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HomeMy WebLinkAbout22-06 Snowden Bridge Blvd. 33.4 Acres Stonewall - BackfileSUBDIVISION CHECKLIST Comment sheets from the following agencies, along with any marked copies of the plan: VDOT Sanitation Authority Inspections Department Fire Marshall City of Winchester GIS Health Department Parks & Recreation County Engineer 2. One copy of the subdivision application TRACKING SHEET Application received f� Fee paid (Amount: $ To be filled in if an MDP is associated with this subdivision MDP# v --z� Approved by BOS: 'O 0 Admin. Approval: c7C /(g( Information entered in d-BASE and Reference Manual J4.�ile given to Renee' to add to Application Action Summary Plat(s) signed by Subdivision Administrator Approval letter to applicant/agent Copy of final subdivision plat(s) [with signatures] made and given to Mapping and Graphics Manager for structure numbering assignment Updated d-BASE and Reference Manual J4. 11QL/ File given to Renee' to update Application Action Summary Final plats submitted with review agency signatures along with: Recorded Deed of Dedication Bond estimate (if required) $ TA 2 m 0 v 2i 0 LL TE /toill C1Z-/ NO. 9215 RECEIVED FROM .vvi ''"` ' -- ADDRESS ' 5ob �X- ) e_ �� 43 Wo7OL&,j ,a .�✓1.CI f t"kLk�_ L t( .DOLLARS $ ❑ FOR RENT 6r , __el J FOR V ^ IW W` �" AMT.OF CASH ACCOUNT 7 AMT. PAID CHECK BALANCE MONEY DUE ORDER BY f�L.12� Snowden Bridge Boulevard ` '`Vingwalls for Culverts 1 & 2 -= Page 1 of 1 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Wednesday, September 05, 2007 9:38 AM To: kpennington@greenwayeng.com Cc: Mark D. Smith; Baluch, Stephen; Smith, Matthew, P.E.; Ingram, Lloyd; Eric Lawrence; mcheran@co.frederick.va.us Subject: Snowden Bridge Boulevard - Wingwalls for Culverts 1 & 2 This is to acknowledge receipt of the shop drawings for the `Wingwalls — Culverts 1 & 2' dated 7/24/07. Our comments are as follows: 1. The proposed footings for the retaining wall should be constructed on a suitable material as mentioned in the Geotechnical report, page 13. Please provide soil test data from the Geotech Engineer, so we can complete our review. If the foundation design requires any changes to the height of wall, a revised plan and re -submittal of the wingwall design would be required. 2. It appears that the lengths of pipes are short. Please verify the lengths according to the typical sections. It appears the additional pipe length caused by the skewed crossing may not have been taken into account. 3. Please remove the RW3 designation from the Wing Wall detail plans (culvert 1 &2 plan views), page 2 of 6. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829. Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 9/12/2007 Snowden Bridge Boulevard - S�*riping and Signage Plans Page 1 of 1 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Thursday, September 27, 2007 8:25 AM To: kpennington@greenwayeng.com Cc: Mark D. Smith; Baluch, Stephen; Ingram, Lloyd; Smith, Matthew, P.E.; Eric Lawrence; mcheran@co.frederick.va.us Subject -,-Snowden. Bridge Boulevard - Striping and Signage Plans This is to acknowledge receipt of your revised plans for the referenced project signed on 6/22/07, 3 sheets. The plans appear satisfactory and are approved, subject to the following minor comments/corrections. If you cannot accommodate any of these items, please call to discuss before submitting the final plan sets. 1. On all sheets, please indicate the latest revision date in the 'Revision' block. 2. On sheets 1 and 2 in the Pavement Marking Legend, identify all pavement markings as Type B, Class 1 (which indicates thermoplastic material). 3. On sheets 1 and 2, Speed Limit signs might be considered excessive, but appear to be correctly placed at each intersecting roadway so they can be retained as shown on the plans. 4. On Sheet 2, locate the Do Not Enter signs on the same posts as the Wrong Way signs, not on the same posts as the Stop signs. 5. On sheet 3 in the Sign Schedule, change the size of the Do Not Enter sign (R5-1) to 36" x 36" to match the proposed Wrong Way signs (R5-9). 6. On sheet 3 in the Sign Schedule, correct the description for the Stop Ahead sign (W3-1). This should be a described as a Stop Ahead sign instead of a Stop Signal Ahead. Also, correct the spelling of the word "Ahead". 7. On sheet 3 in the Sign Schedule, show the Speed Limit sign as 35 mph to agree with the posted speed limit. Please advise the developer accordingly of this proposal. Please provide 4 sets of approved construction plans with signed seal for VDOT distribution. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829. Lloyd A. Ingram, Transportation Engineer Virginia Department of Transportation Edinburg Residency — Land Development 14031 Old Valley Pike Edinburg, Virginia 22824 Phone #(540) 984-5611 Fax #(540) 984-5607 10/17/2007 Snowden Bridge Boulevard — Wingwalls for Culverts 1 & 2 Page 1 of 1 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Wednesday, September 05, 2007 9:38 AM To: kpennington@greenwayeng.com Cc: Mark D. Smith; Baluch, Stephen; Smith, Matthew, P.E.; Ingram, Lloyd; Eric Lawrence; mcheran@co.frederick.va.us Subject: (Snowden Bridge Boulevard.. Wingwalls for Culverts 1 & 2 This is to acknowledge receipt of the shop drawings for the `Wingwalls — Culverts 1 & 2' dated 7/24/07. Our comments are as follows: 1. The proposed footings for the retaining wall should be constructed on a suitable material as mentioned in the Geotechnical report, page 13. Please provide soil test data from the Geotech Engineer, so we can complete our review. If the foundation design requires any changes to the height of wall, a revised plan and re -submittal of the wingwall design would be required. 2. It appears that the lengths of pipes are short. Please verify the lengths according to the typical sections. It appears the additional pipe length caused by the skewed crossing may not have been taken into account. 3. Please remove the RW3 designation from the Wing Wall detail plans (culvert 1 &2 plan views), page 2 of 6. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829. Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) 10/17/2007 Page 1 of 2 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Wednesday, June 13, 2007 7:50 AM To: kpennington@greenwayeng.com Cc: msmith@greenwayeng.com; Baluch, Stephen; Ingram, Lloyd; Smith, Matthew; Eric Lawrence; mcheran@co.frederick.va.us Subject: Sndwden Bridge Boulevard'- Striping and Signage Plans This is to acknowledge receipt of your revised plans for the referenced project with latest revisions dated 2/05/07, 3 sheets. Our comments are as follows: 1. As noted per standard PM-3 all stop bars shall be a minimum of 4' in advance of all crosswalks. Please adjust stop bar locations on the plans accordingly. 2. For the left turn lanes the dotted (2' line x 4' space) in the taper and the solid line between the left turn and the through lane should be 4" in width (see item "C" under the Pavement Marking Legend). 3. Recommend including the Pavement Marking Legend on all pavement marking plan sheets. 4. Type III Barricades are to have inverted "V" striping in accordance with the Virginia Work Area Protection Manual. Please revise. 5. Include "One Way" signs on all Keep Right signs located on the median noses at the crossover locations. These signs will be in addition to the proposed signs shown on the far side of the roadway at all entrance locations. 6. Pavement Marking Legend — Bicycle Lane Markings should be included in the legend and identified on all plan sheets. 7. Sheet 1, NBL Stations 133+75 to 135+50 Lt: Pavement markings for the Left Turn Lane need to be identified as "C". 8. Sheet 2 at Main Entrance: Do not install the "Do Not Enter" signs on the same post (back) of the Stop signs. These signs should be located on separate posts so as not to change the shape of the Stop signs. We recommend these signs be located at station 164+50 +/- on the left and right. 9. Sheet 3 under the Sign Code and Description: Plans indicate the Stop Ahead signs (W3- 1) are to be 30"x 30"in size. We recommend these signs be at MINIMUM 36"x 36", preferably 48"x 48". 10. Sheet 3 under Sign Code and Description: Plans indicate the Stop Signs to be 30"x 30". We recommend using a minimum size of 36"x 36". If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829. Lloyd A. Ingram Transportation Engineer VDOT — Edinburg Residency Land Development 14031 Old Valley Pike 6/21 /2007 Page 2 of 2 Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) 6/21/2007 From: Page 1 of 2 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.Ingram@VDOT.Virginia.gov] Sent: Tuesday, April 17, 2007 12:56 PM To: kpennington@greenwayeng.com Cc: msmith@greenwayeng.com; Baluch, Stephen; Eric Lawrence; mcheran@co.frederick.va.us; Ingram, Lloyd Subject: `Snowden-Btidge=Bo'ulevard---'Underdrains; Snowden Bridge Section 1 Detail This is to acknowledge receipt of your revised drawing for the `Typical Road Section' and the new cul- de-sac island apron detail for the subject projects. The detail for the cul-de-sac island apron detail on revised plan sheet 34 for Snowden Bridge Section 1 is consistent with VDOT standard detail CG-9D for standard entrance driveway aprons and is acceptable. We noticed, however, on sheet 34 that VDOT standard detail sheet CG-12, p. 203.07, is not the latest version. Please replace the detail with p. 203.07, Rev. 7/05. The revised sheet 34 should be included with the final subdivision plans submitted for VDOT approval stamp and distribution. These should be submitted as soon as possible. Regarding the edgedrains and median drains for Snowden Bridge Blvd., we have the following suggestions: 1. The intent of previous discussions regarding the need for UD-4 underdrains was limited to the low volume residential streets in Section 1, not to Snowden Bridge Blvd. UD-4 underdrain should be retained for Snowden Bridge Blvd. Guidance on the use of underdrains is provided in the VDOT `Pavement Design Guide for Subdivision and Secondary Roads', Rev. 8/l/2000, p. 18 http://www.vdot.virginia.gov/business/resources/pavement.pdf . We follow this guidance in our plan reviews, with some field adjustments as needed based on VDOT inspector recommendations. 2. We agree that the UD-2 median underdrain can be revised so as not to interfere with planting and irrigation of the landscaped median. Your proposal to use UD-4 "on the low side" is an acceptable alternate, however, there is only a "low side" on superelevated sections. We would suggest that UD-4 be shown in the `Typical Road Section' under the CG-2 curb on both sides of the median and add a note that UD-4 is required on only the low side of superelevated sections and list the station limits of the superelevated sections. 3. On sheets 17 and 19 of the approved plans, the `Typical Road Sections' for the separate northbound and southbound lanes also show UD-2 median underdrain. UD-2 underdrain is not really applicable to this situation, and it should also be replaced with UD-4 underdrain on both sides of each roadway. 4. Just a minor comment on the `Typical Road Section' drawings — for the pavement and sidewalk cross slopes of 2%, since you have shown a drainage arrow to indicate the downward direction, it is not necessary to indicate + or - It is somewhat confusing to show drainage in opposite directions with both labeled `-2%'. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829. Lloyd A. Ingram Transportation Engineer 5/1/2007 From: Page 2 of 2 VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 5/1/2007 Snowden Bridge Boulevar' Median Parcel Page 1 of 1 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Wednesday, April 04, 2007 8:51 AM To: mcheran@co.frederick.va.us Cc: kpennington@greenwayeng.com; Ingram, Lloyd Subject: Snowden -Bridge Boulevard - Median Parcel Mark, I talked with Kurt Pennington about the decision that VDOT would require the approximately 3 acre parcel in the median to be dedicated to VDOT. Kurt will make the adjustments on the plat sheets and forward them to me via PDF for review. After reviewing, I will email you our approval. The cover sheet shouldn't change and therefore the signature page will not need to be resubmitted to this office. If you have any questions, please call. N Lloyd Lloyd A. Ingram, Transportation Engineer Virginia Department of Transportation Edinburg Residency — Land Development 14031 Old Valley Pike Edinburg, Virginia 22824 Phone #(540) 984-5611 Fax #(540) 984-5607 5/1/2007 Snowden Bridge Boulevar,' Additional Comment from Structural F--view Page 1 of 1 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Thursday, March 08, 2007 2:42 PM To: kpennington@greenwayeng.com Cc: msmith@greenwayeng.com-, Baluch, Stephen; Ingram, Lloyd; 'Eric Lawrence'; mcheran@co.frederick.va.us Subject: 'Snowden Bridge Boulevard;- Additional Comment from Structural Review Since my last correspondence on March 1, 2007, which provided additional comments on the subject road plans, we have received one more comment from the Staunton District regarding the proposed Structures #1 and #2. As requested in the previous comments, VDOT will require that the triple 36" diameter RCP culvert pipes be replaced with a double 48" RCP culvert. The ample cover over the pipes does not justify the triple pipe option, which unnecessarily splits the flow and reduces the ability for the structure to carry sediment and debris. Please revise the plans accordingly and submit only the revised sheets for VDOT approval. The endwall special design details should reflect the revised culvert design. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829. Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 5/l/2007 Right -of -Way Dedication° 'iustment -Snowden Bridge Boulevard Page 1 of 1 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Thursday, April 05, 2007 8:14 AM To: mcheran@co.frederick.va.us Cc: msmith@greenwayeng.com; kpennington@greenwayeng.com; Ingram, Lloyd Subject: Right=of-Way_Dedication-Adjustment --Snowden. Bridge Boulevard - Mark, The adjusted plats submitted by Kurt Pennington yesterday in regards to the right-of-way adjustment were found to be acceptable and VDOT has approved. If you have any questions, please call. Lloyd A. Ingram, Transportation Engineer Virginia Department of Transportation Edinburg Residency — Land Development 14031 Old Valley Pike Edinburg, Virginia 22824 Phone #(540) 984-5611 Fax #(540) 984-5607 5/l/2007 r ' COMMONWEALTH OF VIRGINIA i U Z a, U - w a i O LL W , Z 1 C fx m � V DO-18 (1/90) 070006357 TAX MAP IDENTIFICATION NO.: PREPARED BY AND RETURN TO: 44-A-31 DAVID C. CULBERT, P.L.C. 30-C Catoctin Circle, S.E. Leesburg, Virginia 20175 (12376.002) THIS DEED OF DEDICATION AND EASEMENT (hereinafter referred to as the "Deed"), is dated as of the day of 2007, between STEPHENSON ASSOCIATES, L.C., a Virginia limited liability company (hereinafter referred to as "Owner"), as grantor; SHENANDOAH GAS COMPANY, a Virginia corporation (hereinafter referred to as "Shenandoah Gas"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as the "County"), as grantee; the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic (hereinafter referred to as "Authority"), as grantee; and SNOWDEN BRIDGE COMMUNITY ASSOCIATION, an association formed pursuant to the Virginia Property Owners Association Act (hereinafter referred to as the "Association"), as grantee. WITNESSETH: Recitals: A. Owner is the owner of certain real property known and identified by Frederick County, Virginia Tax Parcel Number 44-A-31 (the "Property"). B. The property is shown and depicted on that certain plat dated December 8, 2006, entitled "Right Of Way And Easement Dedication Plat Of The Lands Of Stephenson Associates, L.C.", prepared by Greenway Engineering, certified land surveyors (the "Plat") which Plat is attached hereto and recorded herewith. 