.K.I. The first construction monitoring
report shall include the photographs taken at each photo station prior to commencing land
disturbance or construction activities at the compensation site.
9. The permittee shall submit an As -Built survey, including spot elevations, of the stream
compensation site within 60 calendar days of compensation site completion. A licensed land
surveyor, or a licensed professional engineer shall certify the survey. The survey shall include a
narrative comparing the As -Built survey with the design plans or reference reach information.
Monitoring for Success Criteria After Construction
10. Success monitoring of the stream compensation site shall begin at the first complete growing
season (monitoring year one) following compensation site construction. Success monitoring
shall be conducted on the frequency and for the time period stipulated in the approved final
compensation plan.
11. If all success criteria have not been met by November 30a' of the last monitoring year specified
in the approved final compensation plan, or if visual observations conclude that the site has not
met the overall restoration goals, corrective actions shall be implemented in accordance with the
DEQ-approved corrective action plan. Annual monitoring shall be continue until two sequential,
annual reports indicate that all criteria have been successfully satisfied (e.g., that corrective
actions were successful) and the compensation site has met the overall restoration goals. The
permittee'shall be solely responsible for ensuring that all necessary corrective actions are
implemented so that the compensation area meets the success criteria, as detailed in the final
compensation plan. Should any significant changes to the compensation site be necessary, the
monitoring period shall be extended such that monitoring year one commences after the changes
are complete, and the total monitoring period has been met.
12. Photographic documentation during success monitoring shall be conducted as specified in the
final compensation plan approved by DEQ.
13. Vegetation monitoring shall be conducted in August or September of each monitoring year as
detailed in the final compensation plan. Undesirable plant species shall be identified and
controlled as described in the monitoring and control plan for undesirable plant species, such that
they are not dominant species or do not change the desired community structure.
VWP Individual Permit No. 05-1518
Part I - Special Conditions
Page 21 of 22
14. Wildlife data collection shall be conducted in accordance with the final compensation plan
approved by DEQ.
15. All bank pins and scour chains used to monitor bank and channel stability shall be monitored and
measured each monitoring year on the frequency detailed in the DEQ-approved final
compensation plan. Maintenance on bank pins and scour chains shall be conducted within 30
days of each inspection.
16, At the completion of each monitoring year, the stream compensation site shall be surveyed. The
survey shall be certified by a licensed land surveyor or a licensed professional engineer. The
survey shall include, at a minimum, the stream classification, the required stream cross -sections,
a longitudinal profile (including Thalweg, bankfull, and top of bank measurements), a pebble
count, all instream structures, and other required information as detailed in the approved final
compensation plan.
Submittals for Success Criteria Monitoring
17. Stream compensation site monitoring reports shall be submitted by December 3151 of the years in
wluch a monitoring report is required, including the final monitoring year, as identified in the
approved final compensation plan. The reports shall include the following, at a minimum:
a. A general description of the site including a site location map identifying photo stations,
monitoring stations, vegetation sampling points, survey points, bank pins, and scour chains;
b. Summary of activities completed during the monitoring year;
c. For monitoring year one, an evaluation and discussion of the monitoring methods and results
in relation to the success criteria;
d. For subsequent monitoring years, an evaluation and discussion of the monitoring methods
and results in relation to the success criteria, and a comparison between the current year's
monitoring results and site conditions and the previous year's results and conditions;
e. Discussion of the stream geomorphologic parameters measured, including channel
dimension, pattern, profile, and materials within defined stream type, as they relate to
channel or stream bank stability;
f. Discussion of the establishment of vegetation, both planted and volunteers;
g. Summary of wildlife or signs of wildlife observed at the compensation site;
h. Discussion of macroinvertebrate sampling data;
i. Evaluation of instream structures;
j. Discussion of observed success of livestock access limiting measures;
» s.
V WP Individual Permit No. 05-1518 Part I - Special Conditions
Page 22 of 22
k. Properly labeled photographs as detailed in Part I.K.1;
1. The stream survey and classification, as detailed in Part I.K.16;
m. Discussion of alterations, maintenance, and/or major, storm events resulting in significant
change in stream profile or cross section; and
n. Corrective action plan, if necessary, which shall include any proposed actions or maintenance
activities, a schedule, and a monitoring plan (e.g., repair of instream structures due to storm
event).
'" GREENWAY ENGINEERING,
C_ 151 Windy Hill Lane
Founded in. 1971 Winchester, Virginia 226.02,! 7 r,,!?
TRANSMITTAL
Project Name: Snowden Bridge -Section V (Revised) Subdivision Plan
File No: 2760B
Date: Wed, Nov 7, 2012
To: FC Planning
Attn: Dana Johnston
Copied
Delivery: ❑ Fed Ex
❑ Other_
❑ U.S. Mail
From: Kurt Pennington/dlm
GREENWAY ENGINEERING
Phone: 540-662-4185
Fax: 540-722-9528
❑] Courier ❑ Pick Up
❑ Urgent ❑+� For Your Review R] As You Requested ❑ Please Comment
Message
Dana,
Per your request, attached is the following for your review and approval:
-Comment response letter
-2 copies of the revised subdivision plans per Planning comments dated October 29, 2012
Thank you. Contact us with any questions.
Hand Delivery and Pick Ups Only:
Received by: Date:
Please Print Name:
GREENWAY ENGINEERING, INC.
151 Windy Hill Lane
Winchester, Virginia 22602
Founded in 1971
November 7, 2012
County of Frederick
Department of Planning and Development
107 North Kent Street, Suite 202
Winchester, VA 22601
Attn: Dana Johnston, Zoning Inspector
Re: Snowden Bridge Section V (Revised) -Subdivision Plan
Comment Response Letter
Dear Mr. Johnston:
We are in receipt of the comments dated October 29, 2012 and offer the following responses:
Comments from Frederick County Planning
Comment 1: Street Lights: Provide location of all street lights.
Response: Lights have been provided at intersections and cul-de-sacs.
Comment 2: Right -of -Way: Annotate all right -of --way widths.
Response: All right-of-way widths have been annotated.
Comment 3: Barrel Way: Is Fire Marshal all right with 18 foot width? Also, should there be an, access
easement on. to Dutchman Court for Fire and Rescue?
Response: Fire Marshal has approved this plan.
Comment 4: Annotations: Provide all adjoining information and BRL (Building Restriction Lines) on all
sheets.
Response: Adjoining information and BRLs on all lots on all sheets have been provided.
Thank you for your assistance with this project. Contact us with any questions or need for additional
information.
Sincerely,
Greenway Engineering,,'Inc.
Kurt Pennington
Enclosures
Engineers Surveyors Planners Environmental Scientists
Telephone 540-662-4185 FAX 540-722-9528
www.greenwayeng.com
File #2760B/KP/dlm
A M FIB COPY
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
October 29, 2012
Greenway Engineering
Attention: Kurt Pennington
151 Windy Hill Lane
Winchester, VA 22602
RE: Snowden Bridge Section V (Revised) -Comments
Dear Mr. Pennington:
I have had the opportunity to review the Subdivision for Snowden Bridge, Section 5 revised.
Pease address the following comments:
1. Street Lights: Provide location of all street lights.
2. Right -of -Way: Annotate all right-of-way widths.
3. Barrel Way: Is Fire Marshall all right with 18 foot width? Also, should there be an
access easement unto Dutchman Court for Fire and Rescue?
4. Annotations: Provide all adjoining information and BRL (Building Restriction Lines)
on all sheets.
The application seeking approval is denied until the identified issues have been adequately
addressed. Please address the above comments and resubmit. I have enclosed a marked copy of
this subdivision to assist you with the revisions.
you have any questions, please do not hesitate to call me at (540) 665-5651
Y'.
. Johnston
Inspector
Attachments
DMJ/bad
107 North Dent Street, Suite 202 o Winchester, Virginia 22601-5000
SUBDIVISION APPLICATION
FREDERICK COUNTY, VIRGINIA
- Office Use Only -
Date: o Application #: 10 ��, MDP: _tZes no
If no, has the MDP requirement been waived by the Planning Director?: _yes no
If the MDP has been waived, fill in the following public meeting dates for the final plats:
PC Meeting Date BOS Meeting Date
1. Applicant:
Name: Greenway Engineering, Inc Telephone: 540-662-4185
Address: 151 Windy Hill Lane
Winchester, VA 22602
2. Property Owner (if different than above)
Name: Brookfield Stephenson Village, LLC Telephone: 703-270-1470
Address: 8500 Executive Park Ave., Suite 300
Fairfax, VA 22031
3. Please list names of all owners, principals, and/or majority stockholders:
Rick Dengler
4. Contact person if other than above
Name: Kurt Pennington, Greenway Engineering, Inc
Telephone: 540-662-4185
5. Name of Proposed Subdivision: Snowden Bridge, Section 5 Subdivision Redesign
6. Number of Lots: 54
7. Total Acreage: 15.6 acres
8. Property Location: Off Old Charles Town Road (VA Route 761)-turn onto Snowden Bridge Blvd
(Give State Route # and name, distance and direction from intersection)
we
i
9.
10
Magisterial District: Stonewall
Property Identification Number (P.I.N.): 44-A-293 & 44-A-31 A
(Parent Tract)
11. Property zoning and present use: R4 Residential -Vacant
12. Adjoining property zoning and use:
USE ZONING
North Vacant R4
East Vacant R4
South Vacant R4
West Residential R4
13. Has a Master Development Plan been submitted for this project? Eyes IINo
14. If yes, has the final MDP been approved by the Board of Supervisors? ✓IlYes nNo
15. What was the Master Development Plan title? Stephenson Village
16. Does the plat contain any changes from the approved MDP? Dyes _ENO
17. If yes, specify what changes:
18.
19.
Minimum Lot Size (smallest lot): 3,750 SF
Number and types of housing units in this development: 54 single-family detached
I have read the material included in this package and understand what is required by the
Frederick County Planning Department. I also understand that all required material will be
complete prior to the submission o—f'xiy site plan.