1 CD co C. The Property is situate in Stonewall Magisterial District, Frederick County, Virginia. D. Owner acquired the Property by deed recorded among the land records of Frederick County, Virginia (the "Land Records"), as Instrument Number 030005766. E. It is the desire and intent of the parties to grant and convey storm water management easements over their respective properties to the County and the Authority in the locations shown on the Plat and as hereinafter provided. STREET DEDICATION NOW THEREFORE, in consideration of the premises and the sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby acknowledged, Owner dedicates to the County the 8.4166 acres for public street purposes as so designated on the Plat. This dedication is made in accordance with the statutes made and provided therefor. SANITATION AUTHORITY 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, Owner grants and conveys unto the Authority, its successors and assigns, a waterline easement for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future water mains, fire hydrants, valves, meters, and other appurtenant facilities for the transmission and distribution of water through, upon, and across the Property, said easement being more particularly bounded and described on the Plat. The foregoing easement to the Authority is subject to the following conditions: 2 C. C) C) 1. All water mains, water lines, and appurtenant facilities which are installed in the easements shall be and remain the property of the Authority, its successors and assigns. 2. The Authority and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the Authority to erect any building or structure of a permanent nature on such adjoining land. 3. The Authority shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said water mains, water lines and appurtenant facilities; provided, however, that the Authority at its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easements which are disturbed in any manner by the construction, operation, and maintenance of said water mains, water lines and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located outside the easements, but shall not include the replacement of structures, trees, and other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements and to make use of the easements herein granted which may not be inconsistent with kI tti the rights herein conveyed, or interfere with the use of said easements by the Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, except a fence, on the easements without obtaining the prior written approval of the Authority. ASSOCIATION EASEMENTS THIS DEED FURTHER WITNESSETH, that for and in consideration of the facts reflected in the recitations set forth herein, the consideration received therefor by the parties, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner, grants and conveys to the Association, for the benefit of its members, the following easements: A. Storm Drainage Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future stormwater management facilities, storm drainage lines, storm sewer lines, or other drainage structures, including building connection lines, plus all necessary inlet structures, manholes, and appurtenances for the collection of storm waters and its transmission through and across the said Property. B. Trail And Landscape Easements. Easements and rights -of -way for the purpose of constructing, using, and maintaining sidewalks and/or trails over and across the Property, together with such plantings, landscaping and other aesthetic features (including without limitation, safety features and similar appurtenant improvements), as the Association deems appropriate, in the locations as shown on the Plat, said easements to be used exclusively for pedestrian and non -motorized vehicular use. The foregoing easements are subject to the following conditions, where applicable: rd ca 1. All trails, sidewalks, plantings, sewers, manholes, inlet structures, and appurtenant facilities which are installed in the easements shall be and remain the property of the Association, its successors and assigns. 2. The Association 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 Association to erect any building or structure of a permanent nature on such adjoining land. 3. The Association 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 Association, at its own expense, shall restore, as nearly as possible, the premises to their original condition. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other. facilities located outside the easements, but shall not include the replacement of structures, trees, or other facilities located within the easements. 4. Owners reserve the right to construct and maintain roadways over said easements to the extent not prohibited or restricted by ordinance and to make any other use of the 5 a 4.0 W easements herein granted which may not be inconsistent with the rights herein conveyed, or interfere with the use of said easements by the Association for the purposes named. SHENANDOAH GAS EASEMENTS THIS DEED FURTHER WITNESSETH, that for and in consideration of the sum of One Dollar ($1.00), cash in hand paid, and other good and valuable consideration, the receipt of which is hereby acknowledged, the Owner does grant and convey, with Special Warranty of Title, to the Shenandoah Gas, its successors and assigns, perpetual easements and rights -of -way for purposes of constructing, replacing, reconstructing, maintaining, operating and removing a pipeline(s) or service pipe(s), for the transportation of gas, and appurtenances necessary to operate said pipeline(s) or service pipe(s) over, along and through the Property, with further right to cross the Property for the purpose of ingress and egress to and from the aforesaid rights -of - way, but said right is limited to the most direct route causing least disturbance to the Property. _T The pipeline(s) shall be installed along a line in the locations labeled on the Plat as "40' Shenandoah Gas Company Easement Hereby Dedicated". The gas pipeline(s) or service pipe(s) to be laid under this grant shall be constructed and maintained below cultivation, so that Owner, its successors and assigns, may fully use and enjoy the premises, except for the purposes herein granted to Shenandoah Gas and provided the Owner, its successors and assigns, shall not construct or permit to be constructed any house, structures or obstructions within the easement area, nor shall any grade changes over said facilities be made. The consideration paid for these easements and rights -of -way includes damages, if any, to Owner's Property outside the easement areas. In addition, Shenandoah Gas shall pay to the Owner, its successors and assigns, actual damages that may arise from reconstruction, n r" 0 replacement, maintenance, operation and removal of said gas pipeline(s) or service pipe(s) or appurtenances. Owner covenants that Owner has the right to convey said rights -of -way; that Shenandoah Gas shall have quiet and peaceful possession, use and enjoyment of the aforesaid rights -of -way rights and privileges, and that Owner will execute such further assurances of said rights -of -way as may be requisite. STATUTORY COMPLIANCE The platting of the land and adjustment of the boundary lines provided by this instrument is made with the free consent and in accordance with the desires of the owners in accordance with the provisions of Virginia Code Section 15.2-1803, and applicable regulations of Frederick County, Virginia, as evidenced by the signature of an authorized official of Frederick County, Virginia, as noted on the Plat. IN WITNESS WHEREOF, the parties have executed this Deed as of the date first above written. [SIGNATURE PAGES FOLLOW] 7 I a O ' t!J ts7 STEPHENSON ASSOCIATES, L.C., a Virginia limited liability company By: f (SEAL) Name:I i COMMONWEALTH OF VIRGIN CITY/COUNTY OF ��f��lC' G , to wit: I, a nde/rjsigned otary Public, in and for the jurisdiction aforesaid, do hereby certify that / - whose name is signed to the foregoing instrument, as iyhvZJ-qii- of STEPHENSON ASSOCIATES, L.C., appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this 7 day of 1F26X067A4--- , 2007. • ��IylCorfi�ission xpires: r���'' •►"' .`-�� . Notary Public ,r r n•iP,. Wr. it i.�:. �� s m1•• �Giia�. �.i � ,, art; S.�19 'A SIGNATURE PAGE TO THAT CERTAIN DEED OF DEDICATION AND EASEMENT FROM STEPHENSON ASSOCIATES, L.C. TO THE BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, SHNENADOAH GAS COMPANY AND SNOWDEN BRIDGE COMMUNITY ASSOCIATION 01 The Easements And Maintenance Obligations Set Forth Therein . Are Hereby Acknowledged and Accepted SNOWDEN BRIDGE COMMUNITY. ASSOCIATION, a Virginia non;stock corporation By: / - ! / AV., (SEAL) Name: Richard J. Dengler Title: President COMMONWEALTH OF VIRGINIA, MAY/COUNTY OF Fairfax , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Richard J. Dengler whose name is signed to the foregoing instrument, as President of Snowden Bridge Community AsWeiiation, appeared before me and personally acknowledged the same in my jurisdiction resp.id. ,y GIV,1v finder my hand and seal this Z 7 th day of February 2007. a 4 No 7/3i/O8 aryNblic J n S. Stanley •. t! !tl4f _ J THIS IS A SIGNATURE PAGE TO THAT CERTAIN DEED OF DEDICATION AND EASEMENT FROM STEPHENSON ASSOCIATES, L.C. TO THE BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, SHNENADOAH GAS COMPANY AND SNOWDEN BRIDGE COMMUNITY ASSOCIATION 10 RIGHT OF WAY AND EASEMENT DEDICATION PLAT OF' THE LAND OF STEPHENSON A SSOCIA TES, L. C. STONEWALL DISTRICT, FREDERICK COUNTY, V?RGINIA APRIL 8, 2006 I ;NpVaP•aGfo °E IN �10G510 o B�EBPPG V00E00K 40EE L'N P L1 Nd'�' L 1 0• �,.. �F NoR�D D T ¢p q'r.3d4 L5 ,s IONF R4 coq"' ``� U,r US 4�. ¢I 33+ E RES/D. 4 8.4166 ACRES HERER E 119 F o :•:• DEDICATED TO THE `365' L I'y IRF COMMONWEALTH / o OF VIRGIN/A FOR PUBLIC ROAD PURPOSES F6�� 27 ° RESIDUE E7 1 Z O597 ACRES 20 p p IRF rN ..... 40' SHENANDOAH GAS COMPANY �+ EASEMENT HEREBY 5 ...:.:::.:.....%5 DEDICATED o IRF ° 26 CZ 2.85 II o'o .... ....................... . . .. . . .................................... . ::::::::::::..:::::..::....................... .. o................................................. o II W NOTE.• SEE SHEETS SEE SHEET. SEE SHEET C9....................... E3—(395.80') Icf) •—(L9) RF 0 0 �yy--4 Z' '(A n � r a �+ i i— c� i I (L 17)- INTERMEDIATE LINE DISTANCE 2 IRF o 40' SHENANDOAH r No T.M. 44 A-30 GAS COMPANY N EMMANUEL UNITED EASEMENT v METHODIST CHURCH HEREBY (MILBURN CEMETERY) DEDICATED INST No. 020018966 SEE WILL BOOK 9 PG 220Ch N 300 0 300 II `.° l01) o o N o I I GRAPHIC SCALE (IN FEET) E1 3-4 FOR WATERLINE AND DRAINAGE EASEMENTS 5 FOR PEDESTRIAN AND LANDSCAPE BUFFER N 6X'53'23" W IRF 6 FOR NOTES AND LINE, CURVE, AND EASEMENT TABLES 365.82' RIGHT OF WAY AND EASEMENT DEDICATION PLAT IREWSED. DECEM_F 8, 2006 IRFv QQC O RESIDUE T.M. 44 A-29 18.6171 ACRES JUDITH McCANN SLAUGHTER o o INST. No. 020000469 ZONE. RA USE. ARGRI. IRF n'1 1 LEGEND o = 112" IRON REBAR SET 20.0' IRF = 1/2" IRON REBAR FOUND � = CENTERLINE OF PAVEMENT 120 23'= EASEMENT TIE DISTANCE OF THE LAND OF S TEPHENSON A SSOC/A TES, L. C. STONEWALL MAGISTERIAL DISTRICT - FREDERICK COUN1 , SCALE. I' = 300 H I DATE: APRIL 8, 2006 /tN V *7 wo Founded in 1971 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Su),veyors Telephone. (540) 662-4185 FAX. (540) 722-9528 www.greenwayeng.com TH OF MARK D. SMITH a No. 002009 2. Z-4-5- '%.:f SUPN 2760B SHEET 2 OF 6 I v� T.M. 44-A-29 JUDITH McCANN SLAUGHTER INST. No. 020000469 ZONE. RA USE ARGRI. IRF NOTE.• SEE SHEET 2 FOR PARENT PARCEL AND GAS EASENEK SEE SHEET 5 FOR PEDES7R/AN AND LANDSCAPE EASEMENT SEE SHEET 6 FOR NOTES AND UNE, CURVE AND EASEMENT TABLES 100 0 10 0, GRAPHIC SCALE (IN FEET) �o CAl O -416 RESEWE �'` vvq ogr��YN 18.6171 ACRES IRF /D R61 IRF a 6 0; IRF to E1, 6.0' �o ?g? /14,Y 28.0• DRAINAGE EASEMENT IRF RESIDUE 17.0597 ACRES � si� \�\ ��� z 0 ,��► o od �Z \ % �P tp LO RIGHT OF WAY AND EASEMENT DEDICATION PLAT OF THE LAND OF S TEPHENSON A SSOC/A TES, L. C. STONEWALL MAGISTERIAL DISTRICT - FREDERICK COUNTY, VIRGINIA SCALE. 1 ' = 200" DATE. APRIL 8, 2006 lo GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng.com 6� REVISED: DECEMBER 8, 2006 0A+ MARK D. SMITH a No. 002009 Sup-ls- 2760B SHEET 3 OF 6 MATCHUNE / MATCHLINE IRF i w� 6.0' 72.�m �\ RESIDUE 18.6171 ACRES Ch .NO r SEE SHEET 2 FOR PARENT PARCEL AND CAS EASEMENT. SEE SHEET 5 FOR PEDESTRIAN AND LANDSCAPE EASEMENT SEE SHEET 6 FOR NOTES AND UNE, CURVE AND EASEMENT TABLES 55 0 5150 FX-� 28.0' I I RESIDUE I 1 Z O597 ACRES v; I Nrn I I m r m cn z m v 25. 25. m � n m 9 100 0 100 L9 <, J L8 ``26.44') IRFF T.M. 44-A-293 GRAPHIC SCALE BROOKFIELD STEPHENSON VILLAGE, L.L.C. (IN FEET) j 0 INST. 1040021293 ZONE.• R4 USE.• VACANT RIGHT OF WAY AND EASEMENT DEDICATION PLAT REVISED: DECEMBER 8, 2006 OF THE LAND OF H joSTEPHENSON A SSOC/A TES, L.C. `„ STONEWALL MAGISTERIAL DISTRICT - FREDERICK COUNTY, VIRGINIAK,,MARK SCALE. 1' =200" DATE. APRL 8, 2006 D. SMITHGREENWAY ENGINEERINGNo.002oos151 Windy Hill Laneq l Z J l/ O "r�'4' Engineers Winchester, Virginia 22602b R. Surveyors Telephone: (540) 662-4185 SURR FAX: (540) 722-0528 Founded in 1971 www.greenwayeng. com i2760B SHEET 4 OF 6 C7 a 0 ;Np� RDp� �61R W VA Ro L.)NI G V, 9 00 VARY OBE BOOK , 4 o N` E P IRF L L1 27'- M 'o. NG,QB,D�D T¢� ?p B 5.31 t04,I PO' 1p9 ' 4'l U,s E >>9365� RESIDUE ` 1 Z O597 ACRES VARIABLE WIDTH PEDESTRIAN AND LANDSCAPE EASEMENT HEREBY DEDICATED "lRF 50.0' 3 O C7 6 N IRFUi 1 0 z RESIDUE N 18.6171 ACRES s �"�! �: I I LEGEND VAR/ABLE WIDTH PEDESTRIAN AND LANDSCAPE EASEMENT HEREBY DEDICATED T.M. 44-A-29 JUDITH McCANN SLAUGHTER INST. No. 020000469 ZONE • RA USE ARGRI. o = 112" IRON REBAR SET IRF = 1/2" IRON REBAR FOUND C = CENTERLINE OF PAVEMENT (20.23) = EASEMENT TIE DISTANCE (L 17)= INTERMEDIATE LINE DISTANCE ®= PEDESTRIAN AND LANDSCAPE EASEMENT HEREBY DEDICATED 50.0' -(L9) 3O ~O 0 aP- 2C3 ZLn y Nrvi 4. FmZ� �o ;:0rw �m --ar Or ��RFyn I I T.M. 44 A-30 v + + EMMANUEL UNITED METHODIST CHURCH tin (MILBURN CEMETERY) ' INST No. 020018966 4. SEE WILL BOOK 9 PG 220 N vs 300 0 300 o coo NO I I GRAPHIC SCALE (IN FEET) SEE SHEET 2 FOR PARENT PARCEL AND GAS EASEMENT. IRF N '2 SEE SHEETS 3-4 FOR WATERLINE AND DRAINAGE EASEMENTS X 63'533" W IRF 53 2 ' SEE SHEET 6 FOR NOTES AND LINE, CURVE, AND EASEMENT TABLES RIGHT OF WAY AND EASEMENT DEDICATION PLAT REVISED: DECEMBER 8, 2006 OF THE LAND OF O� S TEPHENSON A SSOC/A TES, L. C. /,0.-eAA STONEWALL MAGISTERIAL DISTRICT - FREDERICK COUNTY, VIRGIN/A ' sc". V = 300" DATE. APRIL 8, ,2006 D. SMITH No. oo2oos GREENWAY ENGINEERING I Z, G a 151 Windy Hill LaneK,,MVAR� q b�' 1k4vEngineers Winchester, Virginia 22602 ��� Surveyors Telephone. (540) 662-4185 'SUI' FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com 12760B SHEET 5 OF 6 LINE TABLE NOTES LINE BEARING DISTANCE L 1 S 7753'22" E 10.11 ' L2 S 29'53'37" E _ 48.89' L3 S 87'43'25" E 110.00' L4 I N 34'57'35" E 48.81 ' L5 N 83'5952" E 84.83' L6 S 33'34'15" W 117.39' L7 S 26'35'10" W 427.48' L8 S 26'35'16" W 147.59' L9 S 2635' 10 ". W 34.93' L 10 S 21 31 '02" W 561.64' L 11 S 21'39'37" W 376.59' L 12 N 02'2842" E 434.10' L 13 N 2703'05" E 107.94' L 14 N 572626" E 34.45' L 15 S 02'2842" W 282.50' L 16 N 02'2842" E 519.21 ' L 17 S 5638'29 " E 532.26' EASEMENT LINE TABLE -LINE BEARING DISTANCE E1 N 635323" W 347.34' E2 N 15' 10'21 " E 1446.28' E3 N 38'49' 11 " E 71.15' E4 I N 5625' 11 " E 93.58' E5 N 20'08' 14 " E 427.40' E6 N 42' 18'07" E 89.20' E7 S 4741 '53" E 366.96' CURVE TABLE THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS FIRM. NO TITLE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. TAX PARCEL IDENTIFICATION = 44 A-31 THE PROPERTY SHOWN HEREON IS A PORTION OF THE PROPERTY CONVEYED TO STEPHENSON ASSOCIATES, L.C. BY DEED DATED MARCH 19, 2003 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERK'S OFFICE IN INSTRUMENT 10J0005766 AREA TABULATION AREA OF RIGHT OF WAY DEDICATION = 8.4166 ACRES RESIDUE = 1 Z O597 ACRES RESIDUE = 18.6171 ACRES TOTAL AREA T.M. 44 A-31 = 44.0934 ACRES LINE BEARING DISTANCE E10 S 42'31 ' 19" E 39.60' E11 S 45'03'23" E 8.13' E12 S 7711 '51 " E 54.11 ' E 13 S 36'05'07" E 54. 11' E14 N 74' 17'07" E 38.01 ' E 15 S 53'40' 18" W 7.70' E16 S 41'53'40" E 91.50' E17 N 64'47'20" E 91.50' E18 N 79 20'11 " E 22.40' CURVE DELTA ANGLE RADIUS. ARC LENGTH TANGENT CHORD BEARING CHORD LENGTH C 1 05'48'05" 1185.92' 120.08' 60.09' S 80'4725" E 120.03' C2 04'27'35" 1185.92' 92.31 ' 46.18' N 86' 1.3'40" E 92.29' C3 62' 12'38" 880. 00' 955. 48' 530.90' N 28'37'37" W 909.24' C4 06'46'04" 1315.92' 155.43' 77.81 ' , N. 78'33' 12" W 155.34' 05 59*07'11 " 695.00' 717.12' 394.17' S 2704'54" E 685.73' C6 05'5 1'39" 745.00' 76.21, ' 38.14' N 59'34' 19 " W 76.18' C7 30'51 '31 " 40.00' 675. 00' 21.54' 92. 94' 11.04" 46.55' N 7750'36" W S 86-05' 11 " E 21.28' 92. 87' C8 07'53'21 " 1 C9 92'30'34" 1 805.00' 1 1299.75' 841.05' N 43'46'35" W 1163.10' RIGHT OF WAY AND EASEMENT DEDICATION PLAT OF THE LAND OF S TEPHENSON A SSOC/A TES, L. C. STONEWALL MAGISTERIAL DISTRICT - FREDERICK COUNT , VIRGINIA SCALE: N/A DATE: APRIL 8, 2006 GREENWAY ENGINEERING -/tN 151 Windy hill Lane lk%WV Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com REVISED: DECEMBER 8, 2006 MARK b SMITH � No.002009 2760E SHEET 6 OF 6 J C) Q GJ VIRGINIA: FREDERICK COUNTY.SCT. This instrument of writing was produced to me on Ax,4, and With certificate acknowiedgemcnt thereto annexed was admitted to record. T imposed by Sec. 58.1-802 of $, and 58.1-801 have been paid, if assessable. ece� , Clerk n U }Z J to O DC-18 (1/90) 070006356 DATE OF INSTRUMENT: BRIEF DESCRIPTION OF PROPERTY: INSTRUMENT NUMBER WHERE PROPERTY ACQUIRED PLAT ATTACHED: PLAT PREPARED BY: TAX MAP PARCEL NO.: PREPARED BY AND RETURN TO: February 8 2007 !O 0 -a cn 212.9701 ACRES OF LAND, MORE OR LESS, KNOWN AS THE LANDS OF BROOKFIELD STEPHENSON ASSOCIATES, LLC 040021293 PLAT NO. 2760B GREENWAY ENGINEERING 44-A-293 DAVID C. CULBERT, P.L.C. 30C Catoctin Circle, S.E. Leesburg, Virginia 20175 (12375.013) DCC THIS DEED OF DEDICATION (the "Deed") is made this 8th day of February , 2007, by and between BROOKFIELD STEPHENSON VILLAGE, L.L.C., a Virginia limited liability company (hereinafter referred to as "Owner"); LENKA LUNDSTEN, TRUSTEE and LINDA M. LONG, TRUSTEE, Trustees, either of whom may act (hereinafter collectively referred to as the "Trustees"); BANK OF AMERICA, N.A. (hereinafter referred to as the "Beneficiary"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as "County"); and SNOWDEN BRIDGE COMMUNITY ASSOCIATION, an association formed pursuant to the Virginia Property Owners Association Act (hereinafter referred to as the "Association"). RECITALS: A. The Owner is the owner and proprietor of certain real property (the "Property"), as shown on plat number 2760B, dated December 8, 2006, entitled "Right Of Way Dedication 1 O O -.J Q1 Plat Of The Land Of Brookfield Stephenson Village, 'L.L.C." and prepared by Greenway Engineering of Winchester, Virginia, certified land surveyors (the "Plat") which Plat is attached hereto. B. The Property is situated in Frederick County, Virginia; Owner having acquired the Property by deed recorded as Instrument Number 040021293, among the land records of Frederick County, Virginia (the "Land Records") C. It is the desire and intent of Owner to dedicate, grant, and convey for public use, the streets and thoroughfares in accordance with this Deed and the Plat. D. The Property is subject to the lien of a certain Deed of Trust dated November 24, 2004, and recorded as Instrument Number 040024825 at Page 0103 among the Land Records (the "Deed of Trust"), wherein the Property was conveyed unto the Trustees, either of whom may act, in trust, to secure a certain indebtedness, as more specifically set forth therein. STREET DEDICATION NOW THEREFORE WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby aclmovdiedged, Owner dedicates to the County the 11.2604 acres for public street purposes as so designated on the Plat. This dedication is made in accordance with the statutes made and provided therefor. TRUSTEES RELEASE THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Trustees, as authorized to act by Beneficiary, as shown by its execution hereto, do release and discharge from the lien of the Deed of Trust those portions of the Property dedicated for public use. 2 co co TO HAVE AND TO HOLD SAID released property unto Owner, its successors awl assigns, fully released and discharged from the liens and operations of the Deed of Trust. It is expressly understood that the release of the portion of the Property from the lien of the Deed of Trust shall not affect in any way the lien of the Deed of Trust upon the other land conveyed thereby and not released hereby, and the Deed of Trust shall remain in full force and effect as to the land conveyed thereby and not released hereby. MISCELLANEOUS Headings used in this Deed are for convenience purposes only and are not intended to affect the express terms herein set forth. This Deed is made in accordance with the statutes made and provided in such cases; with the approval of the proper authorities of Frederick County, Virginia, as shown by the signatures affixed to the Plat, as applicable, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land depicted on the Plat, and the Trustees, as aforesaid. The undersigned warrants that this Deed is made and executed pursuant to authority properly granted by the articles of organization, operating agreement or majority ��ot-j of the members of the Owner. IN WITNESS WHEREOF, the parties have caused this Deed to be executed, under seal. FURTHER WITNESS the following signatures and seals. [SIGNATURE PAGES FOLLOW] 3 BROOKFIELD STEPHENSON VILLAGE, L.g., a Virginia limited liability c any By: Brookfi ld Wash' on, LLC, Manages By: / (SEAL) Name: IRICHARW J-- "6L.Fk0- Title: UdC�e pp-r=25/1��AtT 0,0. D ,for Manager COMMONWEALTH OF VIRGINIA, ....... COUNTY OF FA/ k12A X , to wit: , `°�A'�t •s I, the undersigned Notary Public, in and for the jurisdiction aforesaid do. certi{Y'. C that /?/C�A,aD c� 7��C�c�l2 , as l%iC� 19�sl��u .�t.1.� Ar: Aganager of Brookfield Stephenson Village, L.L.C, whose name is signed to the foregoing;,leis�Appe before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this Yt4' day of F [d, 9} ) , 2007. _T My Commission expires: 4&i�,,2 / — 3/ " 20/6) Nota a is 0 O O -J •� (SEAL) Lenka Luridsten, Trustee Linda M. Long, Trustee COMMONWEALTH OF VIRGINIA, COUNTY OF Fq4 lrZr-4sL , to wit: (SEAL) I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that LENKA LUNDSTEN, TRUSTEE, whose name is signed to the foregoing Deed,appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this yi V day of 290T: My Commission expires: 4-'30 - -1,flq N ary Public COMMONWEALTH OF VIRGINIA, COU,N'TY OF , to wit: I, the undersigned Notary Public, in and for the ju sdiction aforesaid, do hereby certify that LINDA M. LONG, TRUSTEE, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of My Commission expires: Notary Public 2007. 5 I BANK OF AMERICA, N.A. (SEAL) Name: �/�i✓� �r/�y�,�,9� Title: L'„J, &,oe, yi e—c ' � -- STATE OF V 1 941s / 4 , COUNTY OF pA 1 E pAp 1 , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that-jeANnt ET 6- -J094M f4 , as 5EN+0 A 01 CZF P/L S I 60M. of BANK OF AMERICA, N.A., whose name is signed to the foregoing Deed, ap'6 q ibefora� me and personally acknowledged the same in my jurisdiction aforesaid.ST GIVEN under my hand and seal this "Y I day of _; .2007,,t _ My Commission expires: tl� — 30 -Wo 7 lotary Public 0 RIGHT OF WAY DEDICATION PLAT , OF THE LAND OF a co BROOKFIELD S TEPHENSON VILLAGE, L.T. C. STONEWALL DISTRICT, FREDERICK COUNTY, VIRG/N/A JUNE 1, 2006 nin �OJ RO 761 a ��p�sOti Q J =� Sl TE MINI MAP 1 = 2000' OWNER'S CERTIFICATE THE ABOVE AND FOREGOING RIGHT OF WAY DEDICATION OF A PORTION OF THE LAND OF S7EPHENSON ASSOCIATES, AS APPEARS ON TNE, ACCOMPANYING PLAT, IS WITH THE FREE CONSENT AND /N ACCORDANCE WITH 7HE DES RES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY. Richard J. Dengler Vice President for Manager FOR BROOKFIELD STEPHENSON VILLAGE, L.L.C. By: Brookfield Washington, LLC, Manager COMMONWEALTH OF VIRGINIA EM / COUNTY OF Fairfax , TO WIT. THE .FOREGOING OWNER'S CERTIFICATE WAS. ACKNOWLEDGED BEFORE ME THIS 6th DAY OF February, 2007 2M BY Richard J. Dengler NOTARY ' MY COMMISSION EXPIRES 7 / 31 / 0 8 Joan S . se", SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS RIGHT OF WAY DEDICATION IS A PORTION OF THE LAND CONVEYED TO BROOKFIELD STEPHENSON VILLAGE, L.L.C. BY DEED DATED OCTOBER 15, 2004 OF RECORD /N 7HE FREDERICK COUNTY CIRCUIT COURT CL RK�ICE IN INSTRUMENT #04002129J. MARK D. SMITH, LS NOTE. PARENT TAX PARCEL IDENTIFICATION T.M. 44 A-29J 212.9701 ACRESf ZONE.- R4 USE: VACANT VALS REVISED: DECEMBER 8, 2006 �•E r Y' Vl Gl lA A THE OF RA PORTATION T DAAT E FREDERICK COUNTY SUBDIVISION ADMINISTRATOR DATE MARK D. SMITH No.002oos GREENWAY ENGINEERING 151 Windy Hill Lane %*Iwvs Engineers Winchester, Virginia 22602 � .� Q �d Surveyors Telephone: (540) 662-4185 SURv�� FAX.- (540) 722-9528 Founded in 1971 www.greenwayeng.com 12760B SHEET 1 OF 7 z O cn�-o C:) ��► co T.M. 44 A-138A (v T.M. 44 A-292 0� NORWOOD T. O'ROARK. ET UX o DB 537 PG 709 STEPHENSON ASSOCIATES,. L.C. INST. No. 0J0005766 cA�yZ W I 0 11.2604 ACRES N 4 5 7 1 1 HEREBY DEDICATED TO E 8 1 1 COMMONWEALTH 2 z o� 6 9 14 1 OF WRGINIA FOR PUBLIC '-�' �o . o• 1 ROAD PURPOSES SOB o 0 0 ^0 1 7 6 6 6 6 6 66 192 N 22 2 I TAX PARCEL J y Q,y BROO RED 29 N !�TE,SON 6 J : o BHT VILLAGE, L.L.C. o : 2 INST. NO. 0400212935 . �Qo ( 5 0 Q APPROXIMATE LOCA71ON o � 2 a 2 OF NATURAL GAS ��: ; .1 2 2 to PIPELINE SHENANDOAH 3 42, cn v� GAS CO. EASEMENT Z DB 235 PG 269 5 3 (UNSPECIFIED WIDTH) cn 5®--• � • .. r 3 I 5 5 3 .o� T.M. 44 A-31A Z STEPHENSON ASSOCIATES, L.C. INST. NO. 03000576.6 : I � 4 4 S 7.49953" E o. T.M. 44 A-29 4 O; JUD/TH MCC SLAUGHTER 4 0 66g9.02� INST. No. 020000469 4 U °:•o d LJ 400 0 400 GRAPHIC SCALE (IN FEET) FINAL PLAT FOR RIGHT OF WAY DEDICATION OF THE LANDS OF BROOKFIELD STEPHENSON VILLA GE, L.L. C. STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGIN14 SCALE: 1" = 400' 1 DATE: JUNE 1, 2006 GREENWAY ENGINEERING 151 Windy Hill Lane ,***VI Engineers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 FAX- (540) 722-9528 Founded in 1971 www.greenwayeng.com REVISED: DECEMBER 8, MARK D. SMITH No.002009 SUP,-4 2760B SHEET 2 OF 7 0 AREA TABULA co w ADJUSTED ACREAGE TAX PARCEL 44 A-293 LESS RIGHT OF WAY DEDICATION RESIDUE OF TAX PARCEL 44 A-293 NOTES 212.9701 ACRES _—11.2604 ACRES 201.7097 ACRES THE LAND CONTAINED IN THIS RIGHT OF WAY DEDICATION IS A PORTION OF THE LAND CONVEYED TO BROOKFIELD STEPHENSON VILLAGE, L.L.C. BY DEED DATED OCTOBER 15, 2004 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERK'S OFFICE IN INSTRUMENT 1040021293. THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS FIRM. NO TITLE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. SEE SHEETS 4-7 FOR METES AND BOUNDS DESCRIPTIONS OF THE PARCELS AS ADJUSTED HEREIN. THE PORTION OF THE PROPERTY SHOWN HEREON LIES WITHIN ZONE C, AREAS OF MINIMAL FLOODING, PER N.F.I.P. FLOOD INSURANCE RATE MAP No. 510063 0110 B, DATED JULY 17, 1978. LEGEND R/W = RIGHT OF WAY POB = POINT OF BEGINNING OF METES & BOUNDS DESCRIPTION. Q DENOTES CORNER NUMBER AS USED IN METES & BOUNDS DESCRIPTION FINAL PLAT FOR RIGHT OF WAY DEDICATION OF THE LANDS OF BROOKFIELD S TEPHENSON VILLA GE, L.L.C. STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: N/A DATE: JUNE 1, 2006 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com REVISED: DECEMBER 8, 2006 / V v \'� w';;� MARK D. SMITH 5: No.002009 �Z'�'��� _SUP,-qS6 2760B SHEET 3 OF 7 O C) METES AND BOUNDS DESCRIPTION co The accompanying plats represent a right of way dedication to the Commonwealth of Virginia for public road purposes of a portion of the parcel of land conveyed to Brookfield Stephenson Village, L.L.C. by deed dated October 15, 2004 of record in said Clerk's Office as Instrument No 040021293 known as "Adjusted Tax Parcel 44-A-293", as established by Final Plat for Boundary Line Adjustment dated June 23, 2004 of record in said Clerk's Office as Instrument No. 040011938. The said land is situated near the community of Stephenson, lying south of Old Charles Town Road (Va. Secondary Route 761), east of Milburn Road (Va. Secondary Route 662) and southwest of Jordan Springs Road (Va. Secondary Route 664) in Stonewall Magisterial District, Frederick County, Virginia and is more particularly bounded, as follows: RIGHT-OF-WAY DEDICATION Beginning at (1) a'/2" iron rebar & cap set in a common line between Stephenson Associates, L.C. (T.M. 44-A-31) and Stephenson Associates, L.C. (T.M. 44-A-293), and lying N 269510" E — 34.93' from a 1/2" iron rebar & cap found, corner to Stephenson Associates, L.C. (T.M. 44-A-31): thence with same for the following course N 26035'10" E—147.59' to (2) a 1/i' iron rebar & cap set, corner to said Stephenson Associates, L.C. (T.M. 44-A-31); thence through said T.M. 44-A-293 for the following courses, With a non -tangent curve to the left, 42.65' along the arc of said curve, having a radius of 40.00' and a chord bearing N 56°10'44" E for a distance of 40.66', to (3) a 1/2" iron rebar & cap set at the end of said curve; thence N 25037'49" E—11.63' to (4) a 1/2" iron rebar & cap set; thence S 64022'11" E - 56.00' to (5) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing S 19022'11" E for a distance of 56.57', to (6) a 1/2" iron rebar & cap set at the end of said curve; thence S 64022' 11" E — 201.00' to (7) a 1/2" iron rebar & cap set; thence S 59047'45" E—150.48' to (8) a 1/2" iron rebar & cap set; thence S 64022' 11" E — 428.00' to (9) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing N 70°37'49" E for a distance of 56.57', to (10) a 1/2" iron rebar & cap set at the end of said curve; thence N 25037'49" E—16.18' to (11) a 1/2" iron rebar & cap set; thence S 64022'11" E — 58.00' to (12) a 1/2" iron rebar & cap set; thence S 25037'49" W — 5.00' to (13) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 59.83' along the arc of said curve, having a radius of 40.00' and a chord bearing S 17013'01" E for a distance of 54.40, to (14) a 1/2" iron rebar & cap set at the end of said curve, and the point of curvature of a non -tangent curve to the right; thence 207.41' along the arc of said curve, having a radius of 1146.15' and a chord bearing S 54°50'01" E for a distance of 207.13', to (15) a 1/2" iron rebar & cap set at the end of said curve; thence S 43014'05" E — 79.90' to (16) a 1/2" iron rebar & cap set; thence S 38051'20" E — 79.67' to (17) a 1/2" iron rebar & cap set at the point,of curvature of a non -tangent curve to the right; thence File 2760 B Sheet 4 of 7 487.85' along the arc of said curve, having a radius of 1055.00' and a chord bearing S 27°48'28" E for a distance of 483.51', to (18) a'/2" iron rebar & cap set at the end of said curve; thence S 13024'59" E - 42.14' to (19) a 1h" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 61.99' along the arc of said curve, having a radius of 40.00' and a chord bearing S 56°39'56" E for a distance of 55.97', to (20) a'/2" iron rebar & cap set at the end of said curve N 78056'29" E - 8.00' to (21) a 1/2" iron rebar & cap set; thence S 11003'31" E - 60.00' to (22) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence; thence 56.19' along the arc of said curve, having a radius of 40.00' and a chord bearing S 38°41'56" W for a distance of 51.68', to (23) a'/2" iron rebar & cap set at the end of said curve, and the point of curvature of a tangent curve to the right; thence 208.84' along the arc of said curve, having a radius of 1069.00' and a chord bearing S 00027'18" W for a distance of 208.51', to (24) a 1/2" iron rebar & cap set at the end of said curve, and the point of curvature of a non -tangent curve to the right; thence S 12028'09" W - 80.16' to (25) a 1/2" iron rebar & cap set; thence S 16038'41" W - 78.21' to (26) a 1/2" iron rebar & cap set; thence S 13010'07 W-198.57' to (27) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 61.51' along the arc of said curve, having a radius of 40.00' and a chord bearing S 30053'02" E for a distance of 55.63', to (28) a 1/2" iron rebar & cap set at the end of said curve; thence S 74056'11" E - 22.54' to (29) a 1/2", iron rebar & cap set; thence S 15003'49" W - 82.00' to (30) a 1/2" iron rebar & cap set; thence N 74056'11" W - 5.19' to (31) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing S 60003'49" W for a distance of 56.57', to (32) a V2" iron rebar & cap set at the end of said curve; thence S 13010'07" W - 200.25' to (33) a 1/2" iron rebar & cap set; thence S 18029'55" W-150.71' to (34) a 1/2" iron rebar,& cap set; thence S 13010'07" W - passing a 1/2" iron rebar & cap found at 585.65', corner to Stephenson Associates, L.C. (T.M. 44-A-31A) and continuing with same for 204.93' for a total of 790.58' to (35) a 1/2" iron rebar & cap set; thence with said T.M. 44-A-31A for the following courses S 08035'41" W - 25.08' to (36) a 1/2" iron rebar & cap set; thence S 13010'07" W-119.58' to (37) a 1/2" iron rebar & cap set; thence N 76049'53" W-112.00' to (38) a 1/2" iron rebar & cap set; thence N 13010'07" E - 34.58' to (39) a 1/2" iron rebar & cap set; thence N 08035'41" E - 25.08' to (40) a 1/2" iron rebar & cap set; thence N 13010'07" E - 85.00' to (41) a 1/2" iron rebar & cap set; thence File 2760 B Sheet 5 of 7 N 17044'33" E — 25.08' to (42) a 1h" iron rebar & cap set; thence N 13010'07" E — 258.49' to (43) a 1/2" iron rebar & cap set at the point, of curvature of a non -tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing N 31°49'53" W for a distance of 56.57', to (44) a 1/2" iron rebar & cap set at the end of said curve; thence