Signature: !/ "�A�.—
Date: 9/19/12
10
It
Kurt D. Pennington
From: Atwood, David (VDOT)[David.Atwood@vdot.virginia.gov]
Sent: Wednesday, August 29, 2012 3:23 PM
To: Kurt D. Pennington; Randy Kepler
Cc: Smith, Matthew, P.E. (VDOT); Funkhouser, Rhonda (VDOT); Bishop, John. (VDOT); Mark
Cheran (Fred Co)
Subject: Snowden Bridge Subdivision - Section 5
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Staunton/Edinburg Land Development
14031 Old Valley Pike
Edinburg, VA 22824
Randy,
A VDOT review has been conducted for the revised Snowden Bridge Subdivision — Section 5 Plan Sheets dated
6/15/2012 that were received in our office as a partial submittal on 8/24/2012. The previous comments have been
addressed and no further comments are being provided at this time.
Once other agency reviews are completed, please provide a minimum of two sets of completed and sealed Drawings
and one digital copy to this office for signature and approval. If you have any further questions or concerns, please do
not hesitate to contact me.
Sincerely,
David B. Atwood, P.E.
Land Development Engineer
VDOT / Land Development
Clarke, Frederick, Shenandoah, & Warren Counties
14031 Old Valley Pike
Edinburg, VA 22824
Phone # (540) 984-5630
Fax # (540) 984-5607
4�G JNTY SANITgT�O�G
-o
FREDERICK COUNTY
SANITATION. AUTHORITY
Post Office Box 1877 PH. — (540)868-1061
Winchester Virginia 22604-8377 Fax — (540)868-1429
www.fcsa-water.com
July 14, 2016
Brookfield Stephenson Village, LLC
3201 Jermantown Road
Suite 150
Fairfax VA 22030
Eric R. Lawrence
Executive Director
REFERENCE: Snowden Bridge Section 5 and Section 6
SUBJECT: Bill of Sale
Dear Sir:
Enclosed for your files is a copy of the recorded Bill of Sale for the referenced project.
You will be responsible for repair to these facilities for one year following the date of our acceptance.
Thank you for working on this project with us.
Sincerely yours,
Tashema L. Long/for
- Earl W. Wiley
Engineering Assistant
/tll
Enclosure
cf Frederick County Zoning Administrator
WATER'S WORTH IT
e FILE COPY
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
May 16, 2014
Evan Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
RE: Final Plats — Snowden Bridge, Section 5B
Property Identification Number 44-A-293 & 292A
Dear Evan:
This letter is to confirm that the final plats for Snowden Bridge Section 5B are
administratively approved. This subdivision allows for the development of 31 single
family lots. Three (3) copies of the approved plats have been provided to you for your
records and distribution. Please return a copy of the recorded plats to this office and feel
free to call me if you have any questions regarding this subdivision.
Sincerely,
Mark R. Cheran
Zoning and Subdivision Administrator
MRC/dlw
cc: Charles S. DeHaven, Jr., Stonewall District Supervisor
Gary Oates and Stan Crockett, Stonewall District Planning Commissioners
Jane Anderson, Real Estate
Commissioner of Revenue
Patrick Fly, GIS
Brookfield Stephenson Village, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA 22031
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
FINAL SUBDI i/ISION PLAT
SNOWDEN BR/DOE
SEC7701V56
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
MAY 28, 2013
I761 r
c0h�
` O d Charles Town
�om`y and moo
O
R� Old Diaries Tam Road
M�ca'�8 Q- SD �owren
m
Roo
VICMT r MAP �� m l TE
IL" = 2000' if
OWNER'S CERTIFICATE
THE ABOVE AND FOREGOING SUBDIVISION, 1S WITH THE FREE CONSENT AND IN
ACCORDANCE WITH THE DESIRES OF T U ERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES,
IF ANY. ALL LOT CORNER MONUME AA ILL BE SET IN ACCORDANCE WITH FREDERICK
COUNTY ZONING ORDINANCE C710 14 —3 BY A LAND SURVEYOR LICENSED IN THE
COMMONWEALTH 0� o1111111//4
NO JO we.-
�Z
s
COMMONWEALTH OF VIRGIN 4 No
CITY / COUNTY OF Fairfax TO WIT.- : t
THE FOREGOING OWNER'S CERTIFICATE WAS ACKNOWLEDGED
BEFORE ME THIS 26DAY OF June 2013 its
BY_ Richard J. Dengler
MY COMMISSION EXPIRES Sept. 30 20 15
REGISTRATION No. 7391295
U UC
SURVEYOR'S CERMCATE
I HEREBY CER77FY THAT THE LAND CONTAINED IN THIS SUBDIVISION IS A PORTION OF THE
LAND CONVEYED TO BROOKF7ELD STE"PHENSON VILLAGE, L.L.C. BY DEED DATED OCTOBER 15,
2004 AS INSTRUMENT No. 040021293 AND BY DEED DATED JULY 28, 2011 AS INSTRUMENT No.
110007387 AND BY BOUNDARY LINE ADJUSTMENTS RECORDED AS INSTRUMENT Nos. 070005227
AND 110007386, ALL OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERKS OFFICE. A
CONSTRUCTION BOND IS TO BE POSTED FOR LOT CORNER MONUMENTA77ON OF THIS SUBDIVSION
I FURTHER CER77FY THAT SHOULD MY SERVICES BE RETAINED FOR THE PURPOSE OF SETTING
LOT CORNER MONUMENTS, S41D MONUMENTS WILL BE SET IN ACCORDANCE WITH FREDERICK
COUNTY ZONING ORDINANCE SECTION 144-30.
ERNEST S. HOLZ RTH, L.S.
PARENT TAX PARCEL IDEN77FIC4TION
BROOKFILLD STEPHENSON VILLAGE, L.L.C. T.M. 44 A-293 126.2789 ACRES ZONE R4 USE: VACANT
BROOKHELD SIEPHENSON VILLAGE L.L.C. T.M. 44—A-2924 122.2656 ACRES ZONE: R4 USE: VACANT
APPROV
FREDE CO NTY ITATIDN R111' 04
VIR / DE TM T OF SPORTARON DAT
NEST OLZW
D RICK C UNTY SUBDNIS/ON ADM/NISTRATOR DATE
Lic. No. 1837
1s�/%4
GREENWAY ENGINEERING
151 Wirndy Hr11 Lane
Seyors Winchester, Virginia 22602
SUR
Telephone: (540) 662-4185
FAX: (540) 722-9528
Founded in 1971
2760E SHE
www.g�enwayeng.com SUB ��v
M.
'ir7q
SECTION 58 AREA TABULATION:
LOTS (31)
4.9273 ACRES
OPEN SPACE
1.4438 ACRES
PUBLIC RIGHT—OF—WAY
1.6993 ACRES
PRIVATE ACCESS DRIVE
0.2259 ACRES
TOTAL SECTION 58
8.2963 ACRES
T.M. 44—A-2924
122.2656 ACRES
AREA OF SECTION 58 FROM 44 A-292A
—a 1250 ACRES
RESIDUE OF T.M. 44 A-292A
122-1406 ACRES
T.M. 44—A-293
126.2789 ACRES
AREA OF SEC77ON 5B FROM 44—A-293
—8.1713 ACRES
RESIDUE OF T.M. 44—A-293
11R 1076 ACRES
SNOWDEN BRIDGE AREA TABULATION
SEC77ON 1
21.8444 ACRES
SECT70N 2
21.4010 ACRES
SECTION 3
11.0618 ACRES
SEC77ON 4
13.7710 ACRES
SECTION 2 ADDIT70N
1.3469 ACRES
SEC77ON 5A
7.1544 ACRES
SECTION 64
1.2552 ACRES
SECTION 68
8.2127 ACRES
SEC77ON 5B
8.2963 ACRES
TOTAL
94.3437 ACRES
LEGEND
BRL = BUILDING RES7RIC77ON LINE C.S E = 5' COMMON SHARED U17LITY EASEMENT
PER ZONING ORDINANCE ESMT. = EASEMENT
= CENTERLINE
R/W = RIGHT OF WAY = EX/S71NG
0 = PROPERTY CORNER S F. = SQUARE FEET
INST.# = INS7RUMENT NUMBER
PROFFERS
1. PROFFERS ON FILE IN FREDERICK COUNTY, VA. AS REZONING APPLICATION # 06-03.
NOTES
1. THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A METES & BOUNDS DESCRIPTION
RECORDED AS INSTRUMENT No. 040021293 AND BOUNDARY LINE ADJUSTMENT PLATS RECORDED
AS 1NSTRUMENT Nos. 070005227 AND 110007386, ALL IN THE FREDERICK COUNTY CIRCUIT
COURT CLERKS OFFICE.
2. NO TTAE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN.
3 THE PROPERTY SHOWN HEREON UES ENTIRELY WITHIN ZONE X, AREAS OF DETERMINED TO NE
OUTSIDE THE 0.2X ANNUAL CHANCE FLOODPLAIN, PER N.FLPP, FLOOD INSURANCE RATE MAP NO.
51069CO250D, DATED SEPTEMBER 2, 2009.
4. ALL EASEMENTS SHOWN ON THIS PLAT, OTHER THAN THOSE LABELED AS EXISTING, ARE HEREBY
GRANTED.
5. BLACKFORD DRIVE, DUTCHMAN COURT AND PINWHEEL COURT ARE HEREBY DEDICATED FOR PUBLIC
USE.
6. ALAMO COURT IS HEREBY GRAN7F9 AS PRIVATE ACCESS DRIVE
7. ALL SINGLE FAMILY LOTS ARE DESIGN47ED AS TYPE 5 UNIT TYPES PER THE APPROVED SECTION 5
PLAN.
& SEE SHEET 19 FOR SETBACK REQUIREMENTS
STONEWALL
SCALE: A
Founded in 1971
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE ��-IT I
SEC77ON 5B o
fAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
iA DATE- MAY 28, 2013
GREENWAY ENGINEERING, w.