N 76049'53" W—12.00' to (45) a 1/2" iron rebar & cap set; thence N 13010'07" E — 56.00' to (46) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing N 58010'07" E for a distance of 56.57', to (47) a 1/2" iron rebar & cap set at the end of said curve; thence N 13010'07" E — 97.44' to (48) a 1/2" iron rebar & cap set; thence N 17044'33" E—150.48' to (49) a 1/2" iron rebar & cap set; thence N 13010'07" E — 333.07' to (50) a 1/2" iron rebar & cap set; thence N 08035'41" E — 25.08' to (51) a 1/2" iron rebar & cap set; thence N 13010'07" E — 75.00' to (52) a 1/2" iron rebar & cap set; thence N 17044'33" E - 25.08' to (53) a 1/2" iron rebar & cap set; thence N 13010'07" E — 275.00' to (54) a 1/2" iron rebar & cap set; thence N 08035'41" E — 25.08' to (55) a 1/2" iron rebar & cap set; thence N 13°10'07" E — passing a 1/2" iron rebar & cap found at 70.37', corner to Stephenson Associates, L.C. (T.M. 44-A-293), and continuing with same 31.03' for a total of 101.40' to (56) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence. with said T.M. 44-A-293 for the following courses 163.70' along the arc of said curve, having a radius of 943.00' and a chord bearing N 08°11'43" E for a distance of 163.50', to (57) a 1/2" iron rebar & cap set at the end of said curve; thence N 07020'59" E — 23.68' to (58) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 70.88' along the arc of said curve, having a radius of 945.00' and a chord bearing N 00°21'32" W for a distance of 70.86', to (59) a 1/2" iron rebar & cap set at the end of said curve; thence N 08004'02" W — 23.68' to (60) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 117.88' along the arc of said curve, having a radius of 943.00' and a chord bearing N 07°31'15" W for a distance of 117.80', to (61) a 1/2" iron rebar & cap set at the end of said curve; thence N 06058'27" W — 23.68' to (62) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 781.92' along the arc of said curve, having a radius of 945.00' and a chord bearing File 2760 B Sheet 6 of 7 N 36°14'18" W for a distance of 759.81', to (63) a V2" iron rebar & cap set at the end of said curve and at the point of curvature of a non -tangent curve to the left; thence 65.92' along the arc of said curve, having a radius of 40.00' and a chord bearing S 72°50'38" W for a distance of 58.71', to (64) a 1/2" iron rebar & cap set at the end of said curve; thence S 25037'49" W—16.30' to (65) a 1/2" iron rebar & cap set; thence N 64022'11" W — 58.00' to (66) a V2" iron rebar & cap set; thence N 25037'49" E — 7.00' to (67) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing N 19°22'11" W for a distance of 56.57', to (68) a 1/2" iron rebar & cap set at the end of said curve; thence N 64022' 11" W—193.26' to (69) a 1/2" iron rebar & cap set; thence N 59047'45" W—150.48' to (70) a V2" iron rebar & cap set; thence N 64022' 11" W — 348.84' to (71) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 209.37' along the arc of said curve, having a radius of 675.00' and a chord bearing N 73°15'21" W for a distance of 208.53', to (1) the beginning. Containing.......................................................................................................... 11.2604 Acres. VAL 7 <1-1 V1Rr1,11A: FREDERICK COUNTY.SCT. This instrument of writing was produced to me on -18'-07 at LO : S� and Nviih certificate aci:�jot� lcd�en1cnt thereto annexed was adniittcd to rccord. T 1,,; Scc. 58.1-802 of and .58.1-so I have been paid, if assessable. 1'e6e4 ,Clerk File 2760 B Sheet 7 of 7 8 Filf copy COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 April 17, 2007 Mr. Mark D. Smith, L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Approval of Right -of -Way and Easement Dedication Plat Property Identification Number (PIN) #44-A-31 RA (Rural Areas) Zoning District Dear Mr. Smith: This letter is to confirm that the plats for Stephenson Associates L. C. been approved. This plat allows for the right-of-way and easement for the development of the future Snowden Bridge Boulevard. The appropriate construction guarantee and deed of dedication have been received. Attached are seven (7) copies of the approved plat for your records and distribution. Please return a copy of the recorded plat to this office. If you have any questions, please call me at (540) 665-5651. Sincerely, Mark R. Cheran Zoning & Subdivision Administrator MRC/dlw cc: Charles S. DeHaven, Jr., Stonewall District Supervisor John Light and Gary Oates, Stonewall District Planning Commissioners Jane -Anderson Real Estate Commissioner of Revenue Stephenson Associates, LC, P.O. Box 2530, Winchester, VA 22604 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 RI6HT OF WAY AND EASEMENT DEDICATION PLAT OF THE LAND OF STEPHENSON A SSOCIA TES, L. C. STONEWALL. DISTRICT, FREDERICK COUNTY, VIRGIN/A APRIL 8, 2006 . PO +�0 i OLD CHARLESTOWN t RED tiF2s� J? Q � � � oti 0 Sl TE VICINITY MAP I" = 2000' OWNER'S CERTIFICATE THE ABOVE AND FOREGOING RIGHT OF WAY DEDICATION OF A PORTION OF THE LAND OF STEPHENSON ASSOCIATES, AS APPEARS ON THE ACCOMPANYING PLAT, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY. FORS PM�7IhS0 ASSOC/A .C. COMMONWEALTH OF IN CITY / COUNTY OF r TO WIT. THE FOREGOING OWNER'S CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS DAY OF 200:7 BY O RY PUBLIC. MY COMMISSION EXPIRES --- SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS RIGHT OF WAY DEDICATIOiN IS A PORTION OF THE LAND CONVEYED TO STEPHENSON ASSOCIATES BY DEED DATED ld EH-4 q, .2003 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERK'S OFFICE /N INSTR 1030005766. EDERICff COUNTY SANITATION AUTHORITY DATE — J MARK D. SMITH, LS NOTE: PARENT TAX PARCEL IDENTIFICATION T.M. 44 A—J I 44. 0934 ACRES± ZONE. RA USE. VACANT APtkVVALS: REVISED: D£CEMBER IIII ITH Vl l A DE ARTME_ OF S ORTA DA TE FREDERICK COUNTY SUBDIVISION ADMINISTRATOR DATE MARK D. SMITH GREENWAY ENGINEERING 151 Windy Hill Lane*T iNo.002009 Engineers Winchester, Virginia 22602 Surveyors SURv Telephone: (540) 662-4185 FAX. (540) 722-9528 2760B SHEET 1 OF 6 Founded in 1971 www.greenwayeng.com G" 1 ;Npa A�O PE T R/a o �P. 010 G 5 10 IPB�E�32 P PG VP9 p8 BOOK 40 SEE PiAI L 1 tee, If Np,QIyOQOM.T¢0 zow 8.4166 ACRES HEF 'IRF. _ cr DEDICATED TO THE L1 27' F COMMONWEALTH rE7 OF VIRGINIA FOR PUBLIC 4ROAD PURPOSES. RES/DUE1ZO597 ACRES 20,0IRF rN . ... 40' SHENANDOAH GAS COMPANY 5 6A o ....... HEREBY ` �SEMEN�EDICATED \ J► o IRF E4 zo�z f262.85' C6C7_ o'.•.•.•.•.•. •...•.•.•.•.•.•.•...•.......sue. L 1, $� .............._o -,:•.•.•.•.•.• .................•.•.•.•.•.•.•• .. • ••.•.•.•.•.•.•.•.•.....:•a ................................................. w..:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:...:.:..:.:.:.:.:.:.:.:.:....... . ................................ �8 E3—(3g5•80 IRF 7- 01 RESIDUE c 18.6171 ACRES eu ' IRF nt� 20.0 2 IRF I T.M. 44 A-30 SHENANDOAH I EMMANUEL UNITED GAS COMPANY EASEMENT METHODIST CHURCH HEREBY (MILBURN CEMETERY) DEDICATED INST No. 020018966 SEE WILL BOOK 9 PG 220 at 300 0 300 1� o 0 NO I ( GRAPHIC SCALE (IN FEET) E1 SEE SHEETS 3-4 FOR WATERLINE AND DRAINAGE EASEMENTS IRF a SEE SHEET 5 FOR PEOESTRUW AND LANDSCAPE BUFFER N 63'5323" W IRF SEE SHEET 6 FOR NOTES AND LINE, CURVE, AND EASEMENT TABLES 365.82' RIGHT OF WAY AND EASEMENT DEDICATION PLAT REVISED: DECEM_ BELL? 8, 2001 3)I T.M. 44 A-29 JUDITH MCCANN SLAUGHTER INST. No. 020000469 ZONE • RA USE ARGRI. LEGEND o = 112' IRON REBAR SET IRF = 1/2" IRON RE84R FOUND = CENTERLINE OF PAVEMENT (20.23) = EASEMENT TIE DISTANCE (L 17)= INTERMED147E LINE DISTANCE 40' OF THE LAND OF S TEPHENSON A SSOC/A TES, L. C. STONEWALL MAGISTERIAL DISTRICT - FREDERICK COUNTY, WRGIN/A SCA,LI • I* = 300" DATE.• APRIL 8, 2008 /atN GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 1!AX.• (540) 722-9528 Pounded in 1971 "ni w.greenwayeng.com TH 6 .—(L9) ?F Z o_Q I?��y� a O<NZ w � n N o . cn N v ad 1 � MARK b. SMITH No.002009 SURv� 2780B SHEET 2 OF 6 N. 4Z/ A IRF +I cob T.M. 44—A-29 JUDITH McCANN SLAUGHTER INST. No. 020000469 ZONE. RA USE ARGRI. IRF SEE SHEET 2 FOR PARENT PARCEL AND GAS EASEIENT. SELF SHEET 5 FOR PEDESTMAN AND LANDSCAPE EASEMENT SEE SHEET 6 FOR NOTES AND UNE, CURVE AND EiASEVEIVT TABLES. 1100 0 w RESU E 18.6171 ACRES 6. n_ IRF E1, Xg G �q Ro°qvT°�v `►'qiP. WF o► �s IRF to- R t IRF IRF 1 M ' N h Cb El r.:m fNT N O 28.0' DRAINAGE EASEMENT IRF RESDW 1 Z O597 ACRES `r �y CM \ 2 GRAPHIC SCALE (IN FEET) le RIGHT OF WAY AND EASEMENT DEDICATION PLAT OF THE LAND OF S TEPHENSON A SSOCIA TES, L. C. STONEWALL MAGISTERIAL DISTRICT — FREDERICK COUNTY, VIRGINIA SCALE. • 1 = 200" DATE.• APRIL 8, 2006 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Vyginia 22602 Surveyors Telephone: (540) 662-4185 PAX. (540) 722-9528 Founded in 1971 www.greehwayeng, com 6� REVISED: DECEMBER 8, 20061 0p; MARK D. SMITH N0.002009 'e kfe _svRv�� 2760B SHEET 3 OF 6 MATCHUNE 6.0' IRF 6.0' 28.0' N I I REME I 1 ZO597 ACRES m � m Im�rn I z m v °. 9 0�0 RE325 0 w� I Dl�E I 18.6171 ACRES I o,l 6.0 NorE: 11 55 0 k� l SEE SHEET 2 FOR 55 0 PARENT PARCEL AND I GAS EASEMENT. I SEE SHEET 5 FOR PEDESTRIAN AND n LANDSCAPE EASEMENT SEE SHEET 6 FOR 1 g.25 ) NOTES AND UNE, CURVE AND EASEWENT TABLES 100 0 100 L9 26 44') IRF� 0 T.M. 44-A-293 BROOKFIELD STEPHENSON VILLAGE, L.L.C. GRAPHIC SCALE Li 0 /NST. 1040021293 (IN FEET) ZONE. R4 USE. VACANT RIGHT OF WAY AND EASEMENT QEDIC477ON PLAT REWSED: DECEMBER 8, 2006 OF THE LAND OF S TEPHENSON A SSOCIA TES, L. C. STONEWALL MAGISTERIAL DISTRICT - FREDERICK COUNTY, VIRGINIA SCALE. I = 2001, DATE. APNL 8, 2006 MARK D. SMITH 5: GREENWAY ENGINEERING No.002oos 151 Windy Hill Lane Engineers Winchester, Virginia 22602 d v� Surveyors Telephone: (540) 662-4185 SUR PAX. (540) 722-9528 Founded in 1971 wwtw.greenwayeng.com 2760E SHEET 4 01' 6 01-P N GN V4P,B�E�32 TN1 o S 7RO WOR&00 5Spp3KOaO ?pNFE vPK ,?4U09 VPR Og g0� RES/p SEE P�lRF L L� o:• `o T19365. IRF ° 0- RESIDUE ••. L 13 1 Z O597 ACRES l lR 15 VAR/ABLE WIDTH PEDESTRIAN AND LANDSCAPE r' EASEMENT I N HEREBY DEDICATED , lRF � I I I II W VARIABLE WIDTH PEDESTRIAN C ao a AND LANDSCAPE p ct�No a I I v EASEMENT HEREBY DEDICATED Y 4�1 3 m III JUDITH T.M. 44 A-29 McCANN SLAUGHTER W I m S I o M INST. Nb. 020000469 ZONE • RA USE ARGRI. I I LEGEND I ( o = 112" IRON REBAR SET t IRF = 1/2" IRON REBAR FOUND I = CENTERLINE OF PAVEMENT I I (20.23) = EASEMENT TIE DISTANCE I I (L 17)= INTERMEDIATE LINE DISTANCE 50.0'• C7 L77•-��.L(�j IRF .o z � t7� RESIDUE N 18.6171 ACRES s m� 50.0, = PEDESTRIAN AND 4AyDSC4PE EASEMENT (� HEREBY DEDICATED V zo� C> w IRF v N L1,� 0 r— n I I T.M. 44 A-30 i v EMMANUEL UNITED METHODIST CHURCH (MILBURN CEMETERY) INST No. 020018966 �• SEE WILL BOOK 9 PG 220 N I 300 0 300 c I I GRAPHIC SCALE (IN FEET) ` SEE SHEET 2 FOR PARENT PARCEL AND GAS EASEMENT. IRF o o SEE SHEETS 3-4 FOR WATERLINE AND DRAINAGE EASEMENTS N 63'53 23 W IRF SEE SHEET 6 FOR NOTES AND LINE, CURVE, AND EASEMENT TABLES 365.82' RIGHT OF WAY AND EASEMENT DEDICA77ON PLAT REVISED: DECEMBER 8, 2006 OF THE LAND OF O S TEPHENSON A SSOC/A TES, L. C. 153FA Znk STONEWALL MAGISTERIAL DISTRICT - FREDERICK COUNTY, VIRG/N/A � MARK D. SMITH SCALE.• 1 ' = 30O DATE: APRIL 8, 2008 N0.002009 GREENWAY ENGINEERING 2, G o 151 Windy Hill Lane �O Engineers Winchester, Vrgznia 22602 � Surveyors Telephone: (540) 662-4185 SUIV PAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com �2760B SHEET 5 OF 6 LINE TAL)LE NOTES LINE BEARING DISTA CE L 1 S 7T53722" E 10.11 ' L S 29--5,353P E 48.89' L3 S 8743'25" 110.00' L4 N 3 '57'35" E 48.81 ' L5 N 83'59'52" 84.83' L6 S 33'34'15." W 117.39' L7 S 26'35' 10" W 4 Z 48' L8 S 26'35' 1 " W 1 7.59' L' 9 S 26' 5' 0" W, 34.93' L 10 S 21'31 '02" W 61.64' L 11 S 21 '39'37" W 376.59' L 12 N 02'2842" E 434.10' L 13 N 2703'05" E 107.94' L 14 N 57 26'26" E 34.45' L 15 S 02'2842" W 282.50, L 16 N 02'2842" E 519.21 ' L 17 S 56'38'29" E 532.26' LINE BEARING DISTANCE E1 N 63'S373" W j47.34' E N 15' 10'21 " E 1446.28' 3 N 38'49'11 " E 71.15' E4 I N 56.25' 11 " E 93 58' E5 N 20'08' 14 " E 427.40' 6 N 4 ' 18'07" E 89.20' E7 S 47'41 '53" E I 366.96' CIURVE . TABLE THE BOUNDARY INFORMATION SHOWN HEREON 5 BASED ON A CURRENT FIELD SURVEY BY THIS FIRM. NO TITLE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. TAX PARCEL IDENTIFICATION = 44 A-31 THE PROPERTY SHOWN HEREON IS A PORTION OF THE PROPERTY CONVEYED TO STEPHENSON ASSOCIATES, L.C. BY DEED WED MARCH 19, 2003 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERK'S OMCE IN INSTRUMENT 1030005766 AREA TABULATION AREA OF RIGHT OF WAY DEDICATION = 8.4166 ACRES RESIDUE = 1 ZO597 ACRES RESIDUE = 18.6171 ACRES TOTAL AREA T.M. 44A-31 = 44.0934 ACRES LINE BEARING DISTANCE E10 S 42'31 '19" E 39.60' E11 S 45'03'23" E 8.13' E12 S 77-1 1'51 " E 54.11 ' E 13 S 36'05'07" E 547 ' E 14 N 74' 17'07" E 38.01 ' E15 S 53'40' 18" W 7.70' E16 S 41'53'40" E 91.50' E17 N 64'47'20" E 91.50, E 18 N 79020' 11 " E 22.40' CURVE DELTA ANGLE RADIUS ARC LENGTH TANGENT CHORD BEARING CHORD LENGTH C 1 05'48'05 1195' 2' 120.08' 60.09' S 80'4725" E 120.03' C2 04'2735" 1185.92 92.31 ' 46.18' N 86' 13'40" E 92.29' C3 62' 12'38" 880. 00' 955.48' 530.90' N 28'3737" W 909.24' C4 1 06046'04" 1315.92' 155.43' 77.81' N 7833'12" W 155.34' C5 59007' 11 " 695. 00' 717.12' 394.17' S 27'04'54 " E 605. 73' C6 05051 '39" 745. 00' 76.2 1' 38.14' N 59'34' 9 " W 76.18' 07 30'51 '31 " 40.00' 21.54' 11.04' N 77*50'36" W 21.28' C8 07'53'21 " 675.00' 92.94' 46.55' S 86'05' 11 " E 92.87' C9 I 92030'34" 805-OO'l 1299.75' 841.05' N 43'46'35" W 1163.10' RIGHT OF WAY AND EASEMENT DEDICATION PLAT OF THE LAND OF S TEPHENSON A SSOCIA TES, L. C. STONEWALL MAGISTERIAL DISTRICT - FREDERICK COUNri; VIRGINIA SCALE: N/A BA-"H: APRIL 8, 2006 GREENWAY ENGINEERING 151 Windy Mill Lane -Ph neers Winchester, Vty*nia 22602 Sut dym Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.corn REVISED: DECEMBER 8, 2006 0p+ "RK D.`�MITH ra No.002009 [Z"Z o� 46 _ SUR-is - 2780E SH9ET 6 OF 8 TAX MAP IDENTIFICATION NO. PREPARED BY AND RETURN TO: 44-A-31 DAVID C. CULBERT, P.L.C. 30-C Catoctin Circle, S.E. Leesburg, Virginia 20175 (12376.002) THIS DEED OF DEDICATION AND EASEMENT (hereinafter referred to as the "Deed"), is dated as of the 7th day of February , 2007, between STEPHENSON ASSOCIATES, L.C., a Virginia limited liability company (hereinafter referred to as "Owner"), as grantor; SHENANDOAH GAS COMPANY, a Virginia corporation (hereinafter referred to as "Shenandoah Gas"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as the "County"), as grantee; and SNOWDEN BRIDGE COMMUNITY ASSOCIATION, an association formed pursuant to the Virginia Property Owners Association Act (hereinafter referred to as the "Association"), as grantee. WITNESSETH: Recitals: A. Owner is the owner of certain real property known and identified by Frederick County, Virginia Tax Parcel Number 44-A-31 (the "Property") B. The property is shown and depicted on that certain plat dated December 8, 2006, entitled "Right Of Way And Easement Dedication Plat Of The Lands Of Stephenson Associates, L.C.", prepared by Greenway Engineering, certified land surveyors (the "Plat") which Plat is attached hereto and recorded herewith. 1 C. The Property is situate in Stonewall Magisterial District, Frederick County, Virginia. D. Owner acquired the Property by deed recorded among the land records. of . Frederick County, Virginia (the "Land Records"), as Instrument Number 030005766. E. It is the desire and intent of the parties to grant and convey storm water management easements over their respective properties to the County in the location shown on the. Plat and as hereinafter provided. STREET DEDICATION NOW THEREFORE, in consideration of the premises and the sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby acknowledged, Owner dedicates to the County the 5.1018 acres for public street purposes as so designated on the Plat. This dedication is made in accordance with the statutes made and provided therefor. SANITATION AUTHORITY EASEMENTS THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner grants and conveys unto the Authority, its successors and assigns, a waterline easement for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future water mains, fire hydrants, valves, meters, and other appurtenant facilities for the transmission and distribution of water through, upon, and across the Property, said easement being more particularly bounded and described on the Plat. The foregoing easement to the Authority is subject to the following conditions: 2 1. All water mains, water lines, and appurtenant facilities which are installed in the easements shall be and remain the property of the Authority, its successors and assigns. 2. The Authority and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the Authority to erect any building or structure of a permanent nature on such adjoining land. 3. The Authority shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said water mains, water lines and appurtenant facilities; provided, however, that the Authority at its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easements which are disturbed in any manner by the construction, operation, and maintenance of said water mains, water lines and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located outside the easements, but shall not include the replacement of structures, trees, and other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements and to make use of the easements herein granted which may not be inconsistent with 3 the rights herein conveyed, or interfere with the use of said easements by the Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, except a fence, on the easements without obtaining the prior written approval of the Authority. . ASSOCIATION EASEMENTS THIS DEED FURTHER WITNESSETH, that for and in consideration of the facts reflected in the recitations set forth herein, the consideration received therefor by the parties, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the.Owner, grants and conveys to the Association, for the benefit of its members, the following easements: A. Storm Drainage Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future stormwater management facilities, storm drainage lines, storm sewer lines, or other drainage structures, including building connection lines, plus all necessary inlet structures, manholes, and appurtenances for the collection of storm waters and its transmission through and across the said Property. B. Trail And Landscape Easements. Easements and rights -of -way for the purpose of constructing, using, and maintaining sidewalks and/or trails over and across the Property, together with such plantings, landscaping and other aesthetic features (including without limitation, safety features and similar appurtenant improvements), as the Association deems appropriate, in the locations as shown on the Plat, said easements to .be used exclusively for pedestrian and non -motorized vehicular use. The foregoing easements are subject to the following conditions, where applicable: 4 1. All trails, sidewalks, plantings, sewers, manholes, inlet structures, and appurtenant facilities which are installed in the easements shall be and remain the property of the Association, its successors and assigns. 2. The Association 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 Association to erect any building or structure of a permanent nature on such adjoining land. 3. The Association 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 Association, at its own expense, shall restore, as nearly as possible, the premises to their original condition. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located outside the easements, but shall not include the replacement of structures, trees, or other facilities located within the easements. 4. Owners reserve the right to construct and maintain roadways over said easements to the extent not prohibited or restricted by ordinance and to make any other use of the 5 easements herein granted which may not be inconsistent with the rights herein conveyed, or interfere with the use of said easements by the Association for the purposes named. SHENANDOAH GAS EASEMENTS THIS DEED FURTHER WITNESSETH, that for and in consideration of the sum of One Dollar ($1.00), cash in hand paid, and other good and valuable consideration, the receipt of which is hereby acknowledged, the Owner does grant and convey, with Special Warranty of Title, to the Shenandoah Gas, its successors and assigns, perpetual ten foot (10') wide easements and rights -of -way for purposes of constructing, replacing, reconstructing, maintaining, operating and removing a pipeline(s) or service pipe(s), for the transportation of gas, and appurtenances necessary to operate said pipeline(s) or service pipe(s) over, along and through the Property, with further right to cross the Property for the purpose of ingress and egress to and from the aforesaid rights -of -way, but said right is limited to the most direct route causing least disturbance to the Property. The pipeline(s) shall be installed along a line in the locations labeled on the Plat as "40' Shenandoah Gas Company Easement Hereby Dedicated". The gas pipeline(s) or service pipe(s) to be laid under this grant shall be constructed and maintained below cultivation, so that Owner, its successors and assigns, may fully use and enjoy the premises, except for the purposes herein granted to Shenandoah Gas and provided the Owner, its successors and assigns, shall not construct or permit to be constructed any house, structures or obstructions within the easement area, nor shall any grade changes over said facilities be made. The consideration paid for these easements and rights -of -way includes damages, if any, to Owner's Property outside the easement areas. In addition, Shenandoah Gas shall pay to the Owner, its successors and assigns, actual damages that may arise from reconstruction, C1 replacement, maintenance, operation and removal of said gas pipeline(s) or service pipe(s) or . appurtenances. Owner covenants that Owner has the right to convey said rights -of --way; that Shenandoah Gas shall have quiet and peaceful possession, use and enjoyment of the aforesaid rights -of -way. rights and privileges; and that Owner will execute such further assurances of said rights -of -way as may be requisite. STATUTORY COMPLIANCE The platting of the land and adjustment of the boundary lines provided by this instrument is made with the free consent and in accordance with the desires of the owners in accordance with the provisions of Virginia Code Section 15.2-1803, and applicable regulations of Frederick County, Virginia, as evidenced by the signature of an authorized official of Frederick County, Virginia, as noted on the Plat. written. IN WITNESS WHEREOF, the parties have executed this Deed as of the date first above [SIGNATURE PAGES FOLLOW] VA APPROVED AS TO LEGAL FORM: Assistant County Attorney COMMONWEALTH OF VIRGINIA, CITY OF WINCHESTER, to wit: The Foregoing.Dedication Is Hereby Accepted BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA By: (SEAL) Name: Title: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that , as of the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this My Commission expires: day of Notary Public 2007. THIS IS A SIGNATURE PAGE TO THAT CERTAIN DEED OF DEDICATION AND EASEMENT FROM STEPHENSON ASSOCIATES, L.C. TO THE BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, SHNENADOAH GAS COMPANY AND SNOWDEN BRIDGE COMMUNITY ASSOCIATION 7 OEM FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 April 17, 2007 Mr. Mark D. Smith, L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Approval of Right -of -Way Dedication Plat Property Identification Number (PIN) 944-A-293 R-4 (Residential Planned Community) Zoning District Dear Mr. Smith: This letter is to confirm that the plats Brookfield Stephenson Village L.L.C. have been approved. This plat allows for the right-of-way and easement for the development of the future Snowden Bridge Boulevard. The appropriate construction guarantee and deed of dedication have been received. Attached are five (5) copies of the approved plat for your records and distribution. Please return a copy of the recorded plat to this office If you have any questions, please call me at (540) 665-5651. Sincerely, M rk R. Cheran Zoning & Subdivision Administrator MRC/dlw cc: Charles S. DeHaven, Jr., Stonewall District Supervisor Johri Light and Gary Oates, Stonewall District Planning Commissioners Jane Anderson Real Estate Commissioner of Revenue Brookfield Stephenson Village, LLC,8500 Executive Park Ave.,Ste.JO;Fairfax,VA 22031 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 e DATE OF INSTRUMENT: BRIEF DESCRIPTION OF PROPERTY: INSTRUMENT NUMBER WHERE PROPERTY ACQUIRED: PLAT ATTACHED: PLAT PREPARED BY: TAX MAP PARCEL NO.: PREPARED BY AND RETURN TO February 8 2007 212.9701 ACRES OF LAND, MORE OR LESS, KNOWN AS THE LANDS OF BROOKFIELD STEPHENSON ASSOCIATES, LLC 040021293 PLAT NO. 2760B GREENWAY ENGINEERING 44-A-293 DAVID C. CULBERT, P.L.C. 30C Catoctin Circle, S.E. Leesburg, Virginia 20175 (12375.013) DCC THIS DEED OF DEDICATION (the "Deed") is made this 8th day of February , 2007, by and between BROOKFIELD STEPHENSON VILLAGE, L.L.C., a Virginia limited liability company (hereinr_fter referred to as "Owner"); LENKA LUNDSTEN, TRUSTEE and LINDA M. LONG, TRUSTEE, Trustees, either of whom may act (hereinafter collectively referred to as the "Trustees"); BANK OF AMERICA, N.A. (hereinafter referred to as the "Beneficiary"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as "County"); and SNOWDEN BRIDGE COMMUNITY ASSOCIATION, an association formed pursuant to the Virginia Property Owners Association Act (hereinafter referred to as the "Association"). RECITALS: A. The Owner is the owner and proprietor of certain real property (the "Property"), as shown on plat number 2760B, dated December 8, 2006, entitled "Right Of Way Dedication 1 Plat Of The Land Of Brookfield Stephenson Village, L.L.C." and prepared by Greenway Engineering of Winchester, Virginia, certified land surveyors (the "Plat") which Plat is attached hereto. B. The Property is situated in Frederick County, Virginia; Owner having acquired the Property by deed recorded as Instrument Number 040021293, among the land records of Frederick County, Virginia (the "Land Records") C. It is the desire and intent of Owner to dedicate, grant, and convey for public use, the streets and thoroughfares in accordance with this Deed and the Plat. D. The Property is subject to the lien of a certain Deed of Trust dated November 24, 2004, and recorded as Instrument Number 040024825 at Page 0103 among the Land Records (the "Deed of Trust"), wherein the Property was conveyed unto the Trustees, either of whom may act, in trust, to secure a certain indebtedness, as more specifically set forth therein. STREET DEDICATION NOW THEREFORE WITNESSETH, that in consideration of the premises and the sum of One Dollar (S1.00) cash in hand paid, receipt of which is hereby acknowledged, Owner dedicates to the County the 11.2604 acres for public street purposes as so designated on the Plat. This dedication is made in accordance with the statutes made and provided therefor. TRUSTEES RELEASE THIS DEED FURTHER WITNESSETH, that in consideration of the premises and the sum of One Dollar (S1.00), cash in hand paid, receipt of which is hereby acknowledged, the Trustees, as authorized to act by Beneficiary, as shown by its execution hereto, do release and discharge from the lien of the Deed of Trust those portions of the Property dedicated for public use. 2 TO HAVE AND TO HOLD SAID released property unto Owner, its successors and assigns, fully released and discharged from the liens and operations of the Deed of Trust. It is expressly understood that the release of the portion of the Property from the lien of the Deed of Trust shall not affect in any way the lien of the Deed of Trust upon the other land conveyed thereby and not released hereby, and the Deed of Trust shall remain in full force and effect as to the land conveyed thereby and not released hereby. MISCELLANEOUS Headings used in this Deed are for convenience purposes only and are not intended to affect the express terms herein set forth. This Deed is made in accordance with the statutes made and provided in such cases; with the approval of the proper authorities of Frederick County, Virginia, as shown by the signatures affixed to the Plat, as applicable, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land depicted on the Plat, and the Trustees, as aforesaid. 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 the Owner. IN WITNESS WHEREOF, the parties have caused this Deed to be executed, under seal. FURTHER WITNESS the following signatures and seals. [SIGNATURE PAGES FOLLOW] 3 BROOKFIELD STEPHENSON VILLAGE, L.L.C., a Virginia limited liability co pany By: Brookfield Wash' g on, LLC, Manager By: X I (SEAL) Name: gIUMIP-i> cT DEA16LZk/J— Title: I)ICC PpjESIbEnlT G' 0•©for Manager COMMONWEALTH OF VIRGINIA, COUNTY OF �� /iA{ , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that as VICE Y�Qi�SS((��%�%j-�-&1.0.0 ,for Manager of Brookfield Stephenson Village, L.L.C, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this 8 c.501 day of FEL3�Cd/4ky , 2007. My Commission expires: /- 3/- 20/0 Notary a lic 0 (SEAL) \Lenka Lunds'ten, Trustee Linda M. Long, Trustee COMMONWEALTH OF VIRGINIA, COUNTY OF V4 l R PA)( , to wit: (SEAL) I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that LENKA LUNDSTEN, TRUSTEE, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this a,) Sfi day of 9A4,Aie _ 2007. My Commission expires: �• 4 - 36 --*aD Not ry Public COMMONWEALTH OF VIRGINIA, COUNTY OF , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that LINDA M. LONG, TRUSTEE, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of , 2007. My Commission expires: Notary Public BANK OF AMERICA, N.A. By (SEAL) Name: \/,---.*�D"Te C/BiGCs},� Title: .SENi o Gat c.E STATE OF V( !',C, (141A , COUNTY OF FAl feF.A, to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that ,JEANN67TTB -400V4 , as SEN(o k dtC0- P"SJPENT of BANK OF AMERICA, N.A., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this My Commission expires: 4 _3u , 7,Qp1 'Y I sl day of FS t9 9-"^ KY _, 2007. otary Public rel APPROVED AS TO LEGAL FORM Assistant County Attorney COMMONWEALTH OF VIRGINIA, COUNTY OF FREDERICK, to wit: The Foregoing Dedication Is Hereby Accepted BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA By:_ Name: Title: O (SEAL) I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that , as of the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of My Cormnission expires: Notary Public 2007. 7 Ah RIGHT OF WAY DEDICATION PLAT OF THE LAND OF BROOKFIELD STEPHENSON VILLAGE, L.L.C. STONEWALL DISTRICT, FREDERICK COUNTY, VIRGINIA JUNE 1, 2006 RO 761 �pv e : mO SAS, �s Oq0 839 Sl TE MAP 1 " = 2000' OWNER'S CERTIFICATE THE ABOVE AND FOREGOING RIGHT OF WAY DEDICA7ON OF A PORTION OF THE LAND OF STEPHENSON ASSOCIATES, AS APPEARS ON 7HE ACCOMPANYING PLAT, IS WITH 7HE FREE CONSENT AND /N ACCORDANCE W17H THE DE IRES OF 7HE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, lF Y. JRichard J. Dengler / Vice President for Manager FOR BROOKFIELD` S7EPHENSON VILLAGE, L.L.C. By: Brookfield Washington, LLC, Manager COMMONWEALTH OF VIRGIN/A CtM I COUNTY OF Fairfax , TO WIT - THE FOREGOING OWNER'S CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS 6 t h DAY OF February, 2007, BY Richard J. Dengler NOTARY PUBLIC Joan S. Stanley MY COMMISSION EXPIRES 7/31/08 SURVEYOR'S CERTIFICATE I HEREBY CER77FY THAT 7HE LAND CONTAINED IN THIS RIGHT OF WAY DEDICATION IS A PORTION OF THE LAND CONVEYED TO BROOKFIELD STEPHENSON VILLAGE, L.L.C,,,BY—DEED �DATED OCTOBER 15, 2004 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURr CLfRIWS—OFFICE�IN INSTRUMENT 1040021293. �—� MARK D. SMITH, LS NOTE. PARENT TAX PARCEL IDENTIFICATION T.M. 44 A-293 212.9701 ACRES- ZONE. R4 USE.