151 Windy Hill Lane
Engineers Winchester, Vuginia 22602
Surveyors Telephone: (540) 662-4185
FAX- (540) 722-9528
www.greenwayeng. com
Lic. Nd. 1837
19
TM. 44-A-292
STEPHENSON ASSOCWES, L.C. ��
INST. 10000,5766 '1'F
ZONE R4, USE VACANTLloTw
�B3
OPEN SPACE PARCEL C '
LOT 35
LOT 34 LOT 37 LOT & F
LOTv "wo
v�
a
LOT 32
LOT 3D
LOT S2
ti
13, 1
L
LOT 31
LOT 40
LOT 37
v
W
LOT 41
Q s
LOT 90
LOT M
3WW
Q
o
LOT2a
LOT 42
LOT m
:z g j
Wow
LOT28
LOT 43
LOT 48
4+ L) W
}`V�
N
_ SNOIyD£N BRIDGE J J J a
SECTION 5A
LC
OT a
Tm
,a
n0 EL ...A .- _.. Crm MACE
SPACE PAFMD
a OPEN A__ -
SNOWDEN BRIDGE BOULEVARD
150 0 150
GRAPHIC SCALE (IN FEET)
Sheet List Table
She�tS
Numt
Title
1
COVER
2
NOTES
3
INDEX
4
LOTS 16- 77
5
LOTS 16-17 ESMT
6
LOTS 18-20
7
LOTS 28-31
8
LOTS 32-35
9
LOT 36
10
LOTS 37-40
11
LOTS 41-43
12
LOTS 45-47
13
LOTS 48-51
14
LOTS 52-54
15
OPEN SPACE C 1
16
OPEN SPACE C 2
17
DUTCHMAN CT ESMT
18
TABLES
19
SETBACKS
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SECTION.W
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNT?; �IRGINIA c� S OR
Ste' 1 =1�' DATE MAY 28, 2013 Lic. 1 37
GREENWAY ENGINEERING, . ? �.
151 Wordy ffigLane sui v
Sumo Winchester, Virginia 22602
Telephone; (540) 662-4185
Founded in 1971 FAX (540) 722-9528 2760B SHEET 3 OF 19
www.greenwayeng.com 1- ,
Lq J, SEE SHEET 6
N��lti pNFlq�, 30' WATER & SEWER
ESMT. SEE SHEET 5
N
� i I
J
LOT 19 LOT 18
20' DRAINAGE ESMT.
— - SEE SHEET 5
�999- ----------
,----
o/-o�o 0
5�01'� L I �— S 24.47'19' E 120.00'--
10
III
(
�f0' BRL —�—
I
fJ
"I �19 r m
LOT P ml
I
7,800 S.F. 'moo
1
5' BRL
S ?4'4719 E 120.00—
-
., F-
5' BRL
F3 m LOT 1�B m
`D `� I 7,800 S.F. NI
21► i
5' BRL J
l 72-0--T— -- —1-0 � o
S 24'4 19 E 120.00 � � �
S 24'4719 E
JO' WATER If SEWER 40 00l
ESMr SsE£ SHEET 5 OPEN S PACLEPARCEL D. la,
-- +iq---r---- fg347 S.F.
ROAD _ — — — �
25'-- �
EMCIENCY BUFFER
SEE SHEET 5 C8
SNOWDEN BRIDGE BOULEVARD
VARIABLE WIDTH R/W
INST. f 070006356
SEE SHEET 5 FOR EASEMENT DETAIL 30
0 30
GRAPHIC SCALE (IN FEET)
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
ALTH p2,y
SEC77ON 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGING4
rJ EMRNEST S. H
SCALE. 1 =30' DAM MAY 28, 2013
GREENWAY ENGINEERING, INC.
Lic. No. 1937
1 i llz ¢
Engineers 151 Windy MU Lane
WiVu
Winchester, gmia 22602
SURv
Surveyors Telephone. (540) 662-4185
Founded in 1971 FAX (540) 722-9528
www.greenwayeng.com
2760E SHEET 4 OF 19
VI In ,
SEE SHEET 6
1'9 4,o,;b 41j LOT 19
Al F,pj�
0 5' C.SE.
0�
LOT 18"
10.57'
I
U 20' DRAINAGE ESMI:
INST. 130004699
_ N 2447'19' W 13 . . . 9 99 I ..
19. 9 20' DRAINAGE EW 10.0'
r—------------ I.
20' DRAINAGE ESMT.
b�� I LOTH
I I 7,800 S.F. ' I
I `
lid—
20
I 1 `
LOT IB I D I
7,800 SF. ,
C17
SNOWDEN BRIDGE BOULEVARD
VARIABLE WIDTH R/W
INST. 1070006356
EASEMENT DETAIL FOR SHEET 4
4.72'
2.17'
10.49'
30 0 30
GRAPHIC SCALE (IN FEET)
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEC77ON 5B
STONEWALL MAGISTERML DISTRICT, FREDERICK COUNTY, VIRGINIA
SCALE 1 =30' DATF MAY 28 2013
GREENWAY ENGINEERING, giz
151 Windy HiU Zane
S= Winchester, Vvginia 22602
Telephone: (540) 662-4185
Founded in 1971 FAX (540) 722-9528
www.greenwayeng.com
.m
Lic. No. 1837
le
'�M. SURv-
S W1241' W 58. RESIDUE OF T.M. 44 A-292A
%
o BROOKRELD S71PHENSON MIAGE, LLC.
2900� .' 29.00' $ RESIDUE OF INST. / 110007387
$ �1 T.M. 44 A-293 ZONE R4, USE VACANT
_A N
Z 1 _
PROPERTY UNE 5' C.SE.
HEREBY DUTCHMAN
30' WATER 65'1?'41'W 246�00'ti
�o
SEWER EW.. Q
COURT ALAM0 PLACE
h 40' PRIVATE ACCESS DRIVE
y S 65'1241' W 246.00' 1 —
�'� r-- S 65'12 41, W 116.QD, — -
10' BRL—
IN 5'C.S.E---- J
20' OR MGE ESMT. +
SEE SHE
5 r +
o $ °f Jo LOT A4 m I I $ !
8,120 SF. AI
5' C.S.E.
5' BRL I I i-
ig
J 5 BRL
o LOT 9 �J + ; ► �.,
IN m 7,540 SF m ! $ I
I y
i
ig
cy+ I 5' BRL I
29' 29' I — -
-j— ` S 65 141 _11600 _---�
$ I 5' BRL
J
�m LOT 20
_ N 7,540 S.F. �J I $ I o
S 11241 W 3 J J I 19
5'8RL --�
I I _
30 0
.i0 2 S 65'12141' W 116.W' J
GRAPHIC SCALE (IN FET) I SNOWDEN SLOT 2 SECTION SA I I
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEC 77ON 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA c� E S W
SCALE 1 =30' DATE: MAY 28, 2013 Lic. No. 1 37
GREENWAY ENGINEERING, -
151 Windy HiU Lane
S e rs Winchester, V:1ginia 22602 SURF
Telephone; (540) 662-4185
Founded in 1971 FAX-7 (540) 722-9528 2760E SHEET 6 OF
_ www.greenwayeng.com I , ,
gyp•.,,
Z
S££ SHEET 8
� LOT 3
NF�R� t I
N 144719' W 120.00
I
r 9T BRL —j I
� I I
$ ,m LOT31 ml IF$
'Q 6,720 S.F.
i
I 25' 25'
5' BR J
N 244719 f20.00'— _ _ �o E-
r 5 BRL
3 $ I m LOT 30 a
N h i^ 6,720 S F.
A
L _ _ 5' BRL
N 24 4719 W 120._
00T-
__. 5' BRL H
I I
$ Im LOT29 m o
"4 w 6,720 S.F.cs
� I NI I � •
I N 24'47 ,BRL II
J �
o _ _ —'19 W 120.00'—
5' BRL 5' C.S.E.
cam+
$ �m LOT28 ml
6,720 SF. o 'Q
N
I^ I
N 24 47'19' W 120 00' 0 S 24'4 19 E
LOT 26
V �
M
N
21
I
n
v
C
J
30 0 30
SN06Y'CE.N irRlD � E SECTION 5A
OWHIC SCALE (IN FEET)
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE p,LTH °Fyn
SEC77ON 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, �IRGINL4 L) ERNE S. x
SCALE. I'=30' DATE.• MAY 2.6, 2013 Llc. 0. 1 37
GREENWAY E151 HGiI�
NEERING, �N
SHLane
, Winches:er, mbginia 22602
Telephone: (540) 662-4185
FAX (540) 722-9528 2760E SHEET 7 OF 19
Founded in 1971 www.greenwayeng.com
ciia 1 z_nw
'R
u
O
0
w
w
30
SEE SHEET 9
44,1
ft,40
Ri z
I_ _ N 14'47'19_ W 117.85,
—�o
r 5' 8RL
144
LOT35 11,21
; 56R
1 6,530 S.F. 1
— 5' BRL \
N 24 47'19 _W 1272
Im LOT 34
�I
1 ^ 7,433 S.F. m
1 '
i
� NI
BRL — J
o—__ N 24471r9 W 129-11
— 5 RL---� I_
I
1 m LOT 336,975 SF
ti 11 w
L 5' 8RL J
N 24 4719 W 120.06 -_ y
o
F
LOT 32 m1 $
3 h h 6,720 S F.
N I^ NI
5' BRL
N— 24'47 f9 W 120.00'— �
30 LOT 37
SEE SHEET 7
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEC 77ON 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, �IRGINIA
SCALE. 1 _30' DATE MAY 28 2013
GREENWAY ENGINEERING, MC.
151 Windy H-LU Lane
SWinchester, Virginia 22602
me
yors Te]ephone.• (540) 662-4185
Founded in 197] FAX (540) 722-9528
www.greenwayeng.com
5' C.S E
TH
ERNEST S)KS
Lic. No. 18:
c_ JiZi/3
(n
SEE SHEET 15
OPEN SPACE '
a PARCEL C
52,547 SF.
�10 + 0 / Y
�ry
4 20' DRAINAGE V
14.34' '1' ESMT.
l o'
N,
f0.0'
1
5 44 391.p6• W
hs
20' WATER a °
_ ESMT.
WI
• 1
1
1
N
y
h
31
•
1 Ofl
o
J o
Ir c-0
crn
`\o
PINWHEEL COURT
7123'37' W
17.50'
S 88" 1241' W 435.02'
T 43'
--S 5330'10' W
25.06'
12.53' Si.
r�
2�
1
i
F�
10 ni
O
J
N rh IN
2 I 12
I t
1 15�Li � I
L—
SNOWDEN HKOOF SEU ION 63
OPEN SPACE 3
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEC77ON 15B
R
u
N
2
30 0 30
GRAPHIC SCALE (IN FEET)
vnvcrrruLL mAG1S1ERlAL DISTRICT, FREDERICK COUNTY, 1/IRGINIA
SCALE? 1 =30' DATE• MAY 28, 2013
GREENWAY ENGINEERING, wc.
151 Windy Hill Lane
s
ry Winchester, Vuginia 22602
Telephone; (540) 662-4185
FAX (540) 722-9528
Founded in 1971 www.greenwWng.com
moo,
1�
0
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o '
5' C.S.E.
ao
N1
x 1
W
h 25'
ate'
of
U
a�
W �
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z
a
I
3
SEE SHEET 15
CD
— — — CJ
/ 20' DRAINAGE EASEMENT — _ n
i
N 2447'19' W 107.95' 10.0'
�•---
5' BRL i
�
I
m
LOT 37
I
I �
6, 600 SF.
5' BRL
I
o
��
M 244719''W 11f80
5'C.S.E
----
5 BRL
�
I�
;•
I m
LOT 3B
I
ml
25'
N
6, 653 S F.
"I
5' BRL
J
o
N 2,P4777 w 11�a
— —
_
I
�•
'
I�
�I
t o
LOT 39
I
I
6,653 SF.
AI
I
5' BRL
I
o
_ _
Af 244719_ W 118 &1
r
5' BRL
m
LOT 40
ml
4i
N
6,653 S F
A
w
I
I
L�
5' BRL
zt
o
_
N 24'4779 W 118 80
I
I
LOT 41
30
SEE SHEET 11 Q4■C
50
GRAPHIC SCALE (IN FEET)
Lr
h
G
J
30
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEC77ON 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA cN S. W
Ste' 1 =joy DATE. MAY 28, 2013 Lic. N .1837
GREENWAY ENGINE EERING, iNc.
SnWinchester, Vugfnia 22602 SURF
Telephone_ (540) 662-4185
Founded in 1971 FAX (540) 722-9528 2760E SHEET 10 OF 19
www.8reenwayeng.com 1 -,,,, ..
Y ZF47.19 E 50.00'
I I
I I
�q No io
�l tiF��
SEE SHEET 10 I
20' DWMGE EASEMENT I j
LOT 40 I ''
N 7447'19" W 116C80'
f 10.0, I
�o LOT 41 ml 20.0' L
Iry 6,653 SF. ^, p
L--- 5'BRL __ _ I
�N 24*4719 W 11�80
----S;BRL
�o LOT42
IcV 6,653 SF.
i
L — — — 5 BM
,,, N 24'4�19 W 118.80
I ro
�0 6LOT 43 ml $ x
,653 S.F.
L--- 5'M ——J
N 24'4_ 719�1 118.80—r —
62.w 56.W
LOT 44 LOT 45 LOT 46
S" SHEET 12 I
30 0 30
GRAPHIC SCALE (IN FEET)
FINAL SUBDIVISION PLAT
SNOWDEN B/9/1?GE -,,eTg °�
SECTION 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGlNG4
SCALE 1 -,LO' DATE.• MAY 28, 2013
GREENWAY ENGINEERING, 1MC.
151 Windy HW Lane
Sr Winchester, Virginia 22602
Telephone; (540) 662-4185
Founded in 1971 FAX (540) 722-9528
www.greenwayeng.com
Lic.
lZWb v ;:
},837
/%? 4. -j
ram+
0
0
ca
r
RESIDUE OF RESIDUE OF T.M. 44 A-292A
T.M. 44-A-293 BROOKFI£LD SMPHENSON VILLAGE, L.L.C.
/ INST. / 110007387
ZONE • R4, USE VACANT
S W1241' W W.00'
29.00' 19 w,
N 65'1241' E 369.73' —
�OS� N 5' C.S E. PROPERTY UNE 5'
HEREBY VAGiTED
DUTCHMAN COURT _
50' R/W N 65'12'41' £ 488.16'
JQ
��. __ S 65'1241' W 434.16'
C'>
— 10'-BRC
gI� LOT 47 I o
�.� 7,173 S F. omI
w Iw NI
w w
'b 3
5' BRL _.._
WQ) a --- N 412 1 r£ 11598'—'�-�
5' BRL i
N Im LOT 46 m
b 6,518 S.F.
1 cry III""" 3
i 20' DRAINAGE � o,
EASEMENT 5' BRL f M
N 65' 2 41 £ 11a98 � 2
B r — RL
,g m LOT 4L5 $
6,494 S F.
5' BRL
3� _-'S 651 4FW 115� --
o, S
SNO'JDEN BRIDGE SECTION 5A
N LOT 44
21C* 30 0 30
GRAPHIC SCALE (IN FEET)
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEC 77ON 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, YIRGING4
S E 1 =30'I DATE- MAY 28 2013
GREENWAY ENGINEERING, aka
En . ers 151 Wuuiy HrU Lane
Winchester, Klginia 22602
Telephone: (540) 662-4185
Founded In 1971 FAX (540) 722-9528
www.greenwayeng.com
29'
N
ti
0
41 W 58.00 f J
N 24'47'19' W
24.80'
Iq.LTfi pp-, M
Lic. N6. 1 11
, /2�
20EASEMENT EE E SSHEET 14tow
9 �i
o �ONF
20' I
_ N 2447'19_ W 119.20'10 _
5 BRL 5' C.SE
LOT 5I ml $ cy+
6,675 S.F. E- I i + ►� 5' C.S.E.
9BRL
W 119.20 _`i U
° r — 5' BRL — —
rr ^� f$ Im m� U
LOT 50 E-
o 6,675 SF.
J
5' BRL
N 24.4719�V fhq:2d—
Olk 5' BRL
M LOT 49 ^ i
o 6,675 S F.
JI I IA NI � Z
L_ 5' BRL
5' BRL-
V. I I I
ofig I Im LOT49 m'
�n h 6,675 SF N I h
�^ I
I L--NW4�BW<11
5620' - •O -
s,�ao
LU1 45
LU?- 46 LOT 4.7
SEE SHEET 12
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SW77ON 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA
SCALE.1 =30' DATE: MAY 28, 2013
GREENWAY ENGINEERING, me.
751 Windy Hill Lane
Ors Winchester, Virginia 22602
Telephone: (540) 662-4185
FAX (540) 722-9528
Founded in 1971 www.greenwayeng.com
m
25' 25' 'I
cy,
I
.I
30 0 30
GRAPHIC SCALE (IN FEET)
p.LTH p�,`
�O
S.
Lic. No. 1837
SEE SHEET 15
OPFM SPACE PARCEL C lq ND Ty �iF,p/
52, 547 S F. loh-p1b, ,
W VARIABLE WIDTH WATER AND `
` SANITARY SEWER ESMT.
Az 4-y
SEE SHEET 15
N 24'47_19_ W 14Z77'—
20' F----S—BR[----7 \
LOT 54 m�
I I I 7,079 SF. col y
f
— 5' BRL J 0 _ S 24'00, E
NJ
0 N 24'4719� 119.20'— a ^ 31.OD
5 BRL — GE',
ILOT M m
6,675 S.F.
g I x
L--- 'BR,t——J I E+ ti.
N 24'4719W 11—T—
)—LOT52go
h 6,675 SF. N1 h h
1 1,;
— 5' BRL J
�0—__ N 244T9_ W 11920-
5 C.S.E. 51.22
Z
I I LOT 5 ? 25' 25' �'
f 5' C.S E
SEE SHEET 13 ' i
30 0 30
GRAPHIC SCALE (IN FEET)
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEC 77ON 5B
STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, �1RGIN4 E T R
SCALE: 1 =30' I DATE. MAY 28, 2013 Lic. No. 1 37
GREENWAY ENGINEERING,
151 Wmdy Kill Lane sully
Sunrveyrs Winchester, Virginia 22602
Telephone: (540) 662-4185
Fowided in 1971 FAX (540) 722-9528 2760E SHEET 14 0
www.greenwayeng com c, ro . 7 -
SEE SHEETS
16 & 17
` OPEN SPACE
PARCH.. C
52,547 SF.
I S 65'1241' W
Otis
13.69'
Nt ,
_S 62'59 58' W �.�• . I
'
52.36R.
o
r:
OPEN SPACE
PARCH_ C
52,547 SF.
�'Le 20' DRAINAGE
ESMT. SEE
SHEET 9 •V
�'�
�, �-
40 0 40 �N. ,cNi
:oo,
.92
�fm
0
'G6 0�
DUTCHMAN\
COURT
50
A=13.48'
rl t�
_ s
s4-
'C , 7.18'
S\49'04:38' W
21.00'
LOT 54
20' DR4/II &
E45BWENT
0
LOT 37
PINWIEKEL COURT cy
5' CS.E
GRAPHIC SCALE (IN SEE SHEET 9
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SECTION 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGlNlA
SCALE.- 1 =40' DAM- MAY 28, 2013
GREENWAY ENGINEERING, INC.
151 Windy Hill Lane
S. Winchester, Ynginia 22602
Telephone: (540) 662-4185
FAX (540) 722-9528
Founded in 1971 www.greenwayeng.com
2
C —
LIC.
4P
RESIDUE OF T.M. 44 A-292A
BROOKFIELD STEPHENSON
Q
J
MAG& L.L.C.