- VACANT APR PALS: REWSED: DECEMBER 8, 2006 %Lr% - ,py1H Vl IN DE RT E` OF ORTATION DATE FREDERICK COUNTY SUBDIVISION ADMINISTRATOR DATE RK D. SMITH No.002009 GREENWAY ENGINEERING 151 Windy Hill Lane �O Engineers Winchester, Virginia 22602 Surveyors D SUR��' Telephone: (540) 662-4185 FAX. (540) 722-9528 2760B SHEET 1 OF 7 Founded in 1971 www.greenwayeng.com — T.M. 44-A-138A 'LI � � 7RWOOD T. O'ROARK. ET UX T.M. 44 A-292 0 DB 537 PG 709 STEPHENSON ASSOCIATES, L.C. oc INST. No. 0J0005766 0 Cn t0� oe N 0 o I TAX PARCEL y �i�r�M� BR00 �� D ��� SON '' NT VILLAGE, L.L.C. `'� "o INST. NO. 04002129J i�Q' I S Ntt- APPROXIMATE LOCATION Z z OF NATURAL GAS zPIPELINE SHENANDOAH z GAS CO. EASEMENT Q OB 235 PG 269 (UNSPECIFIED WIDTH) I T.M. 44-A-29 JUDITH McCANN SLAUGHTER INST. No. 020000469 400 0 400 GRAPHIC SCALE (IN FEET) I v 11.2604 ACRES HEREBY DEDICATED TO 7H COMMONWEALTH OF VIRGIN64 FOR PUBLIC ROAD PURPOSES 19 2 2 �, lJ 5 02 5 o. 2 5 2 2 3 5 5 3 5 0� .o T.M. 44-A-31A STEPHENSON ASSOCIATES, L.C. INST. NO. 030005766 FINAL PLAT FOR RIGHT OF WAY DEDICATION OF THE LANDS OF IBROOKFIELD S TEPHENSON VILLAGE, L.L.C. STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRG/NIA,, SCALE: 1" = 400' DATE: JUNE 1, 2006 GREENWAY ENGINEERING 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com S 7649,53. •� 3 REVISED: DECEMBER 8, 20061 v U \'-� -S MARK D. SMITH 5: No.002009 2. Ali,- sup"O- 2760E SHEET 2 OF 71 1,1014-I'MA TAX PARCEL 44 A-293 LESS RIGHT OF WAY DEDICATION RESIDUE OF TAX PARCEL 44 A-293 NOTES = 212.9701 ACRES =—11.2604 ACRES = 201.7097 ACRES THE LAND CONTAINED IN THIS RIGHT OF WAY DEDICATION IS A POR77ON OF THE LAND CONVEYED TO BROOKFIELD S7EPHENSON VILLAGE, L.L.C. BY DEED DATED OCTOBER 15, 2004 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERK'S OFFICE IN INSTRUMENT 1040021293. THE BOUNDARY INFORMA77ON SHOWN HEREON IS EASED ON A CURRENT FIELD SURVEY BY THIS FIRM. NO T17LE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. SEE SHEETS 4-7 FOR METES AND BOUNDS DESCRIP77ONS OF 7HE PARCELS AS ADJUSTED HEREIN. THE PORTION OF 7HE PROPERTY SHOWN HEREON LIES W17HIN ZONE C, AREAS OF MINIMAL FLOODING, PER N. F.1. P. FLOOD INSURANCE RATE MAP No. 510063 0110 B, DATED JULY 17, 1978. LEGEND RIW = RIGHT OF WAY POB = POINT OF BEGINNING OF METES & BOUNDS DESCRIPTION. Q1 DEN07ES CORNER NUMBER AS USED IN METES & BOUNDS DESCRIPTION FINAL PLAT FOR RIGHT OF WAY DEDICATION OF THE LANDS OF BROOKFIELD S TEPHENSON VILLAGE, L.L.C. STONEWALL MAGIST FR/AL DISTRICT, FREDERICK COUNTY, WRGINIA SCALE: N/A I DATE: JUNE 1, 2006 lo GREENWAY ENGINEERING 151 Windy Hill Lane 'Nov Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com REVISED: DECEMBER 8, 2006 %UU1z::7"V MARK D. SMITH 5: No.002009 N SUR'is F-Y : , I �i t•��iri METES AND BOUNDS DESCRIPTION The accompanying plats represent a right of way dedication to the Commonwealth of Virginia for public road purposes of a portion of the parcel of land conveyed to Brookfield Stephenson Village, L.L.C. by deed dated October 15, 2004 of record in said Clerk's Office as Instrument No 040021293 known as "Adjusted Tax Parcel 44-A-293", as established by Final Plat for Boundary Line Adjustment dated June 23, 2004 of record in said Clerk's Office as Instrument No. 040011938. The said land is situated near the community of Stephenson, lying south of Old Charles Town Road (Va. Secondary Route 761), east of Milburn Road (Va. Secondary Route 662) and southwest of Jordan Springs Road (Va. Secondary Route 664) in Stonewall Magisterial District, Frederick County, Virginia and is more particularly bounded. as follows: RIGHT-OF-WAY DEDICATION Beginning at (1) a 1/2" iron rebar & cap set in a common line between Stephenson Associates, L.C. (T.M. 44-A-31) and Stephenson Associates, L.C. (T.M. 44-A-293), and lying N 26°35'10" E — 34.93' from a 1/2" iron rebar & cap found, corner to Stephenson Associates, L.C. (T.M. 44-A-31): thence with same for the following course N 26035'10" E—147.59' to (2) a 1/2" iron rebar & cap set, corner to said Stephenson Associates, L.C. (T.M. 44-A-31); thence through said T.M. 44-A-293 for the following courses, With a non -tangent curve to the left, 42.65' along the arc of said curve, having a radius of 40.00' and a chord bearing N 56°10'44" E for a distance of 40.66', to (3) a 1/2" iron rebar & cap set at the end of said .curve; thence N 25037'49" E—11.63' to (4) a 1/2" iron rebar & cap set; thence S 64022' 11" E - 56.00' to (5) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing S 19022'11" E for a distance of 56.57', to (6) a 1/2" iron rebar & cap set at the end of said curve; thence S 64022'11" E — 201.00' to (7) a 1/2" iron rebar & cap set; thence S 59047'45" E—150.48' to (8) a 1/2" iron rebar & cap set; thence S 64022'11" E — 428.00' to (9) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing N 70037'49" E for a distance of 56.57', to (10) a 1/2" iron rebar & cap set at the end of said curve; thence N 25037'49" E—16.18' to (11) a 1/2" iron rebar & cap set; thence S 64022'11" E — 58.00' to (12) a 1/2" iron rebar & cap set; thence S 25037'49" W — 5.00' to (13) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 59.83' along the arc of said curve, having a radius of 40.00' and a chord bearing S 17013'01" E for a distance of 54.40, to (14) a 1/2" iron rebar & cap set at the end of said curve, and the point of curvature of a non -tangent curve to the right; thence 207.41' along the arc of said curve, having a radius of 1146.15' and a chord bearing S 54050'01" E fora distance of 207.13', to (15) a 1/2" iron rebar & cap set at the end of said curve; thence S 43014'05" E — 79.90' to (16) a 1/2" iron rebar & cap set; thence S 38051'20" E — 79.67' to (17) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the right; thence File 2760 B Sheet 4 of 7 w 487.85' along the arc of said curve, having a radius of 1055.00' and a chord bearing S 27°48'28" E for a distance of 483.51', to (18) a'/2" iron rebar & cap set at the end of said curve; thence S 13024'59" E - 42.14' to (19) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 61.99' along the arc of said curve, having a radius of 40.00' and a chord bearing S 56°39'56" E for a distance of 55.97', to (20) a 1/2" iron rebar & cap set at the end of said curve N 78056'29" E - 8.00' to (21) a 1/2" iron rebar & cap set; thence S 1100331" E - 60.00' to (22) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence; thence 56.19' along the arc of said curve, having a radius of 40.00' and a chord bearing S 38°41'56" W for a distance of 51.68', to (23) a 1/2" iron rebar & cap set at the end of said curve, and the point of curvature of a tangent curve to the right; thence 208.84' along the arc of said curve, having a radius of 1069.00' and a chord bearing S 00°27'18" W for a distance of 208.51', to (24) a 1/2 iron rebar & cap set at the end of said curve, and the point of curvature of a non -tangent curve to the right; thence S 12028'09" W 80.16' to (25) a 1/2" iron rebar & cap set; thence S 16038'41" W - 78.21' to (26) a 1/2" iron rebar & cap set; thence S 13010'07 W-198.57' to (27) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 61.51' along the arc of said curve, having a radius of 40.00' and a chord bearing S 30053'02" E for a distance of 55.63', to (28) a 1/2" iron rebar & cap set at the end of said curve; thence S 74056'11" E - 22.54' to (29) a 1/2" iron rebar & cap set; thence S 15003'49" W - 82.00' to (30) a 1/2" iron rebar & cap set; thence N 74056'11" W - 5.19' to (31) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing S 60003'49" W for a distance of 56.57', to (32) a 1/2" iron rebar & cap set at the end of said curve; thence S 13010'07" W - 200.25' to (33) a 1/2" iron rebar & cap set; thence S 18029'55" W-150.71' to (34) a 1/2" iron rebar. & cap set; thence S 13°10'07" W - passing a 1/2" iron rebar & cap found at 585.65', corner to Stephenson Associates, L.C. (T.M. 44-A-31A) and continuing with same for 204.93' for a total of 790.58' to (35) a 1/2" iron rebar & cap set; thence with said T.M. 44-A-31A for the following courses S 08035'41" W - 25.08' to (36) a 1/2" iron rebar & cap set; thence S 13010'07" W-119.58' to (37) a 1h" iron rebar.& cap set; thence N 76049'53" W-112.00' to (38) a 1/2" iron rebar & cap set; thence N 13010'07" E - 34.58' to (39) a 1/2" iron rebar & cap set; thence N 08035'41" E - 25.08' to (40) a 1/2" iron rebar & cap set; thence N 13010'07" E - 85.00' to (41) a 1/2" iron rebar & cap set; thence File 2760 8 Sheet 5 of 7 N 17044'33" E — 25.08' to (42) a'/2" iron rebar & cap set; thence N 13010'07" E — 258.49' to (43) a 1/2" iron rebar & cap set at the point. of curvature of a non -tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing N 31°49'53" W for a distance of 56.57', to (44) a 1/2" iron rebar & cap set at the end of said curve; thence N 76049'53" W—12.00' to (45) a 1/2" iron rebar & cap set; thence N 13010'07" E — 56.00' to (46) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing N 58°10'07" E for a distance of 56.57', to (47) a 1/2" iron rebar & cap set at the end of said curve; thence N 13010'07" E — 97.44' to (48) a 1/2" iron rebar & cap set; thence N 17044'33" E—150.48' to (49) a 1/2" iron rebar & cap set; thence N 13010'07" E — 333.07' to (50) a 1/2" iron rebar & cap set; thence .N 08035'41" E — 25.08' to (51) a 1/2" iron rebar & cap set; thence N 13010'07" E — 75.00' to (52) a 1/2" iron rebar & cap set; thence N 17044'33" E - 25.08' to (53) a 1/2" iron rebar & cap set; thence N 13010'07" E — 275.00' to (54) a 1/2" iron rebar & cap set; thence N 08035'41" E — 25.08' to (55) a 1/2" iron rebar & cap set; thence N 13010'07" E — passing a 1/2" iron rebar & cap found at 70.37', corner to Stephenson Associates, L.C. (T.M. 44-A-293), and continuing with same 31.03' for a total of 101.40' to (56) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence with said T.M. 44-A-293 for the following courses 163.70' along the arc of said curve, having a radius of 943.00' and a chord bearing N 08011'43" E for a distance of 163.50', to (57) a 1/2" iron rebar & cap set at the end of said curve; thence N 07020'59" E — 23.68' to (58) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 70.88' along the arc of said curve, having a radius of 945.00' and a chord bearing N 00°21'32" W for a distance of 70.86', to (59) a 1/2" iron rebar & cap set at the end of said curve; thence N 08004'02" W — 23.68' to (60) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 117.88' along the arc of said curve, having a radius of 943.00' and a chord bearing N 07°31'15" W for a distance of 117.80', to (61) a 1/2" iron rebar & cap set at the end of said curve; thence N 06"58'27" W — 23.68' to (62) a 1/2" iron rebar & cap set at the point of curvature of a non -tangent curve to the left; thence 781.92' along the arc of said curve, having a radius of 945.00' and a chord bearing File 2760 B Sheet 6 of 7 N 36°14'18" W for a distance of 759.81', to (63) a 1/2" iron rebar & cap set at the. end of said curve and at the point of curvature of a non -tangent curve to the left; thence 65.92' along the arc of said curve, having a radius of 40.00' and a chord bearing S 72°50'38" W for a distance of 58.71', to (64) a 1/2" iron rebar & cap set at the end of said curve; thence S 25037'49" W—16.30' to (65) a 1/2" iron rebar & cap set; thence N 64022'11" W — 58.00' to (66) a 1/2" iron rebar & cap set; thence N 25037'49" E — 7.00' to (67) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 62.83' along the arc of said curve, having a radius of 40.00' and a chord bearing N 19022'11" W for a distance of 56.57', to.(68) a 1/2" iron rebar & cap set at the end of said curve; thence N 64022'11" W—193.26' to (69) a 1/2" iron rebar & cap set; thence N 59047'45" W—150.48' to (70) a 1/2" iron rebar & cap set; thence N 64022' 11" W — 348.84' to (71) a 1/2" iron rebar & cap set at the point of curvature of a tangent curve to the left; thence 209.37' along the arc of said curve, having a radius of 675.00' and a chord bearing. N 73°15'21" W for a distance of 208.53', to (1) the beginning. Containing.......................................................................................................... 11.2604 Acres. T File 2760 13 Sheet 7 of 7 °'Snowden Bridge Boulevard - Additional Comments from Conditional Approval and Struc... Page 1 of 2 Bernard S. Suchicital From: Eric Lawrence [elawrenc@co.frederick.va.us] Sent: Thursday, March 01, 2007 1:59 PM To: 'Bernard S. Suchicital' Subject: FW: Snowden Bridge Boulevard - Additional Comments from Conditional A pproval and Structural Review Eric R. Lawrence, AICP Director, Department of Planning and Development Frederick County 107 N. Kent Street Winchester, VA 22601 540-665-5651 540-665-6395 (fax) elawrenc(d,)co.frederick.va.us http://www.co.frederick.va.us/PlanningAndDeveloiDment/Planning rldDgv._ tM www.co.frederick.va.us -----Original Message ----- From: Funkhouser, Rhonda [mailto:Rhonda.Funkhouser@VDOT.Virginia.gov] On Behalf Of Ingram, Lloyd Sent: Thursday, March 01, 2007 1:52 PM To: kpennington@greenwayeng.com Cc: msmith@greenwayeng.com; Baluch, Stephen; Ingram, Lloyd; 'Eric Lawrence'; mcheran@co.frederick.va.us Subject: Snowden Bridge Boulevard - Additional Comments from Conditional A pproval and Structural Review This is to acknowledge receipt of your revised plans for the referenced project with latest revisions dated 12/27/06. This letter covers both of your transmittals dated 12/21/06 with the Conditional Approval Review Comments Response and the Structural Review Comments Response. Please correct the following items and return 6 sets, signed and sealed, for VDOT approval stamp and distribution: Conditional Approval Review Comments: 1. On sheets 13, 17, and 19 in the roadway cross sections, delete the 45 mph design speed shown (or change to 40 mph to agree with the revised design speed noted under the profile drawing). 2. On sheets 20-22 in the note to encase utility crossings, add 'per VDOT standard U13-1'. (The U13-1 standard sheet is provided on sheet 33 of the plans.) 3. On sheet 22, show ADS end section for ADS N-12 pipe at storm structures 11-2 and 16. 4. On sheet 22, use end section ES-1 (rather than with ADS end section) at storm structures 1 and 57 since the outlet pipe is RCP. 5. On sheet 22, in the storm profile for storm sewer 13-16, correct DI type to DI-313 3/1/2007 Snowden Bridge Boulevard - Additional Comments from Conditional Approval and Struc... Page 2 of 2 as shown in the profile for storm sewer 11-2 to 15. 6. On sheet 23 in the storm inlet computations, change storm STR 13 to DI-313. 7. On sheet 23 in the storm inlet computations, change storm STR 24 to DI-41313. 8. On sheet 33 add the detail sheet for ADS N-12 pipe Flared End Sections (see attached). Structural Review Comments: 9. On sheet 25, in the plan view for Culvert #3, correct the following items to agree with the revisions made in the profile drawing: a. Length should be 167 feet. b. Invert in should be 590.42; invert out should be 588.72 C. Skew angle should be 900. 9. For Culverts #1 and #2, the endwall shown as EW-6S requires a special structural design, since the length and height of the endwalls are different from the standard dimensions in VDOT standard detail EW-6S. Please provide detail structural design drawings for each endwall, signed and sealed by a professional engineer for VDOT review and approval. If you cannot accommodate any of the comments noted above, please call to discuss before submitting the signature copies. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829. «Roundabout Analysis.pdf>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 3/1/2007 1 Possible Access Restricted to Right In/ Right Out Valley Avenue oute 11 45 mph O N 1,226vp4 n V o .69% o Future n Speciality Retail M 19,058 sq.ft. 3 ° 1,886 vpd N o oo cu 3 - Possible Phase 2: [35%j —• General Retail 660 vpd ? v up to 100,000 sq ft End of (° o' 4,294 vpd Phase I r« Proposed Traffic Signals ®�o r'v�'\ Q� See aaSIDRA for details of 25 mph 2 bane Roundabout Analysis Gander Mountain A4 Project Sp07& 't 0 Retail Building 58,000 sq ft ai@X 2,602 vpd M, _i_ 'r Y Gander Mountain Roundabout Analysis Figure 1 Project County, Frederick VA rvy 2006 -2 ,0 Snowden Bridge Boulevard - Additional Comments from Conditional Approval and Struc... Page 1 of 2 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Thursday, March 01, 2007 1:52 PM To: kpennington@greenwayeng.com Cc: msmith@greenwayeng.com; Baluch, Stephen; Ingram, Lloyd; 'Eric Lawrence'; mcheran@co.frederick.va.us Subject: Snowden Bridge Boulevard - Additional Comments from Conditional A pproval and Structural Review This is to acknowledge receipt of your revised plans for the referenced project with latest revisions dated 12/27/06. This letter covers both of your transmittals dated 12/21/06 with the Conditional Approval Review Comments Response and the Structural Review Comments Response. Please correct the following items and return 6 sets, signed and sealed, for VDOT approval stamp and distribution: Conditional Approval Review Comments: 1. On sheets 13, 17, and 19 in the roadway cross sections, delete the 45 mph design speed shown (or change to 40 mph to agree with the revised design speed noted under the profile drawing). 2. On sheets 20-22 in the note to encase utility crossings, add 'per VDOT standard U13-1'. (The U13-1 standard sheet is provided on sheet 33 of the plans.) 3. On sheet 22, show ADS end section for ADS N-12 pipe at storm structures 11-2 and 16. 4. On sheet 22, use end section ES-1 (rather than with ADS end section) at storm structures 1 and 57 since the outlet pipe is RCP. 5. On sheet 22, in the storm profile for storm sewer 13-16, correct DI type to DI-313 as shown in the profile for storm sewer 11-2 to 15. 