INST. / 110007387
ZONE: R4, USE- VACANT
tz
N 63'34 22' W
I Z55' W
°�52.61
---
�'
S 65'S7'S0' W
137.31'
OPEN SPACE
PARCEL C
52,547 S.F.
.�
DUTCHMAN
COURT
I56R
S 65'1241' W
13.69'
A=13.48'
0 / 9
a
S 49'04 338' W
21.00'
N g ' 3 h �.. LOT 54 cn
20' DRAINAGE
EASEMENT
40
0 40 �--
SEE SHEET 15
GRAPHIC SCALE (IN FEET)
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEC770N 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, l/lRGINIA S. R
SCALE 1'=40' LATE: MAY 28, 2013 Lic. pNo;.l37
GREENWAY ENGINEERING,?
En ' eem 151 WmdyHiULane
S";"
Winchester, Vbrnia 22602 SURF
Telephone: (540) 662-4185
Fowrded in 1971 FAX (540) 722-9528 2760E SHEET 16 OF 19
www.greenwayercgcoin 1 7— , � „,
SEE SKIT 16
'QO
OPEN SPACE PARCEL C i
52,547 SF.
tz
3
. `*
/V 5' C.SE.i9.
,O PROPERTY LINE
\1
0
J
----t-6N
5' C.S E.1
E-
U
E+
--------_—To_
�D
A
�
�
J •
I'n
�
w
_-_
-- 0 (n
W
I
w
i
SEE SHEET 9
HEREBY VACATED
47'19' £
F1.0e' I
RESIDUE OF
T.M. 44 A-293
24 r ---
N
o N f 20' DRAINAGE
ESMT.
�u IRESIDUE OF T.AL 44 A-292A
BROOKFlELD STEPHENSON VILLAGE, LLCC,
A INST. / 110007387
I ZONE R4, USE VACANT
z '
I� 30 0 30
GRAPHIC SCALE (IN FEET)
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SE-070N 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY VIRGINIA
SCALE. 1 =30' I DATE- MAY 28 2013
GREENWAY ENGINEERING, ,,M
151 Wutdy Hill Lane
Swv Winchester, Vu8mw 22602
Telephone: (540) 662-4185
Founded in 1971 FAX (540) 722-9528
www.greenwayeng com
Lic.
TH
O
O
CURVE TABLE
RC
DATA
TANGENT
SEARING
- RD
14.58'
S54236"
7.93'
S 86'56'01' E
14.02'
W19.00,29.85'
84.83'
29125'13'
38.19'
N 24'47'19' W
63.10'
14.58'
5542 36'
7.93'
S 3T2123' W
14.02'
9 85'
90'00 00'
19.00'
N 20'12'41'£
26.87'
.21.66'
82'43'03'
1321'
S 73'25'48' E
19.82'
C6
56.00'
256.78'
262.4303'
6T61'
N 16'34'12' E
84.07'
C7
25.00
39.27
90'00 00'
25.00'
N 6747'19' W
3536
C8
105500'
170.29'
9'14 54'
85.33'
N 26'S4 49" W
170. 11'
C9
56.00'
S.39'
S'3101'
2.70'
S 12'15'J5' W
539'
C10
56.00'
6216'
6i'3545'
34.72'
S 464858' W
59.02
Cl1
56.00'
40.90'
41'50'59'
21.41'
N 8027'40' W
40.00
C12
56.00'
170.98'
1745627'
1267.56'
N 27-56'03' E
111.89
C13
56.00
5.39'
5'31'01"
2701 1
S 61'50'14' E
5.39'
C14
56.00'
59.30'
60'4023
32.77' I
N 842708' W
5657'
C15
5600'
97.67'
99'S6'02'
66.66'
N 04'08'56' W
-H. -76'
C16
56.00'
99.80'
f02'06'39'
69.29'
S 8 07'.i6' E
87.11'
C17
f06550'
130.23'
T00'10'
65.19'
N 27-58'10' W
130.15'
C18
1065.50'
9.Of'
O'29'04'
4.50'
N 22'3322' W
9.01'
LINE TABLE
UNE
BEARING
DISTANCE
L 1
S 32'29'02' E
24.60'
L2
S 23'1424' E
28.65'
L3
S 66'04'11' W
5.45'
L4
S 26'41'S3' E
30.91'
5
00'
6
117
Mi49
1.50'
87'
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEcnON sB
'Jivirc- INAw3ItKIAL VIS'/RICT, fREDERICK COUNTl, 19RGINIA U ERNESrs
SC4LE.• NIA DOTE, MAY 28, 2013 Lic. N . 1837
GREENWAY ENGINEERING, imc. t
151 Windy Hill Lane
Stry Winchester, Virginia22602 SURN
Telephone: (540) 662-4185
Founded in 1971 FAX (540) 722-9528 27608 SHEET 18 0
www greenwayeng. com c„o , � -
SETBACK REQUIREMENTS
THE TABLE BELOW REFLECTS THE SEMCK REQUIREMENTS LISTED UNDER 'MINIMUM DESIGN STANLa4RDS' AS SHOWN
ON SHEET No. 3R OF THE APPROVED SUBDMSION DESIGN PLAN FOR SNOWDEN BRIDGE SECTION 5.
HOUSING UNIT TYPE
5
HOUSING NAME
MODIFIED SINGLE FAMILY SMALL LOT
MIN. FRONT YARD SETBACK
FROM R/W OR PRIVATE
20'
S7RfET TO DWELLING
MIN. REAR YARD
SE7B4CK TO DWELLING
15'
BETWEDV DWELLING UNITS
10' (0' FOR THE ATTACHED OP770N)
MIN. SIDE YARD SE76ACK
ON INTERIOR LOT LINE SIDE/
COMBINED TOTAL SIDE YARD
SETBACK/CORNER LOT (OR
5%10%10' (0' FOR ZERO LOT LINE
END UNIT TOWNHOUSE) SIDE
SIDE WITH A COMBINED TOTAL OF 10)
YARD
MIN. SE78ACK TO G4R4GE
FROM S7REET/ALLEY
20115'
MIN. S984CK FROM G4R46E
TO INMRIOR LOT LINE SIDE
5%10' (0' ZERO LOT LINE
YARD/CORNER LOT (OR END
OR ATTACHED SIDE)
UNIT 7OWNHOUSE) SIDE YARD
DECK MIN. SET84CK TO
1N7V?10R LOT UNE 51D£
YARD/CORNER LOT (OR END
5110' (0' ZERO LOT UNE
UNIT 700HOUSE) SIDE YARD
OR ATTACHED SIDE)
DECK MIN. SETBACK
REAR YARD/REAR YARD
10/3•
ABUT77NG OPEN SPACE
FRONT PORCHES; STOOPS,
AND STEPS A64Y D IDVD
INTO FRONT YARD SET84CK
12'
FINAL SUBDIVISION PLAT
SNOWDEN BRIDGE
SEC 77ON 5B
STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, �lRGINIA TH
SCALE. NIA DATE.• MAY 28, 2013 Lic. No. 1 37
GREENWAY ENGINEERING, mG
151 Windy Hill Lane R'�o
Eni inemveyors Winchester, Vaginia 22602 SU Telephone: (540) 662-4185
Founded in 1971
FAX (540) 722-9528 1 27608 SHEET 19 OF 19
www.greenwa)vng.com I ci to 4 7 ^.
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VIR61NIA: FFc._',DERICK COUNTY.SC1.
This instrument of writing was produced to me on
S-119-20111 at 10
and with certificate acknowledgement thereto annexed
was admitted to record. Tax imposed by Sec. 58.1-802 of
$ , and 58.1-801 have been paid, if assessable.
��-.%Y�-•�' Clerk
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140003651.
DEED OF DEDICATION, SUBDIVISION,
EASEMENT AND CONVEYANCE
THIS DEED OF DEDICATION, SUBDIVISION, EASEMENT AND CONVEYANCE
is made this 1� day of May, 2014, by and between BROOKFIELD STEPHENSON
VILLAGE, L.L.C., a Virginia limited liability company, its successors and assigns
(`Brookfield"), party of the first part, and the COUNTY OF FREDERICK, VIRGINIA (the
"County"), the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and
politic ("FCSA"), SNOWDEN BRIDGE COMMUNITY ASSOCIATION, _ an association
formed pursuant to the Virginia Property Owners Association Act ("Snowden Bridge
Association"), and RAMIE CORNER COMMUNITY ASSOCIATION, an association formed
pursuant to the Virginia Property Owners Association Act ("Ramie Corner Association"), parties
of the second part.
WITNESSETH
WHEREAS, Brookfield is the owner of the property known as Tax Map Nos. 44-A-292A
and 44-A-293, by Instrument No. 040021293 and by Boundary Line Adjustments at Instrument
Document prepared without the
benefit of title examination by:
Thomas Moore Lawson, Esquire
P. O. Box 2740
Winchester, VA 22604
Tax Map Nos. 44-A-292A, 44-A-293
Consideration: $1.00
Return to:
Thomas Moore Lawson, Esquire
P. O. Box 2740
Winchester, VA 22604
Grantees' Address:
County of Frederick, Virginia
107 N. Kent Street
Winchester, VA22601
Frederick County Sanitation Authority
P.O. Box 1877
Winchester, VA 22604
Snowden Bridge Community Association
3201 Jermantown Road, Suite 150
Fairfax, VA 22030
Ramie Corner Community Association
3201 Jermantown Road, Suite 150
Fairfax, VA 22030
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Nos. 070005227 and 110007386, located in Stonewall Magisterial District, Frederick County,
Virginia and recorded in the Office of the Clerk of the Circuit Court of Frederick County,
Virginia (the "Property"); and
WHEREAS, it is the desire and intent of Brookfield to subdivide the Property into lots
and parcels, and to dedicate, grant and convey for public use, the streets and thoroughfares in
accordance with this Deed and the plat dated May 28, 2013, entitled "Final Subdivision Plat
Snowden Bridge Section 5B" and prepared by Greenway Engineering, certified land surveyors,
(the "Plat') which is attached hereto as and incorporated herein by reference as "Exhibit A"; and
WHEREAS, it is the desire and intent of Brookfield to grant and convey unto the County,
and unto FCSA, the easements in the locations as shown on the Plat and as hereinafter provided;
and
WHEREAS, it is the desire and intent of Brookfield to grant and convey unto Snowden
Bridge Association and Ramie Corner Association, the easements in the locations as shown on
the Plat and as hereinafter provided; and
WHEREAS, it is the desire and intent of Brookfield to create and establish easements for
ingress and egress over and across the Property, said easements being more particularly bounded
and described on the Plat and as hereinafter provided; and
WHEREAS, it is the desire and intent of Brookfield to convey a portion of the Property
unto Snowden Bridge Association and Ramie Comer Association; and
WHEREAS, the Property is, or will be, subject to the terms and conditions of the
Declaration for Snowden Bridge, a declaration for a property owners association formed
pursuant to the Virginia nonstock corporation act and recorded in the aforesaid Clerk's Office as
Instrument No. 070018836, and the Declaration for Ramie Corner, a declaration for a property
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owners association formed pursuant to the Virginia nonstock corporation act and recorded in the
aforesaid Clerk's Office as Instrument No. 120006743 (collectively the "Declaration")
SUBDIVISION
NOW THEREFORE WITNESSETH, in consideration of the premises and the sum of
One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Brookfield
hereby subdivides that portion of the Property containing 4.9273 acres into lots and parcels to be
known as Lots 16 through 20, inclusive, Lots 28 through 43, inclusive, Lots 45 through 54,
inclusive, and Open Space Parcels C and D, Section 5B, Snowden Bridge in accordance with the
Plat which is expressly incorporated herein and made a part of this Deed. Further, Brookfield
hereby vacates that portion of the property line between Tax Map Nos. 44-A-292A and 44-A-
293, identified on the Plat as "Property Line Hereby Vacated."
STREET DEDICATION
THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the
sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged,
Brookfield dedicates unto the County the 1.6993 acres for public street purposes as so designated
on the Plat. This dedication is made in accordance with the statutes made and provided
therefore.
EMERGENCY INGRESS AND EGRESS EASEMENTS
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THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the
sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged,
Brookfield grants and conveys unto the County, its successors and assigns, an easement for
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ingress and egress, for construction and maintenance of utilities, for County and other emergency
vehicles, and for the purpose of performing any governmental functions which the County may
find necessary or desirable to perform, including, but not limited to, police and fire protection,
over and across all public and/or private access easements, and ingress and egress easements, as
shown on the Plat. Notwithstanding the foregoing, in the event any of such public and/or private
access easements, and/or ingress and egress easements are hereafter adjusted, relocated,
reconfigured, or otherwise altered, these easements shall automatically be adjusted so that no
portion of the Property which ceases either to be a public or private access easement, or ingress
and egress easement, shall be subject to these easements.
STORM DRAINAGE EASEMENTS
THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the
sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged,
Brookfield grants and conveys unto the County, its successors and assigns, several twenty foot
(20') drainage easements and several storm sewer easements, identified on the Plat as "20'
Drainage Esmt." which shall be easements for the purposes of constructing, operating,
maintaining, adding to, altering or replacing present or future stormwater management facilities,
storm drainage lines, storm sewer lines, or other drainage structure, including building
connection lines, plus all necessary inlet structures, manholes, and appurtenances for the
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collection of stormwaters and their transmission through and across said Property of Brookfield,
said easements being more particularly bounded and described on the Plat.
The foregoing easements are subject to the following conditions where applicable:
1. All sewers, manholes, inlet structures, and appurtenant facilities which are
installed in the easements shall be and remain the property of the County, its successors and
assigns.
2. .The County and its agents shall have full and free use of said easements for the
purposes named, and shall have all rights and privileges reasonably necessary to the exercise of
the easements including the right of access to and from the easements and right to use adjoining
land where necessary; provided, however, that this right to use adjoining land shall be exercised
only during periods of actual construction or maintenance, and further, this right shall not be
construed to allow the County to erect any building or structure of a permanent nature on such
adjoining land.
3. The County shall have the right to trim, cut, and remove trees, shrubbery, fences,
structures, or other obstructions or facilities in or near the easements being conveyed, deemed by
it to interfere with the proper and efficient construction, operation, and maintenance of said
easements; provided, however, that the County, at its own expense, shall restore, as nearly as
possible, the premises to their original condition. Such restoration shall include the backfilling
of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or
pasture areas, and the replacement of structures and other facilities located outside the
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easements, but shall not include the replacement of structures, trees, or other facilities located
within the easements.
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4. The County shall have the right to demolish all paving, curbing, and/or guttering
in the easements being conveyed, deemed by it to interfere with the proper and efficient
construction, installation, operation, and maintenance of said stormwater drainage lines and
appurtenant facilities; provided, however, that the County, at its own expense, shall restore all
paving, curbing, and/or guttering which are disturbed in any mariner by the construction,
operation, and maintenance of said stormwater drainage lines and appurtenant facilities.
5. Brookfield reserves the right to construct and maintain roadways over said
easements to the extent not prohibited or restricted by ordinance and to make any use of the
easements herein granted which may not be inconsistent with the rights herein conveyed, or
interfere with the use of said easements by the County for the purposes named; provided,
however, that Brookfield shall not erect any building or other structure, excepting a fence, on the
easements without obtaining the prior written approval of the County.
6. The individual lot owners and/or Snowden Bridge Association shall be
responsible for maintenance of storm drainage easements conveyed herein in accordance with
the terms and conditions of the Declaration. Each lot owner's responsibility to perform such
maintenance obligations shall run with the land.
SANITARY SEWER AND WATER LINE EASEMENTS
THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the
sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged,
Brookfield grants and conveys unto FCSA, its successors and assigns, a twenty foot (20) water
line easement, a variable width water and sanitary sewer easement, several thirty (30') water line
and sanitary sewer easements, and a water line easement, identified on the Plat as "20' Water
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Esmt.," "Variable Width Water and Sanitary Sewer Esmt.," "30' Water & Sewer Esmt.," and
"Waterline Esmt" (collectively the "FCSA Easements"). The FCSA Easements are for the
purposes of constructing, operating, maintaining, adding to, altering or replacing present or
future water mains and sanitary sewer lines, including, but not limited to, fire hydrants, valves,
meters, building service connections and connection lines, sanitary lateral lines, manholes and
other appurtenant facilities for the transmission and distribution of water and the collection of
sanitary sewage and its transmission through, upon and across the Property. Said Easements are
more particularly bounded and described on the Plat, and include FCSA's right to go on, over
and upon said FCSA Easements for the aforesaid purposes.
The foregoing FCSA Easements granted to the FCSA are subject to the following rights
and conditions:
1. All water mains and sanitary sewer lines and appurtenant facilities which are
installed in the FCSA Easements shall be and remain the property of FCSA, its successors and
assigns.
2. FCSA and its agents shall have full and free use of said FCSA Easements for the
purposes named herein, and shall have all rights and privileges reasonably necessary to the
exercise of the Easements. In the event FCSA is unable reasonably to exercise the right of
ingress and egress over the Easements, FCSA shall have the right of ingress and egress over the
land of the Grantor/Brookfield adjacent to such Easements in order to access the Easements;
provided, however, that this right to use such adjoining land shall be exercised only during
periods of actual construction or maintenance, and further, this right shall not be construed to
allow FCSA to erect any building, structure or facilities on such adjoining land.
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3. FCSA shall. have the right to trim, cut and remove trees, shrubbery, fences,
structures or other obstructions or facilities in or near the FCSA Easements being conveyed
deemed by FCSA to interfere with the proper and efficient construction, operation and
maintenance of said water mains and sewer lines and appurtenant facilities; provided, however,
that FCSA, at its own expense, shall restore, as nearly as possible, to their original condition all
land or premises included within or adjoining said FCSA Easements which are disturbed in any
manner by the construction, operation and maintenance of said water mains and sewer lines and
appurtenant facilities. Such restoration shall include the backfilling of trenches and the re-
seeding of lawns or pasture areas, but shall not include the replacement of structures, trees and
other facilities located within the area of the FCSA Easements.
4. Brookfield shall retain the right to use the Property which is subject to the FCSA
Easements conveyed herein in any manner that shall not be inconsistent with the rights herein
conveyed to FCSA and that shall not injure or interfere with the use and enjoyment of said rights
by FCSA; provided, however, that no building, structure or fence shall be erected over or on the
FCSA Easements without obtaining the prior written approval of FCSA.
Brookfield's right of use shall also include the ability of Brookfield to convey easements
to other utilities as shown on the Plat, provided that no other utility shall be granted the right to
use (nor shall use) any part of the area within the FCSA Easements for any purpose that will
conflict with FCSA's use thereof, and further provided that any such utilities shall be installed in
a manner which shall not be inconsistent with the rights herein conveyed to FCSA nor injure or
interfere with the use and enjoyment of the aforementioned rights of FCSA.
Other than as shown on the Plat, no other utility or party shall be permitted to install any
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underground facilities or change existing ground elevation or be granted the right to use (nor
shall use) any part of the area within the FCSA Easements for any purpose or in any manner
provided that such use will not be in conflict with, injurious to, or interfere with the FCSA's use
of the Easements for the purposes for which such FCSA Easements are granted herein.
In the event a use of any area within the FCSA Easements is approved by FCSA, but
requires the relocation and/or the adjustment of the depth of the FCSA's water mains, sewer lines
and/or appurtenant facilities, all costs required to accomplish such relocation or adjustment shall
be paid by Grantor/Brookfield.