6. On sheet 23 in the storm inlet computations, change storm STR 13 to DI-313. 7. On sheet 23 in the storm inlet computations, change storm STR 24 to DI-41313. 8. On sheet 33 add the detail sheet for ADS N-12 pipe Flared End Sections (see attached). Structural Review Comments: 9. On sheet 25, in the plan view for Culvert #3, correct the following items to agree with the revisions made in the profile drawing: a. Length should be 167 feet. b. Invert in should be 590.42; invert out should be 588.72 C. Skew angle should be 900. 9. For Culverts #1 and #2, the endwall shown as EW-6S requires a special structural 3/5/2007 Snowden Bridge Boulevard - Additional Comments from Conditional Approval and Struc... Page 2 of 2 design, since the length and height of the endwalls are different from the standard dimensions in VDOT standard detail EW-6S. Please provide detail structural design drawings for each endwall, signed and sealed by a professional engineer for VDOT review and approval. If you cannot accommodate any of the comments noted above, please call to discuss before submitting the signature copies. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Winchester at 540-535-1829. <<Roundabout Analysis.pdf>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 3/5/2007 From: - Page 1 of 3 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Friday, December 01, 2006 3:16 PM To: 'Kurt D. Pennington' Cc: 'msmith@greenwayeng.com'; Ingram, Lloyd; Baluch, Stephen; 'Eric Lawrence'; 'Mark Cheran (mcheran@co.frederick.va. us)' Subject: Snowden Bridge Boulevard - Striping-and-Signage Plans This is to acknowledge receipt of the Striping and Signage Plans for the referenced project dated 1/25/06. We have the following comments: NJ 3. 4. 5. 6. 7. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. Add a table of sign dimensions listing all proposed sign panels. All sign sizes are as specified in the Manual of Uniform Traffic Control Devices (MUTCD, 2003 Edition) for 'Conventional Road', e.g. STOP sign 30"00". At all locations where the'Do Not Enter' sign R5-1 is used, add a supplemental 'Wrong Way' sign panel R5-1a, per the MUTCD, 2003 Edition, Section 213.35. The R5-la can be mounted below the R5-1 on the same support post. At station 114+00 SB, use two R5-1 signs with R5-la panels, one on either side of the southbound lanes. At station 159+50, NB lanes, add'Left Lane' (R3-5b) and'Right Lane' (R3-5f) supplemental plaques to the 'Left Turn Only' (R3-5L) and 'Right Turn Only' (R3-5R) signs (MUTCD, 2003 Edition, Section 213.21). At station 142+30 SB and 143+00 NB, add 'Yield to Bikes' R4-4. Replace all R3-17 signs with the revised plaque shown in the MUTCD, 2003 Edition, p. 913- 5. The R3-17 signs should not be mounted on the same post as the 'Speed Limit' signs (MUTCD, 2003 Edition, Section 2A-8). For the 'Keep Right' R4-7A, we would prefer the symbol sign R4-7. The 'Keep Right' signs should be located at the nose of the median where there are crossovers or median breaks. (MUTCD, 2003 Edition, Section 213.33), and in advance of the'Do Not Enter' R5-1 signs. At station 129+00 NB, add 'No U Turn' R3-4 panel to the 'Keep Right' R4-7. The 'No U Turn' R3-4 signs at 3 median openings can be mounted on the same support post as the 'Keep Right' R4-7. Check that all signs on the plans are rotated to indicate which direction they are to be facing. For example, at station I I 1+00 SB, reverse the direction of the sign panels to face SB traffic. At station 125+00 NB for sign R4-4, show mounting of plaque on the opposite side of the support post to face NB traffic. At station 114+00 NB, add'Bike Lane' R3-17 sign. Intersecting streets will require STOP signs and STOP lines when completed and opened to traffic. Show Type III barricades and'Road Closed' Rl 1-2 sign (MUTCD, 2003 Edition, Section 213.48) at station 108+00 SB and uncompleted street connections. See VDOT standard PM-3 for location of turn lane arrows. Add R5-lb and R9-3c at each exit point from the bicycle lanes, to prevent wrong way bike traffic (MUTCD,2003 Edition, page 913-5 and 6). Remove the diamond symbol and the word 'LANE' from the bicycle lane markings. Use only the bicycle symbol and arrow as indicated in VDOT standard PM-6 (Rev. 7/05). 12/7/2006 From: Page 2 of 3 19. At right turn lanes, the bike lane is delineated with 6" wide white lines on either side of the bike lane per VDOT standard PM-6 (Rev. 7/05). 20. At the right turn lane tapers, a single dotted line is sufficient to designate the bike lane as shown in VDOT standard PM-6 (Rev. 7/05), but note that the line width is 6" (rather than 4"). 21. At station 131+00, the designation for line type C should point to the dotted line in the area of the taper. 22. At station 128+50 NB, discontinue the center line skip spacing across the intersection (for the NB lanes only). 23. Provide mounting height (7 feet) and lateral location from edge of pavement or curb for sign locations per the MUTCD, 2003 Edition, Sections 2A.16 to 2A.20. 24. For pavement marking type E, indicate 24" line width. 25. Add arrow dimensions and details from the MUTCD, 2003 Edition, p. 313-32. 26. We recommend deleting the W24 signs at station 157+50. The proposed stop ahead signs should be sufficient warning. 27. At station 159+90 NB, add another'STOP Ahead' W3-la sign in the median. 28. All 'DO NOT ENTER' signs shall be located on separate sign posts and not on the 'Keep Right' sign posts as the plans suggest. 29. All Speed Limit signs should be double indicated (mounted on both the right and left sides of the two-lane roadways). Because the speed limit signs convey critical roadway user information, they should be mounted on separate posts from the other signs (MUTCD, 2003 Edition, Section 2A-8). 30. At station 165+00 NB mount a second STOP sign panel in the median. 31. At station 165+00 SB mount a 'Keep Right' R4-7 sign in the nose of the median. 32. Applicable VDOT standards and details are summarized in the following table with notes to indicate additions: Standard Sheet Latest Rev. Title Page Notes PM-3 Typical Pavement Marking 1301.88 Add to plan for Unsignalized sheets Intersections PM-6 Rev. 7/05 Typical Pavement 1301.91 Add to plan Markings for Bicycle Lane sheets MUTCD Sec. 2003 Sign Placement p. 2A-8 Add mounting 2A.16 to Edition thru 13 height and 2A.20 location notes. MUTCD 2003 Examples of Standard p. 313-32 Add to plan Edition Arrows for Pavement sheets Markings Type III Fig. 6F-5 May 2005 Channelizing Devices, p. 6F-34, Add (From 'VA Barrier Type III Barricades p. 6F-36, Work Area 37 Protection Manual', May 2005 VDOT Square Tube Steel Sign 16(8) Add for mounting 0647-034- Posts traffic signs. See 223, C501 attached copy. When all of the comments have been addressed, please submit 2 copies of the revised plans sheets for review. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Whitepost at 540-869-6342. 12/7/2006 From: Page 3 of 3 Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 12/7/2006 Snowden Bridge Boulevard - VDOT Conditional Approval Page 1 of 5 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd. I ngram@VDOT.Virginia.gov] Sent: Thursday, November 09, 2006 8:43 AM To: 'Kurt D. Pennington' Cc: 'msmith@greenwayeng.com'; Baluch, Stephen; Ibe, Javier; Ingram, Lloyd; 'Eric Lawrence'; 'Mark Cheran (mcheran@co.frederick.va.us)' Subject:--Snowden-Bridge-Boulevard - VDOT Conditional Approval This is to acknowledge receipt of your revised plans for the referenced project with latest revisions dated 5/4/06. The plans appear satisfactory and are approved subject to the following corrections and additions: 1. The Striping and Signage Plan on two supplemental sheets is being provided to the Staunton District for review. The approval and/or comments will be provided by separate correspondence. 2. Add a copy or summary of approved transportation proffers to the plans. 3. On sheet 1, the latest revision date shown on the plans is 5/4//06, but it appears revisions have been made subsequent to that date. 4. On sheets 12-13, construction of median openings without left turn bays as shown is conditioned on Staunton District Office approval of the June 29, 2006 request for waiver of left turn lanes. The request has been forwarded for District Office review. (The Edinburg Residency Office has approved the waiver.) 5. On sheets 12-18, add a note to tie all underdrains to drop inlets where possible. 6. On sheets 12-18, the note about CD-1 underdrains is incorrect. CD-1 underdrains are required at lower end of cuts. CD-2 underdrains are required at sag locations. It is recommended that the locations of CD-1 and CD-2 underdrains be shown on the roadway profiles as follows: CD-1 at approx. stations 110+25, 123+50, 143+20, 147+90 (NBL), 153+65 (NBL), 148+50 (SBL) and 153+55 (SBL); CD-2 at approx stations 128+00, 151+30 (NBL), and 151+30 (SBL). 7. On sheet 12 in the 'Typical Road Section', UD-4 underdrain is required on both sides of Snowden Bridge Blvd. Delete note 'as required by VDOT inspector'. 8. On sheet 12 in the 'Typical Road Section', remove the note 'Bike Lane Total Width = 4'+2' gutter'. The bike path includes only the 4-foot paved width. 9. On sheet 12 in the 'Typical Road Section', change CG-7 to CG-6 to agree with roadway plans. 10. On sheet 12 for the intersecting street at station 113+01.39, the minimum street width for ADT of 1,620 is 36 feet curb to curb (VDOT Road Design Manual, Rev. 1/06, p. B-7). 11. On sheet 12-15 for all intersecting streets, the set back of the curb return radius and tapers are not required (for traffic turning right onto Snowden Bridge Blvd.). 12. On sheet 13 for the GR-2 guardrail at station 127+55 to 129+05, add GR-11 and GR-9 end sections. 13. On sheet 13 for the intersecting street at station 128+52.42, the minimum street width for ADT of 3,540 is 40 feet curb to curb (VDOT Road Design Manual, Rev. 1/06, p. B-7). 14. On sheets 16 and 18 in the 'Typical Road Section' for NB and SB lanes, show required UD- 12/7/2006 Snowden Bridge Boulevard - VDOT Conditional Approval Page 2 of 5 4 and UD-2 underdrain. 15. On sheets 16 and 18 in the 'Typical Road Section' for NB and SB lanes, remove the note "Bike Lane T +8'=12". The 4-foot paved section constitutes the bike lane. 16. On sheets 16 and 18 in the 'Typical Road Section' for NB and SB lanes, if the full width of the ditch backslope is not within the roadway ROW limits, an additional drainage easement beyond the ROW should be provided. 17. On sheets 15-17, curves C3, C4, and C5 exceed the minimum radius of curvature of 795 feet for superelevation of 2% and design speed of 45 mph (VDOT standard TC 5.04, New 2/06, p. 802.24A). The radii are sufficient for 40 mph. Therefore the roadway cannot be posted for speed limit in excess of 40 mph. The proposed 35 mph speed limit on the signage plan is acceptable. 18. On sheet 17, a wider drainage outflow easement between culvert 1 and 2 is recommended, to extend at least 10 feet beyond the drainage channel to provide for vehicular access for maintenance. 19. On sheets 17 and 24, it is not clear whether the structure length for Culverts 1 and 2 can accommodate the 8-foot shoulder and the guardrail. The structure and guardrail details have been forwarded to the Staunton District Office for further review. Approval is conditioned on resolution of any additional comments received. 20. On sheets 15, 17, and 23 relative to Culverts 1 and 2, they are identified as 36" pipes on the plan sheets, but 48" pipes were used in the analysis on sheet 23. 21. On sheet 24, will drop inlet 7 in Culvert 2 dictate modified spacing between two of the 36" pipes? 22. On sheets 19-21, add a note to encase all utility crossings above storm water pipes or within 24" below storm water pipes, per VDOT standard UB-1. 23. On sheets 20-21, replace ES-1 with ADS end section for ADS N-12 pipe and add detail sheet to plans (see http://www.ads-pipe.com/pdf/en/technical_static/6070.pdf). 24. On sheet 22, in the 'Storm Inlet Computations' table, some of the drop inlet types are not consistent with those listed on sheets 20-21, e.g. drop inlets 23, 24, 41, and 44. 25. Applicable VDOT standards and details are summarized in the following table with notes to indicate updates or additions (see the attached instructions if you are unsure about downloading the latest revisions from the VDOT web site). Some additional standard sheet revisions were released by VDOT on 9/06: Standard Sheet Latest Rev. Title Page Notes EW-1, IA Standard Endwall for Pipe Culverts 101.01 Add EW-2PC Precast Endwall for 42"-96" Circular Pipe Culverts 101.06 OK EW-12 Rev. 7/04 Endwalls for Pipe Underdrain 101.32 Add (used with underdrain) ES-1 Rev. 7/01 Flared End Section for 12"-60" Concrete Pipe Culverts 102.01 OK T-DI-3,4 1 of 2 Rev. 3/03 Standard Precast Top Units 103.05 OK T-DI-3,4 2 of 2 Standard Precast Top Units 103.06 Add DI-3A,3B,3C 1 of 2 Standard Curb Drop Inlet, 12"-30" Pipe: Maximum Depth (H) = 8 feet 104.09 OK DI-3A,3B,3C 2 of 2 Standard Curb Drop Inlet, 12"-30" Pipe: Maximum Depth (H) = 8 feet 104.10 OK DI-3AA, 3BB,3CC Standard Curb Drop Inlet, 12"-30" Pipe: Depth (H) = 8 -20 feet 104.11 Add DI-4A,4B,4C 1 of 2 Standard Curb Drop Inlet, 36"-48" Pipe: Maximum Depth (H) = 8 feet 104.15 Add DI-4A,4B,4C 2 of 2 Standard Curb Drop Inlet, 36"-48" Pipe: Maximum Depth (H) = 8 feet 104.16 Add DI-4AA, 4BB,4CC Standard Curb Drop Inlet, 36"-48" Pipe: Depth (H) = 8 -20 feet 104.17 12/7/2006 Snowden Bridge Boulevard - VDOT Conditional Approval Page 3 of 5 Add DI-12, 12A 1 of 3 Multigrate Drop Inlet for Pipe Sizes 12" to 72" 104.30 OK DI-12, 12A 2 of 3 Rev.2/06 Multigrate Drop Inlet for Pipe Sizes 12" to 72" 104.31 OK DI-12, 12A 3 of 3 Multigrate Drop Inlet for Pipe Sizes 12" to 72" 104.32 OK IC-2 3 of 3 Precast Inlet and Frame Cover 105.03 Add MH-1 4 of 5 Rev. 7/02 Standard Manhole Frame and Cover 106.04 Add MH-2 Precast Manhole 106.07 Add IS-1 Standard Method of Shaping Manhole & Inlet Inverts 106.08 Add PB-1 New 1/04 Installation of Pipe Culverts and Storm Sewers General Notes 107.00 OK PB-1 1 of 4 Rev. 7/05 Installation of Pipe Culverts and Storm Sewers Circular Pipe Bedding and Backfill - Method "A" 107.01 OK CD-1 Rev. 7/03 Standard Combination Underdrain (at Lower End of Cuts) 108.04 OK CD-2 Rev. 7/03 Standard Combination Underdrain (at Grade Sags and Bridge Approaches) 108.05 OK UD-2 Rev. 2/06 Standard Underdrain for Use with Raised Grass median Strips 108.02 OK UD-4 1 of 2 Rev. 1/04 Standard Pavement Edgedrain 108.06 Add UD-4 2 of 2 Rev. 2/06 Standard Pavement Edgedrain 108.07 Add EC-1 Rev. 9/06 Culvert Outlet Protection 114.01 Update EC-2 Protective Covering Installation Criteria 114.02 OK EC-3 Rev. 7/05 Soil Stabilization Mat Dict Installation Type A or B 114.03 OK CG-2 Rev. 9/06 Standard 6" Curb 201.01 Update CG-6 Rev. 9/06 Combination 6" Curb & Gutter 201.03 Update MS-2 Rev. 9/06 Standard Raised Grass Median Strips 202.04 Add CG-11 Rev. 7/01 Method of Treatment -Connection for Street Intersections and Commercial Entrances 203.04 OK CG-12 1 of 4 Rev. 7/05 CG-12 Detectable Warning Surface General Notes 203.05 Add CG-12 2 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type A (Perpendicular) Application 203.05A OK CG-12 3 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type B (Parallel) Application 203.06 Not required CG-12 4 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type C (Parallel & Perpendicular) Application 203.07 OK GR-HDW 1 of 3 Standard Guardrail Hardware 501.01 Add GR-2,2A 1 of 2 Rev. 7/05 Standard Blocked -Out W Beam Guardrail (Strong Post System) 501.04 OK GR-2,2A 2 of 2 Rev. 9/06 Standard Blocked -Out W Beam Guardrail (Strong Post System) 501.05 Update GR-SP 2 of 2 Rev. 2/06 Guardrail Terminal Installation Site Preparation Requirements for GR-9 501.17 Add GR-9 Rev. 9/06 Alternate Breakaway Cable Terminal No Flare 501.18 Update GR-11 Rev. 7/05 501.21 OK GR-INS 6 of 8 Rev. 9/06 W Beam Guardrail Installation Criteria 501.38 Add UB-1 Utility Bedding and Protection 1401.01 Add Type III Barrier Fig. 6F-5 May 2005 Channelizing Devices, Type III Barricades p. 617-34, p. 6F-36, 37 Add (VA Work Area Protection Manual) VDOT 0647-034-223, C501 Square Tube Steel Sign Posts 16(8) Add for mounting traffic signs. See attached copy. 12/7/2006 Snowden Bridge Boulevard - VDOT Conditional Approval Page 4 of 5 Please advise the developer of this approval. Please provide 6 sets of approved construction plans with signed seal for VDOT distribution. If you cannot accommodate any of the comments noted above, please call to discuss before submitting the signature copies. I offer the following general comments: • A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. • Any entrances constructed from the referenced street(s) shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with the approved plans and the Manual on Uniform Traffic Control Devices (MUTCD), latest edition. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type 1 21-B Stone. This will greatly reduce the possibility of any pavement settlement. • A maintenance agreement, acceptable to VDOT and absolving VDOT of responsibility for maintenance of concrete pavers for textured pavement and pedestrian crosswalks, will need to be signed before acceptance into the State system. • A copy of any/all recorded plats of dedication for drainage easements or additional right-of-way required for implementation of this proposed project should be provided to VDOT prior to issuance of any land use permit. Dedication should be made to the Commonwealth of Virginia. • A copy of any/all RECORDED PLATS of dedication to public use (the County of Frederick) for drainage easements or additional right-of-way required for implementation of this proposed project should be provided for VDOT review prior to issuance of any land use permit. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Whitepost at 540-869-6342. <<Sign Posts. pdf>> <<Instructions for Downloading VDOT Road and Bridge Standards.doc>> <<Information Needed Prior to Acceptance of Subdivision Streets.doc>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 12/7/2006 Snowden Bridge Boulevard - VDOT Conditional Approval Page 5 of 5 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 12/7/2006 .,Snowden Bridge Boulevard - VDOT Conditional Approval Page 1 of 5 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Thursday, November 09, 2006 8:43 AM To: 'Kurt D. Pennington' Cc: msmith@greenwayeng.com'; Baluch, Stephen; Ibe, Javier; Ingram, Lloyd; 'Eric Lawrence'; 'Mark Cheran (mcheran@co.frederick.va.us)' Subject:�Snowden Bridge_ Boulevard;- VDOT Conditional Approval This is to acknowledge receipt of your revised plans for the referenced project with latest revisions dated 5/4/06. The plans appear satisfactory and are approved subject to the following corrections and additions: 1. The Striping and Signage Plan on two supplemental sheets is being provided to the Staunton District for review. The approval and/or comments will be provided by separate correspondence. 2. Add a copy or summary of approved transportation proffers to the plans. 3. On sheet 1, the latest revision date shown on the plans is 5/4//06, but it appears revisions have been made subsequent to that date. 4. On sheets 12-13, construction of median openings without left turn bays as shown is conditioned on Staunton District Office approval of the June 29, 2006 request for waiver of left turn lanes. The request has been forwarded for District Office review. (The Edinburg Residency Office has approved the waiver.) 5. On sheets 12-18, add a note to tie all underdrains to drop inlets where possible. 6. On sheets 12-18, the note about CD-1 underdrains is incorrect. CD-1 underdrains are required at lower end of cuts. CD-2 underdrains are required at sag locations. It is recommended that the locations of CD-1 and CD-2 underdrains be shown on the roadway profiles as follows: CD-1 at approx. stations 110+25, 123+50, 143+20, 147+90 (NBL), 153+65 (NBL), 148+50 (SBL) and 153+55 (SBL); CD-2 at approx stations 128+00, 151+30 (NBL), and 151+30 (SBL). 7. On sheet 12 in the 'Typical Road Section', UD-4 underdrain is required on both sides of Snowden Bridge Blvd. Delete note 'as required by VDOT inspector'. 8. On sheet 12 in the 'Typical Road Section', remove the note 'Bike Lane Total Width = 4'+2' gutter'. The bike path includes only the 4-foot paved width. 9. On sheet 12 in the 'Typical Road Section', change CG-7 to CG-6 to agree with roadway plans. 10. On sheet 12 for the intersecting street at station 113+01.39, the minimum street width for ADT of 1,620 is 36 feet curb to curb (VDOT Road Design Manual, Rev. 1/06, p. B-7). 11. On sheet 12-15 for all intersecting streets, the set back of the curb return radius and tapers are not required (for traffic turning right onto Snowden Bridge Blvd.). 12. On sheet 13 for the GR-2 guardrail at station 127+55 to 129+05, add GR-11 and GR-9 end sections. 13. On sheet 13 for the intersecting street at station 128+52.42, the minimum street width for ADT of 3,540 is 40 feet curb to curb (VDOT Road Design Manual, Rev. 1/06, p. B-7). 14. On sheets 16 and 18 in the 'Typical Road Section' for NB and SB lanes, show required UD- 11 /16/2006 Snowden Bridge Boulevard - VDOT Conditional Approval Page 2 of 5 4 and UD-2 underdrain. 15. On sheets 16 and 18 in the 'Typical Road Section' for NB and SB lanes, remove the note "Bike Lane 4' +8'=12". The 4-foot paved section constitutes the bike lane. 16. On sheets 16 and 18 in the 'Typical Road Section' for NB and SB lanes, if the full width of the ditch backslope is not within the roadway ROW limits, an additional drainage easement beyond the ROW should be provided. 17. On sheets 15-17, curves C3, C4, and C5 exceed the minimum radius of curvature of 795 feet for superelevation of 2% and design speed of 45 mph (VDOT standard TC 5.04, New 2/06, p. 802.24A). The radii are sufficient for 40 mph. Therefore the roadway cannot be posted for speed limit in excess of 40 mph. The proposed 35 mph speed limit on the signage plan is acceptable. 18. On sheet 17, a wider drainage outflow easement between culvert 1 and 2 is recommended, to extend at least 10 feet beyond the drainage channel to provide for vehicular access for maintenance. 19. On sheets 17 and 24, it is not clear whether the structure length for Culverts 1 and 2 can accommodate the 8-foot shoulder and the guardrail. The structure and guardrail details have been forwarded to the Staunton District Office for further review. Approval is conditioned on resolution of any additional comments received. 20. On sheets 15, 17, and 23 relative to Culverts 1 and 2, they are identified as 36" pipes on the plan sheets, but 48" pipes were used in the analysis on sheet 23. 21. On sheet 24, will drop inlet 7 in Culvert 2 dictate modified spacing between two of the 36" pipes? 22. On sheets 19-21, add a note to encase all utility crossings above storm water pipes or within 24" below storm water pipes, per VDOT standard UB-1. 23. On sheets 20-21, replace ES-1 with ADS end section for ADS N-12 pipe and add detail sheet to plans (see http://www.ads-pipe.com/pdf/en/technical_static/6070.pdf). 24. On sheet 22, in the 'Storm Inlet Computations' table, some of the drop inlet types are not consistent with those listed on sheets 20-21, e.g. drop inlets 23, 24, 41, and 44. 25. Applicable VDOT standards and details are summarized in the following table with notes to indicate updates or additions (see the attached instructions if you are unsure about downloading the latest revisions from the VDOT web site). Some additional standard sheet revisions were released by VDOT on 9/06: Standard Sheet Latest Rev. Title Page Notes EW-1, lA Standard Endwall for Pipe Culverts 101.01 Add EW-2PC Precast Endwall for 42"-96" Circular Pipe Culverts 101.06 OK EW-12 Rev. 7/04 Endwalls for Pipe Underdrain 101.32 Add (used with underdrain) ES-1 Rev. 7/01 Flared End Section for 12"-60" Concrete Pipe Culverts 102.01 OK T-DI-3,4 1 of 2 Rev. 3/03 Standard Precast Top Units 103.05 OK T-DI-3,4 2 of 2 Standard Precast Top Units 103.06 Add DI-3A,3B,3C 1 of 2 Standard Curb Drop Inlet, 12"-30" Pipe: Maximum Depth (H) = 8 feet 104.09 OK DI-3A,3B,3C 2 of 2 Standard Curb Drop Inlet, 12"-30" Pipe: Maximum Depth (H) = 8 feet 104.10 OK DI-3AA, 3BB,3CC Standard Curb Drop Inlet, 12"-30" Pipe: Depth (H) = 8 -20 feet 104.11 Add DI-4A,4B,4C 1 of 2 Standard Curb Drop Inlet, 36"-48" Pipe: Maximum Depth (H) = 8 feet 104.15 Add DI-4A,4B,4C 2 of 2 Standard Curb Drop Inlet, 36"-48" Pipe: Maximum Depth (H) = 8 feet 104.16 Add DI-4AA, 4BB,4CC Standard Curb Drop Inlet, 36"-48" Pipe: Depth (H) = 8 -20 feet 104.17 11/16/2006 Snowden Bridge Boulevard - VDOT Conditional Approval Page 3 of 5 Add DI-12, 12A 1 of 3 Multigrate Drop Inlet for Pipe Sizes 12" to 72" 104.30 OK DI-12, 12A 2 of 3 Rev.2/06 Multigrate Drop Inlet for Pipe Sizes 12" to 72" 104.31 OK DI-12, 12A 3 of 3 Multigrate Drop Inlet for Pipe Sizes 12" to 72" 104.32 OK IC-2 3 of 3 Precast Inlet and Frame Cover 105.03 Add MH-1 4 of 5 Rev. 7/02 Standard Manhole Frame and Cover 106.04 Add MH-2 Precast Manhole 106.07 Add IS-1 Standard Method of Shaping Manhole & Inlet Inverts 106.08 Add PB-1 New 1/04 Installation of Pipe Culverts and Storm Sewers General Notes 107.00 OK PB-1 1 of 4 Rev. 7/05 Installation of Pipe Culverts and Storm Sewers Circular Pipe Bedding and Backfill - Method "A" 107.01 OK CD-1 Rev. 7/03 Standard Combination Underdrain (at Lower End of Cuts) 108.04 OK CD-2 Rev. 7/03 Standard Combination Underdrain (at Grade Sags and Bridge Approaches) 108.05 OK UD-2 Rev. 2/06 Standard Underdrain for Use with Raised Grass median Strips 108.02 OK UD-4 1 of 2 Rev. 1/04 Standard Pavement Edgedrain 108.06 Add UD-4 2 of 2 Rev. 2/06 Standard Pavement Edgedrain 108.07 Add EC-1 Rev. 9/06 Culvert Outlet Protection 114.01 Update EC-2 Protective Covering Installation Criteria 114.02 OK EC-3 Rev. 7/05 Soil Stabilization Mat Dict Installation Type A or B 114.03 OK CG-2 Rev. 9/06 Standard 6" Curb 201.01 Update CG-6 Rev. 9/06 Combination 6" Curb & Gutter 201.03 Update MS-2 Rev. 9/06 Standard Raised Grass Median Strips 202.04 Add CG-11 Rev. 7/01 Method of Treatment -Connection for Street Intersections and Commercial Entrances 203.04 OK CG-12 1 of 4 Rev. 7/05 CG-12 Detectable Warning Surface General Notes 203.05 Add CG-12 2 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type A (Perpendicular) Application 203.05A OK CG-12 3 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type B (Parallel) Application 203.06 Not required CG-12 4 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type C (Parallel & Perpendicular) Application 203.07 OK GR-HDW 1 of 3 Standard Guardrail Hardware 501.01 Add GR-2,2A 1 of 2 Rev. 7/05 Standard Blocked -Out W Beam Guardrail (Strong Post System) 501.04 OK GR-2,2A 2 of 2 Rev. 9/06 Standard Blocked -Out W Beam Guardrail (Strong Post System) 501.05 Update GR-SP 2 of 2 Rev. 2/06 Guardrail Terminal Installation Site Preparation Requirements for GR-9 501.17 Add GR-9 Rev. 9/06 Alternate Breakaway Cable Terminal No Flare 501.18 Update GR-11 Rev. 7/05 501.21 OK GR-INS 6 of 8 Rev. 9/06 W Beam Guardrail Installation Criteria 501.38 Add UB-1 Utility Bedding and Protection 1401.01 Add Type III Barrier Fig. 6F-5 May 2005 Channelizing Devices, Type III Barricades p. 6F-34, p. 6F-36, 37 Add (VA Work Area Protection Manual) VDOT 0647-034-223, C501 Square Tube Steel Sign Posts 16(8) Add for mounting traffic signs. See attached copy. 11/16/2006 Snowden Bridge Boulevard - VDOT Conditional Approval Page 4 of 5 Please advise the developer of this approval. Please provide 6 sets of approved construction plans with signed seal for VDOT distribution. If you cannot accommodate any of the comments noted above, please call to discuss before submitting the signature copies. I offer the following general comments: • A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. • Any entrances constructed from the referenced street(s) shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with the approved plans and the Manual on Uniform Traffic Control Devices (MUTCD), latest edition. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type I 21-B Stone. This will greatly reduce the possibility of any pavement settlement. • A maintenance agreement, acceptable to VDOT and absolving VDOT of responsibility for maintenance of concrete pavers for textured pavement and pedestrian crosswalks, will need to be signed before acceptance into the State system. • A copy of any/all recorded plats of dedication for drainage easements or additional right-of-way required for implementation of this proposed project should be provided to VDOT prior to issuance of any land use permit. Dedication should be made to the Commonwealth of Virginia. • A copy of any/all RECORDED PLATS of dedication to public use (the County of Frederick) for drainage easements or additional right-of-way required for implementation of this proposed project should be provided for VDOT review prior to issuance of any land use permit. If you have any questions concerning any of the comments, please call me or Mr. Stephen Baluch at the VDOT office in Whitepost at 540-869-6342. <<Sign Posts. pdf>> <<Instructions for Downloading VDOT Road and Bridge Standards.doc>> <<Information Needed Prior to Acceptance of Subdivision Streets.doc>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 11/16/2006 Snowden Bridge Boulevard - VDOT Conditional Approval Page 5 of 5 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 11 /16/2006 APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date: 1 �t' G Application # - - MDP? Yes No If no, has MDP requirement been waived by the Planning Director? Yes No If MDP requirement has not been waived, fill in the following public hearing dates: Planning Commission: Board of Supervisors: Applicant/Agent: Greenway Engineering Address: 151 Windy Hill Lane Winchester. VA 22602 Phone: 540-662-4185 Owners Name: Brookfield Stephenson Village, LLC Address: 8500 Executive Park Ave., Suite 300 Fairfax, VA 22031 Phone: 703-270-1470 Please list names of all owners, principals and/or majority stockholders: Rick Dengler Contact Person: Kurt Pennington, Greenway Engineering Phone: 540-662-4185 NAME OF SUBDIVISION: Number of Lots: N/A Snowden Bridge Boulevard Total Acreage 33.4 Property Location: Snowden Bridge Boulevard Off of Old Charles Town Road, VA Route 761 (Give State Rt. #, name, distance and direction from intersection) Magisterial District Stonewall Property Identification Number (PIN) 44-A-293, 44-A-31A, 44-A-292 (Parent Tract) Property zoning and present use: RA, Agricultural, Residential, Vacant Adjoining property zoning and use: RA, Agricultural, Residential, Vacant - R4 Vacant Has a Master Development Plan been submitted for this project? X Yes No If yes, has the final MDP been approved by the Board of Supervisors? X Yes No What was the Master Development Plan title? Stephenson Village Yes No Does the plat contain any changes from the approved MDP? Yes X No If yes, specify what changes: Minimum Lot Size (smallest lot) N/A (Road Plan) Number and types of housing units in this development: N/A 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 of my site plan. Signature - Date: L6 0 GREENWAY ENGINEERING 151 Windy Hill Lane NOV 8 2006 Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Snowden Bridge - Snowden Bridge Boulevard File No: 2760B Date: Wed, Nov 8, 2006 To: Frederick County Planning 107 North Kent Street Winchester. VA 22601 Attn: Bernie Suchicital Copied DeIlNiery: F Fed Ex [] Other F U.S. Mail From: Kurt Pennington/jk GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 F Courier [7 Pick Up C] Urgent Cv] For Your Review C] As You Requested M Please Comment Message Please find attached the following per your request: I singned Application and Checklist Subdivision for Snowden Bridge Boulevard per your request The fee check has been previously submitted to your office. We appologize for any time delay in getting this application to you. If you have any questions, please feel free to contact our office. Thank you. Hand Delivery and Pick Ups Only: Received by: Date: Please Print Name: i s Founded in 1971 GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 TRANSMITTAL Project Name: Snowden Bridge Boulevard File No: 2760B Date: October 18, 2006 To: FC Planning Attn: Copied Bernie Suchicital From: Kurt Pennington/dlm GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail F Courier ❑ Pick Up ❑ Other ❑ Urgent RIFor Your Review 0 As You Requested-" ❑ Please Comment Message Bernie, Per your reques, attached is the following for for the above project: -Application fee check for $2,500.00 Thank you for your assistance. Call with any questions. Hand Delivery and Pick Ups Only: Received by: Date: 2006 Please Print Name: bo\k 900Z 8 L 100 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. IMTIALS DATE & TIME Candice ernie ` .2 f l 4G ,13f S v -- Mark Susan Eric Mike Kevin John Lauren COMMENTS: Received by Clerical Staff (Date & Time): U:\Pam\Common\Document Approval Form.wpd SUBDIVISION 122-06 SNOWDEW8E Stonewall 33.4 ACRES vm