5. At such time as any portion of the area(s) within the FCSA Easements is accepted
by the Commonwealthof Virginia or any appropriate agency thereof for maintenance into the
state highway system, all easement rights acquired by the FCSA by this instrument in such
area(s) shall cease and terminate, provided that the Commonwealth of Virginia or any
appropriate agency thereof concurrently grants to the FCSA all necessary permits or easements
for the continued operation, maintenance, inspection, repair and replacement of its water mains,
sewer lines and appurtenant facilities in said location
6. Brookfield covenants that it is seized of and has the right to convey said FCSA
Easements and related rights and privileges, that the FCSA shall have quiet and peaceable
possession, use and enjoyment of the Easements and related rights and privileges, and that
Grantor/Brookfield shall execute such further assurances thereof as may be required.
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IV
PRIVATE DRIVE INGRESS/EGRESS EASEMENTS N
THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the
sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged,
Brookfield creates and establishes for ingress and egress and for the construction and
maintenance of utilities in the locations as shown on the Plat, easements designated thereon as
"Alamo Place," for the use and benefit of the lot(s) served thereby. Each parcel subject to an
easement for ingress and egress, as well as the easement itself, may hereinafter collectively be
referred to as "Private Drive." Alamo Place shall serve Lots 16 through 17, Section 5B,
Snowden Bridge. Ramie Corner Association shall be responsible for the maintenance and repair
of the easement areas. The costs of maintenance, repair and/or replacement shall be assessed
against the individual lots benefited by the applicable Private Drive, as "Limited Common
Expenses," as determined by the Board of Directors of Ramie Corner Association, pursuant to
the terms and conditions of the Declaration. The construction, maintenance and repair of the
easement areas shall not be the responsibility of the County or the Commonwealth of Virginia.
These easements shall include the irrevocable right of each owner of a benefited lot, their
successors, assigns, tenants, guests and invitees to have pedestrian access, as necessary, to and
from their respective lots over the respective Private Drive. Parking within the easements shall
be subject to the terms and conditions of the Declaration, as the same may be amended and
modified from time to time. The easements may be modified by the Board of Directors of Ramie
Corner Association, from time to time, provided that in no event shall any lot's access be
eliminated or materially impaired. In the event the parties hereafter enter into any boundary line
adjustments or similar documents affecting any Private Drive, the easement shall only affect the
Private Drive, as so adjusted, and shall not affect any individual residential lot.
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COMMON SHARED UTILITY EASEMENTS
THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the
sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby acknowledged,
Brookfield grants and conveys unto Snowden Bridge Association the common and shared utility
easements over those certain areas and in the locations shown on the Plat, identified as "5'
C.S.E.," in accordance with the terms and conditions of the Declaration. These easements are
supplemental to, and not in lieu of or otherwise restrictive of easements for utilities, as set forth
in the Declaration.
WETLAND BUFFER EASEMENT
THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the
sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby acknowledged,
Brookfield grants and conveys unto Snowden Bridge Association a wetland buffer easement (the
"Wetland Buffer") over those certain areas and in those locations shown on the Plat, identified as
"Wetland Buffer Esmt." in compliance with wetlands permit No. 2006-7418 granted to
Brookfield by the Department of the Army, Corps of Engineers on September 7, 2007 (the
"Wetlands Permit"). The Wetland Buffer must remain undisturbed and must be maintained,
monitored and inspected until September 2017 as required by the Wetlands Permits.
CONVEYANCE OF OPEN SPACE
THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the
sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby acknowledged,
Brookfield grants and conveys with special warranty of title unto Snowden Bridge Association,
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Open Space Parcel D, Section 5B, Snowden Bridge, containing 10,347 square feet, to have and
to hold unto Snowden Bridge Association, its successors and assigns. Brookfield further grants
to Snowden Bridge Association a twenty-five foot (25') road efficiency buffer identified on the
Plat as "25' Road Efficiency Buffer" for the purposes of landscaping and maintenance within
Open Space Parcel D and being more particularly bounded and described on the Plat. Brookfield
further grants and conveys with special warranty of title unto Ramie Corner Association, Open
Space Parcel C, Section 5B, Snowden Bridge, containing 52,547 square feet, to have and to hold
unto Ramie Comer Association, its successors and assigns.
MISCELLANEOUS
Headings made in this Deed are for convenience purposes only and are not intended to
affect the express terms herein set forth.
This Deed is made in accordance with the statutes made and provided in such cases; with
the approval of the proper authorities of Frederick County, Virginia, as shown by the signatures
affixed to the Plat, as applicable, and is with the free consent and in accordance with the desire of
Brookfield, the owner and proprietor of the Property.
Snowden Bridge Association and Ramie Corner Association shall execute this Deed for
the purpose of accepting responsibility for all maintenance and other obligations assigned to or
assumed by Snowden Bridge Association and/or Ramie Corner Association under this Deed.
The undersigned warrants that this Deed is made and executed pursuant to authority
properly granted by the articles of organization, operating agreement or majority vote of the
members of Brookfield.
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WITNESS the following seals and signatures: C1l
BROOKFIELD STEPHENSON VILLAGE, L.L.C.
By: Brookfield Winchester, LLC, its sole member
By: Brookfield Washington, LLC, its sole member
By: Kimberly S. Mackmin
Its: Vice President
COMMONWEALTH OF VIRGINIA
CITY/COUNTY OF FN"V* E , to -wit: /
The foregoing instrument was acknowledged before me this I day of May, 2014,
by Kimberly S. Mackmin, Vice President of BROOKFIELD STEPHENSON VILLAGE, L.L.C.
lic
My commission expires: • � apj5
Registration Number: S
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SNOWDEN BRIDGE COMMUNITY ASSOCIATION
By: Scott D. Gookin
Its: President
COMMONWEALTH VDJGIMA,
CITY/COUNTY OF �� to -wit:
The foregoing instrument was acknowledged before me this 14 day of May, 2014,
by Scott D. Gookin, President of SNOWDEN BRIDGE COMMUNITY ASSOCIATION.
My commission expo
Registration Number:
RAMIE CORNER COMMUNITY ASSOCIATION
By: Scott D. Gookin
Its: President
COMMONWEALTH VI GINIA,
CITY/COUNTY OF �M•.VV4 to -wit:
The foregoing instrument was acknowledged before me this �� day of May, 2014,
by Scott D. Gookin, President of RAMIE CORNER COMMUNITY ASSOCIATION.
My commission
Registration Nur
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go 92YDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
December 3, 2012
Greenway Engineering
Attention: Kurt Pennington
151 Windy Hill Lane
Winchester, VA 22602
RE: Snowden Bridge Section V (Redesign)
PINS #44-A-293 and 44-A-31A
Dear Mr. Pennington:
This letter is to confirm that the Subdivision for Snowden Bridge Section V Redesign has met
Planning & Zoning and all other agency requirements. Therefore, the design plan has been
approved. This Subdivision is to allow for 54 single-family detached housing types. Enclosed
are four (4) full sets of plans for your records and distribution.
It is now appropriate for you to submit the final plats for this subdivision. Remember that
subdivision plats must reflect the approved subdivision plans.
Should you have any questions, please do not hesitate to call me at (540) 665-5651
inc ely,
Ijana M. Johnston,
Zoning Inspector
Attachments
DMJ/bad
cc: Charles S. DeHaven, Jr., Stonewall District Supervisor
Gary Oates and Stan Crockett, Stonewall District Planning Commissioners
Jane Anderson, Real Estate
Commission of Revenue
Brookfield Stephenson Village, LLC, 8500 Executive Park Ave., Ste. 300, Fairfax, VA
22031
107 North Dent Street, Suite 202 o Winchester, Virginia 22601-5000
�' GREENWAY ENGINEERING
��-- 151 Windy Hill Lane
U
Founded in. 1971 Winchester, Virginia 22602
TRANSMITTAL
Project Name: Snowden Bridge -Section 5 Subdivision Plan
File No: 2760B
Date: Wed, Nov 28, 2012
To: FC Planning
Attn: Dana Johnston
Copied
Delivery: ❑ Fed Ex ❑ U.S. Mail
❑ Other
From: Kurt Pennington/dlm
GREENWAY ENGINEERING
Phone: 540-662-4185
Fax: 540-722-9528
® Courier ❑ Pick Up
❑ Urgent ❑ For Your Review R As You Requested ❑ Please Comment
Message
DJ,
Per your request, attached is the following:
-Copy of approval letter from Public Works
-Copy of DEQ approval letter of modification of the Virginia Water Protection (VWP) Individual
Permit No. 05-1518, Stephenson Village Planning Residential Community
Thank you. Contact us with any questions.
ILL
Hand Delivery and Pick Ups Only: I
NOV 2 8 ;3��
Received by:
Please Print Name:
Date:
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
October 5, 2012
Mr. Kurt Pennington
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Snowden Bridge, Section 5 Subdivision Plan Comments
Frederick County, Virginia
Dear Kurt:
We have completed our review of the subject plan dated September 18, 2012 and all of
our previous cornments have been addressed. Therefore, we recommend approval of the subject
plan.
Sincerely,
Joe C. Wilder
Deputy Director of Public Works
JCW/rls
cc: Planning and Development
file
l Q7C a1'VV1
Frederick County Fire and Rescue
Department
All- Office of the Fire Marshal
Plan Review and Comments
Control number Date received
SP12-0017 6/15/2012
Project Name
Snowden Bridge, Section 5
Address City
151 Windy Hill Ln Winchester
Type Application Tax ID Number
Site Plan 44-A-293
Current Zoning
R4 0 dations
Automatic Sprinkler System
Yes
Other recommendation
Emergency Vehicle Access
Adequate
Siamese Location
Not Identified
Emergency Vehicle Access Comments
Access Comments
Additional Comments
Plains 2 ,p lve
Plan Approval Recommended
Yes
ecmomen
Automatic Fire Alarm System
Yes
Hydrant Location
Adequate
Roadway/Aisleway Width
Adequate
Date reviewed Date Revised
8/20/2012
Applicant
Greenway Engineering
State Zip Applicant Phone
VA 22602 540-662-4185
Fire District Rescue District
13 13
Election District
Stonewall
Residential Sprinkler System
Yes
Fire Lane Required
Yes
Special Hazards
No
Reviewed By Signature
S Mark Showers
Title
RECEIVEp
AUG 2 2 2012
GREENWA`Y
ENGINEERING
t.
REQUEST FOR SITE PLAN COMMENTS
Frederick County Inspections Nl�
Department Comment
Mail to: Hand deliver to:
Frederick County Inspections Department Frederick County Inspections Dept.
Attn: Building Official 107 North Kent Street, 2nd Floor
107 North Kent Street, Winchester, Virginia 22601
Winchester, Virginia 22601 Phone: (540) 665-5650
FApplwicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their
evie. Please attach two (2) comes of the Site Plan with this sheet.
1
Applicants Name: Greenway Engineering, Inc.
Mailing Address: 151 Windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Snowden Bridge, Section 5 Subdivision Site Plan Submittal
Telephone: 540-662-4185
Location of Property:
Snowden Bridge Boulevard, Stephenson, VA
Inspections Department Comments:
rv+ S e m-t ac a
i
-FREDERICK COUNTY INSPECTIONS DEPARTMENT USE ONLY-
f �
I Date Received Review Number02 3 4 5 circle one)
Date Reviewed /
Revision Required Date Approved
i
Signature &Date:22e — -
** Please a rn Form to Applicant**
I
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Dwellings shall comply with The Virginia Uniform Statewide Building Code and The
International Residential Code/2009.
VA Registered Design Professional seal required on all slabs construction documents with
greater than 8" earth fill or 24" clean sand/gravel.
Backwater valve shall be installed on all plumbing fixtures, (subject to back sewer), with the
flood rim located below the top elevation of the upstream man hole cover.
Basement egress shall be provided and comply with VUSBC section R310.1 Emergency Escape
and Rescue Openings.(exit door or window directly to the exterior).
Grade shall be sloped away from the foundation a min. 6" in 10' and impervious surfaces such as
the driveway at the garage opening shall slope by a min. 2% in accordance with section R401.3
IRC.
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
September 18, 2012
Mr. Kurt Pennington
Greenway Engineering
151 Windy Hill Lane
Winchester, Virginia 22602
RE: Subdivision Plan Comments — Snowden Bridge, Section 5
Frederick County, Virginia
Dear Kurt:
We have completed our review of the subject subdivision plan and offer the following comments:
1. The information provided for the sediment basin is incomplete. Data design sheets have not been
provided for basins #1 and #2. In addition, the schematic elevations design sheets have not been
provided for basins #3 and #4.
2. Refer to page 21 of 38: You have indicated a 1.2 percent ditch slope behind Lots 30-34;
Frederick County requires a minimum slope of two (2) percent. Review all of the proposed
ditches and revise as necessary to ensure that the design reflects the minimum two (2) percent
slope. Also, a few of the proposed elevations for the top of the storm sewer structures are
incorrect (i.e., #502).
3. Sheet 31 of 38 is a blank sheet. Provide computations as required.
Once these comments have been addressed, please submit one (1) set of the revised plans for further
review.
Sincerely,
t 607—
OA 4f Joe C. Wilder
Deputy Director of Public Works
JCW/rls
cc: Planning and Development
file
t:\Rbonda\TEMPCOMMENTS\SNOwDENBRIDGE SEC 5 REVSUBCOM.doc
FREDERit;K COUNTY SANITATION AUTH
SITE PLAN REVIEW COMMENTS
PO Box 1877, Winchester, VA 22604-8377
315 Tasker Road, Stephens City, VA 22655
Project SN O (!✓ 17 N T Q,'ry LTZY S
540W1065 v=
540.868.1429 fax
GREENWAY
CAI�Ite�rrn�NG
1-
Applicant b f-TM" LV iAY
REVIEW STATUS
review number
attention 5LkF-T J F-- 6T6 eJ
correct & resubmit approved as note number of items to be corrected 2
approved You may submit just cover sheet and the revised sheets.
DRAWINGS p�
send me by I . I �8
1. print of sheets �2) S�'rS A
2. two CDs: each disc shall contain the following plan sheetsj, �1r Sl Z6, Z��2�� 3Z� 33 t 3 )
a) One CD (containing all of the above noted sheets) shall be in PDF format. Each sheet shall
be in its own file and be in landscape orientation. Each file shall be titled with the project
name and appropriate sheet number.
b) One CD (containing all of the above noted sheets) shall be in DWG format. Each sheet shall
be in its own file and each sheet shall be titled with the project name and with the
appropriate sheet number. Each sheet shall (1) be in landscape orientation, (2) be without
border, (3) be in state plane coordinate system NAD 83, and (4) be compatible with
AutoCAD 2006.
c) Each of the two CDs shall be labeled with its format and project name, and placed in its own
paper CD envelope.
EASEMENTS
0 / NN A copy of the recorded onsite water and/or sewer easement(s) is/are required.
y6 A copy of the recorded offsite water and/or sewer easement(s) is/are required.
The easement document shall contain a plat and both shall be signed by the Authority.
The Authority requires specific language in its deed of easement. Contact this office to obtain a copy
of the form.
A copy of the recorded deed(s) of easement shall be received before service will be authorized.
OTHER
Y /(10 This project also requires DEQ - Valley Region Office approval.
Y /0 This project also requires VDH — Lexington Field Office approval.
Y('I�j/v This project has a sewer pump station that FCSA will own. Title to the pump station site
shall be granted to the Authority in fee simple absolute. Also, (1) a copy of DEQ's
Certificate to Construct, (2) a copy of DEQ's Certificate to Operate, and (3) two copies of
the FCSA approved O & M manual are required. These documents must be received before
service will be authorized.
J
Date:
Earl W. Wiley —Engi ering Assistant N1AR 21012
REQUEST FOR SUBDIVISION PLAN COMMENTS
Frederick County Department of
Planning & Development
Mail to:
Frederick County
Department of Planning & Development
107 North Kent Street,
Winchester, Virginia 22601
Phone: (540) 665-5651
Hand deliver to:
Frederick County
Department of Planning & Development
107 North Kent Street, 2nd Floor
Winchester, Virginia 22601
Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the
agency with their review. Please attach two (2) conies of the Subdivision Design Plan with this sheet.
Applicants Name: Greenway Engineering, Inc
Mailing Address: 151 windy Hill Lane
Winchester, VA 22602
Name of development and/or description of the request:
Snowden Bridge -Section 5 Subdivision Redesign
Location of Property:
Off Old Charles Town Road
Department of Planning & Development Comments:
Telephone: 540-662-4185
-PLANNING DEPARTMENT USE ONLY -
Date Received Review Number 1 2 3 4 5 (circle one)
Date Reviewed
Revision Required Date Approved
Signature & Date:
** Please Return Form to Applicant**
16
_2
- GREENWAY ENGINEERING
151 Windy Hill Lane
Founded in 1971 Winchester, Virginia 22602
TRANSMITTAL
Project Name: Snowden Bridge, Section 5 Subdivision Redesign
File No: 2760B
Date: Fri, Oct 26, 2012
To: FC Planning
Attn: Dana Johnston
Copied
Delivery: ❑ Fed Ex
❑ Other_
❑ U.S. Mail
From: Kurt Pennington/dlm
GREENWAY ENGINEERING
Phone: 540-662-4185
Fax: 540-722-9528
Q Courier ❑ Pick Up
❑ Urgent 0 For Your Review ❑ As You Requested 0 Please Comment
Message
Dana,
Attached is the following:
-Subdivision Application review fee check for $7,900.00
Thank you for your assistance. Contact us with any questions.
Hand Delivery and Pick Ups Only:
Received by: Date: OCT 2 6 2012
I
FREDi-WCK COUNTY
Please Print Name: _ pt OFVFI CPrA
GREENWAY ENGINEERING
151 Windy Hill Lane
Founded in 1971 Winchester, Virginia 22602
TRANSMITTAL
Project Name: Snowden Bridge, Section 5 Subdivision Redesign
File No: 2760B
Date: Wed, Sept 19, 2012
To:,_ FC Planning
Attn: Dana Johnston
Copied
Delivery: ❑ Fed Ex
❑ Other_
❑ U.S. Mail
From: Kurt Pennington/dlm
GREENWAY ENGINEERING
Phone: 540-662-4185
Fax: 540-722-9528
® Courier ❑ Pick Up
❑ Urgent ® For Your Review ❑ As You Requested ,❑ Please Comment
Message
Dana,
Attached is the following for your review:
-2 copies of the Subdivision Redesign plan
-Agency approvals from VDOT, Fire Marshal, Inspections, and FCSA
-Planning Comment sheet
NOTE: We are waiting on approvals from Parks & Rec, Public Schools, Public Works, and
Airport. Public Works should be approving this week. In June, we submitted to Parks & Rec,
Public Schools, and Airport and have not received any comments/approvals to date. We are
assuming that these 3 agencies have no comments on this redesign.
Thank you for your assistance. Contact us with any questions.
Hand Delivery and Pick Ups Only:
Received by: Date:
Please Print Name:
Document Approval Form
SR- KVIM THE ATTA T
----'--YOUWAPP!W PLEASE INITt 'ANIY'PkOVIDE-THE-DATE-ANWTIME-OF----i-"-'-=--'--'
YOUR APPROVAL.
IF THIS -DOCUMENT DOES NOT MEET YOURAPPROVAL—,PLEASE-PROVIDE-
COMMENTS AS TO WHAT YOU WOULD LIKE TOHAVE COMPLETED.
Candice
Mark
Dana
�
Eric
Mike
John
COMMENTS:
Initials Date & Time
00-s— /c, j 12-7 1 L
Received by Clerical -Staff (Date-& Time):_
(S:Office on Blackbox\Forms\Document Approval Form — 08/15/12)
R
OCT 2 6 2012
COUNTY
PL ni: r� E
NT
Please note: The Subdivision/MDP plans associated
with this file are located in the file room.
ENEWALL SECTION 5 REDESIGN
ctio'5SA